Shipwatch Villas Condominium

What Shipwatch Villas Condominium's governing documents say

Shipwatch Villas is a townhome community in North Topsail Beach, NC, governed by a homeowners association (HOA). You own your lot and townhome, and the HOA maintains common areas and provides exterior maintenance. The community has party walls between units and shared amenities managed jointly with a neighboring condominium association.

• What you own & maintain: You own your lot and the townhome structure. The HOA handles exterior maintenance including painting, roof replacement, and landscaping, but not windows, doors, or interior items. Damage caused by owner negligence or certain perils may be charged back to the owner.
• Party walls: Units share party walls. No owner may alter the wall, and repair costs are split equally between adjoining owners. In case of fire or casualty, each owner must restore their side within 90 days.
• Assessments & fees: Annual assessments start at $800 per lot (as of 1998) and can increase up to 10% per year with a 2/3 member vote. Special assessments for capital improvements also require a 2/3 vote. Payments are due the 1st of the month; late after the last day, with a $25 late fee. Delinquency may lead to water shutoff, lien, and foreclosure.
• Architectural review: Any exterior changes (buildings, fences, alterations) require written approval from the HOA board or architectural committee. If no decision is made within 45 days, approval is deemed given.
• Use restrictions: Lots are for residential single-family townhome use only. No temporary structures, recreational vehicles, or boats are allowed without HOA consent. Only common household pets are permitted, subject to board rules. Outside antennas are prohibited except for small satellite dishes (max 18 inches) installed on upper decks facing the ocean. Window coverings visible from outside must be white or neutral; exterior lights must be clear or white.
• Insurance: Each owner must carry hazard and flood insurance covering 100% of replacement cost as determined by the HOA, and provide proof annually. If an owner fails to insure, the HOA may buy coverage and charge the owner, potentially leading to a lien or water shutoff.
• Amenities & shared facilities: The community shares amenities (e.g., pool, clubhouse) with a neighboring condominium association under a separate declaration. An Amenities Committee with members from both associations advises on rules and budgets. Disputes between associations go to mediation then binding arbitration.
• What this document doesn't cover: These documents do not specify age restrictions, rental limits, or maximum number of pets. They also do not include current fee amounts or detailed amenity rules, which may be set by the board.

Plain-language summary generated from the governing documents on file for this community. It may be incomplete and is not legal advice — read the full documents below or consult the official recorded versions.