Ownership
Covenants, conditions & restrictions
Lots at Cerros Sands are sold subject to recorded covenants. They run with the land, binding every successive owner — which is what gives each owner the same assurances about what can and cannot happen next door.
The points owners ask about most
Annual maintenance assessment
The fee is currently $535 USD per year, due 1 January and delinquent after 30 January. It was reduced from the figure written into the recorded covenants ($1,207.50 BZ / $603.75 USD) because the entity receiving the funds is now a non-profit — so the money goes to roads, security and reserves rather than to a margin.
The covenants cap any increase at 7% in one year without the written consent of owners of at least 51% of the lots. Unpaid assessments accrue 7% interest and become a lien on the lot.
Building and completion
All designs must be approved in writing before construction begins. Once work commences it must be completed within 18 months, barring circumstances beyond the owner's control. There is no deadline to start building after purchase — but a lot must be filled to at least 18 inches above sea level when compacted, within 12 months, for drainage.
Subdivision and combining lots
Residential lots cannot be subdivided. Adjoining parcels may be combined, provided only one home is built — which eliminates the community fee for the parcel or parcels absorbed.
Off-grid utilities
Cerros Sands is an off-grid community approved by the Belize Department of the Environment. Electricity is each homeowner's responsibility, with solar and quiet small wind turbines preferred and generators permitted as back-up where they cause no noise complaint. Water is by rain catch and containment (systems kept out of public view); wells require developer approval. Private septic systems are the normal sanitation method.
Pets and animals
No more than four pets per property, and no more than two large dogs over 50 pounds. Breeds known for aggressive behaviour are not permitted. Animals must be confined to the owner's lot or under personal control when outside it. No animal may be kept for commercial purposes.
Noise and construction hours
Construction is limited to 7:00am – 7:00pm, Monday to Saturday. Music and amplified sound that disturbs neighbours is not permitted between 11:00pm and 7:00am. Exterior speakers, horns and bells are not allowed except for security devices.
Rentals
Owners may rent their home, provided each tenant receives a copy of the project documents. The owner remains responsible for the tenant's compliance.
Vacant lots
Vacant lots must be kept closely cropped by the owner or a contractor. Unimproved vacant parcels are subject to increased maintenance costs. See property management for the service we provide.
What the full document covers
Fourteen articles. The PDF above is the complete text — this is an index to help you find what you need.
Purpose of the declaration and who is bound by it. The restrictions run with the land and bind every successive owner.
Defined terms used throughout — Architectural Committee, Common Areas, Declarant, Improvements, Lot, Owner and others.
Title is conveyed in fee. Covers drainage and utility easements, owners’ easements of enjoyment, beach access, emergency access and road damage responsibility.
Zoning designations (R-1 through R-4, RE, RM, C, CE, CM, CR) and the day-to-day rules: pets, waste, vehicles and boats, landscaping, signage, noise, firearms, berths and vacant parcel fill.
The Committee’s power to require that structures and landscaping harmonise with the community, and the requirement for approval before alterations.
The operating fund, the annual maintenance assessment and its cap on increases, special assessments, default, liens and enforcement.
Cerros Sands is an off-grid community approved by the Belize Department of the Environment — electricity, water, sanitation, communications and satellite equipment.
Annexation of additional land into the project and its binding effect.
Committee organisation, appointment and removal, duties, meetings, rules, estoppel certificates, non-compliance procedure and liability.
Approval before construction, the 18-month completion requirement, the prohibition on subdividing residential lots, lot fill within 12 months, and contractor obligations.
How the restrictions are construed, severability, and owner indemnity.
Additional articles, notices and fines for violations.
How property management may transfer to owner control, and the election process.
Voting eligibility, quorum requirements and election of the chairman.
Read it before you sign
Your attorney will review the covenants as part of closing. If anything in them would affect your plans, raise it with us before you commit rather than after. See also the architectural guidelines.
Ask us about the covenants