HOA Risk Assessment · Myrtle Beach oceanfront

Kingston Plantation.

Program-leaning. The resort is built around its on-site program. Self-managing works, with friction and some things your guests will not get.

Read from 4 association documents dated 1994–2024: North Hampton Horizontal Property Regime — North Hampton. This page answers one question: what is it like to own here and rent it out yourself?

Fees & income for this resort → What to ask the HOA
52OUT OF 100
Program-leaning

Self-manage score. Five questions, scored 1–5 from the documents, averaged.

Full read
Can you rent it your way?Caution
Will your guests be treated like guests?Typical
How much work lands on you?Typical
Is the money healthy?Typical
Who's really in charge?Caution
01 What we read

The documents behind this page.

Nothing here is inferred from a listing or a phone call. Every score traces to a sentence in one of these.

North Hampton Property Owners Association, Inc. Rules and Regulations (July 1994), with 1990 pet regulation letter, 1990 pet rules and 1991 pet rule amendment appended1994· partialAmended and Restated Declaration of Covenants, Conditions and Restrictions for Kingston Plantation (effective February 20, 2016, recorded May 23, 2016, Deed Book 3917 Page 837)2016· partialKingston Plantation Master Association, Inc. Amended and Restated Rules and Regulations (Exhibit A: trailer/boat/motorcycle parking, towing, golf carts, extraordinary events)North Hampton POA Budget Summary Report, 2024 Draft Budget with 2023 Budget column (management report dated October 27, 2023)2024
✓Master deed / declarationOn file
BylawsNot on file
✓Rules & regulationsOn file
✓Current budget with dues scheduleOn file
Latest annual meeting minutesNot on file
Insurance summaryNot on file
Reserve studyNot on file

More than one association at this resort.

Each tower or phase here is its own regime with its own deed, budget and rules. This page covers North Hampton Horizontal Property Regime (North Hampton Property Owners Association, Inc.). Also documented: Kingston Plantation Master Association, Inc. (KPMA) → 64Brighton at Kingston Plantation Horizontal Property Regime (Brighton at Kingston Plantation Property Owners' Association, Inc.) → 76Canterbury Court Horizontal Property Regime (Canterbury Court Property Owners Association, Inc.) → 68Cumberland Terrace Horizontal Property Regime (Cumberland Terrace Property Owners Association, Inc.) → 60Margate Tower at Kingston Plantation Horizontal Property Regime (Margate Tower at Kingston Plantation Property Owners Association, Inc.) → 68Richmond Park Horizontal Property Regime (Richmond Park Property Owners Association, Inc., formerly Richmond Park Home Owners Association, Inc.) → 56South Hampton Horizontal Property Regime (South Hampton Home Owners' Association, Inc., renamed South Hampton Property Owners Association, Inc. by the 1988 Second Amendment) → 76St. James Park Horizontal Property Regime (St. James Park Property Owners' Association, Inc.) → 64West Hyde Park Horizontal Property Regime (West Hyde Park Property Owners' Association, Inc.) → 60Windermere by the Sea Horizontal Property Regime (Windermere by the Sea Property Owners Association, Inc.) → 56

02 The five questions

What the documents decide
before your first guest books.

Five dots is the best answer for an owner who wants to run the unit themselves. One dot is a red flag. Open “What the documents say” under each for the exact words.

01

Can you rent it your way?

Caution

Whether the deed and rules let you rent short-term on your own terms: no requirement to use the on-site program, no minimum stay that kills weekend bookings, and no rule against saying where the condo is.

Leasing is allowed with no stated minimum stay, owner-use cap or on-site program, and advertising limits are only a no-signs rule, which would read as a 3; it is held at 2 because the 1994 rules require every leasing owner to name an 'approved rental agent' under an unseen KPMA policy, so self-management on Airbnb/VRBO is unresolved, and the North Hampton master deed and by-laws that would settle deed-level rental terms are not in the set.

Short-term rentalsAllowed with limits
Off-site manager allowedYes
RegistrationPer the 1994 rules an owner who leases must give written notice to both KPMA and North Hampton through the Managing Agent naming an 'approved rental agent'; rental agents must comply with a KPMA 'Minimum Rental Agency Arrangements' policy (not in the set). KPMA covenants Section 9.10 also require the owner to promptly furnish the Association, in writing, the name and address of any lessee. Whether an owner may act as his own rental agent is unstated.
Advertising rulesNo 'For Rent' or 'For Sale' signs on the exterior of any unit or building, visible from the exterior, or in adjacent landscaped areas (1994 rules Sec. 23); KPMA covenants Sec. 8.8 bar signs in windows or on exteriors without Architectural Standards Committee permission. No rules on use of the resort name or photos were found.
Vote to change rental rulesRules may be amended by the North Hampton and KPMA Boards of Directors at any time (1994 rules Sec. 28; KPMA covenants Sec. 9.3(b)). Deed-level rental restrictions and their amendment threshold are unstated because the North Hampton master deed and by-laws are not in the set; the KPMA declaration itself needs two-thirds of the total votes of KPMA's Members (Sec. 9.1.2).
What the documents say (7)
“All Owners desiring to lease their unit must provide written notice to KPMA and North Hampton, through the Managing Agent, indicating the name and contact information of their approved rental agent.”North Hampton POA Rules and Regulations (July 1994), Rule 1 LEASING, page 5
“A policy defining "Minimum Rental Agency Arrangements" has been adopted and implemented by KPMA. All rental agents desiring to conduct business within Kingston Plantation must show compliance with these requirements prior to commencing any rental activity.”North Hampton POA Rules and Regulations (July 1994), Rule 1 LEASING, page 5
“All North Hampton units are limited to residential use purposes. Commercial use of any kind is prohibited.”North Hampton POA Rules and Regulations (July 1994), Rule 2 MAINTENANCE & USE, page 5
“No sign, advertising or notices of any kind or type, including, but not limited to, "For Rent", or "For Sale" signs shall be permitted or displayed on the exterior of any unit or building nor shall signs be posted or displayed in any such manner so they are visible from the exterior of any unit.”North Hampton POA Rules and Regulations (July 1994), Rule 23 SIGNS, page 17
“"Occupant" shall mean and refer to any person, including, without limitation, any Owner or guest, invitee, licensee, lessee, tenant, transient paying guest or family member of an Owner, lawfully occupying or otherwise using a Unit within the Development.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article I Sec. 1.1.17, page 5
“In the event an Owner sells, leases, mortgages, or otherwise disposes of any Unit, the Owner must promptly furnish to the Association, in writing, the name and address of such purchaser, lessee, Mortgagee, or transferee.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IX Sec. 9.10, page 29
“There shall be no time share ownership, lease, or sales of any portion of the Property, or any part thereof or interest therein, nor shall any person acquiring any interest in the Property, or any part thereof, seek to establish such time share ownership of any Property.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article III Sec. 3.14, page 10
02

Will your guests be treated like guests?

Typical

Whether a guest who booked through you gets the same resort as a guest who booked through the front desk: the same pools, parking, wristbands and check-in, or a second-class version of them.

Renters get the same pools and beach as owners but are shut out of the Owners Lounge, pets and the lower garage, must obtain gate placards, and the owner must supply keys with no front-desk check-in described; the evidence is a 30-year-old rules booklet and may be out of date.

Amenities for your guestsMost, not all
Off limits to your guestsHomeowners Lounge (renters not allowed; guests only when accompanied by the owner), Lower level of the North Hampton parking garage (cars with current North Hampton owner decals only), Pets (renters and guests may not bring any animal onto North Hampton property), Private reservation of the Beach Club and St. James pool areas (homeowners only, $150 deposit)
Wristbands & parking passesKPMA entrance pass system: everyone entering must register with Security at the Main Gate; owners receive an annual window decal, everyone else must obtain and display an auto dash placard from Security or risk removal of the vehicle. No cost for placards is stated. Lower garage level is owner-decal only. Motorcycles, motorbikes and scooters are prohibited; boats, personal watercraft, slingshots and mopeds may not be parked; trailers may be parked in a designated KPMA area for $25 per day per space up to 7 days; motorhomes/campers 24 hours max at $25. Violations of KPMA rules carry KPMA fines and/or decal revocation. (1994 rules Sec. 10; KPMA Exhibit A rules) During a declared 'Extraordinary Event' (large rallies, special events, civil emergencies) the KPMA Managing Agent may bar rally trailers, restrict parking, use or entry of certain vehicles, add armed security and close or divert roads; trailers for bike rallies are not allowed on the property at all and KPMA may offer paid off-site trailer parking (KPMA Exhibit A, Trailer Parking and Extraordinary Events).
Check-inunstated (no front desk is described; the 1994 rules mention a Building Supervisor in the main lobby and an Association office, and state keys for rental programs must be provided by the owner)
TrashHousehold waste bagged and placed in the trash chute; oversized items carried to the dumpster in the garage; outdoor receptacles are not for kitchen garbage (1994 rules Sec. 21).
ElevatorsSandy beach equipment and bicycles must go via the service elevator on the basement level; luggage and grocery carts are provided in the lobby; pets must use basement entry and elevators 3 and 4 and be carried in lobby/hallways (1994 rules Secs. 5, 17; pet rules E and 1991 amendment).
What the documents say (8)
“These properties and facilities are available only for use by North Hampton Owners or guests of Owners.”North Hampton POA Rules and Regulations (July 1994), Definitions 2, page 3
“Guests of homeowners are allowed when accompanied by the homeowner. Renters are not allowed to use the Lounge.”North Hampton POA Rules and Regulations (July 1994), Rule 4 OWNERS LOUNGE, page 6
“There are currently five (5) swimming pools available to North Hampton owners and their guests. These pools are the North Hampton pool, the pool located between St. James Park and Gloucester Terrace, the oceanfront Beach Club pool, the Radisson pool and "Splash" at the Radisson.”North Hampton POA Rules and Regulations (July 1994), Rule 15 SWIMMING POOLS, page 12
“An entrance pass system has been adopted and implemented by KPMA. Everyone desiring access to Kingston Plantation must register with Security at the Main Gate. All Owners will be provided with an annual window decal for access. Everyone else must obtain an auto dash placard from Security and display the same while on Kingston Plantation property. Failure to do so will constitute an unauthorized vehicle and could result in removal of the vehicle from the property. Parking in the lower level of the parking garage is only for cars with current North Hampton annual window decals.”North Hampton POA Rules and Regulations (July 1994), Rule 10 MOTOR VEHICLES & PARKING, page 10
“Renters or guests are not allowed to maintain a pet of any kind within North Hampton property.”North Hampton POA Rules and Regulations (July 1994), Rule 20 PETS, page 15
“Boats, personal watercraft, motorcycles, slingshots and mopeds may NOT be parked in Kingston Plantation at any time.”KPMA Amended and Restated Rules and Regulations (Exhibit A), Item 2 Boats, Watercraft and Motorcycles, page 1
“Trailers associated with local bike rallies or other designated events are not permitted to be parked on Kingston Plantation. KPMA may provide trailer parking at an offsite location during bike rallies or other such events, for guests or renters while staying at Kingston Plantation.”KPMA Amended and Restated Rules and Regulations (Exhibit A), Item 1 Temporary Trailer Parking, page 1
“Modify the application or enforcement of these Rules and Regulations; create exceptions to the Rules and Regulations to restrict parking, use, or towing of certain vehicles within Kingston Plantation;”KPMA Amended and Restated Rules and Regulations (Exhibit A), Rules and Regulations for Extraordinary Events, item (e), page 5
03

How much work lands on you?

Typical

What the rules make the owner personally responsible for: a local contact who answers in minutes, keys and passes, trash, fines for guest behaviour, vendor hours and elevators.

No response-time, trash-hauling or local-contact rule appears, but the owner must register a rental agent, supply all Medeco keys, sign contractor agreements, and carries every tenant fine and damage charge under a case-by-case fine system; current rules are missing so the real burden could be heavier.

Local contactunstated (no local-contact or response-time rule found; the 1994 rules only require naming an approved rental agent)
Locks & keysExterior doors use a registered, non-duplicable Medeco key system; each owner gets two keys free, extra keys $7.50 each on written request; the Association office will not issue keys to anyone but the owner of record, so keys for rental programs, designers or contractors must be provided by the owner (1994 rules Sec. 6).
FinesOwner is liable for tenant damage to common property and for all fines levied on tenants; repeated violations draw a fine against the unit owner set case-by-case by the Board, assessable repeatedly, collected like regular assessments, with a hearing right (1994 rules Secs. 1, 27). Pet rule: $100 per violation, registration revoked after three in 12 months, owner pays legal fees for injunctions and flea extermination (pet rules F, G, H). KPMA rule violations carry KPMA fines and/or decal revocation; wheel-lock release $25 (1994 rules Sec. 10; KPMA Exhibit A). KPMA covenants Sec. 9.3: violating party pays enforcement costs and attorneys' fees.
Contractors & vendorsOwner and contractor must sign the Contractor Rules performance agreement and lodge it with the Association office before work; contractors arrange with Management first, work only 8:00 A.M. to 5:00 P.M. Monday-Saturday, no Sundays or holidays, park in the designated area, may not use Association carts, tools, dumpsters or utilities without consent; owner liable for damages or cleaning fees caused by contractors (1994 rules Sec. 9). Exterior changes need North Hampton Board (and usually KPMA Board) written approval; interior changes affecting common utilities, exterior or support walls need Board approval (Secs. 7, 8). At the master level no construction of improvements may be done on Saturdays, Sundays or holidays except by the Declarant, in emergencies or with KPMA/Architectural Standards Committee permission (KPMA covenants Sec. 8.4.2), which is tighter than the 1994 Monday-Saturday building rule.
AlsoBalcony furniture and plants should be stored inside during extended absences, especially hurricane season (Sec. 2). Window treatments must show white to the exterior (Sec. 22). Owner must keep tenants compliant; flagrant tenant violations are grounds for expulsion (Sec. 1).
What the documents say (6)
“The responsibility for damage by tenants to common properties and facilities of either the Association or Regime rests with the unit Owner, as do any and all fines levied upon tenants for non- compliance. It is the unit Owner's responsibility to see that his tenants obey the rules and regulations.”North Hampton POA Rules and Regulations (July 1994), Rule 1 LEASING, page 5
“The Association office will not issue keys to any individual other than the owner of record. Any keys required for rental programs, interior designers, contractors, etc. must be provided by the owner.”North Hampton POA Rules and Regulations (July 1994), Rule 6 COMMON ENTRY KEYS, page 7
“Repeated violations of the rules and regulations may result in a fine, levied by the appropriate Board of Directors agains: the Owner of the unit in which the violator resides, in addition to all other legal remedies. The amount of the fine wili be established by the Board of Directors, on a case-by-case basis, depending upon the severity of the violation.”North Hampton POA Rules and Regulations (July 1994), Rule 27 REMEDY FOR VIOLATIONS, page 18
“A copy of these rules, which also serve as a performance agreement, must be signed by both the owner and contractor prior to the commencement of work and provided to the Association Office.”North Hampton POA Rules and Regulations (July 1994), Rule 9 CONTRACTOR RULES & REGULATIONS, page 7-8
“Should Declarant or the Association employ legal counsel to enforce any of the foregoing, all costs incurred in such enforcement, including court costs and reasonable attorneys' fees, shall be paid by the violating party.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IX Sec. 9.3(a), page 27
“No construction of improvements within the Common Areas or Parcels shall be undertaken or conducted on any Saturdays, Sundays or holidays except for: (i) construction activities of Declarant; ( ii) emergency situations involving the potential loss, injury or damage to persons or property; and (iii) as otherwise permitted by the Board of Directors or the Architectural Standards Committee.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article VIII Sec. 8.4.2, page 24
04

Is the money healthy?

Typical

Whether the association can pay for the building without surprise bills: reserves, special assessments, insurance deductibles, how fast dues are rising, and how much of the fee passes through to a master association.

Reserves are funded at 18.4% of the 2024 budget with no special assessment noted and a transparent 10% master pass-through, offset by a 37% insurance jump to 39.6% of budget, an 8.5% all-in (9.4% regular) assessment rise, a reserve cut from 25.7% to 18.4%, KPMA's power to special-assess deductibles by board vote alone, and the only budget being a dated 2024 draft with no reserve balance, study or per-unit schedule.

2024 budget$2,119,232
Dues change+8.5% on the year
Reserves18% of budget
Special assessmentsNone in the documents
InsuranceInsurance Expense rose from 612,423 (2023 budget) to 839,713 (2024 budget), +37.1%, and is the largest single line at 39.6% of the budget. No policy detail, carrier, deductible or flood coverage is in the set. Budget line 5961 Water Damage Repairs 7,000 is separate. At the master level KPMA insures the Common Areas at full replacement cost with a five-year appraisal cycle (Secs. 4.8.1, 4.8.3), and KPMA may levy a special assessment for an insurance deductible, taxes or unexpected capital repair on a majority vote of its Board alone, with no owner or member vote (Sec. 5.7); KPMA special assessments are charged equally to all Units (Sec. 5.8).
Passes through to a master association10% of the budget
DelinquencyNorth Hampton collection terms unstated (no deed/by-laws). Budget carries 2,500 Bad Debt Expense. KPMA covenants: assessments billed quarterly through the sub-association, $25.00 per month late charge, continuing lien enforceable by judicial foreclosure, KPMA lien superior to the sub-association's lien and purchaser jointly and severally liable with seller for unpaid assessments (Secs. 5.1.3, 5.2, 5.9, 5.10, 5.11). KPMA must adopt its budget by November 1, notify assessments by December 1 and distribute an audited financial statement to Members at least ten days before its annual meeting (Secs. 5.1.2, 5.1.3).
What the documents say (10)
“4000 - Regular Assessments 1,682,860.00 1,840,742.00”North Hampton POA Budget Summary Report, 2024 Draft Budget, Income, page 1 (columns: 2023 Budget, 2024 Budget)
“4005 - MPOA Assessment 208,570.00 214,577.00”North Hampton POA Budget Summary Report, 2024 Draft Budget, Income, page 1
“1,953,551.00 2,119,232.00 Total Income”North Hampton POA Budget Summary Report, 2024 Draft Budget, Income, page 1
“6150 - Insurance Expense 612,423.00 839,713.00”North Hampton POA Budget Summary Report, 2024 Draft Budget, Administrative, page 1
“7000 - Reserves For Capt. Improvement 501,055.00 388,922.00”North Hampton POA Budget Summary Report, 2024 Draft Budget, Other Expenses, page 2
“6000 - Master Association Fees 208,570.00 214,577.00”North Hampton POA Budget Summary Report, 2024 Draft Budget, Shared Amenities, page 1
“All unpaid installments of any Annual Assessments shall incur a late charge of $25.00 per month or any portion of any month (or at such lesser rate as is equal to the maximum interest rate allowed by applicable law) from the date each such installment is due until paid.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V Sec. 5.1.3, page 14
“Both annual and special assessments shall be charged in equal amounts to all Units.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V Sec. 5.8, page 16
“the Association may levy in any year, a special assessment for the purpose of defraying in whole or in part, the cost, which shall be the amount of the deductible under any insurance policy in the event of an insured loss, of any taxes or construction or reconstruction unexpected repair or replacement of a described capital improvement upon the Common Areas, including the necessary fixtures and personal property related thereto, provided that any such assessment other than that attributable to taxes, shall have the assent of a majority of the votes of the Board of Directors which are entitled to be cast.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V Sec. 5.7, page 16
“At least ten (10) days prior to the annual meeting of the Association, the Board of Directors shall cause an audited financial statement of the Association to be prepared and distributed to the Members.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V Sec. 5.1.2, page 14
05

Who's really in charge?

Caution

Who holds the power the documents hand out: an owner-elected board, or a developer or commercial-unit owner with deed-level rights over rentals, guest services and the building's name.

North Hampton's board is described as elected but its size, terms and voting are unstated without by-laws, and at the master level owners have no vote, the hotel Declarant retains board-appointment, exemption and amendment rights, and public access to common and commercial areas cannot be restricted.

StructureTwo tiers: a master association above this one
Master associationKingston Plantation Master Association
BoardNorth Hampton: the 1994 rules describe the Board as 'the elected body of the respective Association'; size, election method and terms are unstated (no by-laws in the set). KPMA: board 'comprised of equal representation from each condominium' (1994 rules Definitions 1); after the Declarant loses its Controlling Interest the KPMA board is elected by the Members, which are the subordinate associations, not individual owners (2016 covenants Secs. 4.1, 4.2).
Developer rightsAt the master level the Declarant (FelCor Myrtle Kingston Hotel, L.L.C. in 2016; Kingston Resort Owner LLC in the undated KPMA rules) keeps broad rights: appoint all KPMA directors while it owns a Controlling Interest (10% or more of the Property area), exemption from the Article VIII architectural/use restrictions and from the KPMA rules, easements and sales/construction rights, unilateral amendment for compliance/title/lender purposes, and a veto on termination while it holds a Controlling Interest. Whether the Declarant currently holds a Controlling Interest is unstated. North Hampton developer rights are unstated (no master deed). The undated KPMA rules still carry the Declarant's exemption notice, so Declarant rights appear to remain active. While it holds a Controlling Interest a Declarant representative sits on every architectural appeal panel (Sec. 8.3.5), and Declarant construction is exempt from the weekend/holiday construction ban (Sec. 8.4.2).
Commercial-unit rightsUnstated for North Hampton (no master deed; the 1994 rules prohibit commercial use of units). At the master level the development is a mixed-use residential, resort and commercial community with a hotel, and no association may adopt rules that limit public access to the Common Areas, commercial Parcels or parking (2016 covenants Secs. 1.1.12, 2.3). The KPMA Board may lease or grant licenses or concessions over portions of the Property (Sec. 4.4); before transferring any facility as Common Area the Declarant may open it to the public, set its own rules and charge usage or membership fees for facilities it operates as a club (Sec. 2.3); and Declarant or KPMA may run guarded gates and charge tolls to commercial traffic or the public, though never to Owners or Occupants (Sec. 3.3).
VotesOwners are not Members of KPMA; each subordinate association votes at KPMA (2016 covenants Sec. 4.1). North Hampton owner voting rights are unstated.
Changing the deedNorth Hampton master deed/by-laws amendment threshold unstated. KPMA declaration: two-thirds of the total votes of the Members (sub-associations), with consent of any Owner or Mortgagee materially and adversely affected (Sec. 9.1.2). KPMA rules amendable by its board without amending the declaration (Sec. 9.3(b)). North Hampton may not adopt rules superseding KPMA without KPMA Board approval (1994 rules Sec. 28).
Disputes or lawsuitsNone disclosed in the set. The 2024 budget carries 2,500 for general legal services.
What the documents say (8)
“No Owner shall be a Member of the Association. The Members of the Association shall be (i) each Subordinate Association and (ii) the Declarant for so long as the Declarant owns a Controlling Interest.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV Sec. 4.1, page 10
“For so long as Declarant owns a Controlling Interest, the Declarant has the right to appoint all of the Board Directors as provided by the Bylaws of the Association.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV Sec. 4.2.2, page 11
“Neither Declarant, the Association nor any Subordinate Association shall adopt any regulation or modify or amend the Declaration or the Bylaws or any Subordinate Declaration or the Bylaws of any Subordinate Association which prohibits limits or obstructs public access to the Common Areas or the commercial Parcels within the Development or any parking within the Development.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article II Sec. 2.3, page 7
“The Declarant Kingston Resort Owner LLC declares itself exempt from the Rules and Regulations, as amended, under the Amended and Restated Declaration of Covenan ts, Conditions, and Restrictions for Kingston Plantation recorded in the Horry County Register of Deeds Office Deed Book 3917, Page 837 on May 23, 2016, Section 2.3, which is acknowledged and accepted by the Kingston Plantation Master Association, Inc. Board of Directors.”KPMA Amended and Restated Rules and Regulations (Exhibit A), Header, every page
“It should be noted that the North Hampton Association does not possess the right nor the authority to make, amend, revoke or add to the existing rules and regulations in any manner that will supersede the regulations or authority of Kingston Plantation Master Association, without first obtaining the approval of the KPMA Board of Directors.”North Hampton POA Rules and Regulations (July 1994), Rule 28 RULE AND REGULATION AMENDMENTS, page 18
“Such amendment must be approved by Members of the Association holding at least two-thirds (2/3) of the total votes of the Association; provided, however that any amendment which materially and adversely affects the ownership of a Unit or the security interest of any Mortgagee must be approved by such Owner or Mortgagee.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IX Sec. 9.1.2, page 27
“Prior to such transfer, Declarant (1) may permit the use of any such areas or improvements by the public; (2) may adopt whatever rules and regulations it deems advisable, in its sole discretion, for use of these areas or improvements; and (3) may impose reasonable usage or membership fees for the use of any such improvements constructed and operated by Declarant as a club.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article II Sec. 2.3, page 7
“Further, the Board of Directors shall have the authority to lease or grant licenses or concessions with respect to portions of the Property; provided that such grants or leases shall not be inconsistent with the rights of the Owners or the Declarant or the other provisions of this Declaration.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article IV Sec. 4.4, page 11
03 Pros and cons

For the owner who runs it themselves.

The same building reads very differently to an owner on the rental program and an owner on Airbnb. This list is for the second one.

Working for you

  • Leasing is expressly contemplated and no minimum stay, owner-use limit or on-site-program requirement appears anywhere in the set; the master covenants define Occupant to include a 'transient paying guest' (North Hampton Rules 1994, Rule 1; KPMA Covenants 2016, Sec. 1.1.17).
  • Any rental agent that meets KPMA's minimum rental agency policy may operate, so an off-site manager is allowed (North Hampton Rules 1994, Rule 1).
  • No pool rule excludes renters: the North Hampton pool is for residents and guests of North Hampton, and the 1994 rules list four more resort pools (St. James, Beach Club and two at the hotel) open to all residents of Kingston Plantation regardless of unit; whether the hotel pools are still available is unstated (North Hampton Rules 1994, Rule 15).
  • Reserve contribution of 388,922 is 18.4% of the 2024 budget, above the 15% benchmark, and no special assessment is mentioned (2024 Budget Summary Report, Other Expenses, page 2).
  • Master association pass-through is a transparent single line of 214,577 (10.1% of budget) and KPMA assessments are charged in equal amounts to all Units (2024 Budget Summary Report, page 1; KPMA Covenants 2016, Sec. 5.8).
  • Dues cover cable TV, water/sewer, trash, pest and termite, elevators, security and building insurance at the association level (2024 Budget Summary Report, pages 1-2).
  • No fixed response-time rule, trash-hauling duty or local-contact requirement is imposed on owners in the documents provided (North Hampton Rules 1994, whole document).
  • KPMA must distribute an audited financial statement to its members before each annual meeting and adopt its budget by November 1, so master-level finances are auditable even though none are in this set (KPMA Covenants 2016, Secs. 5.1.2 and 5.1.3).

Watch-outs

  • Evidence is thin: the only North Hampton governing document is a 1994 rules booklet; the master deed, by-laws and any current rules are missing, so deed-level rental, pet, occupancy and amendment terms are unknown (North Hampton Rules 1994, cover and Introduction).
  • An owner who leases must give written notice naming an 'approved rental agent' that complies with KPMA's 'Minimum Rental Agency Arrangements' policy, which is not in the set; whether an owner may self-manage on Airbnb/VRBO without an agent is unstated (North Hampton Rules 1994, Rule 1).
  • Insurance jumped 37% to 839,713 and is 39.6% of the 2024 budget; regular assessments rose 9.4% and the total budget 8.5% in one year (2024 Budget Summary Report, pages 1-2).
  • Reserve funding was cut from 501,055 (25.7% of budget) in 2023 to 388,922 (18.4%) in 2024 to absorb the insurance increase, and no reserve balance or reserve study is in the set (2024 Budget Summary Report, Other Expenses, page 2).
  • The 2024 budget is already dated and is marked DRAFT; a current adopted budget and financials are needed (2024 Budget Summary Report, header).
  • Renters are barred from the Homeowners Lounge and from bringing pets, and may only park on the upper garage level (owner-decal cars only below) (North Hampton Rules 1994, Rules 4, 10, 20).
  • Every guest vehicle must register at the main gate and display a Security-issued dash placard; motorcycles, scooters, boats and jet skis are banned and trailers cost $25 per day, with KPMA fines and decal revocation for violations (North Hampton Rules 1994, Rule 10; KPMA Rules Exhibit A, items 1-3).
  • The owner pays all fines levied on tenants and for any tenant damage, fines are set case-by-case by the Board with no published schedule, and the violating party pays the association's attorneys' fees (North Hampton Rules 1994, Rules 1 and 27; KPMA Covenants 2016, Sec. 9.3).
  • The Association will not issue building keys to anyone but the owner of record, so the owner must supply and track all keys for guests, cleaners and contractors (North Hampton Rules 1994, Rule 6).
  • Grilling of any kind is banned resort-wide and no For Rent signs are allowed, which limits listing claims (North Hampton Rules 1994, Rules 13 and 23).
  • Owners have no vote at the master association; KPMA members are the sub-associations and the hotel Declarant, which may appoint the whole KPMA board while it holds a Controlling Interest, is exempt from the KPMA rules and architectural restrictions, and no association may restrict public access to common areas or commercial parcels (KPMA Covenants 2016, Secs. 2.3, 4.1, 4.2.2, 8.2; KPMA Rules Exhibit A header).
  • KPMA's assessment lien is superior to North Hampton's and a purchaser is jointly and severally liable with the seller for unpaid assessments (KPMA Covenants 2016, Secs. 5.9 and 5.11).
  • KPMA may special-assess all units for an insurance deductible, taxes or an unexpected common-area repair on a majority vote of its own board, with no owner or sub-association vote (KPMA Covenants 2016, Sec. 5.7).
  • During bike rallies and other declared 'Extraordinary Events' KPMA can bar rally trailers, restrict which vehicles may park or enter, and close roads, which can disrupt guest arrivals in peak rally weeks (KPMA Rules Exhibit A, Trailer Parking and Extraordinary Events, pages 1 and 4-5).
04 The money

What you pay, and where it goes.

An HOA fee is a share of a budget. The budget tells you whether the fee is buying upkeep or catching up on it.

Regular assessments, 2024

Unit typePer monthPer year
Average per unit, all assessments (2024 total income 2,119,232 / 125 units; 2023: 1,953,551, so all-in +8.48%, regular assessments alone +9.38%; actual dues vary by percentage interest, which is unstated)$1,413$16,954
Average per unit, Regular Assessments only (1,840,742 / 125)$1,227$14,726
Average per unit, MPOA (master association) Assessment (214,577 / 125)$143$1,717
Average per unit, Cable TV Service Assessment (63,913 / 125)$43$511

What the dues cover

Cable TV services (separately assessed, 63,913)Common-area electricity (50,000; whether in-unit electric is included is unstated)Water & sewer (71,964; whether in-unit water is included is unstated)Building insurance (839,713; scope unstated)Pest control and termite contracts (8,688 + 2,133)Trash removal (19,405)Elevator, fire system, HVAC/chiller contractsSecurity service contract (29,203)Pool maintenance (11,725)Master association fees / KPMA amenities (214,577)Reserves for capital improvement (388,922)

Where the budget goes

6150 - Insurance Expense$839,713 · 40%
7000 - Reserves For Capt. Improvement$388,922 · 18%
5600 - Facility Maintenance Contract$227,079 · 11%
6000 - Master Association Fees$214,577 · 10%
6565 - Water & Sewer$71,964 · 3%
6505 - Cable TV Services$63,913 · 3%
6555 - Electricity$50,000 · 2%
The figures, in the documents' words (10)
“4000 - Regular Assessments 1,682,860.00 1,840,742.00”North Hampton POA Budget Summary Report, 2024 Draft Budget, Income, page 1 (columns: 2023 Budget, 2024 Budget)
“4005 - MPOA Assessment 208,570.00 214,577.00”North Hampton POA Budget Summary Report, 2024 Draft Budget, Income, page 1
“1,953,551.00 2,119,232.00 Total Income”North Hampton POA Budget Summary Report, 2024 Draft Budget, Income, page 1
“6150 - Insurance Expense 612,423.00 839,713.00”North Hampton POA Budget Summary Report, 2024 Draft Budget, Administrative, page 1
“7000 - Reserves For Capt. Improvement 501,055.00 388,922.00”North Hampton POA Budget Summary Report, 2024 Draft Budget, Other Expenses, page 2
“6000 - Master Association Fees 208,570.00 214,577.00”North Hampton POA Budget Summary Report, 2024 Draft Budget, Shared Amenities, page 1
“All unpaid installments of any Annual Assessments shall incur a late charge of $25.00 per month or any portion of any month (or at such lesser rate as is equal to the maximum interest rate allowed by applicable law) from the date each such installment is due until paid.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V Sec. 5.1.3, page 14
“Both annual and special assessments shall be charged in equal amounts to all Units.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V Sec. 5.8, page 16
“the Association may levy in any year, a special assessment for the purpose of defraying in whole or in part, the cost, which shall be the amount of the deductible under any insurance policy in the event of an insured loss, of any taxes or construction or reconstruction unexpected repair or replacement of a described capital improvement upon the Common Areas, including the necessary fixtures and personal property related thereto, provided that any such assessment other than that attributable to taxes, shall have the assent of a majority of the votes of the Board of Directors which are entitled to be cast.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V Sec. 5.7, page 16
“At least ten (10) days prior to the annual meeting of the Association, the Board of Directors shall cause an audited financial statement of the Association to be prepared and distributed to the Members.”Amended and Restated Declaration of Covenants for Kingston Plantation (2016), Article V Sec. 5.1.2, page 14
05 Rules your guests will feel

What to put in the house manual.

Fines for these land on the owner, not the guest.

PetsOwners may keep one registered household pet (photo registration, inoculation proof, indemnity and acknowledgement forms, Board may deny or revoke for size, aggressiveness, health, noise); renters and guests may not bring any animal onto North Hampton property; no pets anywhere on KPMA common property or in the North Hampton main lobby; $100 fine per violation, revocation after three in 12 months (1994 rules Sec. 20 and appended pet rules; KPMA covenants Sec. 8.11).
Smokingunstated (cigarettes may not be thrown from balconies, Sec. 12)
ParkingNo assigned parking; paved spaces only; lower garage level owner-decal only; gate registration with decal or dash placard; wheel locks/$25 fine or towing for unauthorized parking; entrances for loading only; trailers/motorhomes 24 hours to 7 days in designated KPMA areas at $25 per day (1994 rules Sec. 10; KPMA Exhibit A).
Golf carts, motorcycles, trailersMotorcycles, motorbikes, scooters, mopeds, slingshots, boats and personal watercraft prohibited/may not be parked; golf carts must be street-registered and carry a KPMA decal (one owner decal per unit per year, owner in good standing, insurance on file), drivers 16+ and licensed, owner-decal carts may not be rented, only approved vendors may rent carts (1994 rules Secs. 10-11; KPMA Exhibit A).
GrillsBar-b-que grilling of any kind, electric, gas or charcoal, is prohibited within Kingston Plantation; no grills or open flames on balconies (1994 rules Secs. 12-13).
Ageunstated (no age restriction; children under 12 must be accompanied at pools, under 16 in the lounge, under 4 outside the unit)
AlsoResidential use only, no commercial use; no fireworks (violators asked to vacate); quiet hours 11:00 P.M. to 8:00 A.M.; no towels or items on balcony railings, no balcony speakers, no bird feeding; window treatments white to exterior; no exterior antennas; no signs; beach gear via service elevator and stored in the basement storage area; exterior and structural interior alterations need Board approval (1994 rules Secs. 2, 7-8, 12-14, 17, 19, 22-24).
06 Before you write an offer

What to ask the association for.

The documents we had leave these open. Ask for them in the due-diligence period and the score firms up.

Documents read October 2026. Full read: Deed, rules and the money were all on file.

Read this before relying on anything aboveEvery statement on these pages is read from the association's own recorded documents, named on the page, as they stood on the date shown. Boards amend rules, budgets change every year, and a recorded amendment can change a score overnight. Confirm anything you would rely on with the association or your closing attorney before you write an offer. This is not legal, tax or investment advice.
The next step

Have the documents read
for the building you are weighing.

This page says what the association's documents allow, require and cost. It cannot tell you which unit is listed this week, or what the seller's estoppel will say. Tell us the resort and we will read its documents against this framework, or pull them if you are under contract.

We use the numbers on this page to answer you specifically. No list, no drip sequence — a person reads it.