May Board Meeting Online-May 21
May 12, 2020
Dunes Buggy 2020 Season
May 13, 2020

Proactive Covenant Compliance

Published May 13, 2020

Palmetto Dunes is a 2,000-acre residential resort community of 2,172 residential properties. At the time of purchase each property owner agrees to abide by the covenants which govern items such as residential use, road/street use, architectural review and property maintenance.

PDPOA has historically had a “reactive” covenant compliance approach – meaning the community relied solely on property owners to report violations. This approach sometimes led to confusion, inconsistent outcomes, owner dissatisfaction, and even properties deteriorating to the point of being dangerous.

While developing a long-range Strategic Plan in 2016 and 2017, proactive covenant compliance was identified as a top priority. In 2018, proactive covenant compliance was implemented in Palmetto Dunes.

Palmetto Dunes is committed to enhancing and maintaining the aesthetics and character of the community through “proactive” covenant compliance. It is our intent to promote a spirit of compliance throughout the community. We believe that by providing clear communications, employing consistent processes and soliciting your active engagement, we can ensure that Palmetto Dunes continues to achieve the high standards that we all expect.

In 2019, Baseline Property Inspections were completed on all 2,172 single and multi-family homes. In addition to baseline inspections, 244 Closing Property Inspections were performed to notify buyers and sellers of any covenant violations at the property.

In 2020, our compliance efforts are centered on three priorities: education, property inspections and reasonable enforcement. This is where we need your engagement.

  1. Education (better informed stakeholders) – Review your Property Inspection Report.As we completed the baseline inspections, we created a report for each property.  Your report is confidential and will only be shared with you.  You can receive your report in two ways:  Reports will be sent individually to each property owner over the coming months; or, if you would like your report in advance, you can request it by emailing kcarswell@pdpoa.org.Because this is the first time that every property has been assessed, your report may contain violations that you were not aware of.  We understand that this may be new information, or we may have observed a temporary situation that will be taken care of shortly.  We are happy to discuss your report and answer any questions you may have about it.
  2. Property inspections (identify/address covenant violations) – Request a re-inspection once items have been addressed.Please note that exterior work, (including repairing driveways, changing exterior windows and painting requires ARB approval and an ARB permit to be issued. General maintenance such as power washing and altering the landscaping by less than 50% does not require a permit. If you have a question regarding an ARB permit, please contact Monica Stites at mstites@pdpoa.org.
  3. Reasonable enforcement (fair and consistent approach to covenant compliance) – It is important that violations are addressed within the noted timeframe and a re-inspection is requested.Our goal is to make Palmetto Dunes the best it can be. Many times remediation of violations can be done quickly and easily. Regardless of your situation, we are here to help. If you need additional time to complete items, let us know.

More consistent covenant compliance will maintain the aesthetic appeal of each individual property, and of the community as a whole.  We thank you for your engagement in the process and for the passion that you share for Palmetto Dunes.

If you would like to request a re-inspection, extension, provide an update, report a covenant violation or have a question regarding covenant compliance, please call 843-785-1109 or email Kenya Carswell at kcarswell@pdpoa.org.

Proactive Covenant Compliance FAQ

  1. Does the PDPOA need permission to go onto my property?
    The PDPOA Covenants give the association permission to enter onto any property without it being deemed a trespass. See covenants, section 6-6, 8-11, and 9-8(a)c).
  2. Where are the community standards listed?
    When you purchased your property, you signed documents agreeing to abide by the covenants, which include all community rules and standards. See covenants and ARB PPGs for all property standards.
  3. Do I need a permit to pressure wash my driveway?
    Since regular property maintenance is necessary and essential, the ARB generally doesn’t require permits for such activities. So, please go ahead and do the work to keep your property in great shape. Of course, more significant work does require ARB permits. The following helps to clarify the kind of work that falls under the heading of regular maintenance, and what would be more significant.

    Examples of maintenance/repair/upkeep that DOES NOT REQUIRE AN ARB PERMIT:
    • Minor roof repair (due to a roof leak or missing shingles)
    • Wood rot and touch up paint after the repair
    • Pool cleaning
    • Power washing
    • Landscape maintenance
    • Driveway repair due to cracking or lifting (seal coating, patching or overlay resurfacing to the affected section)
    • Replacing gutters to match existing gutters
    • Re-staining or re-sealing of a deck or patio
    • Removal of debris from a fallen tree
    • Stucco repair due to cracks

    Exterior work that changes the appearance (color, materials, etc.) or footprint of the existing property ALWAYS requires an ARB permit. Examples that REQUIRE AN ARB PERMIT:
    • Adding gutters to a home that does not already have a gutter system in place
    • Repainting (even if the home will be painted the same colors)
    • Reroofing (even if the new roof will match the existing color/material)
    • Replacing/changing a driveway (even if replacing it to the same color/material)
    • Extending a deck or patio
    • Addition ornamental features (such as exterior lights or skylights)
    • Extensive changes to landscaping where it alters more than 50%
    • Tree trimming/removal/bush hogging
    • Replacing a window or door (even if the new door/window will be the exact style/color)
    • Pool maintenance for re-plaster or re-tile (even if replacing with the same color)

    If there are any questions, or you would like further clarification as to what requires a permit or not, please do not hesitate to contact the ARB Manager, Monica Stites at (843) 785-1109 or at mstites@pdpoa.org.

  4. My property has been like this for years. Why do I have to change it now?
    PDPOA has historically had a “reactive” covenant compliance approach – meaning the community relied solely on property owners to report violations. This approach sometimes led to confusion, inconsistent outcomes, owner dissatisfaction, and even properties deteriorating to the point of being dangerous. While developing a long-range Strategic Plan in 2016 and 2017, proactive covenant compliance was identified as a top priority. In 2018, proactive covenant compliance was implemented in Palmetto Dunes.
  5. Was any notice given that they were going to do these inspections?
    Since May 2018, we have been sending out information through Palmetto Perspective and Tidings about the proactive covenant compliance process and property inspections.To view past articles regarding proactive covenant compliance:
    Palmetto Perspective: May 2018
    Palmetto Perspective: July 2018
    Tidings: April 2019
    Palmetto Perspective: September 2019
    Tidings: December 2019
    Palmetto Perspective: January 2020
    Tidings: January 2020
    Tidings: March 2020
    Palmetto Perspective: May 2020
    Tidings: May 2020
  6. Why isn’t the PDPOA sending reports to everyone?
    Every property in the community will be receiving a property inspection report. We began sending compliance reports in February 2020 and stopped due to Covid-19. At this time we have been sending advance reports to owners who request them and will send the remaining reports to owners who have not requested them. We are empathetic regarding the current situation and do not intend to cause hardship. If an owner needs additional time to complete items a reasonable extension can be provided.
  7. Why do owners have to clean-up when the PD Club building is in disrepair?
    Unfortunately, Palmetto Dunes POA community standards only apply to the single and multi-family properties—not commercial properties. The Palmetto Dunes Club on Carnoustie Road does not belong to the Palmetto Dunes POA. It was previously a private club and once it closed its doors several years ago became the property of Greenwood Communities & Resorts as a result of a reverter clause in the deed. We do not know of any current plans that Greenwood has for the building.

Comments are closed.