Raleigh, NC HOA Rules: Architectural Review (2026)

Architectural review committees are a defining feature of Raleigh's planned communities and operate under authority granted by the declaration of covenants, conditions, and restrictions (CCRs) recorded against each lot. The NC Planned Community Act at 47F-3-102 confirms that the association may adopt and enforce design standards and architectural controls if the declaration provides the authority. Typical ACC jurisdiction covers exterior paint colors, roofing materials and colors, fencing (style, height, material, location), decks and patios, additions and accessory structures, mailboxes, exterior lighting, satellite dishes over 39 inches, solar panels (though NC Gen Stat 22B-20 limits HOAs' ability to prohibit solar installations on private property), and significant landscaping changes including tree removal and new plantings. The submission process requires a written application, often with drawings, specifications, color samples, and contractor information. The ACC must render a decision within the timeframe specified in the declaration; common periods are 30, 45, or 60 days. If the declaration states that failure to respond within the period constitutes approval, then silence means yes, but if the declaration is silent on the default or requires express approval, owners should not assume approval by inaction. Denials must generally be in writing and based on standards articulated in the design guidelines; arbitrary or inconsistent enforcement can support an owner's challenge under 47F-3-102(16), which requires associations to act in good faith. Appeals typically go to the board of directors and then to mediation or court. NC law has specific carve-outs preventing HOAs from banning solar panels (22B-20), political signs close to elections (47F-3-121), and the US flag and state flag on residential lots (47F-3-121). HOAs can still reasonably regulate size, placement, and timing.