Closing on a Windermere by the Sea or Kingston Plantation condo soon? The first week can feel like a maze of utilities, access passes, and building policies. You want everything on and working for your first stay or your first guest, without surprises on your HOA bill. This guide gives you a clear picture of what associations in Horry County typically handle, what you must set up, and a simple timeline to follow so you can settle in with confidence. Let’s dive in.
HOA coverage basics
Large resort communities often have a master association plus sub-associations for each building or neighborhood. Responsibilities can be split. Always confirm details in your HOA documents or with management before you make decisions.
Associations commonly handle items that serve the building or community as a whole. That often includes common-area electricity and lighting, landscaping, pool and amenity upkeep, exterior and roof maintenance, elevators, building insurance through a master policy, and trash for shared spaces. Some communities also negotiate bulk contracts for services like cable, internet, water, or pest control that are billed through your dues.
What this means for you: billing and troubleshooting often depend on whether a service is covered in dues or billed directly to you. If a service is master-metered or under a bulk contract, the HOA or management is usually your first call for building-wide issues.
What you handle as the owner
Your responsibilities vary by building and contract. Use the list below as a starting point, then confirm specifics in your HOA packet.
Electricity
- What you may handle: opening or transferring an in-unit electricity account if your condo is individually metered. You will choose a start date tied to your closing.
- What the HOA often handles: common-area power and building systems. Some buildings are master-metered for unit power and bill owners through dues.
- Your action: identify your unit’s meter number and whether the building is master-metered. Ask management who the current provider is for your address and what the transfer process requires.
Water and sewer
- What you may handle: opening or transferring water and sewer if your unit is individually metered.
- What the HOA may handle: water and sewer under a master meter with costs passed through dues.
- Your action: verify if your unit is individually metered. Confirm who bills for sewer and whether stormwater fees are separate.
Trash and recycling
- Common setup: many resorts contract trash services for all units and include costs in HOA fees.
- Your action: confirm pickup schedules, where to place trash and recycling, acceptable containers, and rules for bulky items. Oceanfront properties often use designated staging points.
Cable, internet, and phone
- Typical scenarios: your HOA may have a bulk contract that covers cable and basic internet, or you may be responsible for your own account.
- Your action: check which providers serve your building, the type of wiring in place, and any HOA rules for equipment or satellite dishes. Ask whether you will receive login credentials if the service is included.
HVAC and fuel
- Your responsibility: maintain your in-unit HVAC, schedule seasonal service, and arrange any fuel deliveries if applicable.
- HOA note: some buildings use centralized HVAC. If so, the association maintains the central plant. Confirm how your unit connects to the system.
Security, gate access, and parking
- HOA role: associations control gate codes, keycards, and parking permits.
- Your action: coordinate with management to obtain fobs or permits at closing and to understand guest or vendor access rules.
Mail and packages
- Typical process: USPS handles mail delivery. Package handling and locker use follow HOA rules.
- Your action: ask management about package rooms, front desk policies, and instructions for renters.
Horry County providers to check
Availability depends on the exact address, building wiring, and whether your association uses bulk services. Start by asking management who services your specific building, then confirm directly with the provider.
- Electricity: Dominion Energy South Carolina and Horry Electric Cooperative are common providers. Municipal utilities may serve some areas.
- Water and sewer: City of North Myrtle Beach, City of Myrtle Beach, and county or local water and sewer authorities provide service depending on jurisdiction.
- Trash and recycling: county or municipal programs and private haulers serve the Grand Strand. Many resorts manage collection centrally.
- Cable and internet: Spectrum is widely available along the Grand Strand. AT&T offers DSL and has fiber in some locations. Wireless or satellite options may be available where wiring is limited.
- Short-term rental services: local housekeeping, maintenance, and property-management companies operate across North Myrtle Beach. Confirm that vendors are approved by your HOA.
Step-by-step setup timeline
Use this sequence to coordinate utilities with your closing date. Always align with your HOA or management.
2 or more weeks before closing
- Request the HOA or management packet with utility policies, vendor lists, and master-meter status.
- Confirm which services are master-metered or under bulk contracts for your specific building.
- Ask for management contacts, after-hours emergency procedures, and where keys, fobs, and parking permits are issued.
7 to 10 days before closing
- Contact the electric provider identified by management to set your service start date or transfer.
- If water is individually metered, call the municipal or county water office to schedule activation.
- Ask about deposits and required documentation for new service.
3 to 5 days before closing
- Schedule an internet installation if it is not included in your dues. Many providers require an appointment window.
- If your HOA has bulk internet, ask how to receive Wi-Fi credentials for your unit and when service goes live.
- Book a pre-season HVAC check if your unit will be vacant or if peak season is approaching.
Day of closing
- Photograph visible meter readings for your records.
- Provide proof of ownership to utility companies if needed for a same-day transfer.
- Pick up keys, gate fobs, and parking permits from management.
First week after closing
- Set up online accounts for each utility to manage billing, outages, and alerts.
- Confirm that your name and billing address are correct for all services.
- Review trash and recycling schedules and the correct placement location.
- If any services are master-metered, ask how the association will bill you for your share.
First 30 to 90 days
- Review your first bills for accuracy. For pass-through costs, request a breakdown if a charge seems off.
- For service issues, contact the utility first, then loop in management if the problem is tied to common systems.
Smart coordination tips
- Get written HOA vendor rules, work hours, parking instructions, and sign-in procedures.
- Require vendor insurance if the HOA needs it. Ask for certificates naming the association as additional insured when required.
- For wiring closets or shared spaces, obtain written permission and schedule access with management present if needed.
- Build a simple vendor packet that lists the unit address, access details, parking, a primary contact, and quiet hours.
- Keep an email record of any notifications to management about new vendors, renters, or emergency contact changes.
Documents to request early
- Governing docs: CC&Rs, bylaws, rules and regulations, and the latest resale certificate.
- Utility specifics: a list of master-metered services vs individually metered, plus meter numbers and any account references.
- Vendor contracts: summary of trash, cable, internet, pest control, landscaping, and pool providers with schedule details.
- Emergency plan: on-call maintenance contacts and storm procedures for hurricanes.
- Access: keys, fobs, parking permit policies and any related costs.
- Insurance: the association’s master insurance declaration so you can coordinate HO-6 coverage for contents and liability.
- Financials: the most recent budget and any history of utility pass-through or special assessments related to utilities.
- Rental rules: minimum stays, check-in and check-out procedures, and any utility or housekeeping requirements for renters.
Quick owner checklist
- Confirm master-meter status for electricity, water, and internet.
- Identify your electric and water providers and set activation or transfer dates.
- Schedule internet installation or request bulk-service credentials.
- Photograph meter readings at closing.
- Pick up gate fobs, keys, and parking permits.
- Set up online billing and alerts for all utilities.
- Review first statements and clarify any HOA pass-through charges.
Copy-and-send email template
Subject: New Owner Utility and Access Details for [Unit Number]
Hello [Manager Name],
I am the new owner of [Property Address], with closing on [Date]. Could you please confirm the following so I can set up services correctly?
- Which utilities are master-metered or covered by the HOA: electricity, water, sewer, trash, cable, internet, pest control.
- Meter numbers and current providers for any individually metered services.
- Bulk cable or internet details, including how to obtain unit credentials.
- Gate, key, and parking permit procedures, including where and when to pick them up.
- Approved vendor list and any requirements for vendor access and insurance.
- Emergency and after-hours contact information.
Thank you for your help. I appreciate any additional notes you recommend for new owners.
Best regards,
[Your Name]
[Phone]
[Email]
Final tips for smooth setup
The single most important step is confirming whether your building uses master-metered or bulk services. That one answer determines your to-do list and who to call when something goes wrong. From there, using a simple timeline and keeping written records with management will help you avoid delays and surprise charges.
If you are planning to buy, sell, or reposition a condo or second home as part of a larger move, let’s talk about your goals and timing. Reach out to Mackenzie Robertson to Schedule a Free Consultation.
FAQs
How HOA coverage works at Windermere and Kingston
- Coverage varies by building and association, so confirm master-meter status and bulk contracts in your HOA documents and with management.
Who sets up electricity for Horry County condos
- If your unit is individually metered, you typically open or transfer the electric account; if master-metered, the HOA bills you through dues.
Internet options in Grand Strand resorts
- Many buildings use a bulk cable or internet provider; otherwise, check with providers that serve the area and confirm your building’s wiring and rules.
Water and sewer billing for resort condos
- Units may be individually metered or covered by a master meter; ask management who bills for sewer and whether stormwater fees are separate.
Trash and recycling rules in oceanfront complexes
- Resorts often manage trash centrally with set pickup points and schedules; confirm placement rules and any policies for bulky items.
Who to call during a building-wide outage
- Start with the HOA or property manager, since they coordinate with utilities and handle common equipment issues that affect multiple units.
