Royal Sands at Carolina Beach
association language present (entity×34, governance×3)
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What Royal Sands at Carolina Beach's governing documents say
Royal Sands at Carolina Beach is a 6-unit, 3-story condominium building in Wilmington, NC. You own your individual unit and an undivided share of the common elements, which the association maintains and insures. The declaration governs unit owners, occupants, and renters.
- What you own & maintain: You own the interior finished surfaces of your unit (walls, floors, ceilings) and interior partitions. The association maintains the common elements, including structural walls, pipes serving multiple units, stairwells, entranceways, parking areas, and the building exterior.
- Leasing & rentals: All occupants, including renters, must comply with the declaration, bylaws, and association rules. The developer may rent unsold units on any basis, but no minimum lease term is stated for other owners.
- Pets: Unit owners may keep pets as long as they do not create a nuisance or unreasonably interfere with other owners' quiet enjoyment. No specific limit on number or type is stated.
- Parking & vehicles: Common elements include parking areas. Each unit is entitled to at least one designated parking space, with details set by association regulations.
- Assessments & fees: The association's board may levy assessments for common expenses, including insurance premiums. Unpaid assessments create a lien on the unit, securing reasonable attorneys' fees.
- Insurance: The association carries master property insurance (fire, extended coverage, flood, liability) on the building and common elements. Unit owners are responsible for insuring their own personal property and interior finishes.
- Alterations & modifications: No material alterations to common elements, including enclosing balconies or changing doors/colors, without board authorization and majority unit owner approval. Unit owners may not block or interfere with common elements.
- Use restrictions: Units may be used only as private dwellings. Owners may not create nuisances, unreasonable noise/odors, or engage in illegal acts. No activity that increases insurance rates is permitted.
Key facts from Royal Sands at Carolina Beach's documents
- Community type
- Condominium
- Legal name
- Royal Sands at Carolina Beach Condominium
- Developer / declarant
- Riparian Associates, a North Carolina general partnership (II Definitions, paragraph 10)
- Governing law
- Chapter 47A of the North Carolina General Statutes (Unit Ownership Act) (I. Submission Statement)
- Assessments & dues
- Association through its Board of Directors has power to make and collect assessments (VIII A. Assessments)
- Special assessments
- Board may levy special assessment for insurance deficiency: for common elements deficiency assessed per percentages; if cannot determine individual unit portion, total deficiency assessed per Exhibit C percentages (VIII G.6(a))
- Collections & liens
- Association has a lien on each condominium parcel for unpaid assessments, interest, and reasonable attorneys' fees, effective as provided in the Act (VIII C. Liens)
- Pets
- Yes, so long as pet does not constitute a nuisance and does not unreasonably interfere with quiet enjoyment of other condominium owners (VIII D (last sentence))
- Leasing & rentals
- Yes, implied by reference to rental, lease or occupancy agreements in VIII E; Developer may rent unsold units notwithstanding any contrary provision (VIII E and VIII F)
- Signs & flags
- Only the Developer may display signs, such as 'for rent' and 'for sale' (VIII F. Developer's Units and Privileges)
- Insurance
- Insurance on buildings, improvements, and personal property at 100% maximum insurable current replacement value, covering fire, extended coverage, vandalism, malicious mischief, flood, storm damage, hurricane, comprehensive general liabilit (VIII G.2)
- Use restrictions
- Condominium parcel shall be occupied and used as a private dwelling and for no other purposes (VIII D. Occupancy and Use)
- Voting & meetings
- As specified in the bylaws (V. Voting)
- Amendments
- At least 67% of votes in Association plus written approval of holders of first lien mortgages with at least 51% of votes of units subject to such liens; amendment must be recorded; no change to unit, share, expenses, or voting rights withou (VI. Method of Amendment of Declaration)
About this HOA
Royal Sands at Carolina Beach is a homeowners association in Wilmington, NC.
HOAproxy has 1 document on file for Royal Sands at Carolina Beach: 1 CC&R. Last updated 2026-06-01.