Thinking about buying or selling in a Ridgeland neighborhood with an HOA, or planning a project like a fence or new paint color? You are smart to pause. HOA covenants and approval rules can affect everything from your closing timeline to which materials you can use on your home. A little prep now can save you time, money, and stress later.
In this guide, you will learn what covenants mean, how architectural approvals work, the difference between HOA approval and city permits, and the key steps to protect your plans and your budget. You will also get a simple checklist and timeline you can follow in Ridgeland. Let’s dive in.
What HOA covenants really mean
When you buy into a Ridgeland community with a homeowners association, you agree to follow the HOA’s recorded governing documents. These include the Declaration or CC&Rs, Bylaws, Articles of Incorporation, and any Rules and Architectural Guidelines. They are recorded in the land records and bind current and future owners.
The Declaration usually creates the association, sets dues and assessments, and outlines use restrictions. Rules often cover pets and parking. Architectural Guidelines explain what you can change on the exterior and what must be approved. Your obligations come from these documents, not from verbal comments or neighbor practices.
One important point: city code and private covenants are separate. You must satisfy both. A project can meet City of Ridgeland rules and still violate your HOA’s guidelines, or the other way around.
Where to find your HOA documents
Start with official sources so you are working from the current rules:
- Madison County land records or the Chancery Clerk: recorded Declaration/CC&Rs, amendments, plats, and easements.
- Your HOA or its management company: Bylaws, current Rules and Architectural Guidelines, budgets, and application forms.
- Mississippi Secretary of State: corporate filings to confirm the HOA’s good standing if needed.
- Title company or closing attorney: estoppel or resale certificate and any recorded liens.
Get the full set before you make plans, submit a project, or list your home for sale.
What the documents usually cover
While every Ridgeland subdivision is different, you will often see provisions for:
- Architectural control: which exterior changes require written approval. Common items include fences, paint colors, additions, decks, pools, driveways, sheds, landscaping, solar panels, satellite dishes, and HVAC placement.
- Maintenance responsibilities: what you handle versus what the association covers in common areas.
- Assessments: regular dues, late fees, and rules for special assessments.
- Enforcement: notice and cure periods, fines, lien rights, suspension of amenity use, and in some cases foreclosure on association liens.
- Leasing rules: minimum lease terms or rental caps.
- Insurance: what the master policy covers versus what you must insure in your home.
Confirm the exact language in your community’s Declaration and Guidelines before you act.
How architectural approvals work
Most HOAs in Ridgeland use an Architectural Review Committee, sometimes called an ARC, or the Board to review applications. Written approval is normally required before any work begins. Oral approvals are risky and usually not binding.
Typical application packages include:
- Completed ARC form from the HOA
- Site or plot plan showing location and dimensions
- Elevation drawings or photos, plus colors and materials
- Manufacturer specifications for products like windows or decking
- Proof of neighbor notification if required
- Applicable review fee
Many communities set a review timeline, often 15 to 45 days, but you should confirm your HOA’s specific timeframe. If no deadline is stated, plan for several weeks and build in time for revisions.
Projects that usually need approval
If you are planning any of the following, assume you need HOA approval unless your Guidelines say otherwise:
- Fence installation or replacement, including material, height, and location
- Exterior paint color changes
- Additions, decks, patios, and major landscaping or hardscape changes
- Driveway expansions or changes to impervious surfaces
- Outbuildings, sheds, or pergolas
- Solar panels and related equipment
- Satellite dishes and antennas
- Major HVAC replacement or location changes visible from the street
Submitting a complete package the first time reduces delays and denials.
Ridgeland permits vs. HOA approvals
City of Ridgeland permits and HOA approvals are separate. You often need both. The city will look at zoning, building code, stormwater, erosion control, and floodplain rules. The HOA focuses on design, materials, and consistency with neighborhood standards.
- HOA approval does not replace required city permits.
- A city permit does not authorize a project that violates your covenants.
Check with City of Ridgeland Planning and Zoning and the Building/Inspections divisions early, especially for additions, pools, driveways, grading, and any work near drainage or flood zones.
Buying or selling in an HOA: protect your timeline
If you are buying, build HOA review into your due diligence. If you are selling, resolve issues early to avoid last‑minute surprises.
Buyer steps:
- Request the recorded Declaration/CC&Rs and all amendments.
- Review Bylaws, Rules, and Architectural Guidelines.
- Ask for the HOA budget, recent financial statements, and any reserve study.
- Read the minutes from recent board meetings to spot upcoming projects or policy changes.
- Order an estoppel or resale certificate to confirm dues, fees, violations, and pending assessments.
- Review the association’s insurance certificate and any pending litigation disclosures.
Seller steps:
- Provide required HOA disclosures and documents to the buyer.
- Clear any outstanding violations or be prepared to disclose them.
- Budget for transfer, estoppel, or capital contribution fees if applicable. Local custom varies on who pays, so confirm with your contract and closing team.
Low reserves or ongoing litigation can affect your budget and resale timeline, so factor those into your decision.
If your request is denied
Denials happen for common reasons like incomplete materials, conflicting designs, setbacks, or drainage and aesthetic concerns. If you receive a denial:
- Request a written explanation that cites the specific covenant or guideline.
- Revise your plans to address the stated issues and resubmit.
- If allowed by your Declaration, request a variance and follow the stated process.
- Use any internal appeal process to bring the request before the Board.
If an appeal fails, consider mediation or arbitration if your documents provide for it. For complex disputes or questions about enforceability under Mississippi law, consult a real estate attorney experienced with HOA matters.
A simple Ridgeland project timeline
Use this planning window to reduce stress and avoid rework:
- Week 0 to 1: Review your HOA Declaration and Architectural Guidelines to confirm what requires approval. Contact City of Ridgeland about zoning and permits for your project type.
- Week 1 to 2: Prepare your application package with site plan, drawings, specs, and photos. Submit the application and pay any review fee. Get a confirmation of the received date.
- Week 3 to 6: Allow for HOA review. Respond quickly to any request for more information. If denied, adjust and resubmit.
- Week 4 to 12+: Apply for city permits once HOA approval is issued or as allowed by your documents. Permit timing varies by project complexity.
- Final step: Keep written approvals and permits in your property records. These documents help with future resale and prevent compliance questions.
Common pitfalls to avoid
A few missteps cause most headaches. Watch for these:
- Starting work without written approval. This can trigger fines or forced removal.
- Relying on verbal comments. Only written approvals count.
- Skipping city permits. HOA approval does not replace municipal requirements.
- Missing recorded amendments. Your HOA may have updated rules after the original Declaration.
- Ignoring HOA finances. Thin reserves increase the risk of special assessments that can hit your budget or your closing.
Local contacts to help you verify
When in doubt, go straight to the source:
- Madison County land records or the Chancery Clerk for recorded covenants and amendments
- City of Ridgeland Planning and Zoning and Building/Inspections for permits and zoning
- Mississippi Secretary of State for HOA corporate filings
- Your title company or closing attorney for estoppel certificates and lien checks
- A Mississippi real estate attorney for covenant interpretation or enforcement disputes
If you are a buyer or seller in Ridgeland, aligning HOA rules, city permits, and your timeline is the best way to protect your plans and your pocketbook. A clear strategy with the right documents and approvals will keep your project or your closing on track.
Ready to move with confidence in Ridgeland? Work with a local guide who can help you gather the right documents, spot red flags, and keep your transaction timeline tight. Reach out to Charles Lacey when you are ready to talk strategy.
FAQs
Where to find HOA covenants in Madison County
- Check Madison County land records or the Chancery Clerk for the recorded Declaration/CC&Rs and amendments, and ask the HOA or manager for current Rules and Guidelines.
Do city permits replace HOA approval for projects
- No. City of Ridgeland permits and HOA approvals are separate, and you usually need both before starting exterior work.
How long does an ARC review usually take
- Many HOAs set a 15 to 45 day review window, but timing varies by community and document language, so plan for several weeks.
What is an estoppel certificate in a Ridgeland HOA sale
- It is a written statement from the association listing current dues, unpaid balances, pending assessments or violations, and other facts your lender and title company need.
Can an HOA block solar panels or satellite dishes
- Many HOAs regulate placement, design, and visibility through Guidelines; check your Declaration and Architectural Standards for the specific rules that apply.
What happens if the HOA records a lien before closing
- Unpaid assessments, fines, or costs can lead to an association lien that must be cleared or addressed at closing, often verified through the estoppel.
How are special assessments handled in Ridgeland HOAs
- The process is defined in the Declaration and budget documents; review recent financials and any reserve study to gauge the potential for special assessments.
Can CC&Rs be amended and by what vote
- Yes. Amendment procedures and the required owner approval percentage are stated in the Declaration, so review your community’s exact language before relying on general rules.
