HOA Risk Assessment · Myrtle Beach oceanfront

St John's Inn.

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

Read from 3 association documents dated 1999–2026: St. John's Inn Horizontal Property Regime — St. John's Inn. 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
64OUT 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?Clear
Will your guests be treated like guests?Typical
How much work lands on you?Favorable
Is the money healthy?Red flag
Who's really in charge?Typical
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 of St. John's Inn Horizontal Property Regime (May 1999, Deed Book 2144 Page 1172) with Exhibits A-I and the March 2012 Amendment to Master Deed1999· partialSt. Johns Inn Property Owners Association Rules and Regulations, Updated July 7, 2010 (page 1) + Exhibit H Bylaws of St. John's Property Owners Association (pages 2-13)2010· partialSt. John's Inn Operating Budget 2026 (with Monthly Assessment Breakdown, Loan Assessment Breakdown - 7 year payback, and 2nd Loan Assessment)2026
✓Master deed / declarationOn file
BylawsNot on file
✓Rules & regulationsOn file
✓Current budget with dues scheduleOn file
Latest annual meeting minutesNot on file
Insurance summaryNot on file
Reserve studyNot on file
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?

Clear

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.

Nightly rentals are expressly protected in the deed, there is no minimum stay, no on-site program requirement, no registration, disclaimer or listing-content rules, and the only advertising limit is on physical signs at the property (Master Deed 5.1(a),(h); Rules p.1).

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
Owner-use limitsNone stated. Units are 'restricted to residential use by the owner or owners thereof, their immediate families, guests, invitees and lessees' and the deed expressly says nothing in it restricts nightly rental (Master Deed 5.1(a)).
RegistrationNo rental, guest, manager or vehicle registration requirement appears in the deed, bylaws or 2010 rules. Owner-side only: on purchase each owner must promptly furnish the POA a certified copy of the recorded deed, and must register a current mailing address for notices (Bylaws 4.05, 4.06). Each owner must also make sure 'his rental agent and guests understand and observe all rules and regulations' (Rules p.1).
Advertising rulesNo signs, flags or advertising devices displayed to public view on or for any Unit or the Common Elements without prior Board consent (Master Deed 5.1(h)); 'No signs shall be displayed to the public on any units or on any portion of the Association property, unless prior Association approval is obtained' (Rules p.1). No restriction on using the resort name or photos in off-site listings is stated.
Vote to change rental rules51% of all voting interests (percentage interest) to amend the Master Deed or Bylaws since the March 2012 amendment (originally three-fourths), but no amendment may unfairly discriminate against the Commercial Unit or its guests or change Commercial Unit rights without that owner's consent (10.3(c),(d)); Section 5.1(k) cannot be amended at all without the Commercial Unit owner's written consent. Rules and regulations on use and occupancy can be adopted by the Board alone (3.2, 5.1(g)).
What the documents say (11)
“Notwithstanding the foregoing, however, nothing contained herein shall be deemed to restrict the rental of any Unit on a nightly basis.”Master Deed of St. John's Inn HPR, Article V, Section 5.1(a), p.20 (file page 26)
“Except for the Commercial Units, their Limited Common Elements and easements, and the reservations by Project Declarant set forth herein, each Unit is hereby restricted to residential use by the owner or owners thereof, their immediate families, guests, invitees and lessees,”Master Deed of St. John's Inn HPR, Article V, Section 5.1(a), p.19 (file page 25)
“(f) Units may be rented, leased or subleased only in such manner as shall permit the independent use thereof. Any lease agreements shall provide that the terms and conditions of the same shall be subject in all respects to the provisions of the Master Deed and the Bylaws and that any failure by the lessee to comply with the terms of such documents shall constitute a default under the lease.”Master Deed of St. John's Inn HPR, Article V, Section 5.1(f), p.21 (file page 27)
“(h) No signs, flags or advertising devices of any kind shall be displayed to public view on or for any Unit or the Common Elements without the Board of Director's prior consent.”Master Deed of St. John's Inn HPR, Article V, Section 5.1(h), p.21 (file page 27)
“The Commercial Units and the Limited Common Elements appurtenant thereto may be used as offices for the purpose of general rentals, property and property owners association management, sales, uses to serve Phase I, Phase II (if added) and/or other unrelated properties, as well as restaurants, lounges, bars and grills, game rooms, gift shop, vending machines, and other retail and commercial uses.”Master Deed of St. John's Inn HPR, Article V, Section 5.1(a), p.20 (file page 26)
“fifty-four (54%) percent of the historical rental history (adjusted for expenses as if such Unit was part of the on site rental management program) for the St. Johns Inn for the same calendar period sufficient to equal three (3) years shall be used to calculate such rental.”Master Deed of St. John's Inn HPR, Article II, Section 2.9, p.13 (file page 19)
“no Unit may be subjected to the Timeshare Act or sold under any "vacation time sharing ownership plan" as such term is defined in the Timeshare Act.”Master Deed of St. John's Inn HPR, Article II, Section 2.3(h), p.10 (file page 16)
“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.”St. Johns Inn POA Rules and Regulations, Updated July 7, 2010, General, p.1 (two-column OCR re-joined)
“Business Activity: No trade or business activity may be conducted on Association property.”St. Johns Inn POA Rules and Regulations, Updated July 7, 2010, Business Activity, p.1
“Article X, Section 10.3-By Co-Owners: This Master Deed and By-Laws may be amended from time to time by resolution adopted by the affirmative vote of fifty-one (51%)_ of the Co-Owners of all of the voting interests subject to the following conditions:”Amendment to Master Deed for St. John's Inn HPR (recorded 03/12/2012, Deed Book 3572 Page 2335), p.1 of amendment (file page 91)
“Upon purchasing a Unit in the Project, each Co-Owner shall promptly furnish to the POA a certified copy of the recorded instrument by which ownership of such Unit has been vested in such Co-Owner, which shall be maintained in the records of the POA.”Exhibit H Bylaws of St. John's Property Owners Association (1999), Article IV, Section 4.06 (deed file page 71; rules file page 3)
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.

Off-program guests get the same common amenities (pool, pool deck, spa) with any fee applied equally and no disclaimer or pass system, but there is no POA front desk - the lobby/front desk, guest laundry, housekeeping and maid's room belong to or are exclusive to the private Commercial Unit - so the owner handles check-in, keys and linen, renters may not bring pets, and C-1 may close common elements (pool deck included) up to four consecutive hours a day (Master Deed 2.3(a)(iv), 2.4, 2.5, 5.1(k), 6.6(d); Rules p.1).

Amenities for your guestsSame as program guests
Off limits to your guestsGuest laundry, laundry, housekeeping, maid's room, vending machine areas, storage room, portico and the marquee/directional/restaurant signs are Limited Common Elements for the exclusive use of Commercial Unit C-1 'except as the Co-Owner thereof may permit' (Master Deed 2.5, 5.1(a)) - an off-program guest has no deeded right to a guest laundry or to housekeeping/linen service, Front lobby, front desk, restaurant, bar and lounge are inside privately owned Unit C-1, not common elements (2.3(a)(iv)); the deed gives co-owners no right to front-desk service, Commercial Unit owner may close common elements (pool deck included) for private functions up to four consecutive hours in any 24-hour period, providing 'reasonably convenient alternative facilities' (6.6(d))
Wristbands & parking passesunstated - no wristband, pass, decal or parking-permit system appears in any document. Rules: vehicles only in marked, designated spaces, one space per vehicle, no double parking or parking on grass/curbs; motorcycles, scooters, trailers, buses and overnight commercial vehicles prohibited without prior written Board consent (Rules p.1). Parking area north-west of Building I was reserved as the possible Phase II site (Exhibit B).
Check-inowner handles / unstated - the deed provides no POA front desk; the Front Desk is part of privately owned Commercial Unit C-1 and no document obliges that owner to check in a self-managed owner's guests
TrashAll trash and unit debris must be placed in a secured, heavy-duty plastic bag; no large discarded items on the property - owners must remove them at their own expense, fines starting at $100 per day for large items left in the parking lot (Rules p.1). Garbage service is a common expense (Master Deed 4.3(a); budget line 605 Water/Sewer/Disposal $21,000).
ElevatorsBuilding I has one elevator (Master Deed 2.2(a)); budget line 415 Elevator $4,000. No service-elevator, move-in or vendor elevator rules stated. Commercial Unit owner has an easement to post its advertising 'in all elevators' (6.6(c)).
Housekeeping & linenunstated for self-managed owners. Laundry, housekeeping and maid's room are Limited Common Elements exclusive to Commercial Unit C-1 (2.5), so an owner has no deeded access to on-site laundry/linen facilities unless the C-1 owner permits.
What the documents say (9)
“An outdoor swimming pool, pool deck and spa are the amenities located on the ground level and are Common Elements.”Master Deed of St. John's Inn HPR, Article II, Section 2.4, p.10 (file page 16)
“Any fee or charge of any type for use of amenities located on the Project shall be imposed and shall apply equally to all Co-Owners.”Master Deed of St. John's Inn HPR, Article V, Section 5.1(k), p.21 (file page 27)
“(i) No portion of any Common Elements or any Unit shall be used for any commercial purpose other than for recreation of Co-Owners or tenants and guests of Co-Owners (except those activities conducted by the Co-Owner of the Commercial Unit, its agents, tenants, guests and invitees) nor for any use that would substantially interfere with or detract from the permitted uses of the Commercial Unit.”Master Deed of St. John's Inn HPR, Article V, Section 5.1(i), p.21 (file page 27)
“The Limited Common Elements in Phase I for the exclusive use and benefit of Unit C-1 which is a Commercial Unit are as follows: Laundry Housekeeping Maid's Room Guest Laundry Vending Machine Area Storage Room Portico attached to C-1 Telephone Conduits Vending Machine Area Walkway from Ocean Boulevard to restaurant entrance to C-1 Vending Machine Area Marquee Sign Directional Sign Restaurant Sign Telephone Conduits”Master Deed of St. John's Inn HPR, Article II, Section 2.5, p.11 (file page 17)
“The use of the Limited Common Elements appurtenant to the Commercial Unit shall be exclusively that of the Co-Owner thereof (except as the Co-Owner thereof may permit) and such use shall be and is expressly permitted to be in the nature of storage, supply, maid service, laundry, and other purposes ancillary to and in conjunction with the permitted uses of the Commercial Unit.”Master Deed of St. John's Inn HPR, Article V, Section 5.1(a), p.20 (file page 26)
“Unit C-1 includes the entire Building II and as now configured consists of Front Lobby, Front Desk, Sales Office, four (4) Storage Rooms, two (2) Women's Restrooms, two (2) Men's Restrooms, five (5) Offices, Owner's Residence, two (2) Bedrooms, two (2) Kitchens, two (2) Service Areas, Dining Room, Bar, Lounge, Side Lobby, Restaurant, Corridor, two (2) Dining Rooms, Freezer and Loading Dock,”Master Deed of St. John's Inn HPR, Article II, Section 2.3(a)(iv), p.7 (file page 13)
“the right to temporarily obstruct and use the Common Elements, or portions thereof, for periods of time not to exceed four (4) consecutive hours in each twenty-four (24) hour period, for private functions arranged by the Co-Owner of Unit C-1, its tenants, agents, guests and invitees. In the event of such closure, the Co-Owner of Unit C-1 shall provide Co-Owners and their guests and invitees with reasonably convenient alternative facilities for their use.”Master Deed of St. John's Inn HPR, Article VI, Section 6.6(d), p.24 (file page 30)
“Pool hours are 9:00 am to 11:00 pm. Children are not permitted in the pool areas unless accompanied by an adult.”St. Johns Inn POA Rules and Regulations, Updated July 7, 2010, Swimming Pools, p.1
“Renters are not allowed to have pets.”St. Johns Inn POA Rules and Regulations, Updated July 7, 2010, Pets, p.1
03

How much work lands on you?

Favorable

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

Nothing beyond normal hosting is required - no local contact, response rule, lock or registration duties - but the owner is answerable for renters' conduct, must say no pets, must haul large trash off-site under $100/day fines and maintains all in-unit systems in a converted motel (Rules p.1; Master Deed 9.2(b)).

Local contactunstated - no local agent or emergency contact requirement in any document
Locks & keysunstated - no lock, key or access-control requirement; exterior doors are Limited Common Elements (2.5) and any exterior change needs written POA consent (9.3(c))
FinesRepeated rule violations 'subject the unit housing the violator to fines starting at $50 (except as otherwise noted) and/or legal action'; large discarded items left in the parking lot: fines starting at $100 per day; owner is responsible for conduct of and damage by family, guests, service personnel, rental agent and renters (Rules p.1). Unpaid assessments incur a late charge at the maximum legal interest rate, a lien, personal liability, attorney's fees, possible foreclosure and suspension of membership rights (Master Deed 4.8, 4.10, 4.11). A purchaser is jointly and severally liable with the seller for unpaid assessments (4.14).
Contractors & vendorsOwners must ensure contractors clean up after themselves and pay for any damage to common elements caused by contractor work in a unit; contractors using luggage carts must cover them; luggage carts may not be kept in or outside units (Rules p.1). No structural or exterior alteration without prior written POA approval with sketches (Rules p.1; Master Deed 9.3). POA may enter units for common-element maintenance or emergency repairs (6.5).
AlsoOwner maintains and replaces in-unit HVAC (even if located on a common element), appliances, fixtures, plumbing fixtures, window glass, glass doors, wall/ceiling/floor finishes and furnishings (Master Deed 9.2(b)); branch pipes/wires serving only the unit are the owner's responsibility (2.3(c)(vi)). All window treatments visible from outside must have a uniform white backing; nothing on balcony railings; no storage in hallways or stairwells; no clotheslines; cigarette butts not to be thrown from balconies; noise after 11:00 pm is a violation of local ordinance; fireworks prohibited; skateboards/skates prohibited (Rules p.1). Board may regulate electrical appliances, stoves and ovens in units (Master Deed 3.2, 5.1(g)). Each owner is bound by the POA management agreement (Article XVII). All disputes under the regime documents (other than assessment collection) go through mandatory negotiation then binding AAA arbitration in Myrtle Beach (Article XVIII).
What the documents say (7)
“Repeated violations of the above stated rules subject the unit housing the violator to fines starting at $50 (except as otherwise noted) and/or legal action.”St. Johns Inn POA Rules and Regulations, Updated July 7, 2010, Violations, p.1
“ANY OWNER LEAVING LARGE ITEMS IN THE PARKING LOT WILL BE SUBJECT TO FINES STARTING AT $100 PER DAY THAT THE ITEM IS LEFT IN THE PARKING LOT.”St. Johns Inn POA Rules and Regulations, Updated July 7, 2010, Trash, p.1
“General: Each owner is responsible for the proper conduct of his/her family, guests and service personnel as well as any damage to property caused by these persons.”St. Johns Inn POA Rules and Regulations, Updated July 7, 2010, General, p.1 (two-column OCR re-joined)
“All owners are responsible to ensure that contractors clean up after themselves, and if there should be any damage to the common elements as a result of the work of a contractor in an individual unit, the unit owner in question will be responsible for any damages and or repairs to the common elements.”St. Johns Inn POA Rules and Regulations, Updated July 7, 2010, Unit Maintenance, p.1 (two-column OCR re-joined)
“(b) The Co-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, whether located within the Unit or on a Limited or Common Element, cook tops, refrigerators, fans, or other appliances or equipment,”Master Deed of St. John's Inn HPR, Article IX, Section 9.2(b), p.29 (file page 35)
“All unpaid installments of any POA Assessment shall incur a late charge at a rate equal to the maximum interest rate allowed by applicable law from the date each such installment is due until paid.”Master Deed of St. John's Inn HPR, Article IV, Section 4.8, p.16 (file page 22)
“In addition to the rights of action set forth above, the Board of Directors may suspend the membership rights of any Co-Owner during the period when the assessment or cost remains unpaid.”Master Deed of St. John's Inn HPR, Article IV, Section 4.10, p.18 (file page 24)
04

Is the money healthy?

Red flag

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.

Two current loan assessments ($533,364 and $163,500 a year, a studio's $490 dues becoming $1,101.42 a month) absorb 55% of the 2026 budget, reserves are only 5.5% of budget with no balance or study shown, and insurance terms are undisclosed (Budget 2026; Master Deed 12.5).

2026 budget$1,255,239
Reserves6% of budget
Special assessments2026 $533,364 per year budget-wide; $468 (studio), $491 (kitchenette), $803 (suite), $1,949 (C-1) per month, described as 'Loan Assessment Breakdown - 7 year payback' Repayment of an association loan: revenue line '310-Loan Assessment 533,364.00' exactly equals expense lines '803-Loan Payment 487,364.00' plus '803a-Interest on Loan Draws 46,000.00'. The budget does not say what the loan financed, when it started, its balance, or in which of the seven years 2026 falls; 'Interest on Loan Draws' implies the loan is or was being drawn in stages (e.g. a construction/renovation line of credit). Levied monthly alongside regular dues, so it is a current, ongoing special/loan assessment.; 2026 $163,500 per year budget-wide; $143.42 (studio), $150.59 (kitchenette), $246.21 (suite), $597.59 (C-1) per month, labelled '2nd Loan Assessment' Repayment of a second association loan: revenue line '2nd Loan Assessment 163,500.00' exactly equals '805-Loan Payment #2 107,175.00' plus '80a-Loan Interest #2 56,325.00'. Purpose, term and balance unstated. Current, ongoing.
InsuranceBudget line '510-Insurance 110,000.00' (19.4% of regular HOA dues of $566,375). Deed requires the POA to carry replacement-value property insurance on all units except C-1, $2,000,000 liability, workers' compensation and $1,000,000 D&O (7.2); the Commercial Unit owner insures Building II itself and must carry its own property, liability, workers' comp and $1,000,000 liquor liability (7.3). For reconstruction, any deductible 'shall be considered an insufficiency of coverage' and is paid by all co-owners by statutory value (8.4); for items the owner maintains in-unit (HVAC, appliances, glass, finishes) POA proceeds are applied only 'as shall exceed the deductible' (9.2(b)). Owners may carry their own additional insurance (7.7) and must file a certificate with the Board within 30 days if it covers anything beyond their unit and personal effects (7.8). Insurance to be reviewed with an appraisal at least every five years (7.10). No declarations page, carrier, wind/named-storm deductible or flood policy in the set.
Delinquencyunstated - no aging or delinquency figure; budget shows '320-Fines, Late Fees' at $0 and '308-Interest Income' at $0. Deed remedies: late charge at the maximum legal rate (4.8), lien prior to all but taxes and recorded mortgages (4.10), judicial foreclosure with receiver for rents and attorney's fees (4.10), personal money judgment (4.11), suspension of membership rights (4.10), purchaser jointly and severally liable with seller (4.14); assessment-collection suits are exempt from the arbitration clause (18.2(a)).
What the documents say (21)
“301-HOA Dues 566,375.00$”St. John's Inn Operating Budget 2026, Revenues, p.1
“310-Loan Assessment 533,364.00$”St. John's Inn Operating Budget 2026, Revenues, p.1
“2nd Loan Assessment 163,500.00$”St. John's Inn Operating Budget 2026, Revenues, p.1
“TOTAL REVENUES 1,263,239.00$”St. John's Inn Operating Budget 2026, Revenues, p.1
“Loan Assessment Breakdown - 7 year payback”St. John's Inn Operating Budget 2026, Monthly tables, p.1
“803-Loan Payment 487,364.00$”St. John's Inn Operating Budget 2026, Reserves/Contingency, p.1
“803a-Interest on Loan Draws 46,000.00$”St. John's Inn Operating Budget 2026, Reserves/Contingency, p.1
“805-Loan Payment #2 107,175.00$”St. John's Inn Operating Budget 2026, Reserves/Contingency, p.1
“80a-Loan Interest #2 56,325.00$”St. John's Inn Operating Budget 2026, Reserves/Contingency, p.1
“800-Contributions to Reserves 69,000.00$”St. John's Inn Operating Budget 2026, Reserves/Contingency, p.1
“510-Insurance 110,000.00$”St. John's Inn Operating Budget 2026, General & Administrative, p.1
“TOTAL EXPENSES 1,255,239.00$”St. John's Inn Operating Budget 2026, p.1
“Unit Type Total of all Assessments per unit Studio-Standard 1,101.42$ Efficiency w/Kitchenette 1,156.59$ Suite 2 sitting bdrms w/Kitchenette 1,890.21$ C-1 Commercial 4,587.59$”St. John's Inn Operating Budget 2026, Monthly tables, p.1 (lines re-joined)
“the POA may levy, at any time and from time to time, upon affirmative vote of a majority of the Board of Directors, a Special Assessment, for the purpose of defraying, in whole or in part, the costs of any construction or reconstruction, unexpected repair or replacement of the Project or any part thereof, or for any other expenses incurred or to be incurred as provided in this Master Deed”Master Deed of St. John's Inn HPR, Article IV, Section 4.9, pp.16-17 (file pages 22-23)
“The Board of Directors and the POA shall establish an adequate reserve fund to cover the cost of reasonably predictable and necessary major repairs and replacements of the Common Elements and shall cause such reserve to be funded by regular monthly or other periodic assessments against the Units rather than by special assessments.”Master Deed of St. John's Inn HPR, Article XII, Section 12.5, p.34 (file page 40)
“For the purposes of this provision any deductible shall be considered an insufficiency of coverage.”Master Deed of St. John's Inn HPR, Article VIII, Section 8.4, p.29 (file page 35)
“utilities (including electric, water, sewer and garbage service but excluding telephone service) for the Project;”Master Deed of St. John's Inn HPR, Article IV, Section 4.3(a), p.15 (file page 21)
“By way of example, electricity will be metered in a manner that usage can be reasonably attributable to the Commercial Unit and not the other Units, so the expense of the electricity will be charged directly to the Co-Owner of Unit C-1 and shall not be a part of the POA Assessments to be paid by the other Unit Owners.”Master Deed of St. John's Inn HPR, Article IV, Section 4.3(b), p.15 (file page 21)
“On or before the working day nearest to June 15 each year, the Board of Directors shall cause an audited financial statement of the POA to be prepared by a certified public accountant and distributed to the members.”Master Deed of St. John's Inn HPR, Article IV, Section 4.15, p.19 (file page 25)
“the proceeds of the insurance received by the POA shall be used for the purpose of making such maintenance, repair and replacement as shall exceed the deductible.”Master Deed of St. John's Inn HPR, Article IX, Section 9.2(b), p.30 (file page 36)
“The POA shall treat as a contribution to reserves the excess POA revenues over POA expenses.”Master Deed of St. John's Inn HPR, Article IV, Section 4.3(a), p.15 (file page 21)
05

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.

The board is owner-elected with one-term limits and owners can amend with 51% of voting interests, and C-1 holds no monopoly on unit rentals, but the Commercial Unit's deed-level rights cannot be amended without its consent (representative in every Board and committee meeting with full records access, anti-discrimination clause, exclusive commercial use of the common elements, elevator advertising, four-hour common-area closures) and all disputes go to mandatory binding arbitration (Master Deed 3.4, 5.1(i),(k), 6.6, 10.3(c),(d), Article XVIII).

StructureOne association
Commercial unitYes, with its own deed rights
BoardBoard of 3 to 5 directors 'elected by and from the Co-Owners' (Master Deed 3.1); three-year staggered terms, directors must be POA members, a director is limited to one three-year term and ineligible for any board position for two years after (Bylaws 5.02); removal by vote of more than 51% of the votes entitled to elect that seat (Bylaws 5.09); annual meeting in May, directors elected by secret ballot, quorum is a Majority (51%) of percentage interests, special meetings on request of 25% of votes (Bylaws 4.02-4.09). Declarant appointed the board only for two years from May 1999 (13.2). Board alone may adopt use rules (3.2, 5.1(g)) and levy special assessments by majority board vote (4.9).
Developer rightsProject Declarant (Boulevard Conversions, Inc.) reserved the option to add Phase II (up to 175 units, max 264 total) with an election deadline of December 31, 2020 (2.8), a unilateral amendment right until December 31, 2020 (10.1), consent over owner amendments while it owns any unit (10.3(b)), sales/model/signage easements until all units are sold (5.1(a), 6.4), and the right to lease unoccupiable Phase I units at 'Unit Net Rental' during Phase II construction (2.9). All are date- or sale-limited: the Phase II election deadline and the unilateral amendment right both expired by their own terms on December 31, 2020, and the 2026 budget's Phase I-only percentages indicate Phase II was never added, but no recorded instrument in the set confirms whether the option was exercised or lapsed. The land seller (S&H Development of Myrtle Beach, LLC) reserved all causes of action against the City of Myrtle Beach over a condominium tower proposed for part of the land (2.1(e)).
Commercial-unit rightsDeed-level, largely unamendable rights for the owner of Commercial Unit C-1 (entire Building II): 4.385965% vote; right to name a representative who receives notice of, attends and participates in all Board and committee meetings and has access to all Board records and correspondence (3.4; Bylaws 4.12); may alter the interior and exterior of C-1 'in any manner whatsoever' subject to architectural compatibility (2.3(k)); may use C-1 for rental offices, POA management, restaurants, bars, game rooms, gift shop, vending and other retail open to the general public, and may use the Common Elements to promote those uses (5.1(a)); exclusive Limited Common Elements (laundry, guest laundry, housekeeping, maid's room, vending areas, storage, portico, signs, telephone conduits) (2.5); easement to post signs and advertising in all elevators and prominent common-element locations (6.6(c)); right to serve food and beverage to co-owners and guests on common elements and in units and to close common elements up to four consecutive hours per day for private functions (6.6(d)); no one else may use any unit or common element for a commercial purpose (2.5, 5.1(i)); no amendment, rule or Board resolution may unfairly discriminate against C-1 or its guests, and Section 5.1(k) itself cannot be amended without C-1's written consent (5.1(k), 10.3(c),(d)); no Commercial Units in Phase II without C-1 consent (2.8); Board may not grant common-area easements inconsistent with C-1's rights (Bylaws 5.03(k)); C-1 insures and maintains Building II itself and pays its own metered electricity (4.3, 7.3, 9.2(c)). There is NO requirement that owners rent through C-1 and no C-1 monopoly on unit rentals.
VotesOne vote per unit weighted by percentage interest (2.7, 3.3): studio 1.052632%, kitchenette 1.105263%, suite 1.807018%, C-1 4.385965%. Majority of votes present at a quorum meeting decides ordinary matters (Bylaws 4.09); 'Majority of Co-Owners' means 51% of statutory value (1.17). Termination of the regime requires all co-owners plus all mortgagees (11.1); obsolescence plan requires unanimous vote (15.1); POA dissolution 90% in first 20 years then 75% (Bylaws Art. VIII).
Changing the deed51% of all voting interests to amend the Master Deed or Bylaws (Section 10.3 as amended March 2012; originally three-fourths), subject to: no change to a unit's dimensions or percentage without that owner's consent, Declarant consent while it owns a unit, no unfair discrimination against the Commercial Unit, and no change to Declarant or Commercial Unit rights without their consent (10.3(a)-(d)); amendments affecting mortgagee protections need all mortgagees (12.9); Section 18.6 (litigation approval) can only be amended by the same vote needed to approve litigation. Declarant could amend unilaterally for Phase II/corrections until December 31, 2020 (10.1, 10.2).
Disputes or lawsuitsNo lawsuit, complaint, judgment or dispute document is in the set; budget carries only '518-Legal 2,000'. Structural points: Article XVIII makes all claims among the Declarant, POA and co-owners under the regime documents (except POA assessment-collection suits and emergency injunctions) subject to mandatory written notice, 30-day negotiation and then final binding AAA arbitration in Myrtle Beach, with loser-pays cost shifting and no punitive damages (18.1-18.4); the POA may not start any proceeding over $25,000 without a member vote at a quorum meeting (18.6). The deed's cover reads 'THIS AGREEMENT IS SUBJECT TO ARBITRATION PURSUANT TO THE SOUTH CAROLINA UNIFORM ARBITRATION ACT'. The 2012 amendment passed with 80.84% of percentage interests in favour and 6.38% opposed. The land seller reserved claims against the City of Myrtle Beach regarding a proposed condominium tower (2.1(e)) - a 1999 matter whose outcome is unstated.
What the documents say (15)
“which shall be managed by the Board of Directors elected by and from the Co-Owners and may, at the election of the Board of Directors, be managed by a professional administrator or management firm.”Master Deed of St. John's Inn HPR, Article III, Section 3.1, p.14 (file page 20)
“3.4 Commercial Unit Representation. The Co-Owner of Unit C-1, the Commercial Unit, shall have the right to name a representative which shall have the right to receive reasonable advance notice of and to attend and participate in all meetings of the Board of Directors and any committees of the Board of Directors and POA and shall have access to all records and correspondence of the Board of Directors.”Master Deed of St. John's Inn HPR, Article III, Section 3.4, p.14 (file page 20)
“(k) No amendment or modification of this Master Deed shall be implemented, no rule or regulation imposed, and no resolution shall be passed by the Board of Directors that will in any manner unfairly discriminate against the Co-Owner of the Commercial Unit and its guests, customers or invitees, or unreasonably hinder or restrict the use and enjoyment of the Common Elements by the Commercial Unit Owner and its Guests.”Master Deed of St. John's Inn HPR, Article V, Section 5.1(k), p.21 (file page 27)
“This subsection shall not be modified or amended in any manner without the written consent of the Co-Owner of the Commercial Unit.”Master Deed of St. John's Inn HPR, Article V, Section 5.1(k), p.22 (file page 28)
“(c) The right and easement to maintain signs, advertisements and notices in all elevators and other prominent locations on the Common Elements, promoting the activities and functions of the Commercial Unit.”Master Deed of St. John's Inn HPR, Article VI, Section 6.6(c), p.24 (file page 30)
“(k) Notwithstanding anything herein to the contrary, the Co-Owner of Unit C-1, the Commercial Unit, shall have the right to alter, modify, reconstruct or change the interior and exterior of Unit C-1 in any manner whatsoever so long as any exterior changes are architecturally compatible with the Project and any changes to the roof meet the requirements of Section 8.2.”Master Deed of St. John's Inn HPR, Article II, Section 2.3(k), p.10 (file page 16)
“No Commercial Units shall be included in Phase II without the prior written consent of the Co-Owner of Unit C-1.”Master Deed of St. John's Inn HPR, Article II, Section 2.8, p.12 (file page 18)
“(b) Project Declarant will elect on or before December 31, 2020, as to whether or not it will proceed with the development of Phase II.”Master Deed of St. John's Inn HPR, Article II, Section 2.8(b), p.12 (file page 18)
“13.2 Project Declarant Control of POA. For a period of two (2) years from the date of this Master Deed, Project Declarant shall have the right to appoint all members of the Board of Directors.”Master Deed of St. John's Inn HPR, Article XIII, Section 13.2, p.35 (file page 41)
“(c) No amendment by the Co-Owners shall in any manner unfairly discriminate against the Commercial Units or the Co-Owners thereof or their guests or invitees, or unreasonably hinder or restrict the use and enjoyment of the Commén Elements by the Commercial Units or the Co-Owners thereof or their guests or invitees.”Master Deed of St. John's Inn HPR, Article X, Section 10.3(c), p.31 (file page 37)
“(d) An individual elected as a director is limited to one, three year term and is ineligible for reelection to any position on the Board until two years after the expiration of that individual's term.”Exhibit H Bylaws of St. John's Property Owners Association (1999), Article V, Section 5.02(d) (deed file page 73; rules file page 6)
“18.6 Litigation. No judicial or administrative proceeding with an amount in controversy exceeding $25,000.00, will be commenced or prosecuted by the POA unless approved by Members of the POA entitled to vote at a regular or special meeting at which a quorum is present, duly called, in whole or in part, for the purpose of approving the proceeding.”Master Deed of St. John's Inn HPR, Article XVIII, Section 18.6, pp.42-43 (file pages 48-49)
“If the Parties do not resolve the Claim through negotiation within 30 days of the date of the Notice (or within such other period as may be agreed upon by the Parties) ("Termination of Negotiation"), a Claimant will have 30 days within which to submit the Claim to binding arbitration under the auspices of the Commercial Arbitration Rules of the American Arbitration Association;”Master Deed of St. John's Inn HPR, Article XVIII, Section 18.3(c), p.40 (file page 46)
“members of the Association holding 80.84 % of the percentage interests, and constituting more than three-fourths of the unit owners voted in favor of the proposed amendment and members holding 6.38% of the percentage interests opposed the proposed amendment with all remaining members abstaining from any vote;”Amendment to Master Deed for St. John's Inn HPR (recorded 03/12/2012), Recitals, p.1 (file page 91)
“Each Unit Co-Owner, his heirs, successors and assigns, shall be bound by said Management Agreement for the purposes therein expressed,”Master Deed of St. John's Inn HPR, Article XVII, Section 17.1, p.38 (file page 44)
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

  • Nightly rentals are protected at deed level: 'nothing contained herein shall be deemed to restrict the rental of any Unit on a nightly basis', with no minimum stay (Master Deed 5.1(a)).
  • No obligation to use the on-site rental office: the deed only permits the Commercial Unit to run 'general rentals' from Building II; it never requires owners to rent through it, and the rules contemplate each owner's own 'rental agent' (Master Deed 5.1(a); Rules p.1).
  • No registration, local-contact, response-time, lock, disclaimer or advertising-content requirements appear anywhere in the deed, bylaws or 2010 rules (whole set).
  • The pool, pool deck and spa are Common Elements open to 'tenants and guests of Co-Owners', and any amenity fee must 'apply equally to all Co-Owners' - no program/off-program amenity split (Master Deed 2.4, 5.1(i), 5.1(k)).
  • Owner-elected board with strict term limits (one three-year term, then two years out), secret-ballot elections and 51% removal; declarant control ended two years after May 1999 (Bylaws 5.02, 5.09; Master Deed 13.2).
  • Owners can change the governing documents with 51% of voting interests since 2012, versus the original three-fourths (Amendment to Master Deed, 2012).
  • Dues cover electricity, water/sewer/garbage, cable TV/internet, pest control and master insurance on the units themselves - few separate utility bills for a self-managing owner (Master Deed 4.3(a), 7.2(a); Budget 2026 lines 510, 600, 605, 620).
  • Audited financial statements by a CPA are required every year by June 15 and the budget funds a $6,615 annual audit (Master Deed 4.15; Budget 2026 line 519).
  • Fines are modest on paper: repeated violations start at $50 (Rules p.1).
  • For reconstruction of the buildings and common elements, any master-policy deductible is treated as an insurance shortfall shared by all owners by statutory value rather than charged to the unit where the loss occurred; note that for in-unit items the owner must maintain, POA insurance proceeds apply only to the part of the repair that exceeds the deductible (Master Deed 8.4, 9.2(b)).

Watch-outs

  • Two loan assessments more than double the carrying cost: a studio pays $490 regular dues plus $468 Loan Assessment plus $143.42 2nd Loan Assessment = $1,101.42 per month ($13,217/yr); a suite pays $1,890.21 per month. The Loan Assessment is on a '7 year payback' and the budget never says what either loan financed, the balances or the end dates (Budget 2026, monthly tables).
  • Loan service is 55% of the 2026 budget: Loan Payment $487,364 + Interest on Loan Draws $46,000 + Loan Payment #2 $107,175 + Loan Interest #2 $56,325 = $696,864 of $1,255,239 total expenses. 'Interest on Loan Draws' suggests the first loan is still being drawn (Budget 2026, Reserves/Contingency).
  • Reserves are thin: $69,000 contribution is 5.5% of the budget (12% of regular dues), no reserve balance or reserve study is provided, and the deed requires reserves to be funded through regular assessments 'rather than by special assessments' - the loans suggest capital work was not reserve-funded (Budget 2026 line 800; Master Deed 12.5).
  • This is a converted 1990s-era motel sold 'AS IS, WHERE IS' with 403-438 sq ft rooms, one elevator and no warranty of habitability; owners bear in-unit HVAC, appliances, glass and finishes (Master Deed 2.1(g), 2.3(a), 9.2(b)).
  • Special assessments need only a majority vote of the Board, with no owner vote and no cap (Master Deed 4.9).
  • Insurance is $110,000 (8.8% of budget, 19% of regular dues) with no declarations, carrier, wind/named-storm deductible or flood information; any reconstruction deductible is spread across all owners by statutory value, and for owner-maintained in-unit items POA proceeds cover only the part above the deductible (Budget 2026 line 510; Master Deed 8.4, 9.2(b)).
  • The Commercial Unit owner holds deed-level, unamendable privileges: a representative sits in on every Board and committee meeting with full records access, nothing may 'unfairly discriminate' against C-1 or its guests, Section 5.1(k) cannot be changed without its written consent, it may advertise in all elevators, and it can close common elements (including the pool deck) up to four hours a day for private functions (Master Deed 3.4, 5.1(k), 6.6(c),(d), 10.3(c),(d)).
  • The front desk, lobby, restaurant, bar, guest laundry, laundry, housekeeping and maid's room are all inside or exclusive to privately owned Unit C-1; a self-managing owner has no deeded right to check-in service, linen or an on-site laundry (Master Deed 2.3(a)(iv), 2.5, 5.1(a)).
  • Owners may not use any unit or common element for a commercial purpose other than recreation, and the 2010 rules say 'No trade or business activity may be conducted on Association property' - the deed's nightly-rental protection controls over the rules (Bylaws 13.01), but expect the rule to be cited against on-site hosting activity such as signage, key boxes or meeting guests in common areas (Master Deed 5.1(i); Rules p.1, Business Activity).
  • Renters are not allowed pets and occupancy is capped at the legal limit, so listings must say no pets (Rules p.1).
  • Trash handling falls on the owner: large discarded items must be removed by the owner at own expense with fines 'STARTING AT $100 PER DAY' if left in the parking lot (Rules p.1).
  • Motorcycles, scooters, trailers, buses and overnight commercial vehicles are banned without prior written Board consent, and parking is unassigned with no stated guest-parking system (Rules p.1).
  • Dispute resolution is mandatory negotiation then binding AAA arbitration with loser-pays cost shifting; owners cannot sue the POA or the Commercial Unit owner in court over the regime documents (Master Deed Article XVIII).
  • The 51% amendment threshold adopted in 2012 cuts both ways: a bare majority of percentage interests can impose new rental restrictions on all owners (Amendment to Master Deed 2012; Master Deed 10.3).
  • The documents are old: deed and bylaws from 1999, rules from 2010, management agreement from 1999 (3-year term, $980/month) while the 2026 budget pays $26,200 for an unnamed manager; current rules, manager and any Phase II or later amendments are not in the set (whole set).
  • The deed footnotes a 1999 reservation by the land seller of all claims against the City of Myrtle Beach over a condominium tower proposed on part of the land, and gave the Declarant until December 31, 2020 to add a Phase II building of up to 175 units on the parking lot; neither outcome is documented (Master Deed 2.1(e), 2.8).
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
Studio-Standard (1.052632% interest) - regular HOA fee$490$5,880
Efficiency w/Kitchenette (1.105263%) - regular HOA fee$515$6,180
Suite 2 sitting bdrms w/Kitchenette (1.807018%) - regular HOA fee$841$10,092
C-1 Commercial (4.385965%) - regular HOA fee$2,041$24,492
Studio-Standard - Loan Assessment (7 year payback)$468$5,616
Efficiency w/Kitchenette - Loan Assessment (7 year payback)$491$5,892
Suite 2 sitting bdrms w/Kitchenette - Loan Assessment (7 year payback)$803$9,636
C-1 Commercial - Loan Assessment (7 year payback)$1,949$23,388
Studio-Standard - 2nd Loan Assessment$143$1,721
Efficiency w/Kitchenette - 2nd Loan Assessment$151$1,807
Suite 2 sitting bdrms w/Kitchenette - 2nd Loan Assessment$246$2,955
C-1 Commercial - 2nd Loan Assessment$598$7,171
Studio-Standard - TOTAL of all assessments per unit (as stated in budget)$1,101$13,217
Efficiency w/Kitchenette - TOTAL of all assessments per unit (as stated in budget)$1,157$13,879
Suite 2 sitting bdrms w/Kitchenette - TOTAL of all assessments per unit (as stated in budget)$1,890$22,683
C-1 Commercial - TOTAL of all assessments per unit (as stated in budget)$4,588$55,051

What the dues cover

Electricity for the Project is a common expense (Master Deed 4.3(a); budget '600-Electric 73,000') - C-1 is metered separately and charged directly (4.3(b)); whether residential units are individually metered is unstatedWater/sewer/garbage disposal (4.3(a); budget '605-Water/Sewer/Disposal 21,000')Cable television and internet (budget '620-Cable Television/Internet 37,000')Fuel (budget '610-Fuel 11,000' - type unstated)Master property insurance on all residential units and common elements (7.2(a); budget '510-Insurance 110,000')Pest control (budget '430-Pest Control 3,900')Cameras and security (budget '607-Cameras 11,760', '710-Security 5,000')Elevator, pool, grounds, janitorial, fire system, general building maintenance and maintenance personnel (budget lines 400-465)Telephone service is excluded from common expenses (4.3(a)); in-unit HVAC, appliances, fixtures and finishes are the owner's cost (9.2(b))

Where the budget goes

803-Loan Payment$487,364 · 39%
510-Insurance$110,000 · 9%
805-Loan Payment #2$107,175 · 8%
400-Maintenance Personnel$99,000 · 8%
600-Electric$73,000 · 6%
800-Contributions to Reserves$69,000 · 6%
80a-Loan Interest #2$56,325 · 4%
803a-Interest on Loan Draws$46,000 · 4%
The figures, in the documents' words (21)
“301-HOA Dues 566,375.00$”St. John's Inn Operating Budget 2026, Revenues, p.1
“310-Loan Assessment 533,364.00$”St. John's Inn Operating Budget 2026, Revenues, p.1
“2nd Loan Assessment 163,500.00$”St. John's Inn Operating Budget 2026, Revenues, p.1
“TOTAL REVENUES 1,263,239.00$”St. John's Inn Operating Budget 2026, Revenues, p.1
“Loan Assessment Breakdown - 7 year payback”St. John's Inn Operating Budget 2026, Monthly tables, p.1
“803-Loan Payment 487,364.00$”St. John's Inn Operating Budget 2026, Reserves/Contingency, p.1
“803a-Interest on Loan Draws 46,000.00$”St. John's Inn Operating Budget 2026, Reserves/Contingency, p.1
“805-Loan Payment #2 107,175.00$”St. John's Inn Operating Budget 2026, Reserves/Contingency, p.1
“80a-Loan Interest #2 56,325.00$”St. John's Inn Operating Budget 2026, Reserves/Contingency, p.1
“800-Contributions to Reserves 69,000.00$”St. John's Inn Operating Budget 2026, Reserves/Contingency, p.1
“510-Insurance 110,000.00$”St. John's Inn Operating Budget 2026, General & Administrative, p.1
“TOTAL EXPENSES 1,255,239.00$”St. John's Inn Operating Budget 2026, p.1
“Unit Type Total of all Assessments per unit Studio-Standard 1,101.42$ Efficiency w/Kitchenette 1,156.59$ Suite 2 sitting bdrms w/Kitchenette 1,890.21$ C-1 Commercial 4,587.59$”St. John's Inn Operating Budget 2026, Monthly tables, p.1 (lines re-joined)
“the POA may levy, at any time and from time to time, upon affirmative vote of a majority of the Board of Directors, a Special Assessment, for the purpose of defraying, in whole or in part, the costs of any construction or reconstruction, unexpected repair or replacement of the Project or any part thereof, or for any other expenses incurred or to be incurred as provided in this Master Deed”Master Deed of St. John's Inn HPR, Article IV, Section 4.9, pp.16-17 (file pages 22-23)
“The Board of Directors and the POA shall establish an adequate reserve fund to cover the cost of reasonably predictable and necessary major repairs and replacements of the Common Elements and shall cause such reserve to be funded by regular monthly or other periodic assessments against the Units rather than by special assessments.”Master Deed of St. John's Inn HPR, Article XII, Section 12.5, p.34 (file page 40)
“For the purposes of this provision any deductible shall be considered an insufficiency of coverage.”Master Deed of St. John's Inn HPR, Article VIII, Section 8.4, p.29 (file page 35)
“utilities (including electric, water, sewer and garbage service but excluding telephone service) for the Project;”Master Deed of St. John's Inn HPR, Article IV, Section 4.3(a), p.15 (file page 21)
“By way of example, electricity will be metered in a manner that usage can be reasonably attributable to the Commercial Unit and not the other Units, so the expense of the electricity will be charged directly to the Co-Owner of Unit C-1 and shall not be a part of the POA Assessments to be paid by the other Unit Owners.”Master Deed of St. John's Inn HPR, Article IV, Section 4.3(b), p.15 (file page 21)
“On or before the working day nearest to June 15 each year, the Board of Directors shall cause an audited financial statement of the POA to be prepared by a certified public accountant and distributed to the members.”Master Deed of St. John's Inn HPR, Article IV, Section 4.15, p.19 (file page 25)
“the proceeds of the insurance received by the POA shall be used for the purpose of making such maintenance, repair and replacement as shall exceed the deductible.”Master Deed of St. John's Inn HPR, Article IX, Section 9.2(b), p.30 (file page 36)
“The POA shall treat as a contribution to reserves the excess POA revenues over POA expenses.”Master Deed of St. John's Inn HPR, Article IV, Section 4.3(a), p.15 (file page 21)
05 Rules your guests will feel

What to put in the house manual.

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

PetsDeed: owners may keep common household pets including dogs and cats subject to POA rules (5.1(j)). Rules (2010): deeded owners may have no more than two small pets; renters are not allowed to have pets; pets must be leashed or carried in common areas, are not permitted in the pool/courtyard areas, owners must clean up and may not leave pet food outside; nuisance pets can be removed by City Animal Control.
OccupancyOccupancy of a unit is not to exceed the number specified by law (Rules p.1); no numeric cap in the documents.
Smokingunstated - only that cigarette butts shall not be thrown from balconies or common areas (Rules p.1).
ParkingMarked, designated spaces only; only vehicles that fit within one space; no double parking or parking on landscaping, grass or along curbs (Rules p.1). No assigned spaces, permits or decals stated; the parking area north-west of Building I is the reserved Phase II area (Exhibit B).
Golf carts, motorcycles, trailersMotorcycles, scooters, trailers, buses and all overnight parking of commercial vehicles are strictly prohibited without prior written Board consent (Rules p.1). Golf carts not mentioned.
GrillsNo gas or charcoal grills or other cooking devices may be used in units or on balconies, porches or hallways (Rules p.1).
AlsoNo clothing, towels or lines hung from balconies or visible from common areas; nothing kept on balcony railings; balconies/patios not for storage and may not be enclosed (Rules p.1; Deed 9.3(c)); all exterior-visible window treatments must have a uniform white backing; no personal items in hallways, stairwells or common areas; no signs without approval; no structural or exterior alteration without prior written POA approval; fireworks prohibited; pool 9:00 am-11:00 pm, children supervised, glass prohibited; skateboards/skates/roller blades prohibited; luggage carts not kept in units; loud parties not tolerated and noise after 11:00 pm violates local ordinance; no immoral, improper, offensive or unlawful activity (Rules p.1; Deed 5.1(b),(e)). Board may restrict electrical appliances, stoves and ovens in units (Deed 3.2, 5.1(g)). No timeshare (2.3(h)). Non-load-bearing interior walls may be removed only with advance written POA approval (2.3(i)).
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.