Black Point Beach Association

What Black Point Beach Association's governing documents say

Black Point Beach Association is a beachfront lot community in Chilmark on Martha's Vineyard, governed by recorded declarations of restrictions and covenants that run with the land and bind the owners of the lots (and, after a 2012 amendment, make those owners members of the Black Point Beach Association, an unincorporated association). These documents focus on who may own a lot and how lots may be rented — not on day-to-day rules like pets, parking, or architecture, which live elsewhere in the association's by-laws and rules. Note this is a set of recorded covenants plus amendments, not a complete rulebook.

• Who may own a lot: Lots must be owned by natural persons or a married couple — not by corporations, trusts, or partnerships (a narrow exception allows title in a single family-limited trust or entity strictly for estate planning). Co-owners can't sell or mortgage a partial share separately; each lot is meant to stay in one undivided ownership, with limited exceptions for transfers to existing co-owners, spouses, and direct descendants (including adopted children).
• Rentals & leasing: A lot may only be leased together with a lease of a Martha's Vineyard dwelling owned by the lot owner, and the two leases must start and end together and run at least 30 consecutive days — so short-term or standalone lot rentals are not allowed. Any lease must require the tenant to follow all association restrictions and regulations.
• Membership in the association: Under the 2012 amendment, the owners of the covered lots are members of the Black Point Beach Association and are bound by its by-laws, rules, and requirements. The amendment also clarified the association is unincorporated and confirmed it covers the 'Original Black Point Beach Lots' (Lots 1–48 on the 1976 plan and Lots 49–72 on the 1981 plan).
• How long the rules last: The 2011 declaration on the nine lots added in 2011 runs for 150 years from recording, renewable in 20-year increments by recorded vote. The older 1991 declaration was set to expire June 30, 2018, extendable in 20-year periods by owners of at least 50% of the lots.
• Changing the rules: Amending the declaration requires the unanimous written consent of all owners of the covered lots — and, after the 2012 amendment, also of all owners of the Original Black Point Beach Lots — recorded at the Dukes County Registry of Deeds.
• Enforcement: Any lot owner or the association's board may enforce the covenants in court, including getting an injunction, damages, and repayment of legal costs and attorney's fees from the non-compliant owner. A successfully enforced lot is subject to a lien for those enforcement costs.
• Co-owners & representatives: If a lot has multiple owners, they must each year (by January 15) give the association a mailing address and agree on a single representative; that person's dealings with the association bind all co-owners. If they can't agree, the association may pick any co-owner to deal with, or act against the lot itself.
• What this document doesn't cover: These declarations say little about everyday life — no pet rules, parking, building standards, or fees appear here. What you can do on a lot is governed by the association's separate by-laws, rules and regulations, the original deeds, and a 1987 vehicular and pedestrian easement, which you'd need to consult for those details.

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.