Will an HOA Stop Me From Keeping Horses or Building a Barn?
The Golden Rule: If a property is in an HOA, the HOA rules always supersede county zoning if they are stricter. Even if the county allows 4 horses, the HOA can limit you to 2.
Barn aesthetics, business rules, livestock caps, and even poultry restrictions all depend on the community’s covenants. Before you buy, you must read the CC&Rs—because an HOA can absolutely control what you build and how many animals you keep.
1. The Hierarchy: Why the HOA Wins
Many buyers assume county zoning is the highest authority. It isn’t. County zoning sets the baseline; an HOA can add stricter rules on top of that.
Example: County allows a 40-foot barn. HOA says max 25 feet. Result: You are legally limited to 25 feet. The stricter rule always applies.
2. Limits on “Animal Units” and Species
Even “horse-friendly” communities often have strict limits.
- Horse Caps: Common rule: “1 horse per acre, up to a maximum of 3 horses.” Even if you have 10 acres, the HOA may only allow 3 horses.
- Other Livestock: Many HOAs welcome horses but ban pigs, goats, llamas, or cattle.
- Poultry: Many covenants ban chickens—or allow hens but ban roosters. Always check the “Livestock & Poultry” section.
3. The “Barn Police”: Architectural Review
Most HOAs have an Architectural Control Committee (ACC) or Design Review Committee (DRC). They regulate:
- Materials: Barns often must match your home’s siding, colors, and roof pitch.
- Placement: HOAs may dictate where your barn can sit to preserve neighbors’ views.
In non-HOA rural areas, you could build an affordable metal pole barn. Inside an HOA, that is often prohibited.
4. The “Nuisance” Clause & Business Restrictions
Nearly every HOA has a “nuisance” rule banning activities considered noisy, smelly, or disruptive.
- Manure Issues: Poor manure management = complaints = enforcement.
- No Commercial Use: Riding lessons, boarding, training, and breeding businesses are usually prohibited.
We Read the Fine Print For You
CC&Rs can be 50–100 pages long. When we work with clients, we request them immediately and search for critical keywords: “livestock,” “outbuildings,” “fencing,” and “commercial use.”
We make sure you know exactly what is allowed—before you fall in love with the view.
Contact Us Today if you're evaluating properties in HOA and non-HOA communities.
Frequently Asked Questions (FAQ) About Covenants
Can I opt out of the HOA?
No. Membership is mandatory and tied to the land. When you buy the property, you inherit the covenants.
What if the HOA is “inactive”?
Be cautious. An inactive HOA can be reactivated at any time. The rules are still recorded on the title and enforceable.
Are there benefits to an equestrian HOA?
Yes. They protect property values and maintain community standards. Many equestrian HOAs also maintain private riding trails for residents.