Ocean Forest Plaza 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.

Rules openly contemplate owners renting their own units short-term or through off-site agents with only rental-company registration and parking tags required, but the deed body is missing so deed-level leasing terms could not be verified.

Short-term rentalsAllowed

Must use on-site programNo

Owner may rent it personallyYes

Off-site manager allowedYes

Owner-use limitsunstated. The only master-deed use clause reproduced anywhere in the set (Section XVII, quoted in the rulebook p.28) is a nuisance/insurance-rate/lawful-use clause with no leasing, minimum-stay or owner-occupancy limit; the deed body itself is missing.

RegistrationOwners who rent must give the Association the name and contact information of their rental company and keep it updated (Rules p.33). Renters must display a hanging parking tag bearing the property name and unit number, supplied by the rental agent or by the owner if self-renting (Rules p.20). Rented mopeds must be registered with the HOA (Rules p.17). No registration of individual guests or stays is stated.

Vote to change rental rulesMaster Deed: per the 1993 amendment recital, Section XXXII requires 66 2/3% of the eligible votes represented at a meeting (the deed body itself is not in the set). By-Laws: majority of total votes if the full Board unanimously approved the amendment, otherwise two-thirds of total votes. Rules: Board-adopted and the Board may add, delete or modify them.

What the documents say (8)

“Rental companies/homeowners renting their own unit are required to provide such hanging tags or appropriate display of information. Homeowners are responsible for advising their off-site rental agents to provide the visual identification.”Rules and Policies, Parking Policy, Renters/Guests Parking, p.20

“The Board of Directors requires homeowners who rent their units to inform the Association of the name of their rental company and contact information for that company, and to keep the Association updated on any changes.”Rules and Policies, Unit Use, Rental Company Information Required, p.33

“The Board of Directors strongly recommends that a background check and a credit check be performed on long term renters (other than short term vacationers).”Rules and Policies, Restrictions, Rules and Noise Policies, Renter Background Checks, p.28

“Owners are required to provide the rules, restrictions and policies of the Association to their rental agents, their tenants or others who may occupy the unit. Unit owners are ultimately responsible for the actions of their guests or tenants.”Rules and Policies, Units Rented to Others or Occupied by Guest of The Owner, p.33

“Each unit is restricted to residential use. No immoral, improper, offensive or unlawful use shall be made of any unit, the common elements or the limited common elements.”Rules and Policies, Unit Use, p.32

“WHEREAS, the vote on the proposed amendment was 70.59% in favor and .42% against, indicating that the requirements of sixty-six and two-thirds (66 2/3%) percent. of the eligible votes represented at such meeting had voted in favor of said amendment;”Amendments compilation, Amendment to Master Deed (March 1993), p.12

“(3) I£ the Amendment has not been approved by the unanimous vote of the Board of Directors, then the Amendment chall be approved by the affirmative vote of the voting members casting not less than two-thirds (2/3rds) of the total votes of the members of the Association; and,”Amendments compilation / By-Laws (Exhibit D), Article X, Amendments to the By-Laws, p.29

“Pursuant to The Master Deed, Section XVII, Page(s) 11 & 12 Paragraph (1) No immoral, improper, offensive or unlawful use shall be made of any UNIT, the Common Elements or the Limited Common Elements, not any part thereof, and all laws, zoning ordinances and regulations of all governmental authorities having jurisdiction of the condominium shall be observed.”Rules and Policies, Throwing Objects, Loud Yelling from Balconies is Not Allowed (quoting Master Deed Section XVII), p.28

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.

Guests get pools, spa, sauna and coin laundry, but the exercise room, owners' lounge/laundry, bar and patio are owners-only, pets/motorcycles/golf carts are barred for renters, and the owner must handle tags, keys and lockouts with no front-desk check-in.

Amenities for your guestsMost, not all

Off limits to your guestsOwners' exercise room (lobby level, code to owners only), Owners' laundry on level 7, Owners' lounge on level 7, Bar, Sunset Patio, Meeting room (rentable by owners/public, not an open guest amenity), Pets (renters/guests may not bring any pet), Motorcycles and golf carts (owners only), Reserved parking spaces (full-time resident owners only), Storage closets and mailboxes (rentable by owners only)

Wristbands & parking passesOwners display a static-cling decal (two provided). Renters must display a hanging tag with property name and unit number, which the rental agent or self-renting owner must supply. Two-vehicle limit per unit applies to renters. Parking first come first served; South lot reserved to full-size SUVs/vans/trucks; vehicles without tags get one warning ticket then towing at owner's or renter's expense. No trailers (24-hour load/unload only with registration), no buses, no motorcycles for non-owners, mopeds must be registered and parked level 6 or above.

Check-inowner handles (no HOA front-desk check-in described; the Front Desk is part of the commercial unit; HOA-held keys will not be used for lockouts and owners are told to install a coded key vault)

TrashTrash chute at the end of the west wing on most upper floors (trash closet on floors without chute access), household waste only, cardboard broken down. $50 per occurrence for dumping on common areas; up to $500 per incident plus costs for clogging the chute.

ElevatorsThree elevators plus stairways (Exhibit A). Luggage carts are for owners and guests only; contractors and cleaning services may not use them ($50 per occurrence to the owner).

Housekeeping & linenunstated; no in-unit washer/dryer may be installed (grandfathered units only), coin laundry on level 7 for residents and guests 8 a.m.-11 p.m.

What the documents say (9)

“A laundry facility and a lounge/exercise room are available to homeowners only (no long-term renters may utilize these facilities).”Rules and Policies, Homeowner Laundry (Amended 11-12-2020), p.6

“The Exercise room, Owner’s laundry, Lounge, Bar and Sunset Patio is for the use of Deeded owners only.”Rules and Policies, Access Code for Exercise Room, Laundry, Lounge, Bar, & Patio, p.6

“A coin operated laundry is located on level 7 for the use of residents and guests of Ocean Forest Plaza.”Rules and Policies, Guest Laundry Policy, p.6

“Renters are required to display a hanging tag to be acquired from their respective rental agents.”Rules and Policies, Parking Policy, Renters/Guests Parking, p.20

“Owners of individual units shall be allowed no more than two authorized motor vehicles to be brought onto the premises at any one time. If the owner rents his/her unit, the renter(s) shall have the same two vehicle limit as the owner.”Rules and Policies, Parking Policy, Vehicle Limit, p.21

“Renters or guests of owners are not allowed to bring their pets to the property. Please make sure your rental agent is aware.”Rules and Policies, Pets, p.23

“A non-homeowner (renters, guests, friends, relatives, etc.) cannot bring a motorcycle onto the property.”Rules and Policies, Parking Policy, Motorcycles, p.19

“Keys provided by the unit owners to the HOA Building Manager, as stated above, shall not be used to provide access to a unit in case of an owner/renter lockout. Owners are encouraged to install a coded key vault on the exterior of the unit near the front door to be used in a lock out situation.”Rules and Policies, Access to Units, Key Policy, p.3

“In addition, the indoor pool, the outdoor pool, the deck. and o walkway located adjacert to each pool, the "sauna", the "steam am room", the “men's and women's locker rooms and restrooms” located ‘ on level 1, the "men's and women'r restrooms", located on level . 7, are all Common Flements.”Amendments compilation, Exhibit A to Master Deed, p.4

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.

Key deposit, rental-company registration, owner-supplied parking tags, owner-managed lockouts, no in-unit laundry, $100-per-night noise and $50-per-day pet fines and strict contractor rules add moderate burden, but there is no response-time rule and trash goes down a chute.

Local contactNo local-contact or distance rule. Owner must register the rental company name and contact details with the Association and may be called by staff during noise incidents; if staff cannot reach the owner the owner is fined.

Response timeNo fixed response time stated. For noise: occupants warned once, police may be called, then the owner may be called; if noise persists or the owner cannot be reached, $100 per night. For pets brought by renters: owner contacted one time only and must act immediately or $50/day accrues.

Locks & keysOwner must deposit a key or access code with the Association and supply a new one whenever the lock or code changes; keys are logged in locked boxes under camera. HOA keys are used only for pest control, water heater work and emergencies, never for lockouts; owner reimburses locksmith costs for emergency entry without a working key and pays for door damage. Owners encouraged to install an exterior coded key vault.

Fines$50 per violation (corridor obstacles after warning with 2 hours to clear; sharing access codes; dumping; contractor violations per day; pet violations); $50 per day until a renter's pet is removed; $100 per night for continuing noise; up to $500 per incident for clogging the trash chute; minimum $100 lounge clean-up charge; $50 late fee per month plus $15 delinquency-notice fee; account to attorney at 90 days with automatic foreclosure filing and court-ordered assignment of rents. All are assessed to the unit owner regardless of who violated and unpaid amounts become liens.

Contractors & vendorsAll contractors must report to the Building Manager before starting, show license, insurance and permits; liability insurance of at least $500,000 for anything beyond paint/decor/minor repair; renovation noise only 8 a.m.-5 p.m. Monday-Friday (Saturday only by pre-approval, emergencies); daily clean-up of dust/debris in corridors and elevators ($50/day); contractors may not use luggage carts ($50 per occurrence); all tear-out must be disposed of off-site ($50 per occurrence); violation ticket placed on the unit door.

AlsoAssociation pays basic in-unit pest control but owner pays extra if access is denied; bed-bug eradication, adjacent-unit inspections and all related costs fall on the owner and/or rental company with no compensation for lost rents. Water heaters are replaced by the Association (one heater serves two units). No new washer/dryer installations. Owners asked to remove garbage disposals and to notify the HOA on renovations so cast-iron drain pipe can be replaced. Balcony light fixtures are the owner's responsibility with Building Manager approval. Damage reimbursement by the HOA is capped at builder-grade materials.

What the documents say (10)

“Article XVII of the Association's governing documents requires that the owner of each unit shall deposit under the control of the Association a key to such unit. If you change the lock or access code on your unit, the Board of Directors requires you to provide a new key (or code) directly to the Building Manager or to the Office of the Association”Rules and Policies, Access to Units, Unit Access, p.3

“Members are also required to ensure their rental agencies inform their guests of, and to ensure their guests abide by, the restrictions, rules and policies.”Rules and Policies, Restrictions, Rules and Noise Policies, p.28

“If they still do not comply the owner of said unit may be called to assist, and if the noise persists or if we can’t reach the owner, that owner will be assessed $100 for each night the loud noise continues.”Rules and Policies, Restrictions, Rules and Noise Policies (Amended 8-3-2021), (1) Quiet Time, p.29

“If the owner of the unit does not take immediate action to evict a renter or guest who refuses to remove the animal, the HOA Board of Directors will assess the unit owner fifty dollars ($50.00). An additional fifty dollars ($50.00) will be assessed every day thereafter, until the renter or guest is removed from the premises.”Rules and Policies, Pets, p.24

“Unit owners shall be assessed $50.00 per violation after being warned, in person, telephone call or in writing, including any and all electronic means.”Rules and Policies, Corridors Clear of Any and All Obstacles Policy (Amended 10-11-2020), p.5

“The Board of Directors agreed that the unit owner and/or the associated rental company should be ultimately responsible for the eradication of a bed bug infestation.”Rules and Policies, Pest Control, Bed Bugs, p.21

“Noise associated with repairs and renovations is restricted to the hours between 8:00 a.m. and 5:00 p.m. Monday through Friday.”Rules and Policies, Work by Owner or Owner’s Contractor, p.36

“No unit is allowed to install a washer and dryer. Any unit that already has a washer and dryer may keep the washer and dryer under the grandfather rule, (grandfathered in)”Rules and Policies, Washer / Dryer Policy for Individual Condominiums is Not Allowed (Amended 5-27-2020), p.34

“If, in the opinion of the board of directors, based on evidence, an individual(s) has caused the trash chute to become clogged, the board may assess that individual(s) up to $500.00 for every incident, plus any additional costs that may be incurred to unclog the chute.”Rules and Policies, Trash Disposal & Trash Chute (Amended 11-15-2021), p.32

“When the owner is 90 days delinquent a foreclosure process will automatically be filed. Additionally, the attorney will file for court ordered assignment of rents during the foreclosure action.”Rules and Policies, Collection / Foreclosure Policy (Revised October 17, 2008), p.5

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.

Regular dues rise 44% in 2026 because insurance jumps 159% to 30% of budget and bad debt reaches 7.8% of budget; strong 19.7% reserve funding and no listed special assessment keep it off the floor.

2026 budget$3,456,881

Dues change+44.4% on the year

Reserves20% of budget

Special assessmentsNone in the documents

InsuranceInsurance Expense rises from 396,590 (2025) to 1,026,519 (2026), +629,929 or +159%. In 2025 the separate Insurance Assessments income line (396,590) exactly covered the premium. In 2026 the Insurance Assessments line rises only to 451,848 (+13.9%), leaving 574,671 of the premium to be funded out of Regular Assessments, which is the main reason regular assessments rise 44%. The rulebook's collection policy calls it an 'annual insurance assessment'. No policy, carrier, deductible or flood detail is in the set; master deed insurance article is missing.

DelinquencyBad Debt Expense budgeted at 270,000 for 2026 (7.8% of budget, 9.3% of regular assessments), up from 176,561 in 2025 (+53%). Fines & Late Charges income 4,200. Collection policy: due the 1st, past due if not posted by the 25th, $50 late fee plus $50 each further month, $15 notice fee, attorney and automatic foreclosure filing with assignment of rents at 90 days; delinquent owners cannot vote, count toward quorum, serve on the Board, or obtain amenity codes/reserved parking/storage.

What the documents say (14)

“4000 - Regular Assessments 1,999,572.00 2,887,944.00”2026 Budget Summary, Income, p.1

“4010 - Insurance Assessments 396,590.00 451,848.00”2026 Budget Summary, Income, p.1

“6150 - Insurance Expense 396,590.00 1,026,519.00”2026 Budget Summary, Administrative, p.2

“6125 - Bad Debt Expense 176,561.00 270,000.00”2026 Budget Summary, Administrative, p.2

“7000 - Reserves For Capt. Improvement 540,133.00 680,000.00”2026 Budget Summary, Other Expenses, p.2

“2,507,442.00 3,456,881.00 Total Income”2026 Budget Summary, Income, p.1

“6555 - Electricity 175,000.00 199,835.00”2026 Budget Summary, Utilities, p.2

“The Board of Directors of the Ocean Forest Plaza Homeowners Association has established the following policy for the collection of maintenance assessments, including the annual insurance assessment.”Rules and Policies, Collection / Foreclosure Policy, p.4

“A late fee of $50.00 will be charged to each late payment of the account holder.”Rules and Policies, Collection / Foreclosure Policy, p.4

“Regular assessments shall be due and payable Mouthly en the first day of each month. Special assessments, shou:d such Le recuired by the Board of Directors, ».411 be levied. in the same manner as hereinbefore provided for regular assessments, and ehsll be payable in the manner determined by the Board of Dirzctors.”Amendments compilation / By-Laws (Exhibit D), Article VI, Section 4(a), p.25

“307 80,000.00 42009”Amendments compilation, Exhibit B, Percentage Interest, p.6

“Commercial Unit or C-1 1,523,750.09 8.00000”Amendments compilation, Exhibit B, Percentage Interest, p.10

“The Association pays for basic pest elimination service inside the units, specifically for general household pests such as roaches, ants, crickets and spiders.”Rules and Policies, Pest Control, p.21

“It is the policy of the Association that water heaters serving the units are to be replaced and/or repaired by the Association.”Rules and Policies, Water Heaters, p.34

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.

Fully owner-elected staggered board with developer control long expired, but an 8%-vote commercial unit containing the front desk and amenity spaces exists with rights that cannot be checked because the master deed body is missing.

StructureOne association

Commercial unitYes, with its own deed rights

BoardFive directors, all must be Association members; staggered two-year terms since the March 1996 amendment; elected by plurality at the annual meeting held in March; removable with or without cause by a majority of votes present; a director more than 30 days delinquent automatically resigns and delinquent owners cannot be elected. Board meetings open to all owners.

Developer rightsHistoric only. The 1986 By-Laws let the Grantor name a majority of the Board until 120 days after 75% of units were conveyed or three years after the first conveyance, whichever came last; the 1996 amendment removed the developer-designee language and all directors are now members. Developer affiliate Ocean Forest Plaza Associates Limited Partnership also held the 1986 exclusive management agreement (Ramada Ocean Forest Resort) that auto-renewed in two-year periods unless cancelled on 60 days' notice; the current manager is Waccamaw Management, Inc., so that agreement appears superseded, though no termination document is in the set.

Commercial-unit rightsCommercial unit C-1 carries 8.00000% of common interest and votes, with its own limited common elements, and per Exhibit A comprises the Front Desk, Reservations, Exercise Room, Kitchen, Dining Area, Bar, Bar Area, Meeting Rooms and areas adjacent to the pools; plan labels do not limit its use. Whether the master deed grants C-1 exclusive rental, check-in or hospitality rights is unstated because the master deed body is missing. The rulebook shows the HOA itself now controls the 7th-floor meeting room, owners' lounge, bar, sunset patio and exercise-room access, and collects laundry, mailbox, storage, rooftop-lease and commercial-office rental income, which suggests the HOA rather than C-1 operates these areas today.

VotesOne vote per unit weighted by Exhibit B percentage (standard unit 0.42009%, two-level 0.84017%, C-1 8%); a majority of total votes decides unless documents say otherwise; quorum is a majority of total votes in person or by proxy; 25% of votes can call a special meeting; co-owned units must file a voting-member certificate or their vote is not counted; owners with outstanding assessments cannot vote or count toward quorum (1993 amendments).

Changing the deedMaster Deed: 66 2/3% of eligible votes represented at a duly called meeting (per 1993 amendment recital of Section XXXII). By-Laws: majority of total votes when the Board unanimously proposed the amendment, otherwise two-thirds of total votes. Rules: Board adopts and may add, delete or modify.

Disputes or lawsuitsunstated; no lawsuit, complaint or dispute document in the set. Bad debt of 270,000 and an automatic 90-day foreclosure policy indicate active collection litigation against delinquent owners.

What the documents say (8)

“The affairs of the Association shall be governed by a Board of Directors composed of five (5) persons. All Directors shall be members of the Association and all officers of a Corporate Unit Owner shall be deemed to be members of the Association so as to qualify as a Director herein.”Amendments compilation, Amendment to By-Laws (March 1996), Article IV, Directors, Section 1, p.51

“Hereafter, all Directors shall be elected for two (2) year terms and as many Directors of the Association shall be selected at each succeeding Annual Meeting as there are regular terms of office of Directors expiring at such time.”Amendments compilation, Amendment to By-Laws (March 1996), p.51

“Notwithstanding anything herein to the contrary, until one hundred twenty (120) days after seventy-five (75%) percent of the Units in the Horizontal Property Regime have been conveyed to Unit purcharcers) or three (3) years following the corveyance of the first Unit, whichever occurs last, the Grantor shall have the right to designate and select a majority of the persons who shall serve as members of the Board of Directors of the Association”Amendments compilation / By-Laws (Exhibit D), Article IV, Section 11, Developer's Selection of Directors, p.21

“The arens which are a part of the commercial unit, as shown on said floor plan, include, but are not limited to, areas designated as “Front Desk", "Reservations", "Exercise Room", "Kitchen*, "Dining Area", "Bar", "Bar Area", "Meeting Room Number 1", ‘Meeting Room Number 2", ané@ various other areas as shown on said floor plans by reference to the legend on Sheet A-l.”Amendments compilation, Exhibit A to Master Deed, p.2

“Any designation on the pians that denotes a particular usage is for descriptive purposes only and shall not be deemed to limit the uses which may be made of the commercial unit, and any usage of the commercial unit may be made in accordance with the terms of the Master Deed of which this Exhibit forms a part.”Amendments compilation, Exhibit A to Master Deed, p.2

“The ASSOCIATION does hereby employ the MANAGEMENT AGENT as the exc.usive manager of the FPegime and the MANAGEMENT AGENT hereby accepts such e=ployment.”Amendments compilation, Exhibit E, Ramada Ocean Forest Resort Regime Management Agreement (October 29, 1986), paragraph (3), p.32

“no Owner or Co-Owner of a UNIT shall be entitled to vote the percentage interest allocated to his UNIT if assessments are outstanding against the UNIT at any regular or special meeting of the ASSOCIATION.”Amendments compilation, Amendment to By-Laws (March 1993), Exhibit 1, Article II Section 6, p.46

“Special meetings of the members for any purpose or purposes, unless otherwise prescribed by statute, may be called by the President, and shall be called by the President or Secretary at the request, in writing, of a majority of the Board of Directcrs, or at the request, in writing, of voting merbers representing twenty-five percent (25% of the members’ total votes”Amendments compilation / By-Laws (Exhibit D), Article III, Section 4, p.18

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

Self-managed and off-site-agent rentals are expressly contemplated: the parking and unit-use rules address 'homeowners renting their own unit' and 'off-site rental agents', and the only owner obligation is to register the rental company's contact details and supply guest parking tags (Rules, Renters/Guests Parking p.20; Rental Company Information Required p.33).
No minimum stay, advertising, disclaimer, resort-name or on-site-program requirement appears anywhere in the rules; short-term vacationers are explicitly recognized as a renter class (Rules, Renter Background Checks p.28).
The only master-deed use restriction reproduced in the set, Section XVII as quoted in the rulebook, is a nuisance, insurance-rate and lawful-use clause with no leasing or minimum-stay limit, and the rulebook treats 'short term vacationers' as a normal renter class (Rules, Noise Policies p.28).
Reserve contribution of 680,000 is 19.7% of the 2026 budget, up 26% from 540,133, well above the 15% benchmark (2026 Budget Summary, line 7000 p.2).
No special assessment is listed in the 2025 or 2026 budget; the insurance cost is funded through the regular budget and a recurring annual insurance assessment line rather than a one-off levy (2026 Budget Summary p.1-2).
Owner-elected five-member board with staggered two-year terms, open board meetings, 25% of votes can call a special meeting, and delinquent owners cannot vote or serve (Amendments compilation, 1993 and 1996 By-Laws amendments p.42-51; By-Laws Art. III Sec. 4 p.18).
Guests get the main amenities: indoor pool, outdoor pool, spa, sauna/steam room and coin laundry are common elements or expressly for residents and guests (Amendments compilation Exhibit A p.4; Rules, Guest Laundry Policy p.6).
Dues include cable TV, water/sewer, trash, basic in-unit pest control, water heater replacement, 24-hour maintenance contact and night security, reducing owner-side operating costs (2026 Budget Summary p.2; Rules, Pest Control p.21, Water Heaters p.34, Contact Information p.5).
Trash chute on most floors and a $30 mailbox/key, luggage-cart and lock-box regime make turnovers practical without front-desk involvement (Rules, Trash Disposal p.32; Luggage Carts p.13).
A 2'x3' welcome mat, coded key vault and 24-hour trailer load/unload are explicitly allowed, so an owner can set up keyless self check-in (Rules, Access to Units p.3; Corridors policy p.5).

Watch-outs

Regular assessments jump 44.4% in 2026 (1,999,572 to 2,887,944), i.e. a standard 0.42009% unit goes from about 700 to about 1,011 per month; total income rises 37.9% (2026 Budget Summary, line 4000 p.1; Exhibit B p.6).
Insurance is the driver: Insurance Expense rises 159% from 396,590 to 1,026,519 (29.7% of budget) while the separate Insurance Assessment line rises only to 451,848, so 574,671 of premium is pushed into regular dues; 66% of the 949,439 expense increase is insurance, 15% is the higher reserve contribution, 10% is bad debt and 7% is utilities (2026 Budget Summary lines 4010, 6150, 7000, 6125, Utilities p.1-2).
Bad Debt Expense is budgeted at 270,000, 7.8% of the budget and 9.3% of regular assessments, up 53% from 176,561, meaning paying owners are carrying a large delinquency load (2026 Budget Summary line 6125 p.2).
The 1986 Ocean Forest Plaza master deed body is NOT in this set; the file labeled master deed is the 1980 deed of a different regime (A Place at the Beach-Ocean Forest). Deed-level leasing restrictions, insurance/deductible allocation, commercial-unit rights and the amendment article could not be verified (Master Deed file p.3; Amendments compilation p.12).
A commercial unit (C-1) holds 8% of all votes and, per the deed exhibit, includes the Front Desk, Reservations, Exercise Room, Bar, Kitchen, Dining and Meeting Rooms with its uses not limited by plan labels; its current owner and rights are unstated (Amendments compilation, Exhibit A p.2, Exhibit B p.10).
Renters cannot use the owners' exercise room, owners' laundry, lounge, bar or sunset patio; sharing the access code is a $50 fine and repeat offenses lose the privilege (Rules, Exercise Room and Laundry p.6).
Renters and guests may not bring any pet; if a guest refuses to remove one, the owner must evict immediately or pay $50 plus $50 per day (Rules, Pets p.23-24). Renters also cannot bring motorcycles, golf carts or trailers (Rules p.17-20).
Noise enforcement lands on the owner: after one warning the owner may be called and, if unreachable or the noise continues, is assessed $100 per night; guests can be removed with no refund (Rules, Noise Policies p.28-29).
No new in-unit washer/dryer may be installed, so turnover laundry must use the level-7 coin laundry (8 a.m.-11 p.m.) or go off-site (Rules, Washer/Dryer Policy p.34).
The HOA will not use its deposited keys for guest lockouts and charges the owner for locksmith entry and door damage, so the owner must run their own lock/lockout solution (Rules, Access to Units p.3).
Bed-bug eradication, adjacent-unit inspections, mattress replacement and special cleaning are entirely at the owner's/rental company's cost with no compensation for lost rents or guest relocation (Rules, Bed Bugs p.21-23).
Heavy contractor regime: weekday 8-5 work only, $500,000 contractor insurance, no luggage carts, off-site disposal, daily clean-up, with $50-per-day assessments to the owner, which lengthens and raises the cost of renovations (Rules, Work by Owner or Contractor p.35-37).
Collection policy is aggressive: $50 monthly late fees, attorney referral and automatic foreclosure filing with assignment of rents at 90 days, and 'late charges and fees apply to any assessment whether it is regular, special or insurance' (Rules, Collection/Foreclosure Policy p.4-5).
No reserve study, reserve balance, insurance declarations, wind/flood deductibles, audited financials or minutes are in the set for a 1986 23-story oceanfront tower, and the rulebook notes cast-iron drain pipes, 25-year-old balcony fixtures and shared water heaters as known issues (Rules, Drainpipe Replacement p.32, Balcony Light Fixtures p.4, Water Heaters p.34).
The 1986 exclusive management agreement with the developer affiliate (auto-renewing two-year terms, management agent could increase assessments or levy special assessments during the year, collect assessments, and propose rules subject to Board approval) is still attached as Exhibit E; nothing in the set documents its termination even though a different manager is named in the rules (Amendments compilation, Exhibit E p.32-41).

Unit type	Per month	Per year
Standard unit, 0.42009% interest (193 units) - regular assessment, computed from budget line 4000 x Exhibit B percentage	$1,011	$12,132
Standard unit, 0.42009% interest - insurance assessment, computed from budget line 4010 x Exhibit B percentage	$158	$1,898
Standard unit, 0.42009% interest - regular + insurance combined 2026 (2025 equivalent: 700.00 + 138.84 = 838.84/month)	$1,169	$14,030
Two-level unit, 0.84017% interest (13 units: 2201-2205, 2306-2313) - regular assessment, computed	$2,022	$24,264
Two-level unit, 0.84017% interest - insurance assessment, computed	$316	$3,796
Commercial unit C-1, 8.00000% interest - regular assessment, computed (whether C-1 is actually billed is unstated)	$19,253	$231,036

Ocean Forest Plaza.

The documents behind this page.

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.

Ocean Forest Plaza.

The documents behind this page.

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.