Villas by the Sea
Homeowners association — you own your lot and home; the association maintains common areas and enforces covenants.
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What Villas by the Sea's governing documents say
Villas By The Sea is a townhome community in North Topsail Beach, NC, governed by a homeowners association. This document is a 2025 amendment to the master declaration, primarily updating maintenance responsibilities and insurance requirements for owners and the association.
- What you own & maintain: The association maintains the building shell (exterior walls, roof, decks, common areas) and certain structural components. Owners are responsible for interior finishes, appliances, HVAC, elevators, plumbing/electrical after the point of entry, deck flashing, and private boardwalks. A detailed chart in the amendment specifies each party's duties.
- Insurance: The association must carry property insurance on the building shell (100% replacement cost) and liability insurance (minimum $2 million per occurrence). Owners must carry their own property/flood insurance on interior items and liability coverage, and provide proof to the association annually. The association's insurance is primary for the building shell; owner's insurance is primary for their own property.
- Restoration after damage: If the building shell is damaged, the association must repair promptly unless 80% of owners vote not to rebuild. Owners must restore their own interior property; if they fail to do so within 30 days after notice, the association may step in and charge the owner as an assessment.
- What this document doesn't cover: This amendment does not address leasing restrictions, pet rules, age restrictions, parking, or architectural review. Those may be covered in the original master declaration or other amendments.
Key facts from Villas by the Sea's documents
- Community type
- Covenant / Planned Community
- Legal name
- VILLAS BY THE SEA COMMUNITY SERVICES ASSOCIATION, INC.
- Developer / declarant
- VILLAS BY THE SEA COMMUNITY SERVICES ASSOCIATION, INC. (Opening paragraph of both documents)
- Governing law
- NCGS §47F-2-117 (Page 2 of 2025 amendment: 'NCGS §47F-2-1)
- Amendments
- Affirmative vote of more than sixty-seven percent (67%) of the votes of each subclass (Townhome 1-6 Members and Townhome 7-12 Members or other subclass as defined) (Page 1 of 2017 amendment; page 2 of 2025)
Community details for Villas by the Sea
- Assessments & dues
- $17,664/year (estimated from 2 real-estate listings) (source)
About this HOA
Villas by the Sea is a homeowners association in North Topsail Beach, NC.
HOAproxy has 2 documents on file for Villas by the Sea: 2 recorded documents. Last updated 2026-06-20.