Free HOA CC&R Template | The HOA Guide

CC&Rs are the foundation of every homeowners association. They control what owners can do with their property, how the association collects money, and how disputes get resolved. Below is a free template you can use as a starting point.

Download the CC&R template

Download the CC&R template — a plain-text form with fill-in blanks and checkboxes covering all eleven articles a standard Declaration needs. Copy it into your word processor and customize it for your community. For more board documents, see our free HOA templates page.

This is a legal document. CC&Rs are recorded with your county and create enforceable obligations for every owner in the community. Recording a template without attorney review risks provisions that conflict with your state’s statute, violate fair housing law, or use vague language a court later strikes as unenforceable — and fixing a mistake after recording means running the full supermajority amendment process again, not a quick edit. Do not adopt or record this template without having a licensed attorney in your state review and customize it first — see our guide on what an HOA lawyer typically costs for a sense of the fee before you call one.

What the template covers

The template is organized into eleven articles. Here is what each one does.

Article I — Definitions

Defines key terms used throughout the document: Association, Board, Common Area, Lot, Owner, Member, Assessment, and Governing Documents. Clear definitions prevent arguments later about what a provision actually means.

Article II — Property description

Identifies the real property covered by the Declaration, including the legal description, plat reference, and a checklist of Common Areas (roads, pool, clubhouse, parks, and so on).

Article III — Membership and voting rights

Every owner is automatically a member. This article sets the voting allocation (one vote per lot, weighted, or other), quorum requirements, proxy rules, and board composition. These provisions work hand in hand with your HOA bylaws, which cover meeting procedures and election details.

Article IV — Use restrictions

The rules homeowners care about most: residential-only use, leasing and rental limits, vehicle and parking rules, pet policies, noise and nuisance standards, and sign restrictions. These restrictions should be specific enough to enforce but flexible enough to last decades without constant amendments.

Article V — Architectural standards

Establishes an Architectural Review Committee (ARC) and lists what changes require approval — construction, exterior modifications, fencing, landscaping, solar panels, and more. Includes the application process, response deadlines, and appeal procedures.

Article VI — Assessments, liens, and collections

Gives the association authority to levy regular and special assessments, charge late fees and interest, and place liens on delinquent lots. Also covers reserve fund requirements and collection procedures. This article is the financial backbone of the association.

Article VII — Insurance requirements

Lists the insurance the association must carry (property, liability, D&O, fidelity bond) and the coverage each owner should maintain. Proper insurance language protects both the association and individual owners from catastrophic loss.

Article VIII — Maintenance responsibilities

Draws a clear line between what the association maintains (Common Areas, roads, shared structures) and what each owner maintains (their lot, yard, driveway, dwelling exterior). Includes a self-help provision allowing the association to fix a neglected lot and charge the owner.

Article IX — Enforcement and remedies

Sets the violation notice process, hearing rights, fine schedule, and additional remedies like suspension of Common Area privileges or legal action. Includes a no-waiver clause so that past non-enforcement does not block future enforcement. Most associations keep the fine amounts themselves in a separate board-adopted schedule rather than embedding dollar figures in the CC&Rs, since a board-adopted schedule is easier to update later; see our free HOA fine schedule template for how that piece is typically drafted. For more on why consistent enforcement matters, see our guide on selective enforcement in HOAs.

Article X — Amendment procedures

Specifies the supermajority vote needed to amend the CC&Rs, the advance notice owners must receive, and the requirement to record any amendment with the county. Some critical provisions may require an even higher vote threshold. Whether existing owners are grandfathered against a new restriction added later, or bound by it the same as everyone else, depends on the amendment’s own language and your state’s law; see how HOA rule changes work for how that typically plays out.

Article XI — Dispute resolution

Requires internal resolution first, then mediation before litigation. Optionally includes binding arbitration. The prevailing-party attorney-fee provision encourages good-faith resolution and discourages frivolous claims.

How CC&Rs fit with your other governing documents

CC&Rs are the highest-ranking document your association has, sitting above the bylaws and any board-adopted rules. To understand how all the pieces fit together — articles of incorporation, CC&Rs, bylaws, and rules — see our guide on HOA governing documents. If you also need a bylaws template, we have a free HOA bylaws template that pairs with this one. Condo buildings use the same core concept under a different name — see condo association vs. HOA for how a master deed and condo declaration compare to a standard HOA’s CC&Rs.

A developer-drafted set of CC&Rs like this one is usually still in effect on the day the developer hands the association over to homeowner control — turnover doesn’t erase the existing declaration, it just moves who has the authority to amend it. See our HOA ownership turnover guide for what the new board should review in the CC&Rs and other governing documents right after taking over.

Tips for customizing this template

Check your state statute first. Many states have specific requirements for what CC&Rs must contain, how they are recorded, and what vote is needed to amend them.
Be specific on use restrictions. Vague language like “no nuisances” is hard to enforce. Spell out what is and is not allowed.
Set realistic fine amounts. Some states cap HOA fines. Make sure your schedule complies with local law.
Include a severability clause. If a court strikes one provision, a severability clause keeps the rest of the document intact. Your attorney can add this.
Plan for the future. CC&Rs are hard to amend. Write provisions that can accommodate changes in technology, housing trends, and community needs.

For more templates and guides on running your board, visit the Run Your HOA hub.

Frequently asked questions

What are CC&Rs in an HOA?

CC&Rs stand for Covenants, Conditions, and Restrictions. They are the recorded legal document that spells out what owners can and cannot do with their property, how the association collects assessments, who maintains what, and how rules are enforced. CC&Rs run with the land, meaning they bind every person who buys a lot in the community, not just the original owners.

How are CC&Rs different from bylaws?

CC&Rs govern the property itself — use restrictions, architectural standards, assessment authority, and maintenance responsibilities. Bylaws govern how the association operates internally — meeting procedures, board elections, officer duties, and quorum rules. Both are part of the governing documents, but CC&Rs are recorded with the county and are harder to amend.

Can CC&Rs be changed after they are recorded?

Yes, but it usually requires a supermajority vote of the full membership, often 67 percent or more. The proposed amendment must be sent to every owner in advance, and the approved amendment must be recorded with the county recorder's office to take effect. Some provisions may require an even higher threshold to change.

Do I need an attorney to draft CC&Rs?

You should absolutely have a licensed attorney review or draft your CC&Rs. They are a recorded legal document that creates enforceable obligations, lien rights, and land-use restrictions. A template gives you the structure, but state-specific requirements, fair housing laws, and local recording rules make professional legal review essential.

What happens if the HOA does not enforce its CC&Rs?

Inconsistent enforcement can lead to selective enforcement claims, where an owner argues the rule cannot be enforced against them because it was not enforced against others. Courts in many states recognize this defense, which is why most CC&Rs include a no-waiver clause stating that failure to enforce a provision does not waive the right to enforce it later.

How long does it typically take to draft and adopt new or amended CC&Rs?

Drafting or substantially amending CC&Rs commonly takes several months from first draft to recorded document, not weeks. A rough sequence: the board and attorney work through drafting or redlining (often four to eight weeks), the proposed document goes out to the full membership with the advance notice your bylaws require, owners get time to review and the board fields questions, then the supermajority vote itself has to be held and certified before the amendment can be recorded with the county. A straightforward update with an engaged membership can move faster; a contested amendment or a full rewrite of an old declaration can stretch well past six months.

This guide is general information, not legal or financial advice. Your association's governing documents and your state's statute control — confirm specifics with a licensed professional.