Myrtle Beach Resort HOA Risk Assessment: Workable with rules

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.

Can you rent it your way?

Favorable

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.

The deed guarantees rentals for any period in the owner's sole discretion with no on-site program, registration, disclaimer or minimum stay, but Renaissance's own rules and the MPOA gate/registration rules are not in the set and the resort pattern (A Building) adds rental-agent registration and a 23+ age minimum.

Short-term rentalsAllowed

Must use on-site programNo

Owner may rent it personallyYes

Off-site manager allowedYes

Owner-use limitsNone stated. Owner may rent 'for such period or periods as he shall determine in his sole discretion' (Master Deed Art XI). Only limit: no sale/lease/marketing under a timeshare or interval-ownership plan without the Declarant's written consent (Art XI p.15).

Registrationunstated for Renaissance Tower (no Renaissance rules in the set). Context: the A Building regime requires owners to give management the name and contact information of their rental agent and makes owners responsible for the rental company's compliance (MBR HPR Rules Art V(c)); whether Renaissance has a similar rule is unstated.

Advertising rulesNo signs, advertisements or notices of any type on the common elements, apartments or buildings except as consented to by the Board (Master Deed Art XII.3(d)); no occupant may post advertisements or posters on regime property except as authorized by the Board (By-Laws Art XII Sec.10). Nothing in the Renaissance documents restricts online listings, photos or use of the resort name. Context: A Building allows one 3x4 professionally designed 'For Rent' sign in the interior hallway window (MBR HPR Rules Art II Sec.17).

Vote to change rental rulesThe rental right sits in the Master Deed, which is amended by the affirmative vote of 67% of all Voting Members (Master Deed Art VI); the deed also says no present or future action of the Council or Board may prevent an owner from renting (Art XI). By-laws amend at 67% of the total vote (By-Laws Art XX). Rules and regulations can be adopted or changed by the Board alone (By-Laws Art XIV) but 'no rule or regulation may be passed unduly restricting the quiet and peaceful use of an Apartment for its intended purpose' (Master Deed Art XI).

What the documents say (8)

“nothing herein contained nor any present or further action by the Council of Co-Owners or its Board of Directors shall prevent any Co-Owner from leasing or renting his Apartment for such period or periods as he shall determine in his sole discretion to third parties; provided, however, such Apartment shall, if so rented or leased, be used for residential purposes only by such lessee or renter and in compliance with this Master Deed and its Exhibits, the Act and Rules and Regulations properly promulgated.”Master Deed of The Renaissance Tower HPR, Article XI Use and Occupancy, p.14

“Such renter or lessee may be removed from the Property and/or refused further entrance by the Board of Directors of the Association or its designee for non-compliance, and the Co-Owner of that Apartment shall be liable for all damages caused by his lessee or renter and all costs of removal which shall be a lien upon his Apartment the same as the lien for unpaid Common Expenses.”Master Deed of The Renaissance Tower HPR, Article XI, p.14

“no Apartment may be sold, leased or othetwise marketed under any plan of multiple use, interval ownership or time sharing arrangement without express written consent of Declarant.”Master Deed of The Renaissance Tower HPR, Article XI, p.15

“Each Apartment, other than any Apartment owned by Declarant or designated as a Commercial Unit shall be utilized for residential purposes only, provided, however, such shall not prevent rent or lease of his Apartment by a Co-Owner to a lessee or renter to use for residential purposes.”By-Laws of The Renaissance Tower HPR, Article XII Section 6, p.6

“No occupant of an Apartment shall post any advertisements or posters of any kind in or on the Regime property except as authorized by the Board or as is permitted in the Master Deed”By-Laws of The Renaissance Tower HPR, Article XII Section 10, p.6

“This Master Deed may be amended at the regular or any special meeting of the Association of the Regime, called and convened in accordance with the By-Laws, upon the affirmative vote of sixty-seven (67%) percent of all the Voting Members of the Association”Master Deed of The Renaissance Tower HPR, Article VI Amendment of the Master Deed, p.8

“OWNERS must provide MANAGEMENT the name and contact information for their rental agent. OWNERS shall be responsible for rental companies' compliance with the ASSOCIATION RULES AND REGULATIONS and for timely notification of damage to a Unit (i.e., a water leak, etc.)”Myrtle Beach Resort HPR (A Building) Rules and Regulations [context, does not govern Renaissance], Article V Leasing (c), p.9

“Each UNIT leased for a term of fewer than Ninety (90) days must be occupied by at least one person who has attained the age of twenty-three (23) years as of the beginning of the lease term, subject to (3) below.”Myrtle Beach Resort HPR (A Building) Rules and Regulations [context, does not govern Renaissance], Article V Leasing (d)(2), p.9

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 in residence get every common-element amenity under the deed, but check-in support is unstated, day guests need Board permission and may be charged, and master-association gate passes and resort amenities are governed by documents not provided.

Amenities for your guestsSame as program guests

Wristbands & parking passesunstated for Renaissance Tower. Deed: parking spaces are not reserved or numbered, and a resort-wide parking easement is shared among all Myrtle Beach Resort owners, occupants and visitors (Master Deed Art III.5). The resort has a security gate controlled by the master association (MPOA); MPOA pass/decal rules and any fees are not in this set. Context: A Building rules say rental guests pay an entry fee at the MPOA gate for motorcycle trailers during Bike Weeks (MBR HPR Rules Art II Sec.24), and the A Building regime prohibits any amenity fee within its own property (Art VIII Sec.2).

Check-inunstated. Commercial Unit B is the 'Registration Desk and adjoining offices' (Master Deed Art III.7(a)), but who operates it and whether it serves off-program guests is unstated.

TrashTrash must go in the disposal installations provided; prohibited to throw or place garbage outside them (By-Laws Art XII Sec.11, p.7). Budget carries 'Trash Removal' $64,000 as a common expense. No owner-hauling rule stated.

Elevatorsunstated (elevators are common elements; budget carries elevator maintenance and repair lines). No service-elevator or vendor-elevator rule stated.

Housekeeping & linenunstated. The deed makes the maid/storage rooms on residential floors limited common elements of Commercial Unit B (front desk), which implies a historic on-site housekeeping operation, but current arrangements are unstated.

What the documents say (6)

“Any Occupant may use the Common Elements reserved for the use of the Apartment he occupies during the time such Occupant is actually in residence in the Apartment.”Master Deed of The Renaissance Tower HPR, Article III Section 3, p.5

“Guests and invitees of an Occupant of an Apartment and the Co-Owner of an Apartment (while another occupies his Apartment) may only use the Common Elements, including facilities under the Long Term Lease, with the express permission of the Board of Directors and subject to such terms and conditions as the Board of Directors may specify in its sole discretion, including the payment of a fee for the use thereof.”Master Deed of The Renaissance Tower HPR, Article III Section 3, p.5

“The principal improvements included within the Common Elements are an outdoor pool, exercise room, two (2) saunas, two (2) whirlpools, meeting rooms, laundry rooms, lobby and library.”Master Deed of The Renaissance Tower HPR, Article III Section 7(a), p.7

“Parking spaces shall not be reserved solely for the use of Occupants of any particular Apartment nor shall they be numbered.”Master Deed of The Renaissance Tower HPR, Article III Section 5, p.5

“Rental guests are only allowed motorcycle trailers during official designated Bike Weeks and are subject to an entry fee at the security gate controlled by the Myrtle Beach Resort HOA (Master) Association.”Myrtle Beach Resort HPR (A Building) Rules and Regulations [context], Article II Section 24, p.7

“No usage fee, charge, assessment, or other consideration shall be charged to any person for the use of any amenities, recreational features, or COMMON ELEMENTS located on the PROPERTY.”Myrtle Beach Resort HPR (A Building) Rules and Regulations [context], Article VIII Section 2, p.11

How much work lands on you?

Favorable

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.

Nothing beyond normal hosting is documented for Renaissance (owner liable for renter damage and fines, Board entry rights, no trash or elevator rules), but the missing building rules could add master-key, registration and fine-schedule duties like the A Building's.

Local contactunstated for Renaissance Tower. Context: A Building requires the rental agent's name and contact information on file with management (MBR HPR Rules Art V(c)).

Locks & keysOwner grants the Board right of entry for maintenance, inspection, emergencies and compliance checks whether or not the owner is present (Master Deed Art XII.3(c); By-Laws Art XII Sec.9). No master-key or lock-vendor rule stated for Renaissance. Context: A Building requires all locks keyed to the association master key system (MBR HPR Rules Art II Sec.6(d) and Sec.19).

FinesBoard may 'fix, impose and remit penalties' (By-Laws Art IX Sec.1(C)) and impose fines enforceable by lien as common expenses (Master Deed Art XI); may suspend common-element use up to 30 days for a violation (Art III.3, Art XI); may remove or bar a renter for non-compliance with the owner liable for damages and removal costs (Art XI); owner reimburses damage caused by guests or lessees (By-Laws Art XII Sec.5). No dollar schedule for Renaissance in the set. Context: A Building fine policy caps fines at $1,500 per year, $100 per day/occurrence general, $500 health and safety, $100 pet (MBR HPR Rules Exhibit A).

Contractors & vendorsNo structural alterations without Board approval; for approved in-unit alterations the Board may require approval of the owner's contractor and the owner is liable for contractor damage (Master Deed Art XII.3(b); By-Laws Art XII Sec.7). No exterior wiring, antennas or AC units through walls without Board consent (By-Laws Art XII Sec.12). Context: A Building requires contractor license and insurance proof, work hours 8-5 Mon-Sat, no Sunday work (MBR HPR Rules Art IV).

AlsoOwner maintains everything inside the unit including HVAC, water heater, appliances, plumbing within the unit, interior and exterior doors, windows, screens and carpet (Master Deed Art XII.3(a)). Nothing may be hung, displayed or placed on exterior walls, doors, windows or balconies, no balcony enclosures or clotheslines (Art XI). Noise: occupants must 'use extreme care' and cease on notice (By-Laws Art XII Sec.11). Unpaid assessments allow the Association to bar occupancy of the unit by the owner or any occupant (Art III.3). Late fee greater of $10 or 10% after 10 days (Art IX; budget letter says 10% after the 10th).

What the documents say (7)

“A Co-Owner shall reimburse the Association if there be any expenditures incurred in repairing and/or replacing any Common Elements or facilities damaged by such Co-Owmer, his family, guests, invitees, or lessees.”By-Laws of The Renaissance Tower HPR, Article XII Section 5, p.6

“The Board may impose penalities (including, but not limited to, fines, enforceable by lien as Common Expenses) for violation of such rules and regulations.”Master Deed of The Renaissance Tower HPR, Article XI, p.15

“The Association shall have the right to deny any Co-Owner or Occupant the right to use the Common Elements for a period not to exceed thirty (30) days for a violation of the rules and regulations promulgated for the use of the Property.”Master Deed of The Renaissance Tower HPR, Article III Section 3, p.5

“If a Co-Owner fails to pay an Assessment for the period specified herein, the Association may deny such Go-Owner or any Occupant of that Co-Owner's Apartment the right to occupy that Apartment and the right to use the Common Elements until such time as all Assessments are paid.”Master Deed of The Renaissance Tower HPR, Article III Section 3, p.5

“To allow the Board of Directors or its representative, agent or employee to enter into his Apartment for the purposes of maintenance, inspection, repair or replacement of improvements within the Apartment and/or Common Elements; to determine in the case of emergency, circumstances threatening the Apartment and/or Common Elements; or to determine compliance with the provisions of this Declaration and/or any By-Law or Rule or Regulation of the Association.”Master Deed of The Renaissance Tower HPR, Article XII Section 3(c), p.17

“THE MAXIMUM ANNUAL FINE AMOUNT IS $1,500.00.”Myrtle Beach Resort HPR (A Building) Rules and Regulations [context], Exhibit A Fine Policy, p.13

“ALL deadbolts and locks must be keyed to the MBR HPR ASSOCIATION MASTER KEY SYSTEM.”Myrtle Beach Resort HPR (A Building) Rules and Regulations [context], Article II Section 6(d), p.3

Is the money healthy?

Caution

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.

A multi-year structural steel crisis with a $2.1M 2022 assessment and a continuing $629,604 steel assessment in 2026, insurance at 44% of budget financed by a loan, and an opaque 18% master pass-through; partly offset by a 20% dues cut for 2026 and reserve funding now at 27% of assessments.

2026 budget$3,112,977

Dues change-19.8% on the year

Reserves27% of budget

Special assessments2026 $629,604 total 'Special Steel Assessment' in the 2026 budget, all transferred to reserves ('Reserve Funding Steel Assessement'); per-unit share by deed percentage computed at about $2,813 (0.4468%), $2,251 (0.3575%), $1,688 (0.2681%), $1,125 (0.1787%) for the year; schedule and end date unstated Structural steel repairs under the building; 2022 $2,075,600 total 'Structural Assessment' levied Sept 15, 2022, ranging by unit type from $9,273.78 (FR2BR) to $3,709.10 (SMSUN) -- as alleged in the First Amended Complaint; plus an unstated further amount for temporary shoring and expanded repairs Repair of corroded structural steel below the first floor; building evacuated Oct 7, 2022 (alleged); 2025 unstated: board 'arranged short-term financing' for the 2025-2026 insurance premium and refers to a 'loan closing' that replenished funds; loan amount, term and how it is repaid are unstated Property insurance premium financing

InsuranceInsurance is the largest line: $1,356,138 for 2026 vs $2,446,275 in 2025 (-44.6%) after moving from layered coverage to a single-layer policy with broker USI. For the 2025-26 period the board used short-term financing (loan). Commercial Units A, D and E ('Master-owned') opted back into the property policy for 2026. From 2026 the insurance share is billed as a separate itemized assessment per unit (same single payment). Deed Art X also provides for an Insurance Trustee and a self-insurance fund for deductibles funded by assessment; wind/flood deductibles and policy terms are not in the set.

Floodunstated in budget; deed requires the master policy to insure against fire, earthquake, flood, vandalism and windstorm at not less than 115% of replacement cost (Master Deed Art X.1)

Passes through to a master association18% of the budget

DelinquencyLate charge: greater of $10 or 10% of the amount due after 10 days (Master Deed Art IX; By-Laws Art XII Sec.2); budget letter: payments after the 10th incur a 10% late fee. Lien on the unit, foreclosure as a mortgage, collection costs and attorney fees (Art IX; By-Laws Art XII Sec.3). Association may suspend membership and the right to occupy the unit and use common elements until paid (Art III.3; By-Laws Art XVI Sec.3). Budget shows $0 budgeted for late fees/NSF; actual delinquency rate unstated.

What the documents say (17)

“Regular Assessments ## 3,974,524$ 4,955,854$”Renaissance Tower Operation Budget January 01, 2026 - December 31, 2026, p.2 Income

“Reserve Funding ## (1,082,220) (1,061,000)”Renaissance Tower Operation Budget 2026, p.2 Income (reserve funding is netted out of income; $1,082,220 = 27.2% of regular assessments, or 34.8% of the $3,112,977 operating-expense total)

“Special Steel Assessment ## 629,604 -”Renaissance Tower Operation Budget 2026, p.2 Income

“Insurance Expense ## 1,356,138 2,446,275”Renaissance Tower Operation Budget 2026, p.2 General & Administrative

“MPOA Assessments ## 569,664 612,141”Renaissance Tower Operation Budget 2026, p.2 Other Expenses

“Total Expenses 3,112,977$ 4,076,076$”Renaissance Tower Operation Budget 2026, p.2

“Insurance remains our largest budget expense. We are pleased that our continued partnership with USI allowed us to shift from multiple layers of coverage to a single- layer policy in 2025. For the 2025– 2026 insurance period, the Board of Directors arranged short -term financing; however, this will not be necessary moving forward as funds have now been replenished with the loan closing.”Renaissance Tower HPR 2026 Budget letter (Nov 25, 2025), p.1 Administrative

“Additionally, the Master-owned units (Commercial Units A, D, and E) have opted back into the property insurance for 2026.”Renaissance Tower HPR 2026 Budget letter, p.1

“General Reserve Funding: Increased by 2% in alignment with long-term planning needs.”Renaissance Tower HPR 2026 Budget letter, p.1 Other Expenses

“Any payments received after the 10 th of a month will incur a late fee of 10%.”Renaissance Tower HPR 2026 Budget letter, p.1

“Beginning this year, the Association’s insurance expense will appear as its own billing assessment, separate from the standard HOA dues. Each unit will continue to contribute its proportionate share based on ownership percentage; however, this cost will now be itemized individually for each unit.”Renaissance Tower HPR 2026 Budget letter, p.3 2026 Assessment Breakdown

“Such Resort Expenses shall be included as an item of Common Expense and paid over by the Council of Co-Owners to Declarant, its successors or assigns in interest as developer of the Resort (or Present Owner, as the case may be), or its designee, upon such schedule (but not more frequently than once’a month) and in advance for use for such purposes, provided the Board or the Council of Co-Owners shall be entitled to an annual accounting of the use of all Resort Expenses by Declarant or its designee.”Master Deed of The Renaissance Tower HPR, Article XVIII The Myrtle Beach Resort, p.23

“Electricity for the Units and all other purposes for the Regime may be metered to the Regime as a whole, rather than to individual Apartments, and, if so, shall be a Common Expense.”Master Deed of The Renaissance Tower HPR, Article XII Section 3(a), p.17

“insuring the Co-Owners and their mortgagees against loss from fire, earthquake, flood, vandalism and the elements (windstorm, etc.), as well as any other risks the Institutional Mortgagees described in Section 2 (if any) may deem it reasonable to require, in an amount (the "Insured Amount") not less than one hundred fifteen (115%) percent of the amount necessary to completely restore and replace all improvements within the Regime without deduction for depreciation.”Master Deed of The Renaissance Tower HPR, Article X Insurance Section 1, p.11

“On July 31, 2022, the Regime had less than $1.3 million in reserves.”First Amended Complaint (allegation), paragraph 128, p.23

“On September 15, 2022, the Board notified the members of the Regime that the members were being assessed, at the time in total of $2,075,600, for the structural repairs to be performed by Procon (the “Structural Assessment”).”First Amended Complaint (allegation), paragraph 135, p.24

“There are one thousand one hundred ninteen (1119) total votes in the Regime.”Master Deed of The Renaissance Tower HPR, Exhibit 4 Property Rights and Percentage of Interest, p.63

Who's really in charge?

Typical

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.

Owner-elected board and no deed-level rental monopoly, but five commercial units (three master-owned) sit inside the regime, the resort facilities' rules and 'Resort Expenses' are set by the declarant's designee (MPOA) with Renaissance holding one seat, legacy declarant consents remain, and a pending-or-unresolved owner lawsuit alleges years of board concealment and under-reserving.

StructureTwo tiers: a master association above this one

Master associationThe Myrtle Beach Resort Homeowners' Association, Inc. (MPOA)

Commercial unitYes, with its own deed rights

BoardFive directors, all elected by the owners at the annual meeting for staggered two-year terms, no cumulative voting; each director must be a co-owner (or voting member of a corporate owner) in good standing and automatically leaves the board if delinquent; officers elected by the board; serve without pay (By-Laws Art VIII, IX). The declarant-appointed initial board was to hand over control within nine months of the 1984 recording (Master Deed Art II.4). Budget is due Nov 15 and mailed by Dec 1 each year (By-Laws Art IX Sec.6).

Developer rightsHistoric (1984) declarant rights: consent required for any amendment affecting declarant rights (Art VI, Art VII, By-Laws Art XX); consent needed for timeshare marketing (Art XI); right to grant beach, access and amenity easements/licenses to outsiders for fees (Art XIV, XVIII); right to use units as sales/rental/management/laundry offices and to lease its own units free of any leasing restriction (Art XI, Art XV(a),(d)); exclusive right to contract for water, sewer, utility, telephone and TV services for the regime, charges being common expenses (Art XV(e)); and, for the resort, the declarant 'or its designee' (not the owners) sets the rules for the Resort Facilities, collects 'Resort Expenses' in advance subject only to an annual accounting, and is subrogated to the Association's lien rights if they go unpaid (Art XVIII). Whether any successor still holds the regime-level rights is unstated; the resort homeowners association (MPOA) is the declarant's designated successor for the Resort Facilities (Art XVIII).

Commercial-unit rightsFive commercial units (restaurant/lounge, registration desk with maid rooms as limited common elements, meeting room, future retail/rental space, game room) carry 20+3+3+3+1 = 30 of 1,119 votes (Exhibit 4; Art II.3 says 16 for Unit A, but the 1,119 total only reconciles with 20: 58x5 + 120x4 + 31x3 + 113x2 + 30 = 1,119). Exhibit 4 values Unit A at about four times a Grand two-bedroom. Commercial owners may use adjoining common elements for their business, display signs, and opt out of the master insurance (Art X.1; By-Laws Art XII Sec.8, 10). The 2026 budget letter says Units A, D and E are 'Master-owned' and opted back into the property policy for 2026. No deed-level monopoly on rentals, check-in or guest services is stated; owners may rent as they choose (Art XI).

VotesVotes by unit value: 5 for Grand/Front 2BR, 4 for Side 2BR, 3 for 1BR and 548-sf Front Suites, 2 for other suites; 1,119 total votes (Exhibit 4). One voting member per unit, proxies allowed; majority = 51% of total votes; quorum 51% (reducible to one-third by board action); written consent in lieu of meeting needs 67% (By-Laws Art VII, XI).

Changing the deedMaster Deed: 67% of all voting members; unanimous owner and mortgagee consent to change percentages, votes or terminate; declarant and institutional-mortgagee consents for provisions affecting them (Art VI). By-Laws: 67% of total vote (Art XX). Common-element alterations/additions: Board plus 75% of total votes plus mortgagees holding 90% of mortgage debt (Art XII.2). Rules: Board alone, subject to the deed (By-Laws Art XIV).

Disputes or lawsuitsA federal class and derivative action (U.S. District Court, D.S.C., Florence Division, Civil Action 4:22-cv-03556-RBH; First Amended Complaint, a redline of the original October 2022 complaint, verified March 2023) was brought by a group of unit owners (individuals and LLC owners), one of them derivatively on behalf of the regime and for a class of all residential owners as of Oct 7, 2022, against ten former and current co-owner directors of the board, the regime's former management company, William Douglas Management, Inc. (manager from before 2015 until 2020) and unnamed John Does, with the regime as nominal defendant. Alleged: the board and manager knew from about 2017-2018 (an engineer's inspection and 2018 repair drawings) that structural steel under the first floor was corroding and had to be repaired, deferred the work for about five years while spending on non-structural projects (cooling tower etc.), made selective disclosures to owners, never obtained a reserve study, held under $1.3 million in reserves (July 2022) for a 21-story 322-unit beachfront building, levied a $2,075,600 structural assessment on Sept 15, 2022 (contractor Procon began the repair Oct 3, 2022), and on Oct 7, 2022 the engineer found the building 'not structurally sound' and ordered it evacuated on one hour's notice; the building stayed unoccupied until about Feb 25, 2023; owners allegedly lost rental income (short- and long-term), housing and unit value and face further shoring/repair assessments. Causes of action: breach of fiduciary duty, breach of covenants and by-laws, negligence and gross negligence; damages claimed over $5,000,000 plus punitive damages and attorney fees; jury trial demanded. The engineer's Oct 7, 2022 letter said shoring was required and the repair scope had to expand to replace the bottom of the columns (paragraph 140). The outcome, any settlement, and the current status of the case are not stated in the set. The 2026 budget's $629,604 'Special Steel Assessment' shows the steel repair financing is still running.

What the documents say (12)

“The Association shall be managed and governed by a Board of Directors (herein called the Board) consisting of five (5) members.”By-Laws of The Renaissance Tower HPR, Article VIII Section 1, p.2

“Directors elected at subsequent elections shall be elected for a term of two years, and shall be elected at the regular Annual Meeting of the Association”By-Laws of The Renaissance Tower HPR, Article VIII Section 1, p.3

“twenty (20) votes appurtentant to Commercial Unit A, three (3) votes appurtenanc to Commercial Unit B, Commercial Unit C and Commercial Unit D each, respectively, and one (1) vote appurtenant to Commercial Unit E.”Master Deed of The Renaissance Tower HPR, Exhibit 4, p.63

“Commercial Unit A is to be used as a restaurant, kitchen and lounge. Commercial Unit B consists of the Registration Desk and adjoining offices. Commercial Units ¢ and D are to be used as meeting rooms or for retail or other reasonable commercial purposes. Commercial Unit E is to be used as a Game Room.”Master Deed of The Renaissance Tower HPR, Article III Section 7(a), p.7

“No amendment shall change the rights and privileges of Declarant, its successors and assigns, without written approval and consent of the Declarant, or its successors or assigns.”Master Deed of The Renaissance Tower HPR, Article VI, p.8

“The Co-Owners shall each be members of The Myrtle Beach Resort Homeowners Association and as such shall pay pro rata with the Owners of other dwelling Apartments and other interests in real property within the Resort who shall be given similar easements and license of use all costs of maintenance, upkeep and repair arising out of or associated with the Resort Facilities as such exist from time to time”Master Deed of The Renaissance Tower HPR, Article XVIII, p.23

“Declarant (its successors or assigns or Present Owner, as the case may be) or its designee shall establish rules and regulations for use of the Resort Facilities and the Board of Directors shall appoint a Resort Facilities committee and, if appropriate, one member to serve on the Board of Directors of the Homeowners (as herein defined) to assist in formulating and enforcing the same”Master Deed of The Renaissance Tower HPR, Article XVIII, p.23

“the Declarant reserves the exclusive right to contract for the provision of such services. The Declarant, as agent for the Association and the Co-Owners, has entered into or may enter into arrangements, binding upon the Association and the Co-Owners, with governmental authorities or private entities for furnishing such services. The charges therefor will be Common Expenses.”Master Deed of The Renaissance Tower HPR, Article XV Section 1(e), p.20

“The engineer ordered the building evacuated, the Board notified owners that they had only one hour to evacuate, and the building has remained unoccupied since with no one permitted to returnuntil on or around February 25, 2023.”First Amended Complaint (allegation), paragraph 9, p.4

“The Class is defined as: All persons or entities who owned a residential condominium unit in the Regime on October 7, 2022.”First Amended Complaint, paragraph 183, p.32

“The damages alleged herein exceed $5,000,000.”First Amended Complaint (allegation), paragraph 192, p.37

“Members of the Regime who rent their units as short-term rentals have lost rental income.”First Amended Complaint (allegation), paragraph 150, p.26

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

The master deed itself guarantees the right to rent 'for such period or periods as he shall determine in his sole discretion' and says no present or future action of the Council or Board may prevent it, so nightly rentals cannot be killed by a board rule (Master Deed, Art XI p.14).
No on-site rental program, registration, disclaimer or minimum stay is required anywhere in the Renaissance Tower documents; by-laws confirm residential-only use does not prevent renting (By-Laws, Art XII Sec.6).
Occupants in residence may use all common elements, which the deed lists as the outdoor pool and deck, two saunas, two whirlpools, exercise room, lobby, library, meeting room and laundry rooms (Master Deed, Art III.3 and Art III.7(a)).
Changing the rental clause needs a 67% vote of all voting members to amend the master deed, and rules may not unduly restrict the quiet use of an apartment (Master Deed, Art VI and Art XI).
2026 regular assessments fell 19.8% ($4,955,854 to $3,974,524) because the insurance premium dropped from $2,446,275 to $1,356,138 under a single-layer policy (2026 Budget, p.2; Budget letter p.1).
Reserve funding of $1,082,220 is about 27% of regular assessments, increased 2% for 2026, and the $629,604 steel assessment goes straight to reserves (2026 Budget, p.2; Budget letter p.1).
Owner-elected five-member board with staggered two-year terms; directors must be owners in good standing (By-Laws, Art VIII).
Insurance is now itemized as a separate per-unit assessment for transparency, and the association reports the management transition cut management, professional and administrative costs (Budget letter, p.1 and p.3).
Parking is unreserved and shared under a resort-wide easement, so renters are not tied to numbered spaces (Master Deed, Art III.5).
Pool leaks were fixed by replastering the pool and jacuzzi, and laundry equipment was outsourced with the association earning a 68% commission (Budget letter, p.1).

Watch-outs

Structural steel crisis: a 2023 federal class/derivative complaint alleges the board deferred known structural steel corrosion repairs for about five years, the engineer declared the tower 'not structurally sound' and had it evacuated on one hour's notice on Oct 7, 2022, and it stayed closed until about Feb 25, 2023; outcome of the suit is unstated (First Amended Complaint, paragraphs 8-9, 135, 140-141).
Owners were hit with a $2,075,600 structural assessment in Sept 2022 ($3,709 to $9,274 per unit by type, as alleged) plus unstated shoring costs, and the 2026 budget still carries a $629,604 'Special Steel Assessment' (about $1,125 to $2,813 per residential unit for the year) with no stated end date (First Amended Complaint paragraph 136; 2026 Budget p.2).
Insurance is 43.6% of the 2026 budget and the board had to borrow to pay the 2025-26 premium; the 2025 premium was $2.45 million. Wind and flood deductibles and policy terms are not in the set (Budget letter p.1; 2026 Budget p.2).
The master association pass-through ('MPOA Assessments') is $569,664, 18.3% of the budget, and the MPOA's own budget, rules, gate/pass policies and amenity rules are not in the set; the deed only gives the board an annual accounting of Resort Expenses (2026 Budget p.2; Master Deed Art XVIII p.23).
The rules for the resort-wide facilities (gate, beach, lazy river etc.) are set by the declarant 'or its designee' (now the MPOA), not by Renaissance owners; Renaissance gets one seat on the MPOA board, pays Resort Expenses in advance with only an annual accounting, and the collector is subrogated to the Association's lien rights if they go unpaid (Master Deed, Art XVIII p.23).
The complaint alleges reserves were under $1.3 million in July 2022 for a 21-story, 322-unit 1984 oceanfront tower and that no reserve study had ever been obtained; no reserve balance or reserve study appears in the set (First Amended Complaint paragraphs 128-130).
Day guests and invitees of an occupant, and the owner while a renter is in the unit, may use the common elements only with the Board's express permission and on terms it sets 'including the payment of a fee' (Master Deed, Art III.3 p.5).
The Board may remove or bar a renter for non-compliance, and the owner is liable for all damages and removal costs as a lien on the unit; fines are also lienable (Master Deed, Art XI pp.14-15).
If an owner falls behind on assessments the Association may deny the owner or any occupant the right to occupy the unit, which would strand paying guests (Master Deed, Art III.3 p.5).
Renaissance Tower's own current rules and regulations are missing: the file labelled 'RT Rules and Regs' is the A Building regime's rules. The resort pattern in those rules (rental-agent registration with management, 23+ age minimum for stays under 90 days, master-key locks, no pets for short-term guests, $1,500/yr fine cap, washer/dryer ban) may or may not apply to Renaissance (MBR HPR Rules, Art V, Art II Sec.6 and 19, Exhibit A).
The resort is gated by the master association; A Building rules show rental guests can face gate entry fees (e.g., motorcycle trailers during Bike Weeks), and Renaissance-specific pass/decal rules are unstated (MBR HPR Rules, Art II Sec.24 p.7).
Five commercial units (restaurant, registration desk, meeting/retail space, game room) exist inside the regime, three of them 'Master-owned', with up to 30 of 1,119 votes and the right to opt in or out of the master insurance; who runs the front desk and whether it serves off-program guests is unstated (Master Deed Art III.7(a), Exhibit 4; Budget letter p.1).
No pets of any kind without written Board consent; a pet-friendly listing is not possible without a board-approved pet policy (Master Deed, Art XI p.15).
Legacy declarant rights survive on paper: declarant consent for amendments affecting it and for timeshare marketing, and the right to grant beach and amenity easements to outsiders for fees (Master Deed Art VI, XI, XIV, XVIII); whether a successor still exercises them is unstated.
Per-unit dues are not printed in the extraction (the 2026 Assessment Breakdown page is blank); the dues figures here are computed from the deed percentages times total regular assessments and should be confirmed with management (2026 Budget p.3; Master Deed Exhibit 4).

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, 2026

Unit type	Per month	Per year
Grand two-bedroom (units 16/17, 969 sf) and Front two-bedroom (units 01/02 floors 14-22, 982 sf): 0.4468% interest, 5 votes -- computed 0.4468% x $3,974,524 regular assessments (share of the $3,974,524 regular assessments, which include the now-itemized insurance share; excludes the 2026 steel assessment)	$1,480	$17,758
Side two-bedroom (units 10-15, 908 sf): 0.3575% interest, 4 votes -- computed (share of the $3,974,524 regular assessments, which include the now-itemized insurance share; excludes the 2026 steel assessment)	$1,184	$14,209
One-bedroom (unit 06 floors 14-22, 590 sf) and Front Suite (units 01/04 floors 2-12, 548 sf): 0.2681% interest, 3 votes -- computed (share of the $3,974,524 regular assessments, which include the now-itemized insurance share; excludes the 2026 steel assessment)	$888	$10,656
Other Suites (382-417 sf): 0.1787% interest, 2 votes -- computed (share of the $3,974,524 regular assessments, which include the now-itemized insurance share; excludes the 2026 steel assessment)	$592	$7,102

What the dues cover

Water & sewer ($132,000) -- deed says utilities billed to the Regime are common expenses (Art XII.3(a))Electric ($124,000) -- deed allows electricity for the Units to be metered to the Regime as a whole and treated as a common expense; whether in-unit electric is included is unstatedTrash removal ($64,000)Property/master insurance ($1,356,138, billed as a separate itemized assessment)MPOA master association assessment ($569,664)Pest & nuisance control and termite treatmentElevator, fire/sprinkler, HVAC system and generator maintenancePool contract, supplies and repairs; landscapingOn-site maintenance staff ($552,492) and management servicesCable TV line is $0 for 2026; telephone system line $3,386 (with $124,644 telephone income); in-unit cable/internet inclusion unstated

Where the budget goes

Insurance Expense$1,356,138 · 44%

MPOA Assessments (master association pass-through)$569,664 · 18%

Maintenance Staff$552,492 · 18%

Water & Sewer$132,000 · 4%

Electric$124,000 · 4%

General Maintenance$75,000 · 2%

Trash Removal$64,000 · 2%

The figures, in the documents' words (17)

“Regular Assessments ## 3,974,524$ 4,955,854$”Renaissance Tower Operation Budget January 01, 2026 - December 31, 2026, p.2 Income

“Reserve Funding ## (1,082,220) (1,061,000)”Renaissance Tower Operation Budget 2026, p.2 Income (reserve funding is netted out of income; $1,082,220 = 27.2% of regular assessments, or 34.8% of the $3,112,977 operating-expense total)

“Special Steel Assessment ## 629,604 -”Renaissance Tower Operation Budget 2026, p.2 Income

“Insurance Expense ## 1,356,138 2,446,275”Renaissance Tower Operation Budget 2026, p.2 General & Administrative

“MPOA Assessments ## 569,664 612,141”Renaissance Tower Operation Budget 2026, p.2 Other Expenses

“Total Expenses 3,112,977$ 4,076,076$”Renaissance Tower Operation Budget 2026, p.2

“Insurance remains our largest budget expense. We are pleased that our continued partnership with USI allowed us to shift from multiple layers of coverage to a single- layer policy in 2025. For the 2025– 2026 insurance period, the Board of Directors arranged short -term financing; however, this will not be necessary moving forward as funds have now been replenished with the loan closing.”Renaissance Tower HPR 2026 Budget letter (Nov 25, 2025), p.1 Administrative

“Additionally, the Master-owned units (Commercial Units A, D, and E) have opted back into the property insurance for 2026.”Renaissance Tower HPR 2026 Budget letter, p.1

“General Reserve Funding: Increased by 2% in alignment with long-term planning needs.”Renaissance Tower HPR 2026 Budget letter, p.1 Other Expenses

“Any payments received after the 10 th of a month will incur a late fee of 10%.”Renaissance Tower HPR 2026 Budget letter, p.1

“Beginning this year, the Association’s insurance expense will appear as its own billing assessment, separate from the standard HOA dues. Each unit will continue to contribute its proportionate share based on ownership percentage; however, this cost will now be itemized individually for each unit.”Renaissance Tower HPR 2026 Budget letter, p.3 2026 Assessment Breakdown

“Such Resort Expenses shall be included as an item of Common Expense and paid over by the Council of Co-Owners to Declarant, its successors or assigns in interest as developer of the Resort (or Present Owner, as the case may be), or its designee, upon such schedule (but not more frequently than once’a month) and in advance for use for such purposes, provided the Board or the Council of Co-Owners shall be entitled to an annual accounting of the use of all Resort Expenses by Declarant or its designee.”Master Deed of The Renaissance Tower HPR, Article XVIII The Myrtle Beach Resort, p.23

“Electricity for the Units and all other purposes for the Regime may be metered to the Regime as a whole, rather than to individual Apartments, and, if so, shall be a Common Expense.”Master Deed of The Renaissance Tower HPR, Article XII Section 3(a), p.17

“insuring the Co-Owners and their mortgagees against loss from fire, earthquake, flood, vandalism and the elements (windstorm, etc.), as well as any other risks the Institutional Mortgagees described in Section 2 (if any) may deem it reasonable to require, in an amount (the "Insured Amount") not less than one hundred fifteen (115%) percent of the amount necessary to completely restore and replace all improvements within the Regime without deduction for depreciation.”Master Deed of The Renaissance Tower HPR, Article X Insurance Section 1, p.11

“On July 31, 2022, the Regime had less than $1.3 million in reserves.”First Amended Complaint (allegation), paragraph 128, p.23

“On September 15, 2022, the Board notified the members of the Regime that the members were being assessed, at the time in total of $2,075,600, for the structural repairs to be performed by Procon (the “Structural Assessment”).”First Amended Complaint (allegation), paragraph 135, p.24

“There are one thousand one hundred ninteen (1119) total votes in the Regime.”Master Deed of The Renaissance Tower HPR, Exhibit 4 Property Rights and Percentage of Interest, p.63

Myrtle Beach Resort.

The documents behind this page.

More than one association at this resort.

What the documents decide
before your first guest books.

Can you rent it your way?

Will your guests be treated like guests?

How much work lands on you?

Is the money healthy?

Who's really in charge?

For the owner who runs it themselves.

Working for you

Watch-outs

What you pay, and where it goes.

Regular assessments, 2026

What the dues cover

Where the budget goes

What to put in the house manual.

What to ask the association for.

Have the documents read
for the building you are weighing.

Myrtle Beach Resort.

The documents behind this page.

More than one association at this resort.

What the documents decidebefore your first guest books.

Can you rent it your way?

Will your guests be treated like guests?

How much work lands on you?

Is the money healthy?

Who's really in charge?

For the owner who runs it themselves.

Working for you

Watch-outs

What you pay, and where it goes.

Regular assessments, 2026

What the dues cover

Where the budget goes

What to put in the house manual.

What to ask the association for.

Have the documents readfor the building you are weighing.

What the documents decide
before your first guest books.

Have the documents read
for the building you are weighing.