Stop Charging Owners
$254 to Visit
Their Own Units
The Board treats owner cleaning fees as a profit center, not cost recovery. They made $22,000 profit from housekeeping in a single month. When owners asked for change, the Board President said we want "free stuff."
What You're Actually Voting On
The Board is asking you to vote on a Bylaw Amendment to Section 15, Article VII and a new Owner's Rental Agreement. Here's what the fine print actually says.
The Three Biggest Problems
The document states:
"The Condominium Association shall be solely responsible for the cleaning, restocking of items, and maintenance of rental units."
If this passes, it becomes bylaw language filed with Cameron County. You will never be able to clean your own unit, hire an outside cleaner, or opt out—even for personal visits.
The trap: They're offering "marketing freedom" while permanently locking in the $166-$211 cleaning fee.
The document states:
"The board may modify the Resort Fee without requiring homeowner approval."
The current Resort Fee is $50/day. If this passes, they can raise it to $75, $100, or more—anytime, with no owner vote.
Demand this amendment: "Fee increases over 5% annually require majority owner approval."
The document states:
"The Board is authorized to amend this Agreement at any time. Any amendment must be provided to each Owner."
You're voting on this version today. Tomorrow, the Board can change it. They only have to "provide" you the changes—not get your approval.
Demand this amendment: "Material changes require owner ratification."
More Fine Print Problems
18% Interest on Late Payments
Miss a payment? Credit-card-level interest (18% APR) plus $5/month minimum.
$200 Fine for Late Check-In
If your guest arrives late and goes straight to the unit, you're fined $200.
You Collect the Resort Fee
You're responsible for collecting the $50/day fee from guests, tracking it, and if you mess up taxes, fines come to you.
$50/Hour + 10% on Repairs
Lightbulb change? $50/hour plus markup—even though maintenance staff is already paid by your HOA dues.
Mandatory Seasonal Cleanings
Two additional "deep cleanings" per year at your expense. Cost not specified—they decide.
Broad Liability Transfer
You indemnify the HOA for "any and all claims, suits, losses"—even if partly their fault.
What's NOT on the Ballot
The Board is asking you to vote on giving them MORE control. Here's what they won't let you vote on:
The Bottom Line
What they're offering:
Marketing freedom (use Airbnb, Vacasa, etc.)
What they're taking:
Permanent monopoly on cleaning, unilateral fee control, broad liability protection
Is the ability to list on Airbnb worth giving up your right to vote on fee increases forever?
Don't take our word for it. See the evidence from Board documents, owner testimonials, and official correspondence.
You're Being Charged to Enter Your Own Property
Every time you visit your own unit at Suntide III, you're charged a mandatory $254 "cleaning fee"—even if you select "NO" for cleaning in the reservation portal. The system offers a choice that doesn't exist.
From the August 28, 2025 Board Meeting Minutes:
"Housekeeping revenue: $69,000 with $22,000 profit after expenses"
This isn't cost recovery. This is a profit center built on owner fees.
Professional cleaning on South Padre Island costs $~100. You're paying $254. The difference? It goes to fund HOA operations. You're subsidizing the building every time you visit your own property.
What Owners Are Saying
"I really think the condo is in such bad shape financially that they are using Housekeeping charges as a profit center, thus the high cost."
— 10+ year owner
"I live in San Antonio and only pay $100 for good cleaning service. $254 is way too much. Maybe $125 is more reasonable."
— 10+ year owner
"I specifically have NOT entered the rental pool because of many of these issues. The rental/cleaning set up is broke and needs fixing."
— Non-rental owner
"The HOA is supposed to work for the owners, not the other way around. I am a strong proponent of allowing owners to choose their own rental company."
— Rental pool owner
"I was charged a 25% fee based on a plumbing repair that management arranged. So my $300 repair cost an extra $65."
— Rental pool owner
"My biggest pet peeve is the fee for changing a light bulb or minor repairs. They have a handyman on staff that's paid for by HOA. Owners shouldn't be charged for minor things like tightening a screw."
— Rental pool owner
"I have had many issues with building management. People I deal with outside of Suntide also have issues. Many professionals in SPI and Port Isabel areas. Something needs to change."
— Rental pool owner
"Having the cleaning and rental separate has created issues. It's a unique set up with Vacasa and it is not working, they do not communicate very well."
— Rental pool owner
"Wish I could say, I do not want retaliation."
— Survey respondent, when asked for their unit number
Owners are afraid to speak up. That has to change.
How the Board President Responded
When owners formally requested cleaning fees be added to the December 6 meeting agenda, this is what Board President Joe Vance said:
"I am not sure what your survey proved that people like to not pay for things???"
72% of surveyed owners support eliminating mandatory cleaning fees. This was dismissed as wanting "free stuff."
"perhaps I should hold a vote that says the front desk can pay us 100 bucks every time we all come to visit - I am kidding of course"
A sarcastic response to a professional request from property owners.
"votes for free stuff... is not going to happen"
We're not asking for "free stuff." We're asking to stop being charged $254 to visit property we already own.
"I am not putting a vote up at the meeting"
The Board President refuses to let owners vote on an issue that affects every single owner.
Then Something Changed
November 26: After seeing owners organize, Joe Vance's tone completely shifted. He called asking to discuss, opening with:
"Good afternoon Lazaro - what a lovely email - much appreciated"
Why the shift? He saw the organizing was real. When owners unite, the Board listens.
Board Sends 21-Point Defense Letter to All 120 Owners
On Thanksgiving, the Board sent a "Cleaning Fees Clarification" letter defending their position. In it, they:
- •Admitted fees fund HOA general operations
- •Claimed "none of the owners expressed concern" — demonstrably false
- •Said committees tried this 8 months ago and asked owners for "viable solutions"
- •Told owners to join committees instead of demanding a vote
Evidence From Board Documents
These aren't allegations. These are direct quotes from Board meeting minutes and official documents.
"Housekeeping revenue: $69,000 with $22,000 profit after expenses"
$22,000 profit in one month. This proves cleaning fees far exceed actual cleaning costs.
"A lot of discussion around marketing. And cleaning/maintenance fees."
The Board discussed cleaning fees internally in July. But their November letter claimed "none of the owners expressed concern."
"The board may modify the Resort Fee without requiring homeowner approval."
The new agreement would let the Board raise fees anytime they want with no owner vote required.
The Board says there's no room in the budget to reduce owner cleaning fees. But they find money for branded Suntide III agenda planners given to every guest.
Why is this discretionary spending protected while owners are told the budget "cannot absorb any flexibility" on cleaning fees?
If we're serious about fiscal responsibility, let's examine ALL spending — not just the fees that directly affect owners.
Branded agenda planners provided to every guest
"An HOA bank loan would not require homeowners to vote as assessments require."
The Board approved a $2.34 million loan (10-year term, 6.25% interest, $26,381/month payment) without an owner vote.
This is the pattern: major financial decisions made without owner input nor communication, while owners are nickel-and-dimed on cleaning fees. The HOA should work for the owners — not the other way around.
Source Documents
Board meeting minutes available at suntideiii.com/owners-portal
DO NOT Vote Online Before December 6
The ballot states: "By casting your vote via absentee ballot you will forgo the opportunity to consider and vote on any action from the floor." Voting ends Dec 12—after the meeting. Wait until you've heard all discussions.
Force a Vote on December 6
The Board President said he won't put this to a vote. But at the Annual Meeting, owners can demand one. Here's how to make your voice heard.
Annual HOA Meeting
What You Can Do
Attend the Meeting (In-Person or Zoom)
Numbers matter. The more owners present, the harder it is to ignore us. If you can't attend in person, join via Zoom.
Don't Vote Online Before Dec 6
If you vote online before the meeting, you lose your right to vote on floor motions and amendments. Wait.
Demand a Floor Vote
At the meeting, owners can motion for a vote on eliminating mandatory cleaning fees for owner stays. Second the motion. Vote yes.
Ask the Hard Questions
Use the questions below to hold the Board accountable.
Spread the Word
Share this website with other owners. The more people who know, the stronger our voice becomes.
Questions to Ask at the Meeting
Why does Section C.2 make HOA cleaning 'exclusive' instead of optional?
Why can the Board modify fees 'without requiring homeowner approval'?
If housekeeping generated $22,000 profit in August alone, why are fees this high?
Can we add language requiring owner approval for fee increases over 5%?
Why are owners asked to collect Resort Fees but NOT allowed to handle our own cleaning?
Can we vote on an amendment to make cleaning optional for owner personal stays?
How to Vote Smart
If Voting YES:
Demand these amendments first:
- • Owner approval for fee increases over 5%
- • Cleaning optional for owner personal stays
- • Right to use outside cleaners
If Voting NO:
You preserve leverage to negotiate better terms. The Board needs owner buy-in— a failed vote forces them back to the table.
What We're Asking For
Remove Mandatory Fees
Eliminate the $254 cleaning fee for owner personal visits
Require Owner Approval
Any fee increases should require a vote from owners
Repair Estimates
Get estimates before non-emergency repairs over $100
We're NOT asking for:
Free cleaning for rental turnovers • HOA subsidies for owner units • Lower guest cleaning standards