HOA Risk Assessment · Myrtle Beach oceanfront

Oceans One.

Workable with rules. You can self-manage, but the rules shape how. Read the watch-outs before you price it.

Read from 18 association documents dated 2008–2026: Oceans One South Tower Horizontal Property Regime. 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
60OUT OF 100
Workable with rules

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

Full read
Can you rent it your way?Favorable
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.

Master Deed for Oceans One South Tower Horizontal Property Regime (recorded copy, 84 pages)2008· partialMaster Deed for Oceans One South Tower HPR (recorded copy with arbitration banner, 84 pages)2008· partialMaster Deed for Oceans One South Tower HPR, unrecorded execution draft (body, 51 pages)2008Master Deed for Oceans One South Tower HPR, recorded copy, first half (pages 1-42)2008Master Deed for Oceans One South Tower HPR, recorded copy, second half (deed pages 43-84: Articles XXXV-XXXIX, signature page, Exhibits A-E)2008Master Deed unrecorded draft, signature page and Exhibits A, A-1, B, C, D, E (32 pages)2008By-Laws of Oceans One South Tower Property Owners' Association, Inc. (Exhibit E to Master Deed)2008Rules and Regulations, effective December 14, 2017 (recorded January 7, 2019)2019· partialRules and Regulations, page 3 of 32019· partial2023 Approved Operating Budget2023· partial2024 Approved Operating Budget (approved 12/5/23) with 2023 column20242025 Approved Operating Budget (approved 10/29/24)2025· partial2026 Approved Operating Budget (approved 10/28/25) with 2025 column20262026 Approved Operating Budget, 2-page version2026· partial15th Annual Members' Meeting Minutes, September 29, 2023202316th Annual Members' Meeting Minutes, November 4, 2024 (DRAFT)2024December 2023 owner letter from Ally Management, Inc. with draft 15th annual minutes, 2024 budget and lobby door codes2023· partialDecember 2024 owner letter from Ally Management, Inc. with draft 16th annual minutes, 2025 budget and contact information form2024· partial
✓Master deed / declarationOn file
✓BylawsOn file
✓Rules & regulationsOn file
✓Current budget with dues scheduleOn file
✓Latest annual meeting minutesOn file
Insurance summaryNot on file
Reserve studyNot on file
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?

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.

Daily, weekly or monthly rentals are expressly allowed with no minimum stay, no on-site program requirement, self-management permitted and any manager allowed, but the resort-marks owner may regulate advertising, the unit itself cannot be used to dispense keys or lock-box keys or as a rental office, 'For Rent' signs are banned and managers must carry $1M/$2M liability plus a $5M umbrella naming the Association; short of 5 only because of these advertising and key-handling limits.

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
Owner-use limitsunstated; no limit on owner use. Owners, family, guests and renters may use the common elements 'while staying in overnight accommodations at the Regime' (Art. VII).
RegistrationNo guest or lease registration with the Association or a front desk is stated. Any rental management company serving residential owners must furnish the Association proof of $1,000,000/$2,000,000 general liability plus a $5,000,000 umbrella naming the Association as additional insured before starting operations (Master Deed Art. XV(C)). Guest vehicles must be identified as Oceans One guests or they are towed; two spaces per unit (Rules); the registration mechanism is unstated. Owners file a contact information form with the managing agent for emergencies (Dec 2024 letter).
Advertising rulesThe names 'Oceans One' and 'Oceans One Resort' are service marks of the grantor; the owner of the marks retains the right to impose rules on how owners and rental managers advertise units for rent so the names and photographic images are not used in a way that misleads the public about inventory size or available guest services (Art. VII). No such rules are in this document set. No 'For Rent' or other signs may be visible from outside a unit or placed on common elements (Art. XIX). Using the unit itself as a rental office, to book rentals or to dispense keys (including lock-box keys) is expressly prohibited (Art. XIV).
Vote to change rental rulesGeneral Master Deed amendments: 67% of the undivided interest in the common elements at a special meeting, proposed by the CU-1 owner, a Board majority or 25% of members (Art. XXIX(B)). Article XIV (residential use, rental and commercial-activity restrictions) additionally requires the express written consent of all Commercial Unit owners (Art. XXIX(A)(4)), and its restriction on commercial activities 'may not be amended without the unanimous vote of all UNIT OWNERS' (Art. XIV). Rules and regulations are adopted by the Board (By-Laws Art. III Sec. 18(g)) but are not binding on the Commercial Units or the Grantor without their written consent (Art. XV). By-Laws: 67% of total votes (By-Laws Art. VI Sec. 6).
What the documents say (10)
“With the exception of the COMMERCIAL UNITS, each UNIT is hereby restricted to residential use by the OWNER or OWNERS thereof, their immediate families, guests, licensees and invitees; provided, however, an OWNER may rent his or her UNIT so long as he or she does not use the UNIT itself to dispense keys of any nature, including, without limitation, keys to lock boxes, to book rentals, or to otherwise act as the office to rent the UNIT(S) or for providing rental or cleaning services for the UNIT or any other property, which such conduct is expressly prohibited.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XIV, OCR page 18
“No UNIT or any portion thereof may be submitted to any plan or form of interval or fractional ownership, or any form of timesharing or other related ownership scheme where the right to exclusive use rotates among multiple owners, members or partners of a program. Provided however, nothing herein shall be construed as limiting the right of any OWNER of any UNIT from renting or leasing his, her, their or its UNIT, subject to all terms and conditions of this Master Deed on a daily, weekly or monthly basis.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XIV, OCR page 19
“RESIDENTIAL UNIT OWNERS may rent their UNITS, but are restricted against using any part of the COMMON ELEMENTS to engage in the business of renting.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XIV, OCR page 19
“The foregoing restriction on commercial activities may not be amended without the unanimous vote of all UNIT OWNERS.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XIV, OCR page 19
“Any and all rental management companies providing services to any RESIDENTIAL UNIT OWNERS at Oceans One South Tower Horizontal Property Regime shall maintain the following amounts of insurance: General liability coverage in an amount of not less than $1,000,000.00 per occurrence with an aggregate of $2,000,000.00 and an umbrella policy of not less than $5,000,000.00 (provided that such coverage is reasonably available at standard rates from a licensed insurer within the State of South Carolina), with the ASSOCIATION named as an additional insured on all such policies. Proof of such coverage shall be furnished to the ASSOCIATION prior to the commencement of operations within the Regime.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XV(C), OCR page 21
“GRANTOR further discloses that in the case of OWNERS that desire to rent RESIDENTIAL UNITS they own, the owner of the Marks, its successors or assigns, retains rights to impose reasonable rules and regulations concerning the advertisement of UNITS for rent by OWNERS and rental managers to prevent use of the names and photographic images of the Marks in a manner that is misleading to the general public as to the size of inventory of UNITS that is being offered or as to the types of guest services that are available in connection with the rental.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VII, OCR page 15
“Further, no OWNER, or his agent, may place any signs or banners upon the COMMON ELEMENTS, or within his UNIT or the LIMITED COMMON ELEMENTS so as to be visible from the exterior of the UNIT, including, without limitation “For Sale”, “For Rent” or other advertising signs.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XIX, OCR page 23
“UNIT KEYS If you do not participate in the onsite rental program (Oceans One Resort), you are required by the Master Deed to provide key and or code access to your unit in the event of an emergency.”Rules and Regulations eff. 12/14/2017, recorded 1/7/2019 (0c0208a8-CCAR_709133), Rules sheet, OCR page 3
“The ASSOCIATION is not intended to and shall not become involved in the business or practice of rental management of RESIDENTIAL UNITS.”By-Laws, Exhibit E (c777a803-CCAR_801180), Art. I Sec. 4, OCR page 1
“(4) Any amendment of ARTICLE XIV of this Master Deed shall require the express written consent of all of the OWNERS of the COMMERCIAL UNITS;”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXIX(A)(4), OCR page 38
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.

Guests get the same common-element rights as owners with nothing reserved to program guests and no disclaimer requirement, but there is no Association front desk (the deed bars it from key pick-up and concierge services), the owner must hand out common-area keys, pool bands and monthly lobby codes, and the exercise room and parts of the pool deck belong to the commercial units: the guide's 3.

Amenities for your guestsSame as program guests
Off limits to your guestsSecond-floor exercise room: a Limited Common Element reserved to Commercial Unit CU-2, not a common element, so gym access for owners or any guests is at the CU-2 owner's discretion (Art. IV(G); Exhibit B), Second-floor lounge: part of Commercial Unit CU-2 itself (Exhibit B), Portions of the pool/sun deck designated the Pool Deck Limited Common Element of CU-1 (kiosk, tiki hut, pool bar, cabana, outdoor seating) (Art. IV(H)), Pool deck and sun deck areas may be cordoned off by the CU-2 owner for private events, up to 6 hours each and 10 per year with 24-hour posted notice (Art. VI(F)), Service elevator and service chutes: Limited Common Elements of CU-1, though CU-1 must keep trash disposal available on all floors (Art. IV(D),(E) and page 10)
Wristbands & parking passesPool bands are required of all owners and guests on the pool deck at all times; who issues them and any cost is unstated, and the 2024 minutes complain of people in the pools without bands and no pool attendant (a $38,400 pool attendant line is added in 2026). Each owner receives 10 common-area keys once a year and must give them to guests; additional keys are sold at the Oceans One Resort front desk to owners only. Lobby door codes rotate monthly and are mailed to owners. Parking: each unit is entitled to a maximum of two spaces; all cars must be identified as Oceans One guests or they are towed; the lot is a 211-space surface easement across Ocean Boulevard that the easement grantor may relocate at its sole discretion. How a guest car is 'identified' or registered, and with whom, is unstated; the 2024 minutes refer to an area 'behind registration in the parking lot'.
Check-inowner handles; the deed bars using the unit to dispense keys or as a rental office, the Rules make the owner responsible for giving guests the common-area keys, and the only front desk mentioned belongs to the on-site rental program and sells extra keys to owners only
TrashBagged in secured heavy-duty plastic and deposited in the trash rooms on each floor; nothing may be left in corridors, hallways, balconies or stairways; furniture, appliances and other household items must go to an off-site location (Rules). The service chutes are CU-1's limited common element; CU-1 may restrict access to the chute rooms but must keep trash disposal available to owners and guests at convenient times on all floors (Master Deed Art. IV). The 2024 minutes note trash in the elevators and garbage behind registration to be addressed. The draft 15th annual minutes attached to the December 2023 letter record that 'Board members discussed how to best move the trash from the floors' when the bulk-service staffing (budgeted at about two and a half people) was reviewed (Dec 2023 letter, OCR pages 4-5).
ElevatorsPassenger elevators are common elements maintained by the Association (elevator maintenance contract $65,000 in 2026; elevator upgrades on the 2024 capital list). The service elevator is reserved to CU-1. No rule restricting guests, movers or vendors to a particular elevator is stated.
Housekeeping & linenunstated; no housekeeping or linen service for off-program owners is described. The deed prohibits using a unit to provide 'rental or cleaning services for the UNIT or any other property', and the Rules bar hanging linens or towels from railings.
What the documents say (14)
“Except as may be specifically set forth herein, the COMMON ELEMENTS shall be, and the same are hereby declared to be, subject to a perpetual non-exclusive easement in favor of all of the OWNERS of UNITS in the Regime for their use and the use of their immediate families, guests, licensees and invitees, while staying in overnight accommodations at the Regime, for all proper and normal non-commercial purposes, and for the furnishing of services and facilities for which the same are reasonably intended, for the enjoyment of said OWNERS of UNITS.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VII, OCR page 14
“(A) An OWNER shall be deemed to have delegated to any guest, renter or invitee of the OWNER’S UNIT the right of enjoyment of the COMMON ELEMENTS for the period of time of such over-night occupation, rental or invitation. OWNERS and such persons using the COMMON ELEMENTS by such delegation shall be subject to the same rules and regulations as may from time to time be imposed by the ASSOCIATION;”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VII(A), OCR page 14
“COMMON AREA KEYS Each owner will be provided with 10 (ten) common area Keys, once annually. It will be your responsibility to provide the keys to your guests. Additional keys can be purchased at the Oceans One Resort front desk by owners only.”Rules and Regulations eff. 12/14/2017, recorded 1/7/2019 (0c0208a8-CCAR_709133), Rules sheet, OCR page 3
“POOL BANDS Pool bands are required by all owners and guests on the pool deck at all times.”Rules and Regulations eff. 12/14/2017, recorded 1/7/2019 (0c0208a8-CCAR_709133), Rules sheet, OCR page 3
“PARKING All cars must be identified as a guest of Oceans One. All unregistered cars will be towed. Please be advised that each unit is entitled to a maximum of two parking spaces per unit.”Rules and Regulations eff. 12/14/2017, recorded 1/7/2019 (0c0208a8-CCAR_709133), Rules sheet, OCR page 3
“(G) The exercise room area on the second floor described on the plans or elsewhere in this Master Deed as LIMITED COMMON ELEMENTS appurtenant to COMMERCIAL UNIT CU-2, which such area shall be for the exclusive use and benefit of COMMERCIAL UNIT CU-2, its successors and assigns;”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. IV(G), OCR page 9
“The OWNER of COMMERCIAL UNIT CU-1, its successors and assigns, shall be entitled to the exclusive use and enjoyment of the Pool Deck Limited Common Element, including, without limitation, the exclusive right to place a kiosk, tiki hut, pool bar, cabana or other similar permanent or temporary structures or improvements in such area for the sale and/or rental of towels, sunscreen and other retail items to the OWNERS, their guests, and the public and to exclusively use the Pool Deck Limited Common Element for the purpose of outdoor seating, landscaping, and the retail sale and consumption of food and beverages to the OWNERS, their guests, and the public.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. IV(H), OCR page 9
“In addition, the OWNER of COMMERCIAL UNIT CU-2, its successors and assigns, may from time to time, in its sole discretion, cordon off such portions of the pool deck and sun deck areas and/or reserve seating at such tables (to the exclusion of OWNERS and guests) in order to hold private events.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VI(F), OCR page 13
“No such exclusive event shall continue for more than six (6) consecutive hours and no more than ten (10) such events may take place in any one calendar year.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VI(F), OCR page 13
“The OWNER of COMMERCIAL UNIT CU-1 may restrict access to such areas or rooms enclosing such service chutes; however, in the event of such restricted access, the OWNER of COMMERCIAL UNIT CU-1 shall continue to make trash disposal available to the UNIT OWNERS, and their guests, at convenient times and on all floors of the Building served by such service chutes.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. IV, OCR page 10
“TRASH IN HALLWAYS Refuse, rubbish and garbage shall be disposed of in a secured, heavy duty plastic bag and deposited in the trash rooms. No refuse, rubbish or garbage shall be placed in the corridors, hallways, balconies or stairways, etc. at any time for any reason. Discarded household items such as, furniture, appliances, monitors, screens, etc. must be disposed of at a proper off-site location”Rules and Regulations eff. 12/14/2017, recorded 1/7/2019 (0c0208a8-CCAR_709133), Rules sheet, OCR page 3
“There are people going into the pools that are not wearing pool bands and people are allowing dogs into the pool. There isn’t a pool attendant currently, but in the process of looking into getting one.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 9, Member Comments, OCR page 3
“There is trash in the elevators. This will be addressed.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 9, Member Comments, OCR page 3
“Board members discussed how to best move the trash from the floors.”December 2023 owner letter from Ally Management, draft 15th annual minutes (6737e857-CCAR_672625), Item 7.B, OCR 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 local-contact, response-time, registration or vendor-elevator rules and only mild fines, but the owner must distribute 10 annual keys, pool bands and monthly codes, cannot run key handoff or cleaning from the unit, answers for guest conduct and pets, and accepts monthly pest-control entry and emergency entry through centralized locks; roughly the guide's 3.

Local contactunstated; no local-agent or local-contact requirement. Owners are responsible for the conduct of their guests and rental agent (Rules) and are asked to keep an emergency contact information form on file with the managing agent (Dec 2024 letter).
Locks & keysEntry-door locks are the owner's responsibility (Art. IV, XXI). Units are equipped with centralized electronic locks on the entry doors so the Board, its agents or the owner's property manager can enter immediately in an emergency (Art. XVII). Owners not in the on-site program must provide key and/or code access for emergencies (Rules). The unit may not be used to dispense keys, including lock-box keys (Art. XIV). The owner receives 10 common-area keys per year to distribute to guests; extra keys are sold to owners only at the resort front desk (Rules). Monthly lobby door codes are mailed to owners (Dec 2023 letter).
FinesRules schedule: first violation phone call and warning letter/email; second $60; third $100; fourth $200; fifth turned over to the attorney. Smoking in a unit or on a balcony: $250 first offense. By-Laws: the Board may fine, suspend voting and common-area use (not unit access); a fine for an occupant's violation is first assessed to the occupant and the owner pays if the occupant does not; fines are a lien; 10-day notice and hearing rights; the Association may use self-help including towing and recovers attorney fees. Owners are liable for damage caused by guests or lessees beyond insurance proceeds (Art. XXX(B)). Unauthorized alterations must be removed within three days or the Association removes them at the owner's cost (Art. XIX).
Contractors & vendorsunstated; no contractor hours, service-elevator or vendor insurance rules for owners' vendors appear. Structural or exterior alterations need prior written approval with sketches (Rules; Art. XIX). The Association's pest-control contractor may enter and spray inside each unit monthly (Art. XVIII).
AlsoRental management companies must carry $1M/$2M liability and a $5M umbrella naming the Association (Art. XV(C)). Owner maintains HVAC, appliances, fixtures, window and door glass, locks, interior finishes and in-unit utility connections, and pays any insurance deductible shortfall on those items (Art. XXI). No pets for renters or guests; non-smoking building; uniform window backings and patio furniture; no antennas, satellite dishes, hanging towels or storage on balconies; maximum five people on a balcony; quiet after 10 pm; loose balcony items indoors in hurricane season (Rules; Art. XV, XIX). All disputes go to mandatory negotiation, mediation and binding arbitration with jury trial waived and prevailing-party attorney fees (Art. XXXVIII, XXXIX). Dues due the 1st, past due after the 10th, $25 late fee after 20 days plus judgment-rate interest.
What the documents say (10)
“GENERAL Each owner is responsible for the proper conduct of his/her family, his/her guests and service personnel as well as for any damage to the property caused by these persons. It is also each owner's responsibility to ensure that his rental agent and guests understand and observe all rules and regulations. Occupancy of a unit is not to exceed the number specified by law.”Rules and Regulations eff. 12/14/2017, recorded 1/7/2019 (0c0208a8-CCAR_709133), Rules sheet, OCR page 3
“In case of any emergency originating in or threatening any UNIT, regardless of whether the OWNER is present at the time of such emergency, the Board of Directors of the ASSOCIATION or any other person authorized by it or any other person or entity authorized by the UNIT OWNER (including property managers and their agents), shall have the right to enter such UNIT for the purpose of remedying or abating the cause of such emergency, and such right of entry shall be immediate, but this shall not be construed as creating any obligation to do so. To facilitate entry in the event of any such emergency, the UNITS are equipped with centralized, electronic locks on the entry doors.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XVII, OCR page 22
“In that regard, ASSOCIATION, or its designated contractor may perform monthly service for pest control which may include spraying within each UNIT and each OWNER of a UNIT is hereby so notified.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XVIII, OCR page 22
“First Violation Phone Call and Warning Letter / Email Second Violation — $60 Fine Letter / Email Third Violation — $100 Fine Letter / Email Forth Violation $200 Fine Letter / Email Fifth Violation - Turned over to the Attorney”Rules and Regulations eff. 12/14/2017, recorded 1/7/2019 (0c0208a8-CCAR_709133), Rules sheet, VIOLATIONS, OCR page 3 (second-violation amount read from noisy OCR)
“NON-SMOKING The Oceans One Resort is a non-smoking facility. Smoking is not permitted in the units or balconies at any time. Smoking is permitted in the designated areas only. First offense will be a fine of $250.00.”Rules and Regulations eff. 12/14/2017, recorded 1/7/2019 (0c0208a8-CCAR_709133), Rules sheet, OCR page 3
“In the event that any occupant of a UNIT violates the Master Deed, By-Laws, or a rule or regulation and a fine is imposed, the fine shall first be assessed against the occupant; provided, however, if the fine is not paid by the occupant within the time period set by the Board, the Owner shall pay the fine upon notice from the ASSOCIATION.”By-Laws, Exhibit E (c777a803-CCAR_801180), Art. III Sec. 23, OCR page 11
“(B) The OWNER or OWNERS of each UNIT shall be liable for the expense of any maintenance, repair or replacement rendered necessary by his or their act, neglect or carelessness, or by that of any member of his or their family, or his or their guests, employees, agents or lessees, but only to the extent that such expense is not met by the proceeds of insurance carried by the ASSOCIATION.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXX(B), OCR page 40
“The OWNER of each UNIT shall be liable and responsible for the maintenance, repair and replacement, as the case may be, of all air conditioning and heating equipment, stoves, refrigerators, fans, or other appliances or equipment, including any fixtures and/or their connections required to provide water, light, power, sewage and sanitary service to his UNIT and which may now or hereafter be situated in his UNIT.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXI, OCR page 25
“Any improvements or alterations made to a UNIT or COMMON ELEMENT by a UNIT OWNER (other than as provided herein) without authorization in accordance with the foregoing must be removed within three days after notice from the ASSOCIATION or the ASSOCIATION may remove the unauthorized improvement or alteration and assess the violating OWNER for any charges necessary for the removal and repair.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XIX, OCR page 23
“Information sheet to be filled out by all homeowners. This information will be used in case of emergency to contact the owner(s) of each unit.”December 2024 owner letter from Ally Management (75040e81-CCAR_673012), Contact Information Form, OCR page 9
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 at 15.8% of budget and rising, no special assessments, broad inclusions (in-unit electric, internet, cable, pest control, master HO6) and insurance down 29% from its 2024 peak point toward 4, but dues rose 27.6% over three years (22.75% in 2024), insurance and HO6 are still 20.7% of budget, the Board may levy separate insurance and casualty-shortfall assessments, there is no reserve study, the building has recurring leaks and uncosted capital projects, and the master-association exposure is unquantified: the guide's 3.

2026 budget$2,572,063
Dues change+4.0% on the year
Reserves16% of budget
Reserve balance$714,496
Special assessmentsNone in the documents
InsuranceProperty insurance expense: 2023 $422,949; 2024 $635,676 (+50%); 2025 $550,000; 2026 $450,000. A separate 'Master HO6' policy (2023 $67,000; 2024 $94,465; 2025-2026 $82,000) covers the permanent improvements of each unit, contents, general liability and loss of use/revenue, and is billed as its own monthly line (Type C $76.47 in 2026). Insurance is shown as a distinct monthly component of each unit's dues (Type C $585.16 in 2024, $506.30 in 2025, $414.24 in 2026). Insurance plus HO6 is 20.7% of the 2026 budget. The deed lets the Board levy a separate insurance-related assessment quarterly, semi-annually or annually at its sole discretion, and owners pay deductible shortfalls on items they maintain. An insurance escrow ($127,088) and prepaid insurance ($391,682) were held at 9/30/2024. Agent: McGriff Insurance Services, Inc. Reconstruction after a casualty is mandatory, and if insurance proceeds fall short the Association must first draw on the replacement reserve and then levy an assessment on all owners for the balance (Art. XXIV).
Wind deductibleunstated (2024 minutes say only that 'some deductibles had decreased' in 2024)
FloodDeed requires casualty coverage including windstorm, wind-driven rain, water and flood damage 'if available' and discloses the property may lie in the FEMA velocity zone; the 2023 minutes report FEMA redesignated the Association from a VE to an AE flood zone, opening more carriers and federal flood coverage. Current flood policy terms are unstated.
DelinquencyDues are due on the 1st and past due after the 10th with late and administrative fees (owner letters). Deed: $25 late fee on any installment unpaid 20 days after the due date, interest at the South Carolina legal judgment rate, Board may accelerate the annual assessment on 10 days' notice, lien foreclosable like a mortgage with a receiver and rental proceeds, personal liability for collection costs and attorney fees, suspension of voting and common-element use; grantee is jointly liable for a seller's unpaid assessments. By-Laws treat an installment as delinquent on the 15th. At 9/30/2024 assessments receivable were $40,412 and fines/late fees collected year to date were $5,011; bad-debt budget $500. Directors delinquent over 30 days may be removed.
What the documents say (30)
“30100 Regular Assessment Revenue 2,391,663 2,490,063 98,400”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Revenues, OCR page 1
“TOTAL OPERATING EXPENSES 2,473,663 2,572,063 98,400 3.98%”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Expenses, OCR page 1
“83300 Insurance Expense 550,000 450,000 (100,000)”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Other Expenses, OCR page 1
“99910 YTD General Reserve Funding 381,342 406,605 25,263”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Other Expenses, OCR page 1
“18 Type C 150,000 2,700,000 0.01105 0.20143 2,201.62 76.47 2,278.24 76.47 414.24 1,877.96 2,368.67 90.43”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Oceans One Dues Schedule, OCR page 1
“18 Type F 61,000 1,098,000 0.00449 0.08192 895.33 31.10 926.48 31.10 168.46 763.70 963.26 36.78”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Oceans One Dues Schedule, OCR page 1
“TOTAL OPERATING EXPENSES 2,015,139 2,473,663 458,524 22.75%”2024 Approved Operating Budget with 2023 column (d3ae06b2-CCAR_584828), Expenses, OCR page 1
“83300 Insurance Expense 422,949 635,676 212,727”2024 Approved Operating Budget with 2023 column (d3ae06b2-CCAR_584828), Other Expenses, OCR page 1
“18 Type C 150,000 2,700,000 0.01105 0.20143 1,855.82 88.09 585.16 1,604.98 2,278.24 422.42”2024 Approved Operating Budget with 2023 column (d3ae06b2-CCAR_584828), Oceans One Dues Schedule, OCR page 1
“30100 Regular Assessment Revenue 1,948,139$”2023 Approved Operating Budget (039e06a8-CCAR_805863), Revenues, OCR page 1
“Regular Assessment Revenue 2,391,663”2025 Approved Operating Budget (e6cb5d0a-CCAR_799680), Revenues, OCR page 1
“She also communicated to the unit owners that the dues for 2025 would remain the same as in 2024.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 7.C, OCR page 3
“noting that to date, $259,342 had been funded into the reserves.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 7.B, OCR page 2
“noting that the Total Current Assets were $714,496.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 7.B, Reserve Balance sheet, OCR page 2
“He noted that the budget would reflect a 5.01% increase. This increase is primarily due to maintenance contract, water/sewer, contract security patrol, property insurance, HO6 insurance, and general reserve funding.”15th Annual Members' Meeting Minutes 9/29/2023 (52733bff-CCAR_652589), Item 7.B, OCR page 3
“He further explained that the Association is in a rebuilding phase in regard to the reserves.”15th Annual Members' Meeting Minutes 9/29/2023 (52733bff-CCAR_652589), Item 7.B, OCR page 3
“Concerning Ocean's One, the primary factor driving the 2024 increase is the transition to a new bulk service provider, specifically intended to uphold the building's cleanliness. Additionally, there are supplementary allocations for reserve funding and insurance expenses.”December 2023 owner letter from Ally Management (6737e857-CCAR_672625), Cover letter, OCR page 1
“Payment Coupons: Please be reminded that payments are due on the first (1st) day of the month and are considered past due if not received by the tenth (10th) day of the month. Delinquent assessment payments are subject to late and administrative fees if not received in a timely manner.”December 2024 owner letter from Ally Management (75040e81-CCAR_673012), Cover letter, OCR page 1
“He stated that this policy is for coverage for the permanent improvements of the unit, content, general liability, and any loss of use/revenue for the unit.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 6.A Insurance Review (Master HO6), OCR page 2
“He stated that FEMA recently updated the flood zones, and the Association has been redesignated from a VE to AE zone which is a less hazardous zone, which allows for more carriers to provide coverage and for federal flood coverage.”15th Annual Members' Meeting Minutes 9/29/2023 (52733bff-CCAR_652589), Item 6.B Insurance Review, OCR page 2
“The Board of Directors of the ASSOCIATION, may in its sole and absolute discretion, elect to issue an insurance-related assessment to the OWNERS that is separate and apart from other general Regime assessments on either a quarterly, semi-annual or annual basis, as the Board of Directors may determine.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXIV, OCR page 28
“2. Expenses declared common expenses by provisions of this Master Deed, including electricity charges for lighting, heating and air conditioning all units;”Master Deed continuation (ce50f214-CCAR_773722, deed pp. 43-84), Art. XXXVI(I)(2), deed page 44 (OCR page 2)
“Further, a late fee of $25.00 shall be assessed for each installment not paid within twenty (20) days after the due date thereof.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXVII(G), OCR pages 35-36
“Pursuant to the Master Restrictions, the ASSOCIATION shall be a member of the Master Association and shall be subject to assessments as provided in the Master Restrictions. Furthermore, pursuant to the Master Restrictions, the Master Association is hereby granted a lien upon each UNIT and its appurtenant undivided interest in the COMMON ELEMENTS, which lien shall secure and does secure the monies due for all assessments now or hereafter levied against the ASSOCIATION by the Master Association, including all interest, charges, fees, and expenses (including reasonable attorney's fees incurred by the Master Association in enforcing the lien upon the UNITS).”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VI(D), OCR page 13
“Each OWNER consents to the terms and conditions of the Parking Easement, and agrees, by acceptance of a deed to a UNIT, to be bound by the terms and conditions of the Parking Easement as that instrument may be amended from time to time, including the obligation, through the Regime, to pay the costs of maintenance, insurance, repair, replacement, utilities, taxes and upkeep on a prorata share of the present parking improvements and of any replacement parking (or parking garages) that may be substituted for the existing parking improvements in accordance with the terms and conditions of the Parking Easement.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VI(A), OCR page 11
“D. Capital Improvements 1. Secure new pool enclosure 2. Elevator upgrades 3. Lobby improvements 4. Lighting improvements”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 7.D, OCR page 3
“Why are there so many floods and leaks? Oceans One is an older building. The pressure reducing valves are older and causing leaks. Many leaks are the unit owner’s responsibility for components within their units. The HOA is making plumbing improvements to help with the leaks.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 9, OCR page 3
“Hurricane Ian did not receive any compensation for the pier ending up in the pool.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 9, OCR page 3
“The monies to be deposited by the ASSOCIATION with the Insurance Trustee, in said latter event, may be paid by the ASSOCIATION out of its Reserve Fund for Replacements, and if the amount in such Reserve Fund for Replacements is not sufficient, then the ASSOCIATION shall levy and collect an assessment against all OWNERS and their UNITS in an amount which shall provide the funds required to pay for said repair, replacement or reconstruction.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXIV, OCR page 31
“71000 Contract Security Patrol 90,000 160,000 70,000”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Other Expenses, OCR page 1
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.

The board is owner-elected and ordinary amendments need 67%, but the deed grants the commercial units perpetual exclusive monopolies on food, beverage, retail, telecom/cable/internet, advertising, rooftop and the pool deck, bars the Association and residential owners from any front-desk, concierge or key-service business, gives the commercial owners consent rights over Article XIV, pool-deck changes and rules, and lets the Board borrow and share amenities without an owner vote; between the guide's 1 and 3.

StructureTwo tiers: a master association above this one
Master associationOceans One Master Association, under the Declaration of Covenants, Conditions, Easements, Restrictions and Liens dated March 18, 2008, recorded March 20, 2008 in Deed Book 3322 Page 2041 (the 'Master Restrictions'); the Association is a member and the Master Association holds a lien on every unit, but no master assessment line appears in the 2023-2026 budgets
Commercial unitYes, with its own deed rights
On-site operatorAn on-site rental program operates as 'Oceans One Resort' with a front desk (Rules); the 2024 minutes list an attendee from 'Oceans One Rental Management Company'. The Master Deed names no operator; it reserves the commercial activities to the owners of Commercial Units CU-1 and CU-2 (originally the grantor, Smith Capital Corp.). Association managing agent: Ally Management, Inc.
BoardThree to five directors; directors need not be owners. After the developer's Class II control ends, five directors are elected (initially staggered 3/3/2/2/1-year terms, then two-year terms); nominating committee plus floor nominations; a majority of the membership may remove a director; the Board fills vacancies. Commercial Unit owners may appoint one additional non-voting ex officio director with notice and inspection rights. Quorum is a majority of the total vote; the November 2024 annual meeting reached only 38% so the election was deferred. The 2023 and 2024 meetings show a five-member owner-elected board; managing agent Ally Management, Inc.; management contracts limited to two years. The Board may borrow for repairs, restoration or budget shortfalls without a member vote (a member majority is needed only for borrowing to add or improve amenities or above 10% of the budget) and may assess owners up to 10% of the budget to acquire additional common elements on its own approval (By-Laws Art. III Sec. 21; Master Deed Art. XX).
Developer rightsGrantor Smith Capital Corp. was the sole Class II member for up to ten years from the March 2008 filing: four times the vote weight per unit owned, sole selection of the Board, and a veto over every Board or committee action, all transferable by recorded instrument. Grantor may employ itself or an affiliate as managing agent, need not recuse on contracts with itself, may unilaterally amend the deed to correct errors or satisfy lenders, reserved Phases II-V and construction/marketing easements until April 1, 2018, and may use units as sales offices while it owns any. Any deed provision favoring the Grantor, and Articles XXXII, XXXVIII and XXXIX, cannot be amended without its consent; rules are not binding on the Grantor without its written consent. Whether a Class II termination instrument was recorded is unstated; a developer representative still attended the 2023 annual meeting.
Commercial-unit rightsCU-1: perpetual exclusive rooftop/cell-tower easement with the right to lease sites to carriers; perpetual exclusive advertising and signage easement over corridors, elevators, exteriors and common elements; control of marquee signage; exclusive perpetual easement to provide telephone, cable TV, pay-per-view, wireless broadband and internet to the Regime (security cameras and phone switchboard remain CU-1 property); Pool Deck Limited Common Element for a kiosk/tiki hut/pool bar/cabana and retail; lobby sales/information desk; service elevator and service chutes; written consent required before any removal, alteration or improvement of the pool deck or pool amenities; the Association must relocate and rebuild CU-1's poolside cabana bar at its own cost after a casualty. CU-1 and CU-2: perpetual exclusive food, beverage and retail sales easement over pool decks, sun decks and common elements; live and recorded music on pool decks 9 a.m. to midnight (Art. VI(G) is drafted as an appurtenance to CU-2 but granted to the CU-1 owner; Art. XVI names CU-1); CU-2 may place tables and chairs and cordon off pool-deck areas for private events (6 hours, 10 per year). Commercial units may be used for any lawful purpose, altered without Board consent, and residential owners and the Association are barred from any commercial activity including rental-desk, concierge, key pick-up, cable/internet services, shops, restaurants or spas; the commercial owners may specifically enforce these restrictions and recover attorney fees; rules affecting them are not binding without their consent; Article XIV cannot be amended without their consent; the Board may share Regime amenities with other regimes or hotels with commercial-owner consent and without residential-owner consent.
VotesOne vote per unit, weighted by the unit's percentage undivided interest (Exhibit C; e.g., Type C 1.105%, Type F 0.449%); co-owners designate a single voting member; Class II (grantor) votes count four times while that class exists. Proxies must reach the Secretary 48 hours before the meeting; written votes count at amendment meetings. Quorum is a simple majority of the total vote; special meetings on petition of 10% of the voting weight; action by unanimous written consent allowed.
Changing the deedMaster Deed: 67% of the undivided interest in the common elements at a special meeting (proposed by the CU-1 owner, a Board majority, or 25% of members), effective on recording. Unanimous consent of all owners and first mortgagees to change percentage interests or the assessment basis; unanimous owner vote plus Commercial Unit consent to change the Article XIV commercial-activity restriction; Grantor consent for Grantor rights and Article XXXII; Commercial Unit consent for their rights; both Grantor and Commercial Unit consent for the jury-waiver and arbitration articles. By-Laws: 67% of total votes including Grantor units. Termination of the regime: unanimous owners and lienholders.
Disputes or lawsuitsNo pending litigation is disclosed. The deed imposes mandatory negotiation, then mediation, then final and binding arbitration (South Carolina Uniform Arbitration Act) on all claims among owners, the Association, the Grantor and contractors except assessment collection and emergency injunctive relief, with claims deemed waived if deadlines are missed; jury trial is waived and the prevailing party recovers attorney fees. Owners' comments in 2024 cite recurring floods and leaks from aging pressure-reducing valves and note the Association received no compensation for Hurricane Ian pier debris landing in the pool.
What the documents say (22)
“The Class II member shall be entitled to a vote for each UNIT in which it holds the interest required for membership by Article XIII in the Master Deed; provided that the Class II membership shall continue for a maximum period of ten (10) years from the filing of this Master Deed, unless sooner terminated by GRANTOR. The percentage weight that the vote of each UNIT which GRANTOR owns during Class II membership shall carry will equal four (4) times the percentage undivided interest in the COMMON ELEMENTS for such UNITS as set forth in Exhibit C of the Master Deed.”By-Laws, Exhibit E (c777a803-CCAR_801180), Art. II Sec. 2, OCR page 2
“So long as the Class "II" membership exists, the Class "II" member shall have a veto power over all actions of the Board and any committee, as is more fully provided in this Section.”By-Laws, Exhibit E (c777a803-CCAR_801180), Art. III Sec. 3, OCR page 4
“Section 4. Number of Directors. The number of Directors in the ASSOCIATION shall not be less than three (3) nor more than five (5), as provided below. The initial Board shall consist of three (3) members as identified above.”By-Laws, Exhibit E (c777a803-CCAR_801180), Art. III Sec. 4, OCR page 5
“Directors may be elected to serve any number of consecutive terms. Each member elected thereafter shall be elected for a two (2) year term.”By-Laws, Exhibit E (c777a803-CCAR_801180), Art. III Sec. 6, OCR page 6
“In addition to the Directors elected under the preceding paragraphs, the Owner(s) of the Commercial Units may collectively designate and appoint one representative to serve as an additional ex officio Director.”By-Laws, Exhibit E (c777a803-CCAR_801180), Art. III Sec. 6, OCR page 6
“The GRANTOR, or an affiliate of the GRANTOR, may be employed as managing agent or manager.”By-Laws, Exhibit E (c777a803-CCAR_801180), Art. III Sec. 19(a), OCR page 9
“At such meeting, the amendment or amendments proposed must be approved by an affirmative vote of MEMBERS owning at least sixty-seven (67%) percent of the undivided interest in the COMMON ELEMENTS of the Condominium in order for such amendment or amendments to become effective.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXIX(B), OCR page 39
“Thereafter and otherwise, but subject to the provisions hereinafter provided, these By-Laws may be amended only by the affirmative vote (in person or by proxy) or written consent of Voting Members representing sixty-seven (67%) percent of the total votes of the ASSOCIATION, including any UNITS owned by the GRANTOR.”By-Laws, Exhibit E (c777a803-CCAR_801180), Art. VI Sec. 6, OCR page 14
“(F) Any OWNER of a COMMERCIAL UNIT shall have the right to specifically enforce the easements, rights and benefits granted to such OWNER(S) and/or the COMMERCIAL UNIT(S) under this Master Deed, including, without limitation, the provisions of Article XIV restricting the right and authority of the ASSOCIATION and the OWNERS of RESIDENTIAL UNITS to conduct commercial activities upon the Regime.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXX(F), OCR page 41
“(F) Food, Beverage & Retail Sales Easement. As an appurtenance to COMMERCIAL UNITS CU-1 and CU-2, the OWNERS of such COMMERCIAL UNITS, their successors and assigns, are hereby granted a perpetual, exclusive and commercially useable easement for the right to conduct food, beverage and various retail sales on, over and across the pool decks, sun decks and other COMMON ELEMENTS of the Regime.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VI(F), OCR page 13
“Provided, however, the OWNER OF COMMERCIAL UNIT CU-1 is hereby granted for the benefit of itself, its successors and assigns, an exclusive, transferable, perpetual easement appurtenant to COMMERCIAL UNIT CU-1 for the purpose of providing telephone, cable television, cable pay per view movies, wireless broadband access and internet service to the Regime, said easement being over, upon and through all wiring, conduits and other fixtures and equipment used for the purposes of providing telephone, cable television, cable pay per view movies, internet service, and wireless broadband internet access or other communication services to the Regime Property, and all of the other terms and conditions of this Master Deed are made subject to the terms of this exclusive Easement.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VIII, OCR page 16
“(E) Advertising Easement. As an appurtenance to COMMERCIAL UNIT CU-1, the OWNER of COMMERCIAL UNIT CU-1, its successors and assigns, is hereby granted a perpetual, exclusive and commercially useable easement for advertising and the placement of signage over the corridors, passageways, elevators, exteriors of the Building and other COMMON ELEMENTS of the Regime.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VI(E), OCR page 13
“Furthermore, the Board of Directors of the ASSOCIATION, with the consent of the OWNERS of the COMMERCIAL UNITS, shall have the power and authority from time to time, without the need for consent from RESIDENTIAL UNIT OWNERS, to enter into written and/or recorded agreements with other horizontal property regime associations, hotel owners/operators and other third parties for the sharing and/or reciprocal use of Regime Amenities upon such terms as the Board of Directors may determine appropriate.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XIII, OCR page 18
“Notwithstanding anything herein to the contrary, no removal, alteration or improvement of pool deck or pool amenities shall take place unless the OWNER of COMMERCIAL UNIT CU-1 has first consented in writing to the same.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XX, OCR page 24
“The ASSOCIATION shall be responsible for the costs of relocation and reconstruction, including the costs of running new utilities to the Poolside Cabana Bar relocation area.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXIV, OCR page 30
“Provided, however, any such rules or regulations that purport to diminish, abrogate or in any way affect the COMMERCIAL UNITS, including the LIMITED COMMON ELEMENTS appurtenant thereto or other easements or rights grants herein in favor of such COMMERCIAL UNITS or the OWNERS thereof shall not be binding upon such OWNER(S) of such COMMERCIAL UNITS, their successors and assigns, unless and until such affected OWNER consents in writing to the same.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XV, OCR page 20
“Pursuant to the Parking Easement, certain parking for the Regime may be relocated, either temporarily or permanently, to another location, the relocation to be in the sole and absolute discretion of the grantor under the Parking Easement. Neither the OWNERS nor the Board of Directors of the ASSOCIATION shall be required to consent to or approve such relocation.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VI(A), OCR page 11
“GRANTOR HEREBY DECLARES, ON BEHALF OF ITSELF, THE ASSOCIATION, AND ANY OWNER OF A UNIT, THAT ANY AND ALL RIGHT TO TRIAL BY JURY SHALL BE WAIVED BY GRANTOR, THE ASSOCIATION, AND EACH OWNER OF A UNIT IN ANY DISPUTE, PROCEEDING, CASE OR CONTROVERSY ARISING UNDER OR RELATED TO THE WITHIN MASTER DEED.”Master Deed continuation (ce50f214-CCAR_773722, deed pp. 43-84), Art. XXXVIII, deed page 47 (OCR page 5)
“This Section (B)(4). is an agreement of the Bound Parties to arbitrate all Claims except Exempt Claims and is specifically enforceable under the applicable arbitration law of the State of South Carolina. The arbitration award ("Award") shall be final and binding, and judgment may be entered upon it in any court of competent jurisdiction to the fullest extent permitted under the laws of the State of South Carolina.”Master Deed continuation (ce50f214-CCAR_773722, deed pp. 43-84), Art. XXXIX(B)(4)(b), deed page 49 (OCR page 7)
“It was announced that the quorum requirement for the meeting had not been met and had only reached 38%, therefore the meeting would be for informational purposes only.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 4, OCR page 1
“The Board of Directors shall have the power to borrow money for the purpose of repair or restoration of the Common Areas or for the purpose of funding budgetary shortfalls, without the approval of the membership; provided, however, the Board shall obtain prior Voting Member approval by majority vote for special assessments in the event that the proposed borrowing is for the purpose of modifying, improving, or adding amenities, or the total amount of such borrowing exceeds or would exceed ten (10%) percent of the budgeted gross expenses of the ASSOCIATION for that fiscal year.”By-Laws, Exhibit E (c777a803-CCAR_801180), Art. III Sec. 21, OCR page 10
“Provided that the total cost of acquiring the improvements will not exceed ten percent (10.0%) of the budgeted gross expenses of the ASSOCIATION for the then current fiscal year, the ASSOCIATION may, with the approval of the Board of Directors, assess each Unit according to its Percentage Interest in the COMMON ELEMENTS of the Regime for the purpose of acquiring additional COMMON ELEMENTS.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XX, OCR page 24
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

  • Short-term rentals are expressly permitted on a daily, weekly or monthly basis with no minimum stay (Master Deed 204cc39b, Art. XIV, OCR page 19)
  • No requirement to join the on-site program: the Rules address owners who 'do not participate in the onsite rental program', and the Association itself is barred from rental management (Rules 0c0208a8, OCR page 3; By-Laws c777a803, Art. I Sec. 4, OCR page 1)
  • Outside rental managers are allowed; the only condition is that they carry $1M/$2M liability plus a $5M umbrella naming the Association (Master Deed 204cc39b, Art. XV(C), OCR page 21)
  • Renters and guests inherit the owner's full right to use the common elements for their stay, with no amenity reserved to on-site program guests (the only carve-outs are the commercial units' exercise room and pool-deck limited common elements) (Master Deed 204cc39b, Art. VII(A) and IV(G)-(H), OCR pages 9 and 14)
  • Dues cover unusually broad costs: in-unit electricity for lighting, heating and air conditioning, water/sewer, cable, internet/unit phone, monthly in-unit pest control, security patrol and a master HO6 policy that covers unit improvements, contents, liability and loss of rental revenue (Master Deed ce50f214, Art. XXXVI(I)(2), deed page 44; 2026 Budget 1d8acbd1, OCR page 1; 16th Minutes a9f7ad7a, OCR page 2)
  • Reserve funding is $406,605, 15.8% of the 2026 budget, and has risen every year from $284,600 in 2023; the reserve balance was $714,496 at 9/30/2024 (2026 Budget 1d8acbd1, OCR page 1; 16th Minutes a9f7ad7a, OCR page 2)
  • Dues were held flat for 2025 and rose only 3.98% for 2026, while property insurance expense fell from $635,676 (2024) to $450,000 (2026) (2026 Budget 1d8acbd1, OCR page 1; 16th Minutes a9f7ad7a, OCR page 3)
  • No special assessment appears in the 2023-2026 budgets, both sets of annual minutes or the December 2023 and 2024 owner letters (6737e857; 75040e81)
  • Annual audits by an independent CPA returned clean opinions for 2021 and 2023 (15th Minutes 52733bff, OCR page 2; 16th Minutes a9f7ad7a, OCR page 2)
  • FEMA redesignated the property from a VE to a less hazardous AE flood zone, widening the carrier market and allowing federal flood coverage (15th Minutes 52733bff, OCR page 2)
  • The fine schedule is mild and starts with a warning: $60, $100, $200, then attorney referral (Rules 0c0208a8, OCR page 3)
  • The board is now owner-elected (five members, two-year terms) and the developer's Class II control was capped at ten years from the 2008 filing (By-Laws c777a803, Art. II Sec. 2 and Art. III Sec. 6, OCR pages 2 and 6; 16th Minutes a9f7ad7a, OCR page 1)
  • Board meetings are open to all voting members, and an audited annual report by an independent CPA must be distributed to members within 120 days of year-end (By-Laws c777a803, Art. III Sec. 16 and Sec. 20(g), OCR pages 7 and 10)
  • The Association, not the owner, maintains balcony and terrace floors, the walls facing balconies, balcony railings and the entry-door and sliding-glass-door frames as a common expense (Master Deed 204cc39b, Art. XXI, OCR page 25)
  • A prospective purchaser is entitled to current copies of the Master Deed, Articles, By-Laws, rules and all books, records and financial statements, so due diligence on reserves and insurance can be demanded (By-Laws c777a803, Art. III Sec. 18(n), OCR page 9)

Watch-outs

  • The unit itself may not be used 'to dispense keys of any nature, including, without limitation, keys to lock boxes, to book rentals, or to otherwise act as the office to rent the UNIT(S)', which complicates lock-box or self-check-in setups at the door (Master Deed 204cc39b, Art. XIV, OCR page 18)
  • No Association front desk serves off-program guests: the deed bars the Association from offering front-desk, concierge or key pick-up services, so the owner must hand guests the 10 annual common-area keys and pool bands and the monthly lobby door code, and extra keys are sold only to owners at the on-site program's front desk (Master Deed 204cc39b, Art. XIV, OCR page 19; Rules 0c0208a8, OCR page 3; Dec 2023 letter 6737e857, OCR page 7)
  • Any rental manager must carry $1M/$2M general liability and a $5M umbrella naming the Association and prove it before operating, which can rule out small local managers (Master Deed 204cc39b, Art. XV(C), OCR page 21)
  • The grantor's successor as owner of the 'Oceans One' and 'Oceans One Resort' marks keeps the right to regulate how owners and managers advertise units, including use of the resort name and photos; no such rules are in this set, so ask for them (Master Deed 204cc39b, Art. VII, OCR page 15)
  • The commercial units hold perpetual exclusive monopolies on food, beverage and retail sales, pool-deck cabana/bar space, live music until midnight, private pool-deck events, rooftop cell towers, advertising signage and all telephone, cable and internet service to the building; pool deck changes need CU-1's written consent and the Association must relocate and rebuild CU-1's poolside cabana bar at its own cost if it cannot be rebuilt in place after a casualty (Master Deed 204cc39b, Art. IV(H), VI(E)-(G), VIII, XVI, XX, XXIV, OCR pages 9, 13, 16, 21, 24, 30)
  • The second-floor exercise room is a limited common element of CU-2 and the lounge is part of CU-2, so a gym is not a deeded amenity for owners or guests (Master Deed 204cc39b, Art. IV(G), OCR page 9; ce50f214 Exhibit B, deed page 57)
  • Article XIV, which contains the rental-permission and commercial-activity rules, cannot be amended without the written consent of every commercial unit owner, and its restriction on commercial activities additionally needs a unanimous vote of all unit owners; the commercial owners may sue to enforce it and recover attorney fees (Master Deed 204cc39b, Art. XIV, XXIX(A)(4), XXX(F), OCR pages 19, 38, 41)
  • Parking is off-site under an easement (211 spaces for 137 units, two per unit) that its grantor may relocate at its sole discretion without owner consent, with owners paying the pro-rata cost of any replacement lot or garage (Master Deed 204cc39b, Art. VI(A), OCR page 11; ce50f214 Exhibit A, deed page 54)
  • Insurance drove a 22.75% budget jump in 2024 (property insurance $422,949 to $635,676); insurance and HO6 are still 20.7% of the 2026 budget and the Board may levy a separate insurance assessment at any time (2024 Budget d3ae06b2, OCR page 1; 2026 Budget 1d8acbd1, OCR page 1; Master Deed 204cc39b, Art. XXIV, OCR page 28)
  • Dues rose 27.6% from 2023 to 2026 for a Type C unit ($1,855.82 to $2,368.67 per month); the smallest Type F units ($61,000 statutory value) pay $963.26 per month in 2026 (2023 Budget 039e06a8, OCR page 1; 2026 Budget 1d8acbd1, OCR page 1)
  • The typed 15th annual minutes describe the 2024 budget as a 5.01% increase, but the approved 2024 budget shows 22.75%, and the two versions of those minutes report different financial figures (15th Minutes 52733bff, OCR page 3; 2024 Budget d3ae06b2, OCR page 1; Dec 2023 letter 6737e857, OCR page 4)
  • A Master Association with lien rights on every unit governs reciprocal use of the pools, lazy river and other amenities by adjacent parcels, and the Board may share amenities with hotels without a residential vote; the master declaration and any charge are not in this set and no master line appears in the budgets (Master Deed 204cc39b, Art. VI(D) and XIII, OCR pages 12-13 and 18)
  • Renters and guests may not bring pets at all, so pet-friendly listings are off the table (Rules 0c0208a8, OCR page 3)
  • Non-smoking building with a $250 first-offense fine; occupant fines roll to the owner if unpaid and owners are liable for guest damage beyond insurance (Rules 0c0208a8, OCR page 3; By-Laws c777a803, Art. III Sec. 23, OCR page 11; Master Deed 204cc39b, Art. XXX(B), OCR page 40)
  • Building condition flags in the 2024 minutes: repeated floods and leaks from aging pressure-reducing valves (many charged to owners), 74 lights out, dirty exterior glass, trash in elevators, no pool attendant, and no recovery for Hurricane Ian pier debris in the pool; planned pool enclosure, elevator, lobby and lighting projects are not costed (16th Minutes a9f7ad7a, OCR page 3)
  • The November 2024 annual meeting failed quorum at 38%, so the election was postponed and the 2023 minutes could not be approved (16th Minutes a9f7ad7a, OCR pages 1-2)
  • Management or its contractor may enter the unit monthly for pest spraying, and the Board or a manager may enter immediately in an emergency through the centralized electronic locks (Master Deed 204cc39b, Art. XVII-XVIII, OCR page 22)
  • All disputes with the Association, developer or contractors go to mandatory negotiation, mediation and binding arbitration with jury trial waived and loser-pays attorney fees, and claims are forfeited if the tight deadlines are missed (Master Deed ce50f214, Art. XXXVIII-XXXIX, deed pages 47-52)
  • No reserve study is in the set, so there is no way to judge whether the $714,496 reserve balance at 9/30/2024 is adequate for a 2008 oceanfront tower with a seawall, pools and elevators; management describes the reserves as in a 'rebuilding phase' (15th Minutes 52733bff, OCR page 3; 16th Minutes a9f7ad7a, OCR page 2)
  • The deed itself names no on-site operator and no program terms, and the minutes reference an 'Oceans One Rental Management Company'; the program agreement and front-desk policies for non-program owners are not in this set (16th Minutes a9f7ad7a, OCR page 1; Rules 0c0208a8, OCR page 3)
  • The Board can borrow for repairs or budget shortfalls and assess up to 10% of the budget to acquire new common elements without an owner vote; a member majority is needed only for amenity borrowing or borrowing above 10% of the budget (By-Laws c777a803, Art. III Sec. 21, OCR page 10; Master Deed 204cc39b, Art. XX, OCR page 24)
  • An insurance shortfall after a casualty becomes an owner assessment: reconstruction is mandatory and any gap not covered by insurance proceeds and the replacement reserve 'shall' be levied on all owners (Master Deed 204cc39b, Art. XXIV, OCR pages 29-31)
  • The modest 3.98% rise for 2026 hides offsetting moves: insurance fell $100,000 while contract security patrol jumped from $90,000 to $160,000, a $38,400 pool attendant was added and fire-system maintenance rose $15,000, so a rebound in insurance would push the next increase well above 4% (2026 Budget 1d8acbd1, OCR page 1)
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 typePer monthPer year
Type C (18 units; statutory value $150,000; 1.105% dues share) - 2026 total monthly incl. $1,877.96 dues, $414.24 insurance, $76.47 HO6$2,369$28,424
Type C1 (1 unit; $117,000; 0.862%)$1,848$22,171
Type D (1 unit; $111,000; 0.817%)$1,753$21,034
Type F (18 units; $61,000; 0.449%) - 2026 total monthly incl. $763.70 dues, $168.46 insurance, $31.10 HO6$963$11,559
Type G (1 unit; $77,000; 0.567%)$1,216$14,591
Type H (18 units; $113,000; 0.832%)$1,784$21,413
Types J, K, L (18 + 4 + 4 units; $70,000; 0.516%)$1,105$13,265
Type M (4 units; $68,000; 0.501%)$1,074$12,886
Types N1, N2 (10 + 8 units; $113,000; 0.832%)$1,784$21,413
Type O (14 units; $111,000; 0.817%)$1,753$21,034
Type P (14 units; $103,000; 0.759%)$1,626$19,518
Type R (1 unit; $73,000; 0.538%)$1,153$13,833
Type S (1 unit; $72,000; 0.530%)$1,137$13,644
CU-1 Commercial ($105,000; 0.773%; no HO6)$1,605$19,254
CU-2 Commercial ($70,000; 0.516%; no HO6)$1,070$12,836

What the dues cover

In-unit electricity (deed declares 'electricity charges for lighting, heating and air conditioning all units' a common expense; Electricity $210,000 in 2026)Water/sewer ($130,000)Fuel/gas ($85,000)Cable television ($34,000)Internet and unit phone ($173,851)Monthly interior pest control inside units ($25,000)Master HO6 policy covering unit improvements, contents, liability and loss of rental revenue ($82,000, billed per unit)Building property/liability insurance ($450,000)Bulk maintenance/cleaning contract for common areas ($385,162) and new pool attendant ($38,400)Contract security patrol ($160,000)Elevator, generator and fire-system maintenance, pool supplies, landscaping, janitorial suppliesPro-rata upkeep, taxes and insurance of the off-site parking easement (deed; not broken out in the budget)

Where the budget goes

Insurance Expense (83300)$450,000 · 18%
YTD General Reserve Funding (99910)$406,605 · 16%
Maintenance Contract (41300, bulk service provider)$385,162 · 15%
Electricity (60000)$210,000 · 8%
Internet/Unit phone (60610)$173,851 · 7%
Contract Security Patrol (71000)$160,000 · 6%
Water/Sewer (60100)$130,000 · 5%
Pool Supplies/Repairs (42000)$105,000 · 4%
The figures, in the documents' words (30)
“30100 Regular Assessment Revenue 2,391,663 2,490,063 98,400”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Revenues, OCR page 1
“TOTAL OPERATING EXPENSES 2,473,663 2,572,063 98,400 3.98%”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Expenses, OCR page 1
“83300 Insurance Expense 550,000 450,000 (100,000)”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Other Expenses, OCR page 1
“99910 YTD General Reserve Funding 381,342 406,605 25,263”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Other Expenses, OCR page 1
“18 Type C 150,000 2,700,000 0.01105 0.20143 2,201.62 76.47 2,278.24 76.47 414.24 1,877.96 2,368.67 90.43”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Oceans One Dues Schedule, OCR page 1
“18 Type F 61,000 1,098,000 0.00449 0.08192 895.33 31.10 926.48 31.10 168.46 763.70 963.26 36.78”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Oceans One Dues Schedule, OCR page 1
“TOTAL OPERATING EXPENSES 2,015,139 2,473,663 458,524 22.75%”2024 Approved Operating Budget with 2023 column (d3ae06b2-CCAR_584828), Expenses, OCR page 1
“83300 Insurance Expense 422,949 635,676 212,727”2024 Approved Operating Budget with 2023 column (d3ae06b2-CCAR_584828), Other Expenses, OCR page 1
“18 Type C 150,000 2,700,000 0.01105 0.20143 1,855.82 88.09 585.16 1,604.98 2,278.24 422.42”2024 Approved Operating Budget with 2023 column (d3ae06b2-CCAR_584828), Oceans One Dues Schedule, OCR page 1
“30100 Regular Assessment Revenue 1,948,139$”2023 Approved Operating Budget (039e06a8-CCAR_805863), Revenues, OCR page 1
“Regular Assessment Revenue 2,391,663”2025 Approved Operating Budget (e6cb5d0a-CCAR_799680), Revenues, OCR page 1
“She also communicated to the unit owners that the dues for 2025 would remain the same as in 2024.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 7.C, OCR page 3
“noting that to date, $259,342 had been funded into the reserves.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 7.B, OCR page 2
“noting that the Total Current Assets were $714,496.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 7.B, Reserve Balance sheet, OCR page 2
“He noted that the budget would reflect a 5.01% increase. This increase is primarily due to maintenance contract, water/sewer, contract security patrol, property insurance, HO6 insurance, and general reserve funding.”15th Annual Members' Meeting Minutes 9/29/2023 (52733bff-CCAR_652589), Item 7.B, OCR page 3
“He further explained that the Association is in a rebuilding phase in regard to the reserves.”15th Annual Members' Meeting Minutes 9/29/2023 (52733bff-CCAR_652589), Item 7.B, OCR page 3
“Concerning Ocean's One, the primary factor driving the 2024 increase is the transition to a new bulk service provider, specifically intended to uphold the building's cleanliness. Additionally, there are supplementary allocations for reserve funding and insurance expenses.”December 2023 owner letter from Ally Management (6737e857-CCAR_672625), Cover letter, OCR page 1
“Payment Coupons: Please be reminded that payments are due on the first (1st) day of the month and are considered past due if not received by the tenth (10th) day of the month. Delinquent assessment payments are subject to late and administrative fees if not received in a timely manner.”December 2024 owner letter from Ally Management (75040e81-CCAR_673012), Cover letter, OCR page 1
“He stated that this policy is for coverage for the permanent improvements of the unit, content, general liability, and any loss of use/revenue for the unit.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 6.A Insurance Review (Master HO6), OCR page 2
“He stated that FEMA recently updated the flood zones, and the Association has been redesignated from a VE to AE zone which is a less hazardous zone, which allows for more carriers to provide coverage and for federal flood coverage.”15th Annual Members' Meeting Minutes 9/29/2023 (52733bff-CCAR_652589), Item 6.B Insurance Review, OCR page 2
“The Board of Directors of the ASSOCIATION, may in its sole and absolute discretion, elect to issue an insurance-related assessment to the OWNERS that is separate and apart from other general Regime assessments on either a quarterly, semi-annual or annual basis, as the Board of Directors may determine.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXIV, OCR page 28
“2. Expenses declared common expenses by provisions of this Master Deed, including electricity charges for lighting, heating and air conditioning all units;”Master Deed continuation (ce50f214-CCAR_773722, deed pp. 43-84), Art. XXXVI(I)(2), deed page 44 (OCR page 2)
“Further, a late fee of $25.00 shall be assessed for each installment not paid within twenty (20) days after the due date thereof.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXVII(G), OCR pages 35-36
“Pursuant to the Master Restrictions, the ASSOCIATION shall be a member of the Master Association and shall be subject to assessments as provided in the Master Restrictions. Furthermore, pursuant to the Master Restrictions, the Master Association is hereby granted a lien upon each UNIT and its appurtenant undivided interest in the COMMON ELEMENTS, which lien shall secure and does secure the monies due for all assessments now or hereafter levied against the ASSOCIATION by the Master Association, including all interest, charges, fees, and expenses (including reasonable attorney's fees incurred by the Master Association in enforcing the lien upon the UNITS).”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VI(D), OCR page 13
“Each OWNER consents to the terms and conditions of the Parking Easement, and agrees, by acceptance of a deed to a UNIT, to be bound by the terms and conditions of the Parking Easement as that instrument may be amended from time to time, including the obligation, through the Regime, to pay the costs of maintenance, insurance, repair, replacement, utilities, taxes and upkeep on a prorata share of the present parking improvements and of any replacement parking (or parking garages) that may be substituted for the existing parking improvements in accordance with the terms and conditions of the Parking Easement.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. VI(A), OCR page 11
“D. Capital Improvements 1. Secure new pool enclosure 2. Elevator upgrades 3. Lobby improvements 4. Lighting improvements”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 7.D, OCR page 3
“Why are there so many floods and leaks? Oceans One is an older building. The pressure reducing valves are older and causing leaks. Many leaks are the unit owner’s responsibility for components within their units. The HOA is making plumbing improvements to help with the leaks.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 9, OCR page 3
“Hurricane Ian did not receive any compensation for the pier ending up in the pool.”16th Annual Members' Meeting Minutes 11/4/2024, draft (a9f7ad7a-CCAR_799679), Item 9, OCR page 3
“The monies to be deposited by the ASSOCIATION with the Insurance Trustee, in said latter event, may be paid by the ASSOCIATION out of its Reserve Fund for Replacements, and if the amount in such Reserve Fund for Replacements is not sufficient, then the ASSOCIATION shall levy and collect an assessment against all OWNERS and their UNITS in an amount which shall provide the funds required to pay for said repair, replacement or reconstruction.”Master Deed for Oceans One South Tower HPR, recorded 3/20/2008 (204cc39b-CCAR_773721, deed pp. 1-42), Art. XXIV, OCR page 31
“71000 Contract Security Patrol 90,000 160,000 70,000”2026 Approved Operating Budget with 2025 column (1d8acbd1-CCAR_783892), Other Expenses, OCR page 1
05 Rules your guests will feel

What to put in the house manual.

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

PetsDeed: only household pets, subject to Board rules that may exclude types; pets causing a nuisance must be removed; no animals on common elements except hallways for entry and exit. Rules: 'Owners only are allowed to have pets. Absolutely no pets allowed by renters or guests. Pets are not permitted in the pool area.'
OccupancyUnit occupancy may not exceed the number specified by law (Rules); no more than five persons on a balcony at one time (Deed Art. XV(A)).
SmokingThe Oceans One Resort is a non-smoking facility; no smoking in units or on balconies at any time, designated areas only; $250 fine for a first offense (Rules).
ParkingMaximum two spaces per unit; all cars must be identified as Oceans One guests or they are towed (Rules). Parking is a 211-space surface lot across Ocean Boulevard held under an easement that its grantor may relocate at its sole discretion; owners pay a pro-rata share of its upkeep, taxes and insurance and of any replacement garage (Deed Art. VI(A), Exhibit A). Towing is an authorized self-help remedy (By-Laws).
Golf carts, motorcycles, trailersNo trailer, camper, mobile home, motor home, jet ski, boat, recreational equipment or trailer-mounted catering equipment may be parked or stored on the premises without prior written Board consent (Rules); deed also bars unregistered, abandoned or inoperable vehicles and watercraft on common elements. Golf carts and motorcycles are unstated.
AlsoNothing hung from railings (clothing, linens, towels, flags); balconies not for storage and only uniform patio furniture; no tiling or secured mats on balcony surfaces; uniform window-treatment backing; no exterior antennas, satellite dishes, awnings, shutters or clotheslines; no signs including 'For Rent' visible from outside; no structural or exterior alteration without written approval, unauthorized changes removed within three days; excessive noise after 10 pm violates the local noise ordinance; no trade or business on Association property; nothing that raises the insurance rate; loose items indoors in hurricane season; trash in heavy-duty bags to the trash rooms; monthly in-unit pest control; lobby door codes change monthly; no timeshare or fractional ownership.
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.