Love Thy Neighbor? They're About to Control Your Home Design (HOA Edition)

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There is a whole new meaning to the phrase "love thy neighbor" when it comes to building or remodeling your existing home. I bet you didn't realize that if you're in an HOA—a Homeowners Association—your neighbors are going to help you decide how your home looks. That's right. In HOAs, there are design review committees, architectural review boards, and design review guidelines—everything that you need to comply with in order to achieve your dream home. And your neighbors are going to help you decide that.

We are going to continue into our Understanding Design Limitations Series here. We're going to be talking about how HOAs can really impact a project, and before you purchase that property or before you even begin design, this is the best way to empower yourself by learning as much as possible about HOAs, design review guidelines, and why your neighbors matter.

Let's warm up and go into the studio and talk about this in our Design Limitations Series.

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🎙️ MAIN EPISODE

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[: 01:02

All right, welcome back to The Awakened Homeowner podcast. I'm Bill Reid, your home building coach, and this is Episode 38 in our Understanding Design Limitations Series.

Now that we've spent the last several episodes talking about city and county regulations, zoning codes, Floor Area Ratio calculations, setbacks, easements, and all these governmental restrictions that affect what you can build on your property, if you've been following along, you might be thinking, "Okay, Bill, I get it. I need to understand the city rules before I start designing." And you are absolutely right.

But here's the thing—and this catches thousands of homeowners by surprise every single year—city approval is only half the battle. Because if your property is in a planned community or any development with a Homeowners Association, you've got a completely separate set of design rules to follow. And in many cases, these HOA restrictions are even more limiting than what your city requires.

I'm talking about HOAs—Homeowners Associations. And today, we're going to be pulling back the curtain on how these organizations control what you can build, what the design approval process really looks like, and most importantly, how to navigate this system successfully instead of getting blindsided by it.

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THE HIGH-STAKES REALITY OF HOA APPROVAL

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Here's why this matters so much. Let's say you fall in love with a beautiful lot in a planned community—amazing views, perfect size, great location. You buy it, you hire an architect, you start designing your dream home. Three months and let's say $25,000 in architectural fees later, you submit your plans to the HOA Design Review Committee and they deny your application.

Wrong architectural style. House is too large for the neighborhood character. Paint colors don't fit community guidelines. Whatever the reason, you're back to square one.

This happens way more often than you'd think, and it often starts with not hiring the right design professionals. So for those of you enthusiastic about getting really inexpensive design fees, doing it on your own, managing the process on your own, be aware—because you are a prime victim for this situation if you're in an HOA.

And the reason is simple: homeowners don't understand that HOAs operate as a parallel authority alongside your city or county. You need both approvals, and they don't coordinate with each other. You're responsible for making sure your project satisfies both sets of rules.

So today we're going to demystify HOAs, understand what power they actually have, look at the most common restrictions they impose, walk through their design review process step by step, and talk about the political strategy—yes, there's a political component to this that can mean the difference between approval and denial.

This is essential knowledge whether you're buying property in an HOA community, you already own there and want to expand, or you're just in the research phase trying to figure out if HOA living is right for you. So let's dig into this episode, and by the end, you should be truly empowered to make informed decisions.

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SECTION 1: WHAT IS AN HOA AND WHERE DOES ITS POWER COME FROM?

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[: 04:35

Okay, so let's start with the basics. What exactly is a Homeowners Association, and how do they get so much power over your property? Because I guarantee you most homeowners don't really understand this until it's too late. They know HOAs collect dues and have rules about lawn maintenance, but they're shocked when the HOA tells them they can't build what they want on property they own. So let's clear this up right now.

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UNDERSTANDING THE HOA STRUCTURE

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First, an HOA is not a governmental entity. This is important. They're not like your city planning department or your building department. An HOA is a private organization, usually a nonprofit corporation that governs a residential community. And here's the key: membership is mandatory and automatic when you buy property in that community.

So how does this work? HOAs are typically formed when developers create planned communities or subdivisions. The developer establishes the rules, creates the HOA, and then every single person who buys property in that community automatically becomes a member. You have no choice. You don't get to opt out. You don't get to say, "Well, I don't want to be part of the HOA." When you buy the property, you're in.

And here's what's really important: you're bound by the HOA's governing documents whether you read them or not. And let me tell you, most people don't read them thoroughly. They're in that huge stack of papers you get at closing, and everybody just signs and initials and moves on. But those documents are going to control a lot of what you can do with your property.

The HOA is run by a board of directors, and these are homeowners elected from the community. Sometimes it's three people, sometimes it's seven. It depends on the size of the community. And these board members are volunteers. They're your neighbors. They're not professionals usually. They're just people who live in the community who volunteer to serve on the board.

It's often that many of the members of a design review committee inside an HOA do not have experience in construction and design. They come from all areas of careers and professions. And if you don't get anybody on the board that has any experience in design and construction, you could have an uphill battle on your hands.

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HOA ENFORCEMENT POWER

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And here's the critical piece: HOA rules are enforced through contractual law, not governmental regulation. So this isn't like violating a building code where you might get a warning from the city. When you violate HOA rules, they can fine you, they can take you to court, and they can force you to undo whatever you did—because you signed a contract agreeing to their rules.

I've seen homeowners who bought a property, fell in love with a lot, never looked at the HOA documents, hired an architect, designed this beautiful modern home, and then found out the HOA only allows Mediterranean-style architecture. And guess what? They had to start over from scratch.

Thousands of folks have fallen in love with a lot and purchased it on the spot, and then come to find out they were heavily restricted in terms of what size and style of the home could be built. It's heartbreaking, but it happens all the time.

So HOAs aren't the government, but they do have legal power. And where does that power actually come from? That's what we need to understand next.

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THE CC&RS: WHERE HOA POWER ORIGINATES

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The power of your HOA comes from legal documents called the CC&Rs—not the band. This is the Covenants, Conditions, and Restrictions. And here's what most homeowners miss: when you bought your property, you agreed to these restrictions. They're not optional. They're not suggestions. They're legally binding requirements that you signed up for.

So how does this work? CC&Rs are recorded documents within the county, and they "run with the land." That's the legal phrase. It means that these restrictions are attached to the property itself, not to you personally. So when you sell your house, the next owner is bound by the same CC&Rs, and the owner after that. These restrictions stay with the property forever unless they're formally amended through the HOA process.

And these are contractual obligations. They're enforceable in court. If you violate the CC&Rs, the HOA can take legal action against you. They can get an injunction forcing you to comply. They can fine you. They can place a lien on your property if you don't pay those fines. In extreme cases, they can actually foreclose on your home. This is serious business.

So when you bought the property, somewhere in that closing paperwork you signed, you acknowledged receiving the CC&Rs and you agreed to comply. Whether you read them or not doesn't matter legally. You're bound by them. And this is why I cannot emphasize enough how important it is to review these documents before you buy property in an HOA.

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KEY HOA GOVERNING DOCUMENTS

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Now, the CC&Rs are just one part of the puzzle. Most HOAs have several governing documents. You've got the CC&Rs, which are the big overarching restrictions. You've got the bylaws, which explain how the HOA operates, how board members are elected, how meetings are conducted. You've got the Articles of Incorporation if it's a nonprofit corporation. And crucially, you've got the Design Review Guidelines or Architectural Standards.

These design guidelines are what we're really focused on today because these are the documents that tell you what you can and cannot build. And they're often separate from the CC&Rs. They might be more detailed, more specific, and in many cases, they're easier for the HOA to update than the CC&Rs.

So the CC&Rs might say something general like, "All homes must maintain architectural harmony with the community." But the design guidelines will spell out exactly what that means: what architectural styles are allowed, what materials you can use, what colors are approved, height restrictions, setback requirements beyond what the city requires, and on and on.

And here's what's tricky: these design guidelines can sometimes be updated by the board without a full vote of the membership. So something that was allowed five years ago might not be allowed today. This is why you need to get the current version of all these documents.

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SECTION 2: COMMON HOA RESTRICTIONS THAT AFFECT YOUR DESIGN

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[: 14:20

All right, so now that we understand where HOA power comes from, let's talk about what they actually restrict. Because this is where it gets real for homeowners. These aren't just rules about keeping your lawn mowed. We're talking about restrictions that fundamentally shape what you can build on your property.

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ARCHITECTURAL STYLE REQUIREMENTS

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First up is architectural style. Many HOAs require homes to conform to specific architectural styles or to maintain consistency with existing homes in the neighborhood. So you might find an HOA that only allows Craftsman style homes. Or Mediterranean. Or Colonial. Or they might allow a range of styles, but modern or contemporary might be excluded.

I worked with clients who bought in a beautiful hillside community. They wanted a sleek, modern design with lots of glass and clean lines. Turns out the HOA only allowed traditional styles with pitched roofs and specific exterior materials. Their modern design was dead on arrival. They either had to adapt to a traditional style or sell the lot and move on.

So architectural style restrictions might include roof pitch requirements—your roof has to be a certain slope, often 4:12 or steeper. They might include exterior material requirements—you can use stone and stucco, but metal siding might be prohibited. They might include window style requirements—certain types of windows are required, others are not allowed.

And here's what's challenging: these requirements are often subjective. The design review committee has to interpret whether your design fits the "neighborhood character" or maintains "architectural harmony." What does that mean exactly? It's up to them to decide. And this is why having professional renderings and a clear presentation can make such a huge difference.

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HEIGHT RESTRICTIONS

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Next, let's talk about height restrictions. Remember when we talked about city height limits in an earlier episode? Well, HOAs often have their own height restrictions that can be more limiting than what the city allows. The city might allow you to build 35 feet tall, but your HOA might restrict you to 28 feet or two stories maximum.

And HOAs measure height differently sometimes. They might measure from natural grade, they might measure from finished grade, they might have different rules for different parts of your lot. And some HOAs have specific restrictions on things like chimney height, roof peak height, or even the height of your garden walls and fences.

I've seen situations where a homeowner had city approval for a design, but the HOA said, "Nope, too tall." And guess what wins? The HOA restriction. You have to comply with both, which means the more restrictive rule controls.

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SIZE LIMITATIONS AND FLOOR AREA CONTROLS

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Third, let's talk about size limitations. Some HOAs put caps on how large your home can be, separate from what the city allows. They might have maximum square footage limits to prevent McMansions or homes that are out of scale with the neighborhood. Or they might have minimum size requirements to prevent tiny homes or structures that don't fit the community character.

Some HOAs have their own Floor Area Ratio calculations separate from the city's FAR. We did a whole episode on FAR, and just when you think you understand your city's FAR limits, you discover your HOA has additional restrictions on top of that.

And here's an important one: lot coverage. We talked about this with cities, but HOAs often have stricter lot coverage rules. The city might allow you to cover 40% of your lot, but your HOA might restrict you to 35% or even 30%. This directly affects how large your home's footprint can be.

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SETBACK REQUIREMENTS BEYOND CITY RULES

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Fourth, setbacks. HOAs often impose setback requirements beyond what the city requires. So the city might require a 20-foot front setback, but your HOA might require 30 feet. Why? To maintain consistent setbacks throughout the neighborhood or to preserve views or to create a certain aesthetic.

And these HOA setbacks might apply to everything: your main house, your garage, your deck, your pool, your outdoor kitchen. I've seen HOA setback requirements for things like air conditioning units—they have to be setback a certain distance from property lines so they don't bother neighbors with noise.

Side yard setbacks often get extra scrutiny from HOAs because they want to prevent homes from being too close together. So even if the city would let you build five feet from your side property line, the HOA might require 10 or 15 feet.

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COLOR AND MATERIAL RESTRICTIONS

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Fifth, let's talk about color and materials. This is where HOAs can get very specific, and some people find it very restrictive. Many HOAs maintain approved color palettes. You might get a color chart with 20 or 30 approved colors, and that's it. You want to paint your house bright yellow? Not allowed. You want a deep charcoal gray? Better check if it's on the approved list.

The rationale is maintaining visual harmony throughout the community. And I understand that. But it does limit your creative expression. Some HOAs require you to submit color samples for approval. Some require you to paint a sample section of your house so the committee can see it in real lighting conditions before they approve it.

Material restrictions are similar. You might be required to use certain roofing materials—composition shingle in approved colors, or clay tile, or metal roofing might be prohibited. Siding materials might be controlled—wood siding okay, vinyl siding not allowed. Stone veneer approved, but only certain types.

And here's one that surprises people: even your driveway material might be regulated. Concrete okay. Asphalt maybe not. Pavers must be from an approved list. This level of control over materials can significantly impact your budget because approved materials might be more expensive than alternatives.

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LANDSCAPING REQUIREMENTS

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Sixth, landscaping requirements. Many HOAs have detailed landscaping guidelines because they want the community to look maintained and attractive. You might have requirements for minimum landscaping coverage—a certain percentage of your lot must be landscaped. You might have requirements for types of plants—native plants encouraged or required, certain plants prohibited.

There might be restrictions on hardscaping—how much of your lot can be paved or covered with non-permeable surfaces. Some HOAs require you to maintain your front yard landscaping to a certain standard. Dead plants must be replaced. Lawns must be kept green and mowed. This isn't a one-time approval thing. This is ongoing maintenance they can enforce.

And here's one that affects a lot of designs: tree removal. Some HOAs have strict rules about removing trees, even on your own property. You might need approval to remove a tree, and they might require you to replace it with a tree of similar size or impact.

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FENCING AND SCREENING REQUIREMENTS

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Seventh, fencing and screening requirements. Many HOAs have detailed rules about fences. What height is allowed? What materials? What color? Can you have a fence in your front yard at all, or only in the back? Does it need to be a specific style to match other fences in the neighborhood?

And screening requirements can apply to things like trash cans, air conditioning units, pool equipment, and utility boxes. The HOA might require you to screen these items from view using landscaping or walls or fencing that matches your home.

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SOLAR PANEL AND SUSTAINABILITY FEATURES

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Eighth, let's talk about solar panels and sustainability features. This is an evolving area of law. Many states now have solar access laws that limit how much HOAs can restrict solar panels. However, HOAs can still impose reasonable restrictions on placement, appearance, and screening.

So you might be able to install solar panels, but they might need to be positioned to minimize visibility from the street. They might need to be flush-mounted rather than tilted. The frames might need to be black to blend with your roof.

Other sustainability features like rainwater collection systems, greywater systems, or wind turbines might face restrictions as well. Some HOAs embrace these features. Others are very cautious about approving anything that looks different from traditional homes.

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OUTDOOR STRUCTURES AND AMENITIES

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Ninth, outdoor structures and amenities. This includes things like pools, spas, outdoor kitchens, fire pits, gazebos, pergolas, sheds, playsets, and sports courts. Many HOAs require approval for all of these structures. And they might have specific requirements about location, setbacks, screening, materials, and colors.

Pools are a big one. Some HOAs require pools to be setback a certain distance from property lines. They might require specific fencing around pools for safety. They might restrict the color of pool coping or deck materials.

And in some communities, certain amenities are prohibited entirely. Maybe no above-ground pools, no basketball hoops in the driveway, no permanent barbecue structures in the front yard.

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CONSTRUCTION ACTIVITY RESTRICTIONS

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And finally, tenth, let's talk about construction activity restrictions. This is often overlooked, but many HOAs have rules about when and how construction can happen. They might restrict construction hours—no work before 8:00 AM or after 6:00 PM, no work on weekends.

They might require construction vehicles to be parked in certain locations. They might require you to post a construction bond to ensure any damage to common areas or streets gets repaired. They might limit how long construction can take—you've got to complete your project within a certain timeframe or face fines.

And during construction, there might be requirements about site cleanliness, dust control, and not blocking streets or driveways. These aren't just design restrictions. These are process restrictions that can impact your construction schedule and costs.

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SECTION 3: THE HOA DESIGN REVIEW PROCESS

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[: 28:15

Okay, so now that we understand what HOAs typically restrict, let's walk through their design review process. Because understanding this process is critical to getting your project approved. And there are strategic moves you can make that dramatically improve your odds of success.

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THE DESIGN REVIEW COMMITTEE

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First, let's understand who you're dealing with. Most HOAs have a Design Review Committee or an Architectural Review Board. This is usually a subset of the HOA board, maybe three to five people, and they're the ones who review and approve all design applications.

These committee members are volunteers. They're your neighbors. They might have some experience in design and construction, but often they don't. They're just homeowners who care about the community and volunteer their time. And this is important to understand because you're not dealing with professional planners like you would at the city. You're dealing with neighbors who have opinions about what fits in the community.

The committee meets regularly, maybe monthly or quarterly, depending on the community. And your application will be reviewed at one of these meetings. Some committees do preliminary reviews where they give feedback before a formal vote. Others only do formal reviews.

And here's a critical point: these committee members live in your community. They have relationships with other residents. They're influenced by neighborhood opinions. So there's a political component to this process that doesn't exist with city planning departments. We'll talk more about that strategy later.

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UNDERSTANDING THE APPLICATION REQUIREMENTS

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So what does the application process actually look like? First, you need to obtain the application package. This should be available from your HOA management company or board. And this package will include the application form, the design review guidelines, the submittal requirements, and information about fees and timelines.

Review these documents carefully with your architect or designer before you start designing. Don't design first and then discover you need to redesign to comply with HOA requirements. That's the expensive way to do it.

The application form typically asks for basic information: your name, your property address, a description of your project, the estimated start and completion dates, your contractor information if you have it yet.

And then you've got to pay a fee. Most HOAs charge an application review fee. This might be a few hundred dollars for minor projects or several thousand dollars for major new construction. This fee covers the committee's time to review your application. And it's usually non-refundable, even if your application is denied.

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REQUIRED SUBMITTAL MATERIALS

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Now let's talk about what you need to submit. And this is where having a professional architect or designer is crucial because the quality of your submittal materials directly impacts your approval odds.

At minimum, you're going to need a site plan. This is a scaled drawing showing your property boundaries, your existing structures if any, your proposed structures, setbacks from property lines, driveways, walkways, landscaping elements. This has to be accurate and to scale.

You need floor plans. These show the layout of each level of your home. They don't need to show every detail of your interior layout, but they need to show the overall footprint and major rooms.

You need elevations. This is critical. Elevations show what your home will look like from each side—front, back, left side, right side. And these need to show materials, colors, window locations, roof lines, everything that affects the exterior appearance.

And here's where you can really set yourself apart: 3D renderings or perspective views. Most committees are not trained to read architectural plans. But if you give them a photorealistic rendering showing what your home will actually look like in context with neighboring homes, they can evaluate it much more easily. This is an investment that pays off.

Material and color samples are usually required. You need to show the actual materials you plan to use—roofing samples, siding samples, stone veneer samples, paint color chips. Don't just list materials. Bring physical samples they can see and touch.

And often you'll need a landscape plan. This can be preliminary depending on what stage you're at, but it should show hardscape materials for patios, walkways, driveways, plant locations, and so on. This is not uncommon. And putting this all together into renderings can really help you get approval.

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THE REVIEW PROCESS AND TIMELINE

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All right, let's get into a little bit more detail about the process and the timeline. We're going to go through this pretty quickly, because as you can tell, this can just keep going on and on. You may require a consultation for something like this, but we can talk about that another time later. You can reach out to me.

But Week Zero, you're going to obtain the application package from the committee. In Weeks One through Four, you're going to prepare the materials we talked about—the architectural design. You're going to hopefully have enough concepts together in about a month's time from the architect for the early schematic design stage that you'll use to submit. Remember, you already will have to have a survey in hand, or at least a site plan in hand from the architect.

Week Five, you'll submit your application. Make sure you meet the deadline, which is usually 10 to 14 days before the scheduled meeting. And then Weeks Six and Seven, the committee review period. They review your application before the actual meeting. They might contact you with questions if something's unclear.

Week Eight, the committee meeting itself. This is the big day. The meeting is usually held on a weeknight evening. Your application will be on the agenda, and this is where you and your architect should absolutely attend. We'll talk more about that in a minute.

And then Week Nine is your decision notification.

That total timeline is 45 to 60 days of time before you should continue on with design, unless you're 100% confident that what you are submitting to the design review committee is acceptable.

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WHY ATTENDING THE MEETING IS CRUCIAL

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Attending the meeting is a really big opportunity for you. And I've attended several of these. The HOA application always says, "Attending the meeting is optional," but don't believe it. If you want to maximize your odds of approval, you or your architect, or ideally both of you, should absolutely attend the design review meeting.

One of the messages that you send by attending the meeting is that you are showing the design review committee that you respect the process. You're not just throwing an application over the fence and expecting them to approve it.

Second, it allows you to answer questions directly, and this is a huge one because a lot of questions can come up. You may even get really crazy questions like, "Can we not have a window here because it's looking over a neighbor's property?" You're going to get a lot of these subjective design observations that aren't necessarily regulated by the CC&Rs. These are people's opinions that you have to address.

Third, it lets you address concerns in real time as they come up. So you can clarify, you can explain your reasoning, you can show them additional materials.

It demonstrates your commitment to the community standards. You're showing that you want to be a good neighbor and fit into the community.

And it humanizes your project so that people aren't just looking at lines on paper. They can identify it with an actual person or family that's attending.

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SECTION 4: BRINGING IT ALL TOGETHER

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[: 46:25

All right, let me try to bring this all together. We've covered a lot of ground today, but unfortunately, I really couldn't cover every single thing that I wanted to in a podcast episode in a reasonable length. So I will have a dedicated blog post where you can read through a lot more detail—I mean a lot more detail—about what goes on with HOAs and how to navigate the process, because it can be a lot more complicated than what I'm describing.

But here's what you need to remember:

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KEY TAKEAWAYS

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HOAs are private governance systems that operate separately from your city or county government.

The HOA design approval process typically takes 45 to 60 days minimum. It requires detailed submittal materials including architectural plans, elevations, color samples, material samples, and ideally 3D renderings.

And it benefits dramatically when you attend the design review committee meetings in person.

HOA approval is part technical but part political. You're navigating both the written guidelines and the subjective preferences of your neighbors who sit on that committee. Early engagement, professional presentation, and a respectful attitude make all the difference between approval and denial.

And the bottom line is: don't buy property in an HOA without thoroughly reviewing their design guidelines first. Don't hire an architect without giving them those HOA documents to review. And don't design your dream home without verifying it complies with both city requirements and HOA restrictions. You need both approvals. They don't coordinate with each other. You are managing both processes simultaneously.

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ADDITIONAL RESOURCES

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As I mentioned, if you want to dive deeper into the HOA restrictions and limitations that you may have in designing your project, I'm going to have to pull the rest of this together in a blog post for everybody to really read through. And I really encourage you to do that. If you're in an HOA, if you're in a restrictive HOA, go through the entire blog post about it.

You can also get the book, but I've got to tell you that the whole purpose of this podcast is to be able to elaborate on what's in the book because I couldn't get all of that in the book as well. The book is going to give you a big picture of the whole process of designing and building a new home or remodel project. And this is my opportunity to elaborate on that.

So you can go to theawakendhomeowner.com website, go to the blog page, and you'll see the posting there soon that you can actually navigate and read through.

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CONNECT WITH BILL

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And I love hearing from listeners about your home projects and the challenges you're facing. If you've got a question about HOAs or any aspect of the design and construction process, please reach out. This is another example of where a private consultation might be valuable for you to try to navigate HOA design review guidelines, and I'm happy to do that.

You can reach out directly at bill@theawakendhomeowner.com. And you can also find me on Instagram and Facebook and message me if you like. And if you're on YouTube, you can drop some comments below. I'll be happy to answer those.

And I'm going to continue on with this Design Limitations Series. I've got to go back and look to see which one I want to tackle next, but I'm going to just keep continuing on because we're trying to position you to be in the best spot before you either purchase your property or before you begin the design and construction of your project on a property that you already own.

So I'm Bill Reid, your home building coach. And remember, we're here to enlighten, empower, and protect you for your new home, your dream home.

We'll see you on the next one.

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