Resident Expectations

A plain-language guide for everyone in Williamsburg Fate. These expectations apply to every property, including owner-occupied homes, rental homes and vacant properties, and to all residents and occupants. This guide explains existing recorded requirements; it does not adopt new rules. If this guide and the recorded documents differ, the recorded documents control.

How to use this guide
Each blue section reference opens the governing PDF at the relevant page. “Decl.” means Declaration; “DG” means Additional Design Guidelines, Exhibit A to the Third Amendment. If your PDF viewer opens at the beginning, use the section number shown in the link.

1. What gets checked on routine inspections

These are items visible from the street or common area that the documents require.

Lawn
Grass mowed regularly and landscaping kept in good condition.
Decl. 4.1

Trees and shrubs
Dead or damaged trees and shrubs removed promptly; at least two trees in the front yard.
Proposed revision to Section 3.9: We are working on a proposed revision to require only one tree in the front yard. No home will be cited for having only one tree.
Decl. 4.3 and 3.9

Hedges
No taller than the fence line; not blocking sidewalks or sight lines at intersections.
Decl. 3.4(e)(5)

Home exterior
Kept clean and in good repair; damage repaired promptly.
Decl. 4.1–4.2

Fences
Kept in repair; wood fences stained medium brown.
Decl. 3.4(e)(2)

Trash carts
Stored out of view from the street when not set out for pickup; waste kept in clean, covered containers.
Decl. 3.4(e)(4) · Decl. 2.2(f)

Yard equipment
Mowers, carts and similar equipment stored out of view when not in use.
Decl. 2.2(k)

Visible rear or corner yards
Equipment, stored materials and similar items screened from public view.
Decl. 3.4(e)(11)

Clotheslines
No outdoor clothes drying.
Decl. 2.2(k)

Windows
No sheets, paper, foil or reflective material in visible windows after the first 30 days of ownership.
Decl. 3.4(e)(12)

Window AC units
Not allowed.
Decl. 2.2(h)

Vehicles
Parked in the garage or driveway; no inoperable or unregistered vehicles outside a closed garage; major repairs only inside the garage.
Decl. 2.2(b), as amended

Street parking
Governed by City of Fate rules, not the HOA.
Decl. 2.2(b), as amended

Signs
For sale or rent: up to 6 sq ft. Security company: up to 2 sq ft, ground-mounted, one front and one back.
Decl. 3.4(e)(10)

Political signs
Up 90 days before an election, down 10 days after; ground-mounted; one per candidate or measure; max 4 ft × 6 ft.
DG 1.6

Flags
U.S., Texas, or U.S. armed forces flags; one flagpole attached to the house, max 4 ft long; flag max 3 ft × 5 ft; kept in good condition.
DG 1.1

Holiday decorations
Up no earlier than 30 days before the holiday, down within 30 days after.
Decl. 3.4(e)(13)

Nuisance
Nothing on the lot that is a nuisance by sight or smell.
Decl. 2.2(l)

Other rules generally handled on complaint

Pets and animals
No more than four household pets, kept in a fenced yard and not running loose; no livestock or poultry.
Decl. 2.2(d)

Outdoor burning
No outdoor burning; barbecue grills are allowed.
Decl. 2.2(e)

Home offices
Allowed without client traffic or deliveries, subject to the restrictions in the Declaration.
Decl. 2.2(c)

Selling or leasing
Owners notify the HOA within 30 days of selling or leasing.
Decl. 9.13

2. Get ACC approval before you build or install

Any new structure or exterior change needs written approval from the Architectural Control Committee (ACC) first. The ACC has 30 days to respond to a complete application. Work done without approval can draw a fine of up to $500. Decl. 3.1 and 3.3(a)–(b) · Decl. 3.3(g)

Fences and walls
For new fences, repair or relocation: wood at least 6 ft with a 1×4 top rail, max 8 ft, stained medium brown; cannot block drainage.
Decl. 3.4(e)(2)

Storage sheds
Screened on all sides, max 7 ft, not visible above the fence.
Decl. 3.4(e)(3)

Play sets
No more than 2 ft above the fence line; location approved.
Second Amendment

Pools and sport courts
Plans approved before construction; no above-ground pools.
Decl. 3.4(e)(9)

Retaining walls
Stone when between homes, along property lines or facing an alley.
Decl. 3.4(e)(7)

Roofing
20-year shingle or better, grey or similar color, 6:12 minimum pitch; impact-resistant, energy-efficient or solar shingles allowed with approval.
Decl. 3.5(b) and 3.7 · DG 1.4

Solar panels
Not on the front of the house unless the state’s production test is met; flush with the roof; frames black or matched to the roof.
DG 1.5

Rain barrels
Not in the front yard; not visible from the street, other lots or common area; covered and maintained.
DG 1.2.2–1.2.10

Standby generators
Not in the front yard; screened if visible; tested only 9 a.m. to 6 p.m.
DG 1.7

Antennas and satellite dishes
Dishes covered by the FCC rule are allowed; other antennas need approval; no amateur radio towers.
Decl. 3.4(e)(1)

Flagpoles
Approved before installation; see the flag rules above.
DG 1.1.11

Exterior materials, colors and entry doors
Approved to fit the look of the home and neighborhood.
Decl. 3.5(a) · DG 1.3.3

Grading and drainage
No change to a lot’s grade or drainage, and no berms or swales, without approval.
Decl. 2.2(j)

Where these come from

Recorded in the Official Public Records of Rockwall County, Texas:
Declaration of Covenants, Conditions and Restrictions (Instr. 2007-00388721)
Second Amendment (Instr. 20160000006808): play sets
Third Amendment (Instr. 20170000020781): parking, mailboxes and Additional Design Guidelines
Fourth Amendment (Instr. 20180000017398)

Items for counsel review
As noted in the source guide, Texas Property Code Chapter 202 limits HOA regulation of flags, signs, solar, roofing, rain barrels and generators. These summaries remain subject to the board’s confirmation with counsel. This guide describes the recorded provisions and does not resolve their current enforceability.

Questions about a rule, or think something here is wrong? Email the board.

3. Enforcement: how a violation notice works

The HOA’s goal is to get issues fixed, not to collect fines. This section walks through the recorded Notice and Fining Policy and common situations. The expectations above apply to all properties and occupants.

Your three protections
Written notice, time to fix the issue, and the chance to ask for a hearing come before a fine under the ordinary process described here. If you fix the issue by the deadline in the final notice, no fine is charged.

The four steps

About the examples: The tables below illustrate the base schedule in the supplied guide. The recorded policy permits board discretion, including a different structure for recurring or serious violations. Your notice states the applicable deadline and proposed fine.

How long you get to fix it

These are the guide’s examples. The recorded policy provides a reasonable correction period of 10–30 days depending on the nature and severity of the issue. Your notice states the exact date. If your contractor cannot start in time, reply before the deadline with the booking date and ask for an extension.

How fines add up

Fines start only after the deadline passes and an inspection finds the issue still there. Under the base schedule, each further fine is at least 10 days after the last, following a new inspection. The policy sets a maximum of $500 per violation occurrence; a continuing or recurring issue can trigger additional proceedings and fines as described below.

Six scenarios

These use the shortest timing shown in the guide. Real dates depend on inspection schedules, each notice’s deadline, and any hearing or extension. They are illustrations, not automatic outcomes.

Scenario A: You fix it after the courtesy notice

Your lawn is overgrown when the monthly inspection comes by. You mow it that weekend.

Result: The matter is closed. No second notice, no fine, nothing charged to your account.

Scenario B: You fix it by the final notice deadline

A trash cart is left out by the garage. The first two notices get missed.

Result: No fine. Fixing the issue within the final notice’s deadline means nothing is charged.

Scenario C: You disagree and ask for a hearing

You believe your fence stain matches the approved color and the notice is wrong.

Result: A hearing before fines proceed. You can bring photos, approvals or other records.

Scenario D: You fix it after fines have started

An inoperable car stays in the driveway past the final notice deadline.

Result: No more fines. The $125 already charged stays on your account and is collected the same way as dues.

Scenario E: The issue is never fixed

A dead tree stays in the front yard through every notice.

Result: This example reaches $500 in fines for the violation. If the issue is still not fixed, it may be treated as a repeat violation.

Scenario F: The issue continues after $500

The dead tree from Scenario E is still standing after the fines reached $500. This example shows the maximum repeat fine described in the guide; the recorded policy leaves the amount and structure to board discretion.

Result: A repeat violation may bring another fine of up to $500. Fixing the issue stops further fines; previously charged fines remain.

Good to know

Repeat issues. If you had a notice for the same or a similar issue in the past six months and a reasonable opportunity to cure it, the HOA can skip the second notice and go straight to the final notice.

Serious or hazardous issues. If something puts people or property at risk, the policy provides for emergency self-help within 72 hours or less, with costs charged to the owner’s account. For ordinary maintenance, Declaration 4.3 provides a self-help process after 10 days’ written notice.

Renters and military service. A fine may be charged to a renter at the board’s discretion. If the renter does not pay it within the allotted time, it goes on the owner’s account. Owners on active military duty may have added federal protections, addressed in final notices.

Collection. The recorded policy says unpaid fines are collected in the same manner as dues and provides for legal costs and special individual assessments for property damage or cleanup costs. Applicable notice requirements and law still control.

Where this comes from

Notice and Fining Policy, Exhibit C to the Third Amendment (Instr. 20170000020781, Official Public Records of Rockwall County, Texas), including the hearing provisions and fine schedule; Declaration 4.3. The source guide also references Texas Property Code 209.006 and 209.007. If this guide and the recorded documents differ, the recorded documents control.

Questions about a notice? Reply to the address on it, or email the board.