Deed restrictions, in their own words
What the deed restrictions say
The questions owners and buyers ask most, answered only with sentences quoted from the recorded documents, with the section, page and a link to each one.
Please read this first
This page quotes the recorded documents for convenience. The recorded documents control, and amendments may apply. Each section of Thousand Oaks has its own declaration and amendments, so check the ones for your section, and use the links to read every quote in its full context.
For a question about a specific plan, ask the Architectural Control Committee through Tri-Star Community Management at acc@tristarcm.net.
Jump to a question
- What needs ACC approval before I build or change something?
- Is there a minimum home size?
- What kind of fence can I put up?
- Can I build a shed, barn, workshop or guest house?
- Can I keep a boat, RV, camper or trailer at home?
- Can I park on the grass or another unpaved part of my lot?
- Can I park a commercial vehicle or work truck?
- What animals are allowed? Can I keep a horse or chickens?
- Can I run a business from home?
- Can I rent out or lease my home?
- What do the documents say about signs?
- Are mobile or manufactured homes allowed?
- Septic systems and water wells: what do the documents require?
- Can I add solar panels or a rain barrel?
- Can I fly a flag or put up a religious display?
- Is there a deadline to build on a lot I buy?
What needs ACC approval before I build or change something?
In every section, outside improvements and changes, from landscaping and fences to homes and barns, need the Architectural Control Committee’s approval first.
Section One
Amendment note. The 2018 Fourth Amendment restated this section; the quote is the restated text.
“No external improvements or changes including, but not limited to, landscaping, fences, mail boxes, dwellings, garages, barns, out buildings, or any other structures may be erected, placed, or altered on any tract until the construction plans and specifications and a plan showing the location of the structure, complete plan of government approved anaerobic septic system showing relation to tract lines and water lines or sources have been approved by the Architectural Control Committee as to quality of workmanship and material, harmony of external design with existing structures, and as to location with respect to topography and finish grade elevation.”
Sections Two, Three and Four
“No external improvements or changes including, but not limited to, landscaping, fences, mail boxes, dwellings, garages, barns, out buildings or any other structures, shall be erected, placed, or altered on any tract until the construction plans and specifications and a plan showing the location of the structure, complete plan of government approved anaerobic septic system showing relation to tract lines and water lines or sources have been approved by the Architectural Control Committee as to quality of workmanship and materials, harmony of external design with existing structures, and as to location with respect to topography and finish grade elevation.”
Is there a minimum home size?
Yes. The minimum floor plan is set section by section, and it is larger on lakefront lots.
Section One
Amendment note. The 2018 Fourth Amendment rewrote only the last sentence of this section, which is about commercial buildings in Reserve E.
“Any dwelling constructed on said tracts must have a floor plan of not less than: 2100 square feet on all cul-de-sac homes; 2400 square feet on homes along Thousand Oaks Boulevard; 2800 square feet on one-story Lakefront homes; and 3000 square feet on two-story Lakefront homes, exclusive of open or screened porches, terraces, patios, driveways, carports and garages, and shall be constructed of at least standard frame construction.”
Section Two
“Any dwelling constructed on non lake-front lots must have a floor plan of not less than: 2600 square feet; 2800 square feet on one-story Lakefront lots; and 3000 square feet on two-story Lakefront lots, exclusive of open or screened porches, terraces, patios, driveways, carports and garages, and shall be constructed of at least standard frame construction.”
Section Three
“Any dwelling constructed on non Lakefront Lots must have a floor plan of not less than: 2400 square feet; 2800 square feet on one-story Lakefront Lots; and 3000 square feet on two-story Lakefront Lots, exclusive of open or screened porches, terraces, patios, driveways, carports and garages, and shall be constructed of at least standard frame construction.”
Section Four
“Any dwelling constructed in the Project must have a floor plan of not less than: 2800 square feet on non Lakefront Lots; 3000 square feet on one-story Lakefront Lots; and 3500 square feet on two-story Lakefront Lots, exclusive of open or screened porches, terraces, patios, driveways, carports and garages, and shall be constructed of at least standard frame construction.”
What kind of fence can I put up?
All four sections now carry the same fence paragraph: the ACC approves every fence, white three-rail PVC between the house and the street, black ornamental iron on waterfront lots, wood fences in Committee-approved material, and no chain link. The Committee may grant variances on written request.
All four sections
Amendment note. Sections One and Two got this paragraph in their 2001 First Amendments, which replaced each section’s original Section 13. Sections Three and Four had it from the start.
“All walls, fences and hedges must be approved by the Committee.”
“Except as otherwise provided herein, no walls or fences shall be erected or maintained nearer to the front of any Lot than the front of the residential dwelling constructed on the Lot or, on corner lots, nearer to the side Lot line than the side Lot building line parallel to the side street as shown on the recorded plat.”
“Fences from the front of the residential dwelling to the street and parallel to the street shall be constructed of white PVC with three rails.”
“All walls and fences on waterfront Lots must be of ornamental iron construction and shall be black in color and of a design that conforms to the Committee’s predetermined plan for such fences.”
“The Committee may grant variances upon written request by the Owner.”
“All wooden fences shall be constructed of material to be approved by the Committee. All wooden fences exposed to view from the street shall be built so that the finished side faces the street. Wooden fences are discouraged where views to any lake are hindered.”
“No chain link fences shall be erected, placed, or permitted to remain on any residential Lot.”
Section One, before 2001
Amendment note. For reference only. The First Amendment replaced this sentence with the paragraph above.
“Any fence installed within 100 feet of the front or rear lot line or any street side of any tract herein must be constructed of PVC with three rails.”
Security fencing, all sections (2022 policy)
“Before any security measure contemplated by Section 202.023 of the Texas Property Code (“Code”) is constructed or otherwise erected or installed on a Tract, an application must be submitted to the Association and approved in writing by the Committee.”
“All security measure fencing (including gates) forward of the front exterior wall of the residential dwelling on a Tract or on a commercial Tract located on Reserve E, Thousand Oaks Section 1 shall be metal fencing (either steel, wrought iron, or aluminum) measuring no more than six feet (6’) in height.”
Fence height (ACC Residential Guidelines)
“Fence heights are approved by the ACC on a case-by-case basis and will be in accordance with neighborhood Harmony. A height of six (6) foot is considered standard.”
Can I build a shed, barn, workshop or guest house?
Outbuildings are permitted, with ACC approval, set back from the street, and not before the main house.
All four sections
“Outbuildings shall be permitted in the Project. Storage buildings may not be utilized as residences on the tract.”
“The owner may place a servants or guest house on the property without conforming to the square footage requirements so long as the building otherwise conforms to these restrictions; however, no such dwelling will be permitted prior to construction of the primary dwelling.”
“Any building of any type must be approved by the Architectural Control Committee the same as a dwelling.”
“No barn, shed or outbuilding designed for storage shall be placed nearer to the front or street line than two hundred (200) feet, nor nearer the side line than the line depicted in the plat or 15 feet from adjacent property owner’s line, whichever is greater.”
ACC Residential Guidelines
“Prior to Primary Dwelling Construction: outbuildings, workshops, and barns may not be constructed on the property prior to the Primary Dwelling.”
“No pre-manufactured or move-on buildings of unfinished tin, aluminum, resin, or Rubbermaid type material (big box store type) may be used as an outbuilding.”
Can I keep a boat, RV, camper or trailer at home?
Yes, if it is in good working order, kept on the back half of the lot or inside an approved garage, shed or other building.
All four sections (2007 amendments)
Amendment note. In 2007 each section replaced its original Article IV, Section 6 with this text.
“This is not to be construed to mean that personal campers, boats, tractors, trailers, recreational vehicles, etc. in good and operational condition may not be kept on premises; however, campers, trailers, boats, tractors, utility vehicles of every nature must be kept on the rear one-half of the premises or in a garage, shed or other suitable building approved by the Architectural Control Committee.”
Can I park on the grass or another unpaved part of my lot?
A separate 2021 guideline covers this. Vehicles, boats and trailers are not to be parked on an unpaved part of a lot unless the section’s declaration expressly allows it.
All sections (2021 guideline)
“Unless otherwise expressly permitted by the applicable Declaration of Covenants, Conditions and Restrictions, no automobile, truck, motorized vehicle, boat, inoperable vehicle, camper, tractor, recreational vehicle, boat trailer, all-terrain vehicle, four-wheeler, trailer, motorcycle, or any other type of vehicle or trailer shall be parked on any unpaved portion of a Lot.”
Can I park a commercial vehicle or work truck?
Commercial-type vehicles, running or not, are not to remain or be parked on a lot or an association road. The documents name tow trucks, semi tractors and anything with more than two axles.
All four sections (2007 amendments)
Amendment note. Quoted exactly as recorded, including “be parked any tract.”
“No abandoned or inoperative automobile, other vehicle, or trailer or any operable or inoperable commercial-type vehicle, including, but not limited to, tow trucks, semi tractors, and any other vehicle with more than two (2) axles, shall be permitted to remain on or be parked any tract or any roadway governed by the Association.”
What animals are allowed? Can I keep a horse or chickens?
One horse per tract, under conditions. No swine, no poultry, and cats and dogs as household pets but not for commercial breeding.
All four sections
Amendment note. Section Four’s item D reads “Cats and dogs as household pets are permitted, however the commercial breeding of such animals is not permitted.”
“One horse may be kept and maintained on any tract under the following conditions:”
“No horse shall be allowed to run loose upon the streets or commons.”
“All horses shall be kept enclosed by suitable fencing at the rear of the tract.”
“Though horses are permitted, public stables are not permitted.”
“No swine may be bred, kept or maintained on any tract in this Project.”
“No chickens, turkeys, ostrich, emu or other poultry may be kept or raised in this Project”
“Cats and dogs as household pets are permitted, the commercial breeding of such animals is not permitted.”
“Storage of equipment, materials, or any other product, or pasturing of livestock is strictly prohibited prior to construction of primary residence.”
Can I run a business from home?
The declarations do not allow commercial activity on a tract outside the commercial reserves.
All four sections
“No commercial activity shall be conducted on any tract other than the commercial reserves.”
Can I rent out or lease my home?
Since 2007, all four sections say no lot, home or part of one is to be rented or leased to anyone other than the owner.
All four sections (2007 amendments)
Amendment note. This replaced the original Article IV, Section 8 in each section, which had read “No tract may be used to rent space to campers, recreational vehicles, trailers or other units for occupancy or storage or to maintain stables, kennels or space for rental to others.”
“No Lot or improvement or any portion thereof (including, but not limited to, the dwelling, garage, and any open space) shall be rented or leased to any person or entity other than the Owner.”
What do the documents say about signs?
The declarations bar “For Sale” signs on vacant lots and require approval for other signs. The 2021 ACC Residential Guidelines add their own sign rules, quoted below as well.
All four sections
“No "For Sale" signs will be placed upon any vacant lot by individual lot owners.”
“No other signs are permitted without approval of the Declarant or the Architectural Control Committee.”
ACC Residential Guidelines
“One “For Sale” sign per residential lot is allowed for advertising the sale of the property.”
“Signs for contractors doing work on the property such as, painters, pool builders, remodelers, are not allowed.”
“Political signs are allowed but must follow Texas Property Code 202.009.”
Are mobile or manufactured homes allowed?
The declarations define a single family residence as a detached, site-built house, and they bar trailers and other temporary structures as residences.
All four sections
“For purposes of this Section of this Project, single family residence means one detached, site-built residential house designed to be occupied by one family only.”
“No structure of a temporary character, trailer, basement, tent, shack, garage or other outbuilding shall be used on any tract at any time as a residence, either temporarily or permanently.”
Septic systems and water wells: what do the documents require?
Each owner provides an approved septic (anaerobic) system at their own expense, and private water wells are not permitted on residential lots.
Section One
Amendment note. The 2018 Fourth Amendment restated this section to cover Reserve E tracts too; the quote is the restated text.
“All residential lot owners and Reserve E tract owners must, at their own expense, provide for the disposal of waste material through an anaerobic system or other comparable disposal system approved by the appropriate governmental authority. No private water wells are permitted on any residential lot or Reserve E tract.”
Sections Two, Three and Four
“All lot owners, at their expense, shall provide for the disposal of waste material through an anaerobic system or other comparable disposal system approved by the appropriate governmental authority. No private water wells are permitted on any residential lot.”
Can I add solar panels or a rain barrel?
Yes, within the 2015 guidelines. Solar needs written ACC approval and goes on a roof or inside a fenced yard or patio. Rain barrels stay out of the space between the front of the house and the street.
Solar energy devices, all sections
Amendment note. Section U of the ACC Residential Guidelines says: “For official guideline requirements for Solar Energy Devices, see Section 3 of the Supplemental Notice of Dedicatory Instruments for Thousand Oaks Property Owners Association, Inc., DOC 2015003583 filed with the Montgomery County Clerk on 01-14-15, located on the Thousand Oaks POA website.” That recorded document is the 2015 Guidelines quoted above.
“The installation of a solar energy device requires the prior written approval of the ACC. Provided that, the ACC may not withhold approval if these Guidelines are met or exceeded, unless the ACC determines in writing that placement of the device as proposed constitutes a condition that substantially interferes with the use and enjoyment of land by causing unreasonable discomfort or annoyance to persons of ordinary sensibilities. The written approval of the proposed placement of the device by all owners of property adjoining the lot in question constitutes prima facie evidence that substantial interference does not exist.”
“A solar energy device is not permitted anywhere on a lot except on the roof of the residential dwelling or other permitted structure on the lot or in a fenced yard or patio within the lot.”
“The owner is required to obtain a “letter of approval” from each adjoining property owner and forward to the ACC for approval before the start of installation.”
Rain barrels and rain harvesting, all sections
“A rain barrel or rain harvesting system is not permitted on a lot between the front of the residential dwelling on the lot and an adjacent street.”
“A maximum height of forty-two (42) inches and a maximum capacity of fifty (50) gallons.”
Can I fly a flag or put up a religious display?
Flags are covered by the 2015 guidelines: one flagpole per lot, with limits on height and on how many flags fly at once. Religious displays are covered by a 2022 policy.
Flags and flagpoles, all sections
“Not more than one (1) freestanding flagpole or flagpole attached to the residential dwelling or garage (on a permanent or temporary basis) is permitted on a lot.”
“A freestanding flagpole shall not exceed twenty (20) feet in height, measured from the ground to the highest point of the flagpole.”
“Not more than two (2) of the permitted types of flags shall be displayed on a flagpole at any given time.”
Religious items, all sections (2022 policy)
Amendment note. The 2022 policy says it replaces and supersedes Section 6 of the 2015 guidelines, which covered religious items.
“Owners and residents are generally permitted to display or affix one or more religious items on the owner's or resident's property or dwelling, the display of which is motivated by the owner's or resident's sincere religious belief.”
“One or more religious items displayed or affixed on the entry of an owner's or resident’s dwelling, not exceeding twenty-five (25) square inches, shall not require ACC approval.”
Is there a deadline to build on a lot I buy?
Yes. Each section sets a time to start building after purchase and a time to finish once construction begins.
Section One
Amendment note. The 2001 First Amendment (page 5) and the 2018 Fourth Amendment (page 6, item 13) each also add an Article IV, Section 26 with different text: the 2001 one is headed Architectural Control and the 2018 one is headed No Offensive Uses. Neither says it removes the 1999 sentence quoted here.
“Construction of the dwelling must commence within 36 months after closing on the purchase of the tract.”
“Construction of improvements must be completed within six (6) months from date of commencement of construction.”
“If construction of an improvement approved by the Architectural Control Committee has not commenced within one (1) year of the date of approval of final plans, such approval will be automatically revoked.”
“An Owner may apply to the Architectural Control Committee for an extension of time at least sixty (60) days prior to the expiration of the one (1) year term.”
Section Two
“Construction of the dwelling must commence within 36 months after closing on the purchase of the tract.”
“Construction of improvements must be completed within six (6) months from date of commencement of construction.”
Sections Three and Four
“Construction of any dwelling unit on any Lot must be commenced within three (3) months of approval of construction plans and specifications by the Architectural Control Committee and in no event later than thirty-six (36) months after acquisition of the Lot by the initial Owner from the Declarant.”
“Completion of construction of any such improvements must be accomplished within twelve (12) months following the commencement of construction.”
“Construction of improvements must be completed within six (6) months from date of commencement of construction.”
Section Four, 2008 change
Amendment note. The 2008 Second Amendment replaced Section Four’s Article IV, Section 9.C, which had read six (6) months and ninety (90) days, with this text.
“Construction of improvements must be completed within nine (9) months from date of commencement of construction. Landscaping approved by the Architectural Control Committee must be completed within sixty (60) days after completion of construction.”
ACC Residential Guidelines
“ACC approval is valid for 12 months from date of ACC Plan Review Determination.”
Not covered here?
Every recorded document is public, no sign-in needed: the declarations and amendments for each section, the guidelines, policies and plats. The library search looks inside the documents too.
Buying here? See Buying in Thousand Oaks. Just moved in? See New residents.