Frequently Asked Questions...

What is "Emerald Lakes"?

"Emerald Lakes" was a planned community development that included retail and recreational facilities as well as walkways and other amenities. The design went beyond merely a collection of neighborhoods. It included multiple phases beginning with the development of the peninsula area of the lake. Plans for commercial development of this area were submitted to include restaurants, shops, office buildings, etc. It was tentatively to be called “Emerald Lakes Professional Center.” Other than the existing commercial buildings along Regent Parkway, this plan is now defunct. The Regal Manor HOA has taken ownership of the entrance monuments by the railroad tracks and will be re-branding them accordingly. The "EL" monograms on the community monuments will be replaced with "RM" signage.

What is "Regal Manor"?

“Regal Manor” is a deed-restricted community comprised of the following developments: Wellsley Ford Townhomes, Summerlake Townhomes, Baden Village, Regal Manor, Fallbrook, Balmoral, Stanton Heights, Stafford Oaks, Adler Grove, Bexley. At completion, the Regal Manor Homeowners Association will contain nearly 900 homes. Regal Manor is not affiliated with Regent Park.

Who are the governing bodies?

The supreme arm of the association is called the “Board of Directors”. The Board's primary responsibility is the running and governing of the Association. They have the ability to enter into contracts on behalf of the Association and make additional rules for the governing thereof. They are however, prohibited from making rules that contradict the Community Covenants. The Board also governs all committees and the management company. Although not a governing body your management company--The CAMS Company--is only a vendor of the Association. They act as an independent third-party to enforce the rules and regulations within the community. They are also responsible for handling the transactional business of the community. They also assist the Board with procedural, business, and legal best practices.  For more information on the rights, duties and responsibilities of the various bodies, please review the Regal Manor Declaration of Covenants, Conditions and Restrictions and the Regal Manor Bylaws.

When is the annual meeting?

In accordance with the Regal Manor CCRs, the Board of Directors conducts an annual meeting once a year.  This is an opportunity for residents and members to gather and share information about what is happening in the community and to solicit ideas.  Members are called to vote on initiatives, Board members and other item as necessary. A quorum of 30% of the members is necessary to conduct this meeting. Therefore, it is crucial that all members attend if possible. Members not able to attend are strongly encouraged to fill out a proxy form giving another member to vote in their place. The next annual meeting will be held in November 2016. Three board positions will be up for (re)election.

What are my rights as a Homeowner in a Deed Restricted Community?

In a Homeowners Association it may appear that the Board of Directors has all the power.  Believe it or not, that is far from the truth.  Association members are just as empowered.  The key is finding the source of this power and knowing how best to use it.  Owners would be surprised to learn that sprinkled throughout the Association’s governing documents are many rights that allow the member to hold the Board accountable. 

What is the key to finding this source?  It’s pretty simple, really, and it only requires you to read.  The Regal Manor Homeowner’s Association is governed by two primary documents.  The first is a 60-plus page document called the Covenants, Conditions and Restrictions (more commonly known as the CCR’s or Restricted Covenants).  This document outlines the Association’s purpose, restrictions, and rights.  The second document is the Bylaws.  This document acts as an administrative tool.  It outlines specific processes and protocol the Board is required to follow as it conducts the business of the Association.  Both legally-binding documents are designed to identify the rights and responsibilities of the Board and the Association membership, the overall purpose being to set an agreeable standard of living.

For instance, one of your rights as an owner is to require that the community be consistently maintained in an acceptable standard.  This includes both privately owned lots and common areas.  Article III of the Covenants list several restrictions that help set that standard within our community. Therefore, it is your right as an owner to require enforcement by your Association Board.

Another right is the owner’s right to due process as it relates to Violation Enforcement.  This is a right to which many owners can relate.  Article X of our Covenants outlines the violation procedure for our community: when you should receive a letter, when you should be called to hearing, and your right to bring witness(es)  to a hearing to support your case.  The Association is required to follow these basic guidelines to insure that owners have the right to be heard.  There may be additional warnings and processes, but this provision notes the minimum procedures that must be followed. 

Another important right to know is the right to vote.  As you read through the governing documents you will note several areas where owners are required to vote upon specific issues.  That provision will then outline the percentage of the membership that must vote in the affirmative before the Board can take action.  One example was the vote related to the County Sewer Main Project, where the majority voted to except funds and transfer and/or amend deeds to some common areas.  

Typically, voting on those types of topics will be will be infrequent.  However, one matter which you will be entitled to vote annually for, are candidates running for open seats on the Board of Directors.  This is one right you don’t want to take lightly, and if at all possible, make every effort to exercise yourself and not by proxy.  (That said, we strongly encourage use of a proxy if you are unable to attend the meeting).  This annual vote determines who will join or replace those directors already in office. They will be making decisions on your behalf and as a result, have the ability to impact your overall quality of life--especially as it relates to your financial and social well-being.  Therefore, it’s important that we find someone who is well-balanced and a good fit for the community’s needs.   Once a person is voted into office, it can be a challenge to have them removed should the need arise.  So, I encourage you when they open up the floor for questions to these candidates, let’s all prepare to ask some substantive questions that will allow us to get a good sense about who will be the best fit. 

Lastly, exercise your right to get involved.  There is no better way to find out what’s happening in your community than to get involved.   If you would like to help promote positive change, become a trend setter, and if you don’t mind working hard, you may consider running for the Board.  If you want a position with a little less responsibility, then consider joining or chairing one of our committees.

We want everyone to feel good about where they live and not think of it as a place of rules and “do’s and don’ts”.   This is a partnership where we both have roles to play, but are working towards the same goal: A community we can all feel good about.


Why did I get a violation letter?

First, don't panic or freak out!  A violation letter is an attempt to communicate with the homeowner about something potentially in violation of the Regal Manor HOA governing documents.  The worst thing to do is ignore it.  If there are questions about the letter, please call the management company to address to prevent additional letters or fines.  We understand that life happens and often times there are extenuating circumstances.  We are happy to consider temporary permission upon request and on a case-by-case basis.  Failure to comply with a violation letter can lead to further action.  Upon the third letter for a categorical violation within a consecutive 12-month period, the homeowner will be called to a hearing.  The result of the hearing could include, but is not limited to fines and/or correction of the item at the homeowner's expense. 

How do I respond to a violation notice?

You may email our property manager, Cheryl Larson at or by calling the CAMS office at 704.731.5560.


How do I prepare for a violation hearing?

Violation hearings are an enforcement tool of the Association that enables the Board of Directors to stimulate conversation between them and an owner to resolve some area of non-compliance.  It is called only after an owner has been sent a minimum of two warning letters and the matter remains uncured and we have had no communication from the owner. 
The hearings are conducted monthly by the Board of Directors, generally on the same day as the Board of Directors meeting (4th Tuesday of the month).    
If you are called to a hearing here are a few helpful hints that will help you prepare:

  • *Make every effort to resolve the matter prior to coming the hearing.You can do this by calling the management office. If you have cured the violation or we can agree on a short term variance there may be no need for you to attend the hearing. 
  • *If you plan to attend the hearing you must RSVP.You can do that via email or phone call to the management office. Contact information can found on the hearing letter. 
  • *If you plan to attend the hearing to dispute the matter, please bring sufficient evidence documenting your position. You may also bring witnesses as warranted.   Unfortunately, stating that you didn’t get previous warnings letters typically isn’t a good defense.
  • *Know your rights. Article X of the Association’s Declaration outlines the violation and hearing procedures.You may also contact the management office to request a detailed copy of the association’s violation process that includes information on both the hearing protocol and fine schedule.


The purpose of the meeting is for the owner to give feedback about the noted concern.  After the introductions the meeting facilitator, generally the President, will restate the specific purpose for the hearing and then afford time for rebuttal.  The board may opt to ask questions.  If no further discussion is needed, they will thank you for coming and advise that you will receive a hearing results letter within 3 to 5 business days.  Once all hearings have been completed, the Board will review each to determine the appropriate action.  The Board has three main options:
1) Levy an immediate fine. Allow 5 days to cure. Fine for each day the infraction remains uncured and/or fine for any subsequent infractions in the same category within a 12 month period (without additional hearing). 
2) No immediate fine but levy a fine for any subsequent infraction within a 12 month period (without additional hearing). 
3) No penalty and removal of the infraction from owner’s record. 

When called to hearing, the setting should not be one of contention. The Board is comprised of owners that live within the community. All of whom have received violation letters in the past and can be subjected to hearing as well.  The primary goal is to discuss what steps have or will be taken to resolve the concern and help insure consistent compliance.  If you have any questions or would like more information regarding the Regal Manor hearing process, please contact the management office.

What is an ARC?  What/why do I need to submit one?

The Architectural Review Committee is a group of members who are tasked by the Regal Manor CCRs to review and administer the architectural guidelines therein.  These guidelines are intended to protect the "look and feel" of the community and the value of homes.  Most outdoor improvements require the submission of an ARC request.  Please reference the governing documents for specific details.  Once a fully completed ARC request is received by the management company and forwarded to the ARC committee, they have 30 days to render a decision.  If a request is denied, an appeal may be submitted to the Board of Directors.  The Board's decision is final.  If an improvement is made without an approved ARC request, it will be considered in violation of the CCRs and that process will be executed (see above). To ensure a rapid turnaround time, please include all necessary documentation (plot plan, color and/or product samples, accurate and complete information, etc.).

Architectural Requests

Any external alteration including--but not limited to--landscaping, buildings, fences, lighting, play equipment, flags, satellite dishes, pools or basketball goals requires the submission and approval of an Architectural Request form.  Please following these directions when submitting a request:

Consult the Regal Manor Convenants to verify compliance of your request.

Download and print a copy of the ARC documents including an ARC Request Form under the "Documents" section of this website.

Email or fax your completed form along with a plot map, pictures and/or supporting documentation of your request. You may fax your completed application to 704.672.3157.

The ARC Committee will review the completed application and submit a verdict within 30 days of receipt of all documentation.  Appeals may be addressed to the Regal Manor Association Board of Directors.  There is also a new follow-up process to verify that any ARC implementation is in compliance with the approved request.  You may also refer to the ARC Guidelines document for related information and restrictions that may apply.  This document clarifies otherwise ambiguous verbiage in the CCRs.  The ARC Committee will use this document as a tool in conjunction with the CCRs for all ARC requests and/or violations.  This document is adopted and considered as one of the Regal Manor HOA governing documents.

When are the Annual Assessments due?

The 2016 Annual Assessment is $680, payable in installments of $170 per quarter (January 1, April 1, July 1 and Oct. 1.) Payments not received by the end of the respective month will be subject to fees, penalties, and/or suspension of amenity privileges as provided in the governing documents. Therefore, it is imperative that everyone pay their assessments on time.  If an assessment cannot be paid promptly, please call the management company to set up a payment plan in order to prevent additional fees.  Accounts 90 days past due will have a lien against their home.  Further deliquency will result in additional fees and attorney costs and may result in foreclosure proceedings.

What do my dues pay for?

The annual assessments cover the costs of maintenance and upkeep of the community.  They also fund capital improvements and services offered to the residents. Among the developments, there are over 60 acres of natural and common spaces that the Association is responsible for.  Since we are in the unincorporated area of Fort Mill, we lease over 150 non-subsidized streetlights from York Electric and Duke Energy at a cost exceeding $5,300/month. Landscaping, annual plantings and pine needle applications are substantial expenditures. It takes nearly 3,000 bales of pine straw and over 2,300 plants to refresh the common areas.  Management costs, pool maintenance and supervision, general amenity maintenance, utilities, insurance, property taxes, security, and communication expenses are just a few categories that are covered by the Association dues.  They also fund social events for the whole family to bring people together and encourage a sense of community. 

Who do I contact to reserve the clubhouse?

For reservations, please call the CAMS office at 704.731.5560 to check for availability. For rental and pricing information, please check the "Information" section of this website.

How do I get a pool pass?

You will need to contact our community manager, Cheryl Larson at or by calling the CAMS office at 704.731.5560. Please refer to the Pool section under the "Information" link above for addtional details.

Who do I contact about the potholes on Starlight/Farmhouse? Why aren't the streetlights on Farmhouse lit?

These roads are private roads and not a part of the Association. Private roads are not maintained by York county or SCDOT. Maintenance of private roads is responsibility of the respective owner. Generally, blue street signs designate a private road, whereas green street signs designate county or state maintained roads. The blue street sign section of Starlight is privately owned and maintained by Morningstar Ministries. Farmhouse is currently owned by OPUS Regent Two, a subsidiary of Coulston Enterprises, Inc. We recommend avoiding these areas if possible to prevent vehicular damage. The Board is in discussions with multiple entities about the future of Farmhouse Rd. The privately-held property begins at the white fence of Baden Village and ends at the Norfolk Southern railroad tracks.

What is that tower and what is being done about it?

The 21-story tower belongs to MorningStar Ministries. It's saga is well chronicled across the internet. If you visit, you can read about the history of this area including the Upper Room, Heritage USA, PTL and the Broadcast Group among others.




Regal Manor welcomes CAMS as the Association's new management company.

Kieley Wilson is our new community manager:

office 704.731.5560

Calendar of Events...

Stay Tuned for future 2016 events

If you have a suggestion or would like to help, please email the Social Committee

Bunco is held the second Monday of every month at 6:45p.

The Board of Directors meets the fourth Tuesday of every month at 6:30p

All events will take place at the clubhouse unless otherwise noted. Dates/times may change without notice. Refer to the Regal Manor Facebook page for the latest information.