Homeowners Associations (HOAs) are extremely common across Eastern North Carolina—especially in newer neighborhoods around Jacksonville, Sneads Ferry, Holly Ridge, Swansboro, and parts of New Bern and Hampstead.
An HOA can absolutely protect property values and keep neighborhoods looking sharp. But it can also come with rules that catch homeowners off guard—particularly military families PCSing in who are focused on timelines, not fine print.
Most HOA issues don’t happen because someone is reckless. They happen because the homeowner didn’t realize what they were agreeing to.
Here’s what I see surprise buyers the most in local ENC HOAs, and what you should double-check before you close.
Restrictions in HOA Fine Print
First, where do you find these restrictions BEFORE you purchase a home?
You’ll find these rules in the Declaration of Restrictive Covenants, Bylaws, and Rules & Regulations.
In North Carolina, these documents are recorded with the county Register of Deeds and are legally binding on the property—not just the owner.
All HOAs have different regulations, but the following are some common examples of surprising rules that homeowners find in their HOA documents:
Landscaping Rules (Yes, They Can Be Very Specific Here)
One of the HOA’s responsibilities is to maintain the community’s curb appeal. Most HOAs require homeowners to keep their landscaping neat and orderly. However, some communities are even stricter, such as:
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Require grass to be maintained below a specific height
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Restrict Bermuda vs. Centipede grass types
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Prohibit certain trees or shrubs (especially fast-growing coastal species)
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Ban certain fertilizers or pesticides due to runoff concerns
An HOA can require homeowners to maintain their grass at a specific height and can penalize homeowners if the grass grows too high. They can even limit which types of trees and shrubs you can plant. HOAs often ban the use of certain fertilizers and pesticides, too.
Vehicles, Boats, and Trailers
HOAs can’t restrict parking on public roads, but they can set rules about parking on private streets. If your HOA is in a gated community, street parking could be banned during certain hours or banned altogether.
The HOA could also restrict the number or type of vehicles you keep parked in your driveway. For instance, they may ban the parking of boats or campers.
Many HOAs:
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Prohibit parking on private streets overnight
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Limit driveway parking to registered vehicles only
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Ban boats, campers, utility trailers, and work trucks
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Restrict inoperable or non-daily-use vehicles
If you’ve got a boat, motorcycle trailer, or project truck—don’t assume it’s allowed just because your neighbor has one.
Exterior Storage
Sheds and other detached storage spaces can affect a community’s curb appeal, so HOAs may regulate them. You may have to get approval from the association before building a shed on your property, and the shed may have to stay within a certain size or color range.
HOAs can also limit how you keep items and equipment outside your home. Some HOAs ban homeowners from keeping bikes or children’s toys in view of the street, so you might have to store them in a shed or in the backyard.
Pets
Many HOAs have pet restrictions, especially regarding dogs. Some breeds of dogs may be banned from the neighborhood altogether, and there could be a weight limit preventing large dogs from living in the community. Residents may be required to keep their dogs on-leash at all times or may be barred from walking their dogs in certain community locations.
Exterior Paint & Appearance
Repainting? Replacing shutters? Changing your front door?
Most HOAs:
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Require approval even if you’re repainting the same color
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Limit approved paint palettes
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Regulate fencing style and color
This is especially strict in planned communities around Sneads Ferry, Surf City, and Hampstead.
Interior Renovations
Although most HOAs are more concerned with your property’s exterior, some associations even regulate the interior of the houses in the community. Large projects like repiping the plumbing system or building an addition may need to be approved by the HOA.
Even some smaller projects, like flooring and interior painting, could be subject to HOA regulations. If the HOA discovers you’re working on an unapproved interior renovation project, they could fine you or force you to stop the work entirely.
Renting the Home (Important for Investors & PCS Flexibility)
Some HOAs require that the homeowners occupy their properties. Even renting out one bedroom to a roommate could be an issue for some associations. In some communities, HOAs only allow a percentage of properties to be rented out. If your plan is to rent the home after your next PCS, this is non-negotiable due diligence.
Security Cameras
Your HOA might consider the installation of a security or doorbell camera to be a change to the exterior of your property. If the governing documents require that you get approval for all exterior changes, you’ll need to seek approval for the cameras. Some associations also ban security or doorbell cameras that capture video footage of other homeowners’ properties.
Decorations and Signs
HOAs can regulate the size and type of holiday decorations homeowners put up, and they can ban homeowners from decorating outside of specific time periods. For example, they may require homeowners to remove their Christmas lights by the beginning of January.
In North Carolina, state law protects the display of American flags, state flags, and political signs. But some HOA’s are allowed to regulate or prohibit these displays if the restrictive covenants has specific verbiage about that.
HOA Rules That May Not Be Enforceable in North Carolina
Knowing the rules that your HOA cannot enforce is just as important as knowing the rules you must adhere to. Here are three scenarios in which an association may not be able to enforce a rule:
1. Rules That Conflict With State or Federal Law
HOA rules must comply with higher laws. In North Carolina, this commonly affects areas such as:
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Flags and political signs
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Solar panels
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Disability accommodations
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Service animals
If a rule conflicts with the law, it cannot be enforced.
When you move into an HOA neighborhood, you sign a contract agreeing to their rules and regulations. If a rule isn’t documented in writing and recorded with the registrar of deeds, you have no obligation to follow it. This is why it’s so important to know what is and isn’t included in the bylaws and regulations before you move to the community.
2. Rules That Are Not Properly Documented
HOA authority comes from written, properly adopted, and recorded documents. Homeowners are generally not obligated to follow:
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Verbal rules
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Informal policies
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“Guidelines” that exceed recorded authority
3. Selective Enforcement
An association can’t penalize one homeowner while letting another neighbor get away with the same violation. The rules and regulations must be enforced equally. If the HOA selectively enforces their rules, the targeted homeowner could have a legal case.
Avoiding Surprises When Buying Into a North Carolina HOA
Before purchasing a home in an HOA community, homeowners should:
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Read the Declaration, bylaws, and all recorded amendments
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Review the rules and architectural standards
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Request recent meeting minutes and budgets
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Understand how rules are enforced in practice
North Carolina law also grants members the right to inspect certain association records, which can provide valuable insight into how the HOA operates.
Talking with current residents can further help reveal how strictly rules are enforced and how responsive the board is to homeowner concerns.
There are benefits and drawbacks to living in an HOA neighborhood, but what’s most important is that you’re fully informed of the association’s rules and operations before you move in. If you’re moving to an HOA community, make sure to do your due diligence and read through all the governing documents so that you don’t face any surprises.