HOA Rules and Covenants: What Every New Construction Buyer Should Know Before Signing

When you buy a home in a master-planned community like Forestbrook Estates in Paris, TX, the house is only part of what you are buying. You are also buying into a set of rules known as the covenants, conditions, and restrictions, or CC&Rs. These are the governing documents that define what you can and cannot do with your property.

Many new construction buyers focus on the floor plan, the lot, and the upgrades. That is understandable. But the HOA rules will shape your daily life in that home just as much as the square footage. Understanding them before you sign is one of the most important steps you can take to protect your investment and your quality of life.

At the Shannon Miles Group, we review HOA documents with every new construction buyer. Here is what you need to know about covenants, fees, and restrictions before you choose a community.

What CC&Rs actually cover

Covenants, conditions, and restrictions are legally binding documents recorded with the county. They run with the land, which means they apply to every owner in the community, not just the first buyer. The HOA is responsible for enforcing them.

Typical CC&Rs cover a wide range of topics:

Architectural controls. Most new construction communities require approval before you make exterior changes to your home. This includes paint colors, fencing, landscaping, sheds, playsets, and even the type of roofing materials you can use. The goal is to maintain a consistent look throughout the neighborhood. The practical effect is that you cannot make changes without submitting a request and waiting for approval.

Landscaping and maintenance standards. Many HOAs require you to maintain your lawn and landscaping to a certain standard. This can include mowing schedules, weed control, tree trimming, and the condition of driveways and walkways. Some communities have minimum landscaping requirements for new construction lots, including specific trees, sod, or irrigation systems that must be installed before closing.

Parking and vehicle restrictions. Common rules include limits on street parking, restrictions on recreational vehicles, boats, and trailers, and rules about where guests can park. Some communities prohibit commercial vehicles or work trucks from being parked overnight. If you own a boat, an RV, or a work truck, these rules matter to you.

Use restrictions. These govern what you can do on your property. Home-based businesses, short-term rentals, and certain types of home occupations are often restricted or prohibited. If you run a business from home or plan to use the property as a rental, the CC&Rs will tell you whether that is allowed.

Pet and animal rules. Most communities allow pets, but they may limit the number, size, or breed of animals. Some communities prohibit certain animals entirely. If you have horses, chickens, or other livestock, a standard master-planned community is likely not the right fit.

HOA fees: what they cover and what they cost

Every HOA charges dues. In a new construction community like Forestbrook Estates, those fees typically cover common area maintenance, landscaping of entrance features and green spaces, maintenance of any community amenities like pools or parks, and the cost of enforcing the CC&Rs.

Annual HOA dues in Northeast Texas new construction communities typically range from $300 to $800 per year, depending on the community and the amenities offered. Some communities also charge a one-time capital contribution fee at closing, which funds long-term reserves for major repairs and replacements.

It is important to ask several questions before you buy: What exactly do the dues cover? How often have they increased historically? What is the current reserve fund balance? And what happens if the HOA needs to levy a special assessment for an unexpected expense?

The answer to the last question is the most important. A well-funded HOA with healthy reserves is unlikely to need special assessments. An HOA that has been underfunding reserves may hit homeowners with a large bill when the pool needs resurfacing or the roads need repaving.

What to look for in the documents

Before you close on a new construction home, you have the right to review the HOA documents. In Texas, the seller is required to provide the current CC&Rs, bylaws, rules and regulations, financial statements, and meeting minutes upon request. For a new construction community, the builder should provide the proposed and recorded documents.

Here are the specific items to look for:

Architectural review process. How long does the review take? Is there a formal application? Can the HOA deny changes without cause? A clear, predictable process is better than a vague one that leaves room for arbitrary decisions.

Rental restrictions. If you ever plan to rent the home, check whether the community allows rentals, what percentage of homes can be rented at any given time, and whether there are minimum lease terms. Some communities restrict short-term rentals or limit the number of rental properties.

Fine and enforcement provisions. What happens if you violate a rule? Most HOAs have a graduated enforcement process that starts with a warning and escalates to fines and, in extreme cases, liens on the property. Knowing the enforcement structure helps you understand the risk.

Amendment process. How hard is it to change the rules? Some CC&Rs require a supermajority vote of all homeowners to amend, which makes changes very difficult. Others allow the board to amend certain provisions without a vote. Knowing how the rules can change over time is important.

How this applies at Forestbrook Estates and beyond

Forestbrook Estates, like most master-planned communities in Northeast Texas, has an HOA with recorded covenants and annual dues. The specifics of those documents matter for every buyer in the community. What is the architectural review process? What landscaping standards apply to your lot? Are there restrictions on fences or outbuildings?

These are not abstract legal questions. They affect whether you can install the privacy fence you want, park your boat on the side of the house, or run a tutoring business from your home office. The answers are in the CC&Rs, and we review them with every client so there are no surprises after closing.

The same principle applies whether you are buying at Forestbrook Estates, in Sherman, in Bonham, or anywhere else in Northeast Texas. Every community has its own set of rules, and no two sets of documents are identical. One community may allow metal fencing while another requires wood. One may allow chickens while another prohibits them. The details matter, and they are not something you can assume from the outside.

The bottom line

HOA rules and covenants are not inherently bad. They exist to protect property values and maintain a consistent standard of quality in the community. But they are a binding legal commitment, and you should understand what you are agreeing to before you sign the purchase contract.

The best time to review the HOA documents is before you choose a lot. The second best time is before you close. At either stage, having someone who knows what to look for can make the difference between a smooth move-in and a frustrating surprise.

Shannon and Scott Miles are new construction buyer specialists at eXp Realty in Paris, TX. They guide buyers through every step of the new construction process, including HOA document review, covenant analysis, and builder contract evaluation. If you are considering a home at Forestbrook Estates or anywhere in Northeast Texas, they can help you understand the full picture before you commit.

No pressure. No obligation. Just a team that helps you build with confidence and close with clarity.