HOA Risk Assessment · Myrtle Beach oceanfront

Sun-N-Sand Resort.

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

Read from 2 association documents dated 2005: M Grande Resort & Spa Horizontal Property Regime — Sun-N-Sand Resort (M Grande Resort & Spa HPR). 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.

Thin 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 of M Grande Resort & Spa Horizontal Property Regime (with Exhibits A-H, including Articles of Incorporation and By-Laws)2005Master Deed of M Grande Resort & Spa Horizontal Property Regime (second scan of the same recording)2005
✓Master deed / declarationOn file
BylawsNot on file
Rules & regulationsNot on file
Current budget with dues scheduleNot on 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?

Favorable

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

The deed lets owners rent 'on any basis' with no minimum stay, no on-site program requirement, no registration or disclaimer, and any off-site manager; it is not a 5 because 'For Rent' advertising on the property is Board-controlled and key dispensing, booking and any rental-office activity are banned inside the unit and everywhere outside the private Reception Unit, and Board rules are not on file.

Short-term rentalsAllowed
Must use on-site programNo
Owner may rent it personallyYes
Off-site manager allowedYes
Owner-use limitsunstated (no owner-use or rental-day limits in the deed; time-share ownership is prohibited)
Registrationunstated in the deed (By-Laws only require a new owner to inform the Board of identity and date/manner of title, and to notify the Board of a proposed transfer); any guest/rental registration would be in Board rules not on file
Advertising rulesNo 'For Rent' signs or advertising displays on any part of the Property except at locations/forms set by the Board; no restriction in the deed on using the resort name or photos online
Vote to change rental rulesMaster Deed and all Exhibits (including By-Laws) amended by affirmative vote of Co-owners holding two-thirds (2/3) of the Percentage Interests (§14.1); BUT the Section 4.4 restrictions on commercial activity (which contain the rental language) may not be amended without the consent of the Co-owners of the Commercial Units, and Sections 5.4 and 5.5 (use of Common Elements, no front desk/rental management/key pick-up outside Commercial Units) may not be amended without the written consent of Grantor
What the documents say (9)
“The Residential Units shall be used for residential purposes only; provided, however, a Co-owner may rent his or her Unit on any basis so long as he or she does not use the Unit itself to dispense keys, to book rentals, or to otherwise act as an office for renting the Unit itself or for renting any other property, which conduct is expressly prohibited.”Master Deed of M Grande Resort & Spa HPR, Article IV, Section 4.4 Use Restrictions (scan p.13, deed p.12)
“There shall be no other commercial activity conducted upon the Property, except for the Units specifically designated for such purposes.”Master Deed of M Grande Resort & Spa HPR, Article IV, Section 4.4 (scan p.13)
“The foregoing restrictions on commercial activities may not be amended without the consent of the Co-owners of the Commercial Units, and nothing herein shall be construed to limit the right of the Grantor or the Co-owners of Commercial Units to change the use of said Units, provided that any such change of use complies with municipal and County zoning regulations and further provided that the change of use is not for a commercial use, already established (i.e. there can not be two (2) Commercial Unit Reception Areas).”Master Deed of M Grande Resort & Spa HPR, Article IV, Section 4.4 (scan p.13)
“Section 4.5. Time Sharing of Units. No Co-owner shall engage in or permit time share Co-ownership of a Residential Unit, as said term is defined under South Carolina law.”Master Deed of M Grande Resort & Spa HPR, Article IV, Section 4.5 (scan p.13)
“There shall be no commercial activities within a Unit, Common Element or Limited Common Element, including, but not limited to, operation of rental management services, key pick up and drop off, front desk, gift shop, restaurant, or bar, except in the Commercial Units established herein. Daily or weekly maid service is permitted by independent contractors acting for one or more Co-owners, who shall have access to and use of the Common Elements in the same vein as suppliers and the like of the Commercial Units; however, only the Co-owner of the Reception Unit shail be entitled to use the on premises Maid Storage Rooms, Trash Chute and Linen Chute.”Master Deed of M Grande Resort & Spa HPR, Article V, Section 5.5 Use Restrictions (scan p.15, deed p.14)
“This section may not be amended without the prior written consent of Grantor.”Master Deed of M Grande Resort & Spa HPR, Article V, Section 5.5 (scan p.15, deed p.14); Section 5.4 closes with the near-identical sentence 'This section may not be amended without the written consent of Grantor.' (scan p.15)
“This Article shall not be construed to prevent or prohibit a Co-owner from maintaining his personal professional library, keeping his personal business or professional records or accounts, handling his personal business or professional telephone calls (other than unit rental management calls), or conferring from time to time with business or professional associates, clients, or customers in his Unit.”Master Deed of M Grande Resort & Spa HPR, Article IX, Section 9.1(L) (scan p.23, deed p.22)
“No "For Sale" or "For Rent" signs, advertising, or other displays shall be maintained or permitted on any part of the Property, except at such locations and in such form as shall be determined by the Board.”Master Deed of M Grande Resort & Spa HPR, Article IX, Section 9.1(b) (scan p.21, deed p.20)
“This Master Deed and all Exhibits, including the Bylaws, may be amended from time to time by resolution adopted by the affirmative vote of the Co-owners of two-thirds (2/3) of the Percentage Interests in the Common Elements subject to the following conditions: No amendment by the Co-owners shall be in violation of the Act or the Permitted Encumbrances. Notwithstanding anything to the contrary in this section, no amendment shall be made to provisions of this Master Deed requiring Grantor's consent to such changes unless Grantor shall consent to such changes in advance in writing.”Master Deed of M Grande Resort & Spa HPR, Article XIV, Section 14.1 Co-owners (scan p.30, deed p.29)
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 full use of the pools, health club, sauna and other common elements as the owner's delegates, but there is no front-desk check-in for them, key pick-up on site is prohibited outside the private Reception Unit, and use rights can be suspended for owner violations.

Amenities for your guestsSame as program guests
Wristbands & parking passesunstated in the deed (no wristband, pass or decal scheme; parking garage and parking areas are General Common Elements; vehicles must be operable, tagged and moved at least monthly; no trailers, campers, motor homes, boats or watercraft). Any pass/decal program would be in Board rules not on file.
Check-inunstated / owner handles: the deed has no front-desk check-in for owner guests; the only front desk is inside the privately owned Reception Unit, and key pick-up/drop-off and key dispensing are prohibited anywhere outside the Commercial Units, including inside the owner's own unit
TrashOnly the Co-owner of the Reception Unit may use the Trash Chute, Linen Chute and Maid Storage Rooms (§5.5); how other owners or their cleaners dispose of trash is unstated
ElevatorsThe 4 main elevators are General Common Elements open to all; a service elevator exists (Association maintains it, §7.5); no vendor/service-elevator-only rule in the deed
Housekeeping & linenDaily or weekly maid service by independent contractors acting for owners is expressly permitted with access to the Common Elements, but they may not use the on-premises maid storage rooms, trash chute or linen chute (§5.5)
What the documents say (5)
“Any Co-owner may delegate his or her right of enjoyment to the members of his or her family, business, and social invitees. A Co-owner shall be deemed to have made such a delegation to guests occupying his or her Unit for rent. Persons using the Common Elements by delegation shall be subject to the same rules and regulations as may from time to time be imposed upon Co-owners pursuant to Section 5.4.b.”Master Deed of M Grande Resort & Spa HPR, Article V, Section 5.4(a) (scan p.14, deed p.13)
“(f) all pools, jacuzzis, pool equipment rooms, including pool heaters, and the pool mechanical room; (g) all corridors, all elevator lobbies, all exterior railings, all exterior lattice, all stairs, all elevator equipment rooms, the 4 main elevators, and all elevator workings and equipment; (h) restrooms #127, #128, #141, #142, #155, #156, #212, #225 and #232; (i) lobby #136, main lobby #144, seating area #145; (j) the mechanical and electrical rooms; (k) health club #236 and sauna #237;”Master Deed of M Grande Resort & Spa HPR, Article III, Section 3.11(a)(i) General Common Elements (scan p.11, deed p.10)
“The right of the Association, subject to the Bylaws, to suspend a Co-owner's voting rights and the right to use any of the facilities for any period during which any assessment of the Association against that Co-owner's Unit remains unpaid, or for any period where a Co-owner is in violation of the Regime documents, including the reasonable rules and regulations as adopted by the Board;”Master Deed of M Grande Resort & Spa HPR, Article V, Section 5.4(c) (scan p.14)
“All of the mechanisms, vents, and equipment constituting the trash chute and the linen chute are Limited Common Elements of the Reception Unit.”Master Deed of M Grande Resort & Spa HPR, Article III, Section 3.4 Reception Unit (scan p.9, deed p.8)
“The Reception Unit is located on the ground floor of the Building and is comprised of the reception area #137, office #138, office #139, concierge area #140, and a linen chute as shown on Sheet A101 of the Plans, and a linen room #108, office #109, laundry room #110, lounge room #112, locker room #113, men’s toilet room #114, locker room #115, women’s toilet #116, office #116, office #118, storage area #119, telephone room #120, office #103, office #104, as shown on Sheet A116 of the Plans.”Master Deed of M Grande Resort & Spa HPR, Article III, Section 3.4 Reception Unit (scan p.8, deed p.7)
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 or response-time rule and cleaners are allowed, but owners must solve keys off-site or keyless, cannot use the trash/linen chutes or maid rooms, may have to deposit a key with the Board, and face per-day fines plus attorney fees for guest conduct.

Locks & keysOwner may not dispense keys from the unit and no key pick-up/drop-off may occur on the property outside the Commercial Units (§4.4, §5.5), so the owner must arrange keyless/remote entry or hand keys off-site; the Board may require each owner to deposit a unit key with the Board or its designee for emergency access (§9.6)
FinesBoard may impose reasonable per-day fines (amount set annually by the Board) for violations of the deed, by-laws or rules; each day is a separate offense; fines are Individual Assessments and liens; a fine for an occupant's violation is assessed first against the occupant but the owner must pay it if the occupant does not; owner also pays the Association's attorney fees for any violation whether or not suit is brought; 14-day notice and hearing procedure applies except for self-help such as towing
Contractors & vendorsIndependent cleaning contractors may use the Common Elements like commercial-unit suppliers, but not the maid storage rooms, trash chute or linen chute; no vendor hours or service-elevator rule in the deed
AlsoOwner is responsible for the conduct of tenants, guests and agents; Board may evict unruly tenants and enter a unit to abate violations at the owner's expense; owner maintains everything inside the unit including HVAC, water heater, windows, doors, plumbing and wiring that exclusively serve the unit; no alterations to the unit's exterior appearance without written Association approval (90-day decision window); grantor disclaimed all warranties, mildew and moisture conditions in the pool enclosures (units sold 'As Is'); common-element repair costs caused by the negligence of the owner or the owner's tenants or guests, and any damage caused by a guest, tenant, occupant or pet, are charged back to the owner as an Individual Assessment collectible by lien and foreclosure (§5.7, §9.1(i))
What the documents say (7)
“Each Co-owner shail be responsible for the conduct of his or her tenants, guests, agents, and members of his or her household.”Master Deed of M Grande Resort & Spa HPR, Article IX, Section 9.1 (scan p.21, deed p.20)
“To facilitate entry in the event of any such emergency, the Co-owner of each Unit, if required by the Board, shall deposit, under the control of the Board or its designee, a key to such Unit.”Master Deed of M Grande Resort & Spa HPR, Article IX, Section 9.6 Right of Access (scan p.24, deed p.23)
“the Board of Directors may impose against a Co-owner reasonable fines not to exceed an amount per day to be determined annually by the Board of Directors and consistently applied for any violation of the terms of the Act, the Master Deed, these Bylaws, or of the Regulations promulgated pursuant hereto. Such fines shall be collected as Individual Assessments. Each day during which a violation occurs or continues may be deemed a separate offense.”By-Laws (Exhibit E to Master Deed), By-Laws Article VII, Section 7.3 Enforcement (scan p.65, deed p.61)
“In the event that any occupant of a Unit violates the Act, the Non-profit Act, the Master Deed, the Bylaws, 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 Co-owner shall pay the fine upon notice from the Association.”By-Laws (Exhibit E to Master Deed), By-Laws Article VII, Section 7.5 Hearing Procedure (scan p.65, deed p.61)
“(b) to enjoin, abate, or remedy by appropriate legal proceedings, either by law or in equity, the continuance of any breach, which shall include the right to evict unruly tenants;”Master Deed of M Grande Resort & Spa HPR, Article IX, Section 9.4 (scan p.24, deed p.23)
“The expenses incurred to maintain the Common Elements, as qualified by the repair and maintenance responsibilities set forth in Section 4.3, shall be assessed as Common Expenses, except in the case of the negligence of a Co-owner or his tenants or guests. In the event of such negligence, such expenses, or a portion thereof, may be assessed as an Individual Assessment pursuant to the terms of Article X hereof and shall constitute a lien against the subject property, which may be collected through the lien and foreclosure process.”Master Deed of M Grande Resort & Spa HPR, Article V, Section 5.7 Operation and Maintenance (scan p.16, deed p.15)
“If the act or omission of a Co-owner, or of a member of his family, a household pet, guest, tenant, occupant, or visitor of such Co-owner, shall cause damage to the Common Elements or to a Unit or Units owned by others, or maintenance, repairs, or replacements shall be required which would otherwise be at the Common Expense, then such Unit Co-owner shall pay for such damage and such maintenance, repairs, and replacements as may be determined by the Board”Master Deed of M Grande Resort & Spa HPR, Article IX, Section 9.1(i) (scan p.22, deed p.21)
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.

No budget is on file; the deed only shows a $1,000,000 seed reserve from 2005, utilities bundled into dues, board-level special assessments and insurance deductibles falling on the party liable, so current dues, reserves and insurance cost are unstated.

Current budget$0
Special assessmentsNone in the documents
InsuranceNo insurance summary, policy or premium figure on file. Unit contents, furnishings and owner improvements are excluded from the master policy; owner coverage (HO-6) is 'strongly advised' but not mandated. Each buyer at initial sale paid a pro-rata share of the annual insurance assessment. Public liability at least $1M per person / $3M per occurrence.
Wind deductibleunstated amount; deed requires blanket special form, flood, wind and earthquake coverage 'if reasonably available' at 100% replacement cost; Board may set reasonable deductibles and the deductible is paid by the party who would be liable for the loss absent insurance
FloodAssociation must carry flood coverage if reasonably available (§11.1); premium and terms unstated
DelinquencyAssessments payable monthly in advance on the 1st; delinquent on the 15th; penalty (set annually by Board) plus interest after 30 days; lien on the unit foreclosable like a mortgage, with rent receiver during foreclosure; buyer jointly liable with seller for unpaid assessments at sale; attorney fees added. Current delinquency levels unstated.
What the documents say (8)
“Each Co-owner, by acceptance of the deed to the Unit, agrees, in accordance with S.C. Code Ann. §27-31-190, to pay for electricity, cable, telephone, internet, water, and sewer, hereinafter collectively referred to as “utilities”, used by the individual Co-owners of the entire Regime as a Common Expense. The Board of Directors shall be entitled to meter or sub-meter in such combinations as it deems appropriate, allocate the costs on any reasonable basis, such as heated square footage of the Units on the particular meter or meters (or such as relative Percentage Interests on a particular meter or meters), and to assess each Co-owner in advance for the expected cost of utilities”Master Deed of M Grande Resort & Spa HPR, Article VI, Section 6.1(g) (scan p.17, deed p.16)
“Based upon these investigations, Grantor has made contribution in the amount of $1,000,000.00 to the Association as a reserve for replacement and repair of components of the Common Elements to help insure that adequate reserves for such repairs and replacements are available.”Master Deed of M Grande Resort & Spa HPR, Article XV, Section 15.4 Condition of Buildings and Reserves for Replacements (scan p.34, deed p.33)
“To the Grantor’s best knowledge and belief, the Buildings were constructed approximately in 1987 and have been operated as a hotel since construction.”Master Deed of M Grande Resort & Spa HPR, Article XV, Section 15.4 (scan p.34, deed p.33)
“The funds required from time to time to pay any Common Expenses which are not covered by the Budget but which are approved by a majority of the Board of Directors shall be collected from the Co-owners by the Board of Directors in such installments as the Board shall determine ("Special Assessments").”By-Laws (Exhibit E to Master Deed), By-Laws Article V, Section 5.5 Special Assessments (scan p.60, deed p.56)
“The Board of Directors, or its duly authorized agent, shall have the authority to and shall obtain blanket special form insurance coverage, flood insurance coverage, wind, and earthquake insurance coverage, if reasonably available, for all insurable improvements on the land described on Exhibit “A”.”Master Deed of M Grande Resort & Spa HPR, Article XI, Section 11.1 Hazard Insurance (scan p.26, deed p.25)
“The deductible shall be paid by the party who would be liable for the loss or repair in the absence of insurance and in the event of multiple parties shall be allocated in relation to the amount each party's loss bears to the total.”Master Deed of M Grande Resort & Spa HPR, Article XI, Section 11.6 Premiums (scan p.27, deed p.26)
“0307 Type "A" Residential Unit $ 174,900.00 0.004083424 ... 0306 Type "B" Residential Unit $ 165,034.00 0.003853081 ... 0305 Type "C" Residential Unit $ 165,034.00 0.003853081 ... 0302 Type "D" Residential Unit $ 136,333.00 0.003182993 ... 0320 Type "E" Residential Unit $ 149,338.00 0.003486623 ... 0301 Type "F" Residential Unit $ 149,338.00 0.003486623 ... 1516 Type "H" Residential Unit $ 298,230.00 0.006962833 ... 1603 Penthouse Suite $ 300,478.00 0.007015318 ... CU1 Reception Unit $2,218,339.00 0.051791987 CU2 Restaurant Unit $1,146,056.00 0.026757190 CU3 Lounge Unit $ 473,912.00 0.011064515 CU4 Gift Shop Unit $ 84,474.00 0.001972231 CU5 Meeting Room Unit #203 $ 148,680.00 0.003471261 ... CU12 Ballroom Unit #124 $ 366,623.00 0.008559618”Master Deed of M Grande Resort & Spa HPR, Exhibit C Percentage Interest, representative rows (scan pp.42-47, deed pp.41-46); the exhibit lists 72 Type A, 24 Type B, 24 Type C, 70 Type D, 12 Type E, 12 Type F, 1 Type H, 9 Penthouse (0.006962833 or 0.007015318) and 14 Commercial Units
“At the time of the closing with Grantor, each respective purchaser shall cause to be paid an amount equal to two (2) months dues to be contributed to the Association’s working capital fund.”By-Laws (Exhibit E to Master Deed), By-Laws Article V, Section 5.7 Working Capital Contribution (scan p.61, deed p.57)
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.

Owners elect the board by ordinary 2/3 rules and grantor election control lapsed by its own date unless the 80%-sold trigger lags (unstated), but a privately owned Reception Unit holds a deed-level monopoly on the front desk, rental office, key pick-up/drop-off and the trash and linen chutes that cannot be amended without that owner's and the Grantor's written consent, which is closer to the guide's 'deed-level monopoly on guest services' than to 'commercial unit with limited rights'.

StructureOne association
Commercial unitYes, with its own deed rights
BoardInitially 3 directors; thereafter 3, 5 or 7 as the Board decides; staggered three-year terms with about one-third elected each year; Grantor appointed the initial Board and controlled all Board elections until the later of 80% of units sold or December 31, 2015; directors removable with or without cause by 2/3 of Percentage Interests; vacancies filled by remaining directors
Developer rightsGrantor (M Grande Resort, LLC) reserved: unilateral amendment of the deed and by-laws until 80% sold or Dec 31, 2015 (whichever last); unilateral right (expiring Dec 31, 2015) to alter/enlarge the Reception, Restaurant, Meeting Room and Ballroom units, create a Health Spa Unit, add a lazy river and combine units, with every owner's consent deemed given by power of attorney; independent architectural approval right until Dec 31, 2015; construction/sales easement and sales-sign rights; Grantor or an affiliate may be hired as managing agent; perpetual veto: Sections 5.4 and 5.5 cannot be amended without Grantor's written consent. Whether the 80%-sold trigger has occurred is unstated.
Commercial-unit rightsFourteen privately owned Commercial Units (about 14.2% of votes combined; Reception Unit 5.18%) vote with the residential owners. Only the Commercial Units may conduct commercial activity; the Reception Unit owner alone may run a front desk, rental management office or key pick-up on the property and alone may use the maid storage rooms, trash chute and linen chute. The §4.4 commercial-activity restrictions cannot be amended without the Commercial Unit owners' consent, and Commercial Unit owners may change the use of their units (but may not duplicate an existing commercial use such as a second reception area). Commercial units get signage rights on Common Elements with Board approval not to be unreasonably withheld. Commercial units are exempt from nothing: they pay assessments by percentage interest.
VotesOne vote per unit weighted by Percentage Interest (Exhibit C); quorum 51% of Percentage Interests; majority of those present decides unless a greater vote is required; special meeting on request of 10% of interests; budget amended only by 2/3 of Percentage Interests; additional common elements require more than 50% approval; improvements require a majority of owners
Changing the deedTwo-thirds (2/3) of Percentage Interests for the Master Deed and all Exhibits including By-Laws (§14.1; By-Laws §10.1), subject to Grantor's written consent for Grantor-protected sections (5.4, 5.5) and Commercial Unit owners' consent for the §4.4 commercial-activity restrictions; the $1,000,000 reserve restriction (§15.4) 'cannot be amended'; termination requires unanimous owners and mortgagees or the Act's percentage
Disputes or lawsuitsNone disclosed in the documents on file. The deed contains a mandatory binding arbitration clause (Article XVII) for disputes over the deed or between Grantor and owners, carved out for Association collection and enforcement actions.
What the documents say (8)
“Grantor shall appoint the initial Board. Until the sale by Grantor of eighty (80%) percent of the Units or December 31, 2015, whichever shall last occur, Grantor shall be entitled to exercise, without the consent of the Co-owners, all rights granted to the Co-owners to elect the members of the Board of Directors by the Act, the Master Deed, or these By-Laws. Directors shall serve staggered three-year terms with roughly one-third of the Board coming up for election each year.”By-Laws (Exhibit E to Master Deed), By-Laws Article II, Section 2.3 Election and Term (scan p.56, deed p.52)
“Initially, the number of directors on the Board shall be three (3); in subsequent years, the number of directors shall be set by the Board at three (3), five (5), or seven (7), members, as the Board deems appropriate.”By-Laws (Exhibit E to Master Deed), By-Laws Article II, Section 2.1 (scan p.54, deed p.50)
“At any meeting at which a quorum (51% of Percentage Interest) is present, the affirmative vote of the majority of the Co-owners present at the meeting shall be required to adopt decisions submitted to the Co-owners for a vote pursuant to this Master Deed or pursuant to the Bylaws, unless, however, the Master Deed or Bylaws require a greater percentage for a particular act or decision, and except as otherwise provided in Article XIV hereof.”Master Deed of M Grande Resort & Spa HPR, Article VII, Section 7.2 Voting (scan p.19, deed p.18)
“Grantor reserves the right to amend this Master Deed and the Bylaws without the consent of the Co-owners at any time prior to the sale by Grantor of eighty (80%) percent of the Units or December 31, 2015, whichever last occurs.”Master Deed of M Grande Resort & Spa HPR, Article XIV, Section 14.2 Grantor (scan p.30, deed p.29)
“Grantor, or an affiliate of Grantor, may be employed as managing agent or manager.”By-Laws (Exhibit E to Master Deed), By-Laws Article IV, Section 4.1 Employment (scan p.59, deed p.55)
“No management contract may have a term in excess of two (2) years and each contract must permit termination by either party without cause and without termination fee on sixty (60) days or less written notice.”By-Laws (Exhibit E to Master Deed), By-Laws Article IV, Section 4.2 Term (scan p.59, deed p.55)
“CUI Reception Unit $2,218,339.00 0.051791987”Master Deed of M Grande Resort & Spa HPR, Exhibit C Percentage Interest (scan p.47, deed p.46)
“In the event that a dispute or claim shall arise with respect to any of the terms or provisions of this Master Deed, or a dispute between Grantor and any one or more Unit Co-owners, all disputes or claims shall be resolved in accordance with The South Carolina Uniform Arbitration Act under S.C. Code Ann., Section 15-48-10(a).”Master Deed of M Grande Resort & Spa HPR, Article XVII Arbitration (scan p.37, deed p.36)
03 Pros and cons

For the owner who runs it themselves.

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

Working for you

  • The deed expressly lets an owner rent 'on any basis' with no minimum stay, no on-site program requirement and no rental registration or disclaimer language (Master Deed §4.4, scan p.13)
  • Rental guests are automatically treated as the owner's delegates with the same right to use every common amenity, including the indoor and outdoor pools, health club and sauna, which are all General Common Elements (Master Deed §5.4(a) and §3.11(a), scan pp.11 and 14)
  • Owners may hire their own independent cleaning contractors, who are given access to the common elements like any commercial-unit supplier (Master Deed §5.5, scan p.15)
  • Single-tier regime with no master association and no master pass-through; one budget, one board (Master Deed §1.2 and §7.1, scan pp.2 and 19)
  • In-unit electricity, cable, telephone, internet, water and sewer are treated as common expenses billed through the Association, which simplifies hosting (Master Deed §6.1(g), scan p.17)
  • Management contracts are capped at two years and terminable without cause on 60 days' notice, so the Association is not locked into a manager (By-Laws §4.2, scan p.59)
  • The developer seeded a $1,000,000 replacement reserve that can only be spent on common-element repair and replacement, a restriction the deed says cannot be amended (Master Deed §15.4, scan p.34)
  • Ordinary 2/3 owner vote amends the deed and by-laws, and owners can remove a director with or without cause by the same vote (Master Deed §14.1, scan p.30; By-Laws §2.4, scan p.56)

Watch-outs

  • The only front desk, rental office and key pick-up/drop-off on the property belong to the privately owned Reception Unit; running rental management, key pick up/drop off or a front desk anywhere else, including inside your own unit, is prohibited, so self-managing owners must use keyless entry or off-site key handling (Master Deed §4.4 and §5.5, scan pp.13 and 15)
  • Only the Reception Unit owner may use the maid storage rooms, trash chute and linen chute; your cleaners cannot use them and the deed does not say how other owners' trash and linen get out of the building (Master Deed §5.5 and §3.4, scan pp.9 and 15)
  • The commercial-activity restrictions in §4.4 cannot be amended without the consent of the Commercial Unit owners, and §§5.4-5.5 cannot be amended without the Grantor's written consent, so these limits are effectively permanent (Master Deed §4.4, §5.4, §5.5, scan pp.13-15)
  • The building is a 1987 hotel conversion sold 'As Is' with all warranties disclaimed, including mildew and moisture problems in the pool enclosures; the condition reports it relies on are not on file (Master Deed §15.4, scan pp.34-35)
  • No budget, financial statement, reserve study, insurance summary or rules are on file, so current dues, reserve health, wind/flood deductibles and any special assessments are unknown (gap in document set)
  • The Board can levy special assessments by a simple majority of the Board with no owner vote (By-Laws §5.5, scan p.60)
  • Insurance deductibles fall on the party liable for the loss, and unit contents/improvements are excluded from the master policy; the Board may but need not reserve for deductibles (Master Deed §11.1 and §11.6, scan pp.26-27)
  • Per-day fines set annually by the Board, plus the Association's attorney fees whether or not suit is filed, are liens on the unit; guest violations roll up to the owner if the guest does not pay (By-Laws §7.3 and §7.5, scan p.65; Master Deed §16.2, scan p.35)
  • The Board may suspend an owner's and therefore their guests' right to use the facilities while any assessment is unpaid or any rule is being violated (Master Deed §5.4(c), scan p.14)
  • 'For Rent' signs and advertising displays on the property are banned except where the Board allows (Master Deed §9.1(b), scan p.21)
  • All deed disputes and owner-versus-grantor disputes go to binding arbitration, while the Association keeps its right to sue owners (Master Deed Article XVII, scan p.37)
  • The Grantor or an affiliate may be hired as the Association's manager, and the Grantor controlled board elections until at least December 31, 2015; whether the 80%-sold trigger has passed is unstated (By-Laws §2.3 and §4.1, scan pp.56 and 59)
  • Any damage or extra common-element maintenance caused by a guest, tenant or pet is charged back to the owner by Board determination as an Individual Assessment, collectible by lien and foreclosure (Master Deed §5.7 and §9.1(i), scan pp.16 and 22)
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

The documents in this set do not carry a dues schedule by unit type. The Resort Index page shows the fees sellers reported on recent sales.

What the dues cover

In-unit utilities (electricity, cable, telephone, internet, water, sewer) are declared a Common Expense; Board may meter or sub-meter and allocate by heated square footage or percentage interest and bill owners in advance (§6.1(g))Master hazard/flood/wind/earthquake insurance on the building including units as delivered (contents excluded) (§6.1(c), §11.1)Operation and maintenance of common elements including indoor and outdoor pools, garage, elevators, landscaping (§6.1(a))Management/administration and reserves for painting and waterproofing the exterior (§6.1(b),(d),(e))

Where the budget goes

No line-item budget in this set.

The figures, in the documents' words (8)
“Each Co-owner, by acceptance of the deed to the Unit, agrees, in accordance with S.C. Code Ann. §27-31-190, to pay for electricity, cable, telephone, internet, water, and sewer, hereinafter collectively referred to as “utilities”, used by the individual Co-owners of the entire Regime as a Common Expense. The Board of Directors shall be entitled to meter or sub-meter in such combinations as it deems appropriate, allocate the costs on any reasonable basis, such as heated square footage of the Units on the particular meter or meters (or such as relative Percentage Interests on a particular meter or meters), and to assess each Co-owner in advance for the expected cost of utilities”Master Deed of M Grande Resort & Spa HPR, Article VI, Section 6.1(g) (scan p.17, deed p.16)
“Based upon these investigations, Grantor has made contribution in the amount of $1,000,000.00 to the Association as a reserve for replacement and repair of components of the Common Elements to help insure that adequate reserves for such repairs and replacements are available.”Master Deed of M Grande Resort & Spa HPR, Article XV, Section 15.4 Condition of Buildings and Reserves for Replacements (scan p.34, deed p.33)
“To the Grantor’s best knowledge and belief, the Buildings were constructed approximately in 1987 and have been operated as a hotel since construction.”Master Deed of M Grande Resort & Spa HPR, Article XV, Section 15.4 (scan p.34, deed p.33)
“The funds required from time to time to pay any Common Expenses which are not covered by the Budget but which are approved by a majority of the Board of Directors shall be collected from the Co-owners by the Board of Directors in such installments as the Board shall determine ("Special Assessments").”By-Laws (Exhibit E to Master Deed), By-Laws Article V, Section 5.5 Special Assessments (scan p.60, deed p.56)
“The Board of Directors, or its duly authorized agent, shall have the authority to and shall obtain blanket special form insurance coverage, flood insurance coverage, wind, and earthquake insurance coverage, if reasonably available, for all insurable improvements on the land described on Exhibit “A”.”Master Deed of M Grande Resort & Spa HPR, Article XI, Section 11.1 Hazard Insurance (scan p.26, deed p.25)
“The deductible shall be paid by the party who would be liable for the loss or repair in the absence of insurance and in the event of multiple parties shall be allocated in relation to the amount each party's loss bears to the total.”Master Deed of M Grande Resort & Spa HPR, Article XI, Section 11.6 Premiums (scan p.27, deed p.26)
“0307 Type "A" Residential Unit $ 174,900.00 0.004083424 ... 0306 Type "B" Residential Unit $ 165,034.00 0.003853081 ... 0305 Type "C" Residential Unit $ 165,034.00 0.003853081 ... 0302 Type "D" Residential Unit $ 136,333.00 0.003182993 ... 0320 Type "E" Residential Unit $ 149,338.00 0.003486623 ... 0301 Type "F" Residential Unit $ 149,338.00 0.003486623 ... 1516 Type "H" Residential Unit $ 298,230.00 0.006962833 ... 1603 Penthouse Suite $ 300,478.00 0.007015318 ... CU1 Reception Unit $2,218,339.00 0.051791987 CU2 Restaurant Unit $1,146,056.00 0.026757190 CU3 Lounge Unit $ 473,912.00 0.011064515 CU4 Gift Shop Unit $ 84,474.00 0.001972231 CU5 Meeting Room Unit #203 $ 148,680.00 0.003471261 ... CU12 Ballroom Unit #124 $ 366,623.00 0.008559618”Master Deed of M Grande Resort & Spa HPR, Exhibit C Percentage Interest, representative rows (scan pp.42-47, deed pp.41-46); the exhibit lists 72 Type A, 24 Type B, 24 Type C, 70 Type D, 12 Type E, 12 Type F, 1 Type H, 9 Penthouse (0.006962833 or 0.007015318) and 14 Commercial Units
“At the time of the closing with Grantor, each respective purchaser shall cause to be paid an amount equal to two (2) months dues to be contributed to the Association’s working capital fund.”By-Laws (Exhibit E to Master Deed), By-Laws Article V, Section 5.7 Working Capital Contribution (scan p.61, deed p.57)
05 Rules your guests will feel

What to put in the house manual.

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

PetsCertain household pets only with the Board's express written consent and subject to Board rules that may exclude any type; no breeding/commercial pets; nuisance pet must be removed on 3 days' written notice (§9.1(f))
Occupancyunstated (no occupancy cap in the deed)
ParkingGarage and parking areas are General Common Elements; vehicles must be operable with valid current tags and be moved at least once a month; no automotive repair on the property; Board may tow by self-help (§9.1(m); By-Laws §7.5(c)); passes/assigned spaces unstated
Golf carts, motorcycles, trailersNo trailers, campers, motor homes, boats, watercraft and the like on the Property (§9.1(o)); golf carts and motorcycles unstated
Grillsunstated (family cookouts/picnics on Common Areas allowed subject to Board rules, §5.5)
AlsoNo time-share ownership; no 'For Rent'/'For Sale' signs except as Board allows; nothing hung outside windows or on exterior walls, no flags/signs/awnings/antennas without Board consent; window coverings visible from outside subject to Board rules; no skateboarding or rollerblading; no storage in Common Elements; balcony items only with Association permission and removable on Board demand; no structural changes or exterior-appearance changes without written approval; nothing that raises the building's insurance rate; no noxious or offensive activity
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. Thin read: One kind of document only. Treat the score as provisional.

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.