CAP COVE – HOMEOWNER INFORMATION
Cap Cove St Lucia is a condominium located at Cas en Bas on Cap Estate, in the northeastern part of St. Lucia, adjacent to the beach. It comprises 75 residential units, including standalone villas, townhouses, and apartment blocks. Additionally, there are 10 commercial units, such as offices, shops, a spa, a gym, and two restaurants.
The property features a large communal swimming pool and a maintenance area that houses water processing and treatment facilities.
History
Cap Cove was constructed between 2003 and 2005 and was originally named Plantation Beach. It was later renamed Cotton Bay Village and, in 2021, became known as Cap Cove. However, for legal purposes, the registered name remains Plantation Beach Proprietors Unit Plan 83/02.
Legal Framework
The operation of condominiums in St. Lucia is governed by the Condominium Act Cap. 5.05 of the Revised Laws of Saint Lucia, 2001. Additional responsibilities and regulations are detailed in the Plantation Beach Condominium Declaration and Plantation Beach Bye-Laws (a copy of the Bye-Laws is attached).
Body Corporate (BC)
All unit owners collectively form the Body Corporate (BC), which holds an Annual General Meeting (AGM) to review finances, discuss operational matters, and elect a board. Extraordinary General Meetings (EGMs) may be convened for urgent matters.
The Board
The Board, elected on May 25, 2024, comprises nine members responsible for ensuring the BC fulfills its obligations.
Obligations of the Body Corporate
The Board, on behalf of the BC, ensures:
- 24/7 security for the condominium.
- Maintenance and repair of common areas.
- Water and electricity distribution to units and common areas.
- Wastewater collection and treatment.
- Adequate lighting in common areas.
- Garbage collection services.
- Rodent and termite control in common areas.
- Insurance coverage for the condominium, excluding unit contents.
Common Areas
The common areas include:
- Driveways, walkways, pavements, and parking spaces.
- Gardens surrounding apartment blocks and the pool.
- Main swimming pool, decking, and pump room.
- Front staircases of apartment blocks.
- Water, electrical, and wastewater networks.
Cap Cove St Lucia Management Company
The Board is empowered to appoint necessary staff and assets. The current management company is Su Casa, led by Lorna Charles-James. Su Casa assumed responsibility in May 2024, succeeding St. Lucia Acquisition Company (SLA).
Obligations of Unit Owners
Unit owners must:
- Maintain the interior and exterior of their units. (For standalone villas and townhouses, this includes gardens and private pools.)
- Obtain written Board approval before altering the external appearance of their units.
- Respect neighbors and avoid causing disturbances.
- Refrain from holding BBQs or large gatherings in common areas.
Condominium Dues and Other Expenses
Condominium dues cover shared expenses, including water, maintenance, and insurance. Electricity is metered and billed separately. Dues are determined based on unit size and must be paid promptly.
Current Monthly Dues (USD):
- Tamarind Apartment: 705.06
- Calabash Apartment: 893.08
- Coral Apartment: 1,081.10
- Terracotta Townhouse: 1,269.10
- Terracotta Townhouse with Cabin: 1,363.12
- Chateau Mango Villa: 1,462.76
- Cotton House: 1,645.14
- Cotton House with Cabin: 1,739.15
Late payments incur 12% annual interest. Non-payment may lead to water/electricity disconnection, legal action, or filing a privilege at the Land Registry.
Unit Rentals
Initially envisioned as a hotel-style operation, the rental pool concept was managed by Cotton Bay Ltd until 2015. In 2021, SLA managed rentals but suspended operations in preparation for a relaunch as an upmarket boutique resort, scheduled for late 2025. Owners currently manage their rentals independently. Further details will be provided.
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