NASSAU, BAHAMAS — Residents of a well known gated community in western New Providence are raising serious concerns over what they describe as excessive fines, lack of transparency, and overreach by those managing the development.
Documents obtained by Eyewitness News show that multiple residents of Delaporte Point have formally complained about the scale and structure of newly increased penalties, as well as broader governance issues.
The fines are also detailed in documents obtained by Eyewitness News, which outline reported penalties including $3,500 for alleged “out of permission” issues, $2,000 for tampering with security equipment or damage to gates, $5,000 tied to painting requirements, and up to $10,000 for minor patio alterations.
The documents further indicate that initial fines ranging from $1,000 to $10,000 can escalate to between $6,000 and $20,000 if not resolved within a specified timeframe.
Documents obtained by Eyewitness News also outline increased penalties tied to short term rentals, which residents say have moved from $1,000 to $3,500 per occupancy.
The issue of short term rentals remains a major point of contention. A group of homeowners is currently challenging efforts to restrict Airbnb style rentals, arguing that the move interferes with property rights.
The development has defended its position, maintaining that such restrictions are necessary to preserve safety, protect the residential character of the community, and prevent the property from operating as a hotel style environment.
Residents dispute that justification, noting that short term rentals were historically permitted. Some say the development itself once operated a rental program, and that many buyers purchased units with the clear expectation that such rentals would be allowed.
“The fines are excessive, unlawful, and punitive not compensatory. The board has gone beyond its authority,” one resident, who spoke on condition of anonymity, told Eyewitness News.
Residents also describe what they say is a shift from previously straightforward rules to a more rigid and punitive system, one they insist was not disclosed at the time of purchase.
Beyond fines, concerns have also been raised about monthly maintenance fees of approximately $1,300, with residents questioning how those funds are being used and citing limited transparency around shared expenses and amenities.
Some homeowners are also challenging the governance structure itself, noting that while Delaporte Point is not a traditional homeowners association, it is being managed with similar and in some cases stricter enforcement mechanisms, which they argue has led to inconsistent penalties and unclear limits.
Additional concerns include the absence of a defined dispute resolution or appeals process, as well as questions surrounding transparency and fiduciary responsibility.
Eyewitness News reached out to the Delaporte Point Board for comment but has not yet received a response.
However, Eyewitness News understands that in communication with residents, the board has maintained that the rules are longstanding, legally enforceable, and necessary to ensure compliance and uphold community standards.
Homeowners strongly dispute that claim, arguing that many of the rules and penalties now being enforced were not included in the original governing documents and have been introduced without proper authority.
