Welcome to Buck Springs Plantation. Our community is a deed restricted community. These deed restrictions should be provided to you by your closing attorney. A copy is also available on this website for prospective property owners. The community's architectural guidelines are outlined in the Restricted Covenants and are intended to streamline the Architectural Review Committee (ARC) process, and to ensure that architectural and community standards are upheld and enforced fairly and uniformly to maintain the community’s appearance and property values. The acceptable standard for appearance of property within Buck Spring Plantation (BSP) is based on the Restricted Covenants. The Covenants require that the owner of property within the community obtain prior written approval for any exterior alteration or addition to their property. All requests are subject to the Buck Spring Plantation Restrictive Covenants, as well as the rules and guidelines of the subdivision.
Question: How do I go about getting approval to build or modify my property?
Answer: ARC request process:
Read and familiarize yourself with the ARC guidelines and rules before starting any clearing, construction or building activity as outlined in the BSP restrictive covenants,
Download the ARC forms, fill the form out completely, and return it to the Board by uploading all documents through this website, email, or mailing it to Buck Spring Plantation POA, PO Box 267, Littleton, NC, 27850. Be sure to include a copy of your plot plan and any other requested documents. Incomplete documentation will delay the review process.
The ARC will review your request and get back with you within 30 days of receiving your completed request.
Once approved, construction may begin, you have up to one year to complete your project.
Question: Do I need ARC approval if I have a building permit from Warren Count or Dominion Power?
Answer: Yes, ARC approval is required regardless of permitting process.
Question: If I start without ARC approval, what might happen?
Answer: The board follows the guidelines set out in the Restrictive Covenants and the N.C. Planned Community Act. This would be a progressive step process, such as friendly warning, then fines and as a last resort, Legal action, if necessary, to ensure adherence to the documents and to maintain the community’s appearance and property values.
Question: I don’t plan on building for a while, am I required to join the POA and pay annual assessments?
Answer: Yes. Even if you do not have a home, you’re always welcome to use the boat ramp, pavilions, day slips (while you are on the property), and attend community activities like any other property owner.
Question: If I own multiple properties can I combine them to pay only one annual assessment?
Answer: No, you can combine lots with Warren County to receive one tax bill, but you will still be responsible to pay BSPPOA annual assessments on each individual lot.
Question: If I own multiple properties can I combine them to create a larger building lot?
Answer: Yes, however you will still be required to pay BSPPOA annual assessment on each individual lot.
If you have any additional questions not answered here, please feel free to contact the board for further clarification. We look forward to having you as one of our neighbors!
FAQ's...Why are the annual assessments increasing?
Why is this necessary? The Planned Community Act of North Carolina requires the board to fulfill the responsibilities outlined in the POA documents to maintain common assets owned by the community.
How did you determine how much to go up? By using the data and recommendations provided by a professional engineer reserve study specialist who performed the reserve study.
Hasn’t BSP board always saved money for repairs? Yes, but it was always a subjective guesstimate of anticipated costs. A reserve study is an objective, professional, analytical set of guidelines.
Why hasn't a reserve study been done before? It is not a requirement in NC under the Planned Community Act. However, it is a requirement in Virginia and is considered best management practice. This board wanted a true point of reference on funds needed to allocate for reserves.
Are there other benefits to the reserve study besides determining future expenses? Yes, particularly since BSP has a small and self-governed board. Now adopted, this document is a guideline for future BSP boards at determining what has happened in the past and how they need to plan and execute for the future, to assure our common area assets and subsequently your investment is protected. This will help protect property owners from any unexpected large assessment for future repairs.
Why doesn’t BSP turn the roads over to the state? This has been investigated multiple times, as recently as 2022. A copy of the state findings is available for review on the BSP website. The state will not take over roads that are not up to current state standards, without proper title documentation and documented drainage engineering. It has been determined by previous boards and outside engineers that the estimated costs of bringing our roads up to state standards will be greater than the funds that BSP has in reserves. Our roads are low priority to the State based on the traffic volume.
How did the board pick the reserve study company? The committee received five proposals. This engineering company had great credentials from many HOA's, including our neighbors across Hubquarter Creek. They were the lowest cost and could execute within a reasonable time.
How often will there be an update on the reserve study plan? This will be up to the board, but about every three to seven years based on inflation, repairs needed, or other unknown factors.
Could my assessment go up more than what is proposed? Yes, depending on inflation and other factors when it comes time to actually perform the repairs or maintenance. Likewise, assessments could remain stable or go down if the reserves are up and we are able to perform repairs at a lower cost or at a longer interval. Hiring a professional property management company also could affect this.
I do not live here, nor have a home, or use the amenities and this seems like a lot of money, why do I have to pay? It was part of the agreement when you bought your property and recorded on the deed by the original developer. It is the responsibility as a community and a board to protect the value of these common assets, so everyone’s property values remain stable, and to avoid special assessments. Lot owners or homeowner alike, the boat ramp, roads and pavilions are open to all.
Is there any provision to add additional amenities, such as children's play areas, pickleball court, or hiking trails? No, the board cannot borrow money, acquire lots, or raise your assessment to add additional amenities without a majority of the property owners agreeing to do so.
If I have questions, suggestions or comments about the reserve study, how do I get them to the board. Please submit them in writing through the community website and they will be directed to the appropriate committee.
If I am interested in serving on a committee or the board, how do I go about that? Submit through the board website or let another board member know. The board welcomes appropriate participation.
Buck Spring Plantation POA PO Box 267 Littleton, NC 27850