Omaha, NE HOA Rules: Architectural Review (2026)

Omaha HOAs, particularly in planned subdivisions in West Omaha, Elkhorn, Papillion, and Bennington, operate architectural review committees (ARCs) under their declarations of covenants, conditions, and restrictions (CCRs). Common review categories include exterior paint colors, roofing material and color, fence style and material, additions and sheds, landscaping changes, pool and spa installations, and play structures. Owners submit applications with drawings, material samples, and sometimes neighbor notification. Response times are typically 30 to 45 days per bylaw; failure to respond is sometimes deemed approval depending on documents. Denials must be based on published standards, not arbitrary preferences; many CCRs require ARCs to apply consistent criteria. Owners can appeal to the board and ultimately to district court if they believe denial was arbitrary. Nebraska courts generally uphold reasonable ARC decisions but require fair process. City permits are separate from ARC approval; owners must obtain both. Satellite dishes under 1 meter are federally protected from HOA prohibition under FCC OTARD rules. Solar panels have some state protections under Nebraska law.