Q: What is a Condo Hotel?
A: It is a facility that is built and operates as a luxury hotel, but utilizes the condominium form of ownership and offers an on-site full-service rental/hotel program to its unit owners and guests.
Q: Is participation in the rental program mandatory?
A: Participation is voluntary, but the facility is designed and zoned for transient use as a luxury hotel facility with its many guest services.
Q: If I join the rental program, are there any limits to personal use of the unit?
A: Owners shall have occupancy rights to the unit for personal use for a period of 90 days during each year. The agreement is in effect and is subject to the following terms: The owner shall not occupy the unit at any time without reserving such period(s) of occupancy through the company. Owner shall not be entitled to reserve or occupy the unit during anytime which the company has previously issued a confirmed reservation to a guest.
Q: If my unit is unavailable for my personal use, may I stay in another unit at Mill House Lodge?
A: Yes, at a discounted owner’s rate. This is necessary since the units are individually-owned condominiums, wherein all occupancies, expenses, and income relative to a specific unit are separately accounted for.
Q: May I furnish the unit myself?
A: In order to operate the unit effectively as a hotel accommodation, the owner must furnish the unit with furnishings, accessories, towels, and linens that conform to MIll House Lodge's standards and basic furniture package. Your unit, when bought, will be furnished to the company's standards along with all required components.
Q: Can an owner store personal belonging in their unit?
A: An owner may store private property in unit at their own risk, however, the company assumes no liability for the loss or damage thereof. Contact the General Manager for approved locations.
Q: Who is responsible for missing items and repairs incurred by rental guests?
A: There are certain risks of renting in terms of loss, as well as damage. Although our prior guest history has been good, losses do occasionally occur. If loss or damage does occur, management will attempt to recover those losses, if the rental guest can be identified, but, ultimately the unit owner is responsible.
Q: What does the company charge for its rental services?
A: There is a one-time non-refundable enrollment fee of $300.00 per unit. Ongoing management fees are forty percent (40%) of the daily base rental income, less travel agent commission and/or credit card/check in fees.
Q: What services are provided for the management fee?
A: Services include but are not limited to: Hotel Administrative staffing, office expense, front desk, reception, check-ins and check-out, accounting, reservations, housekeeping, laundry, and all-important sales/marketing programs, brochures, website and collateral materials to offer units at Mill House Lodge for transient rental to others.
Q: Who pays for the daily and departure cleaning services for rental guests and owners?
A: The company provides housekeeping services to rental guests at its own expense and shall provide owner with two (2) complimentary departure cleans per year. Daily cleaning and turn down services are provided by the company for an additional fee.
Q: Who is responsible for costs associated with maintaining the Unit (including all furnishings, appliances, heat/air conditioning, door locks, plumbing and electrical services, etc. in good clean and working condition?
A: The company will coordinate all maintenance service within the unit at the owner’s expense. An in-house maintenance staff is retained to minimize costs.
Q: Can these costs be deducted from my rental income?
A: Yes, the company shall deduct the costs from any amounts due and owing to owner. In the absence of rental income, the company will bill the owner directly.
Q: Is there a limitation as to what the company can expend on my behalf?
A: Yes. If sum exceeds two hundred dollars ($200.00), the company shall first notify owner of such cost, if it is not an emergency. In the event of an emergency, the company is authorized to exceed two hundred dollars ($200.00) without prior notification to the owner, to preserve the Unit or prevent further damage.
Q: Are pets allowed in the Units?
A: If an owner chooses to participate in the rental program, owner agrees that pets are not permitted anytime, by anyone, including the owner.
Q: When are rental income checks remitted?
A: The company will forward a detailed monthly statement with net rental income (if applicable), on the twenty-fifth (25th) day of the following month in which occupancies occurred.
Q: What details are provided with this statement?
A: The “Owner Statement” identifies the nights the unit was occupied, whether is was occupied by a rental guest or the owner, the rate charged for said rental, and any repair or replacement charges.
Q: Can an owner have such expenses as their mortgages, homeowner insurance, condominium maintenance fee, electric, real estate taxes, etc… deducted from rental proceeds?
A: Owners are required to pay these costs on their own behalf. The company is authorized to only deduct for costs relative to rental and upkeep of units as provided for in the rental management agreement.
Q: Are owners allowed to enter their unit when occupied by a guest?
A: Under the laws of the State of North Carolina, rental guests have specific rights, which must be respected. If an owner has a need to enter his/her unit, please contact management. We will be happy to contact the rental guest and request their permission for entry.
Q: What services are provided by the condominium Association?
A: Services include, but are not limited to: maintenance and upkeep of the common hallways, lobby, building exterior, roof, driveway, swimming pool, panorama room, grounds, security services, concierge, cable television, water, sewer, trash and pest control.
Q: Who pays for the services provided?
A: All owners of the Association are required to pay a monthly maintenance fee which is due and payable in monthly installments on the first day of each month.
Q: What is The Mill House Lodge Condominium Association, Inc.?
A: The Association is a corporation not for profit organized under the laws of the State of North Carolina. The purpose of the Association is to provide maintenance and management of the common areas, easements, grounds, and enforcement of the deed restrictions, rules and regulations.
Q: Who runs of controls the Association?
A: A Board of Directors, which is elected by the membership, handles all the affairs of the Association.
Q: What involvement does the Association have on the on-site Rental Program?
A: The Association is not involved with the rental operation, nor does it have any input or decision-making power or authority over the rental program.
Q: Whom has the Association contracted with for the management of the Association and condominium property?
A: MHL Management, LLC is providing these services in addition to the separate services they provide for owners who elect to join the rental program.