Condominium Documents & Responsibilities

The purpose of this section is to assist you, the unit owner, to better understand our condominium association. The official, recorded condominium documents are linked below:

In addition to the documents mentioned above, associations are also governed by several State statutes, the predominant one being the Condominium Act, Chapter 718. Chapter 61B, Florida Administrative Code, is the guide for implementing provisions of this statute.

All condominium associations are not-for-profit corporations. As such, they are run as a corporation. Owners elect a board of directors. The Board has a mandate in accord with the documents and the State statutes to manage the affairs of the association. Officers of the association are elected by the Board and serve at the pleasure of the Board. The hiring of a manager or managing entity does not relieve the Board of management responsibilities.

The Board has responsibility for three functional areas – Administration, Finance/Accounting, and Maintenance of the Common Elements. Your Board has contracted with Amelia Island Management (AIM) to perform certain management services.  It is important to note that the AIM representative has only that authority authorized by the Board, works at the direction of and reports to the Board. By State statute, the AIM representative does not work for individual owners.

1. Definition of Units, Common Elements and Limited Common Elements

(Please refer to your copy of the Association’s Declaration of Condominium, Section V for a complete description of these terms)


Generally speaking, units refer to your separate residential dwellings. Most importantly, they include all spaces and improvements lying beneath the undercoated and/or unfinished inner surfaces of the perimeter walls and floors and above the lowest horizontal plane of the upper structural elements of each unit. This includes all glass and transparent and/or translucent material and screening in windows and doors and the material covering other openings in the exterior walls of the unit.


Generally speaking, these refer to all of the real property and improvements, including the first floor lobbies, except the individual units.


Those common elements which are reserved, assigned or granted separately, for the use of a certain unit or units to the exclusion of other units. These include patios, terraces and balcony areas, those elevator lobbies above the first floor level and certain covered parking spaces.

2.  Management of Common Elements and Limited Common Elements

Amelia Island Management assists the Board in maintaining all common elements. Examples are roofs; common electrical; exteriors; grounds/landscape; parking lots; drainage system; and the pool.

  1. AIM inspects all common elements as per the management agreement.
      • AIM obtains and coordinates contractors for routine work, such as landscaping, minor repairs, lighting, trash and recycling removal, in common and limited common areas.
      • AIM assists the Board in selecting architects/engineers for major projects, such as roofing, waterproofing and major exterior repairs affecting structural integrity.
      • AIM ensures that every contractor working on the property has the appropriate insurance, workers’ compensation, licenses, etc.  AIM ensures these requirements are met by any contractors it recommends, and maintains copies of all certifications.
  1. General Listing of Owner Responsibilities
      • Paying assessments on time. Owners cannot (by State statute) withhold payments for any reason.
      • Keeping both the President of the Association and Amelia Island Management informed of any/all address and contact information changes.
      • Complying with the Association’s rules, formal documents and State law.
      • Ensuring that family and guests comply with all rules and regulations.
      • Providing access to their units for replacement, repair or maintenance of the common and limited common elements and for pest control. Amelia Island Management should given a unit key or code for these purposes. Owners have no right to refuse access to the Association. See Chapter 718.111(5), F.S.  AIM does not provide “key service” for visitors, guests or owners.
      • Obtaining Board approval prior to any repairs or maintenance that may involve common or limited common elements. This also may require notice and prior approval by the Amelia Island Architectural Review Board.
      • Maintaining, repairing or replacing all screens, doors, or windows from rough opening to rough opening. Please review our Rules and Regulations and Construction and Remodeling Rules for information about construction projects.
      • Maintaining garage door access, operation and repair. [Secret Tip:  In an emergency, you can use a neighboring garage key pad to enter your garage code to operate your garage door.]
      • Owners also are responsible for paying their annual Amelia Island Plantation Community Association (AIPCA) and Dunes Club Community Association (DCCA) dues.
          • The AIPCA is the homeowners association for everyone who owns property on the Amelia Island Plantation.  The AIPCA is responsible for rules and regulations for the entire community, providing security, maintaining and improving the roads, pathways and common properties, and enforcing the covenants and rules.  The AIPCA website is
          • The DCCA is composed of the “Dunes” communities:  Piper Dunes; Piper Dunes North; Little Dunes; Sea Dunes; Dunes Club; Turtle Dunes; and Dunes Row.  It is responsible for maintenance of the beach walkovers for these properties, the Dunes Club entrance off of A1A and the two tennis/pickleball courts.