If you live in a homeowners association or condominium community, exterior changes to your property may require approval before work begins. The review is usually handled by an Architectural Review Committee, commonly called an ARC or Architectural Control Committee, or ACC.
The purpose of the ARC process is to apply the community’s recorded covenants, design standards, and other HOA rules and regulations to proposed improvements. It is not intended to prevent reasonable property updates. It provides a documented process for reviewing changes that may affect neighboring properties, community appearance, maintenance responsibilities, or property values.
What Is an Architectural Review Committee?
An ARC is a committee authorized by the association’s governing documents to review architectural and exterior property changes. Depending on the community, the committee may consist of homeowners, board members, design professionals, or a combination of these individuals.
The ARC may review:
- Exterior improvements
- Changes to buildings or structures
- Landscaping and tree removal
- Fences, walls, and gates
- Paint colors and exterior materials
- Roofs, windows, and doors
- Sheds, detached structures, and additions
- Solar panels and related equipment
- Decks, patios, porches, and screened enclosures
The committee’s authority comes from the declaration, covenants, bylaws, architectural guidelines, or other governing documents. The committee should not create requirements that conflict with those documents or applicable North Carolina law.
An ARC is also different from a building-permit office. Approval from the association does not replace permits, inspections, zoning approval, or contractor requirements imposed by the city or county.
What Changes Usually Require ARC Approval?
The exact requirements vary by community. Review your governing documents and current architectural guidelines before scheduling work or signing a construction contract.
Common projects requiring approval include:
Paint and Exterior Materials
A request may be required for:
- New exterior paint colors
- Changes to trim, shutters, doors, or siding
- Replacement siding or brick
- Roof materials or colors
- Window styles and exterior lighting
Some communities maintain an approved color palette. Others require the proposed materials to match the existing home or neighboring properties.
Fences, Sheds, and Other Structures
ARC review commonly applies to:
- Fences and gates
- Storage sheds
- Pergolas and gazebos
- Detached garages
- Dog runs
- Play structures
- Mailboxes and similar exterior features
The committee may examine height, location, setbacks, materials, color, drainage, and visibility from streets or common areas.
Decks, Patios, and Additions
Decks, screened porches, patios, room additions, and similar projects generally require detailed plans. The ARC may request:
- A site plan
- Dimensions
- Elevation drawings
- Exterior materials
- Roof details
- Screening or landscaping information
- Confirmation of setback compliance
Large projects may also require review by the board or approval under a separate process.
Landscaping
Landscape requests may include:
- Removing or planting trees
- Installing retaining walls
- Adding irrigation systems
- Changing drainage patterns
- Installing hardscape areas
- Replacing lawns with other ground cover
- Adding visible garden structures
Tree removal may have additional restrictions if the tree is located in a common area, conservation area, easement, or protected zone.
Solar Panels
Solar panels may require an ARC application even though North Carolina law limits an association’s ability to prohibit residential solar collectors.
North Carolina General Statute § 22B-20 addresses deed restrictions and covenants involving solar collectors. In general, an association may not use its documents to prohibit or effectively prohibit a qualifying residential solar installation. An association may still have limited authority to review location, screening, visibility, and installation details, subject to the statute.
A solar request may need to include:
- Roof plans
- Panel locations and dimensions
- Equipment specifications
- Mounting details
- Visibility information
- Exterior conduit locations
- Contractor information
- Confirmation of building and electrical code compliance
Submit the application before installation begins. Do not assume that a general architectural provision gives the association unlimited authority to deny solar panels.
Accessory Dwelling Units and Major Structures
An accessory dwelling unit, detached living space, garage apartment, or similar structure may be subject to both local zoning and association review.
The ARC may review:
- Whether the governing documents permit the structure
- Building placement and setbacks
- Height and footprint
- Roof design
- Exterior materials
- Windows and doors
- Parking and access
- Utility connections
- Landscaping and screening
Local zoning approval does not automatically override restrictive covenants. Conversely, ARC approval does not authorize construction that violates local zoning or building codes.
How to Submit an ARC Request
Use the association’s required application form and submit all requested documents together. Incomplete submissions may be returned without review.
Typical application materials include:
-
Project description
State what you plan to build, install, remove, or change. -
Site plan
Show the home, property lines, existing structures, proposed improvement, setbacks, and access points. -
Drawings or photographs
Provide elevations, dimensions, product images, or photographs of the existing area. -
Materials and colors
Identify siding, roofing, paint, fencing, stone, lighting, and other visible materials. -
Contractor information
Include the contractor’s name and contact information when required. -
Permit information
Provide zoning, building, electrical, or other permit information if available or required. -
Neighbor or screening information
Explain how the project will affect nearby homes, views, drainage, or common areas.
Keep a copy of the submitted application, attachments, delivery confirmation, and all association correspondence.
What Does the ARC Consider?
The committee generally evaluates the request against the governing documents and adopted design standards. Review factors may include:
- Compliance with the declaration and architectural guidelines
- Consistency with existing community standards
- Location, scale, height, and visibility
- Exterior materials and colors
- Impact on neighboring properties
- Drainage, grading, and easements
- Maintenance responsibilities
- Safety and code compliance
- Effect on common areas
- Preservation of a consistent community appearance
The ARC should use objective standards rather than personal preferences. A committee member may not approve one homeowner’s project while denying a substantially similar project without a documented reason.
Rules must be applied fairly and consistently. Prior approvals may be relevant, but they do not automatically guarantee approval of every later request. The committee should identify meaningful differences when projects appear similar.
How Long Does Review Take?
The governing documents or architectural guidelines may establish a response deadline. Many communities allow several weeks for review, particularly when a request requires additional information, a site visit, board action, or consultation with an engineer or other professional.
Responses may include:
- Approved
- Approved with conditions
- Denied
- More information requested
- Deferred for additional review
A request may take longer when:
- Plans are incomplete
- The project involves structural changes
- Local permits are pending
- The committee meets only once per month
- The project affects common elements
- Similar standards are being reviewed
- A professional opinion is needed
Do not rely on silence as approval unless the governing documents clearly provide for that result. Obtain written confirmation before starting work.
What If Your Request Is Denied?
Read the written decision carefully. It should identify the applicable rule, guideline, or deficiency whenever the documents require that information.
You may be able to:
- Request clarification from the management company or committee.
- Submit revised plans addressing the stated concerns.
- Ask for reconsideration if the application was misunderstood.
- Appeal to the board if the governing documents provide an appeal process.
- Request a hearing or opportunity to present additional information.
- Consult a North Carolina attorney if you believe the documents or law were not followed.
Follow the appeal procedure and deadlines stated in your governing documents. Avoid starting construction while an appeal is pending unless you have written authorization.
Tips for Improving Approval Chances
Use the following preparation checklist:
- Read the declaration and ARC guidelines first.
- Confirm whether approval is required.
- Submit clear drawings with dimensions.
- Identify all materials and colors.
- Show the project location on a site plan.
- Address drainage, setbacks, screening, and visibility.
- Include permit information when available.
- Use consistent terminology throughout the application.
- Respond promptly to requests for more information.
- Keep all communication factual and written.
- Request written approval before work begins.
For boards and committees, written standards, consistent records, meeting minutes, and clear decision letters help reduce confusion. Professional homeowners association management services can also support application tracking, communication, document retention, and coordination with the board.
Current North Carolina Legislation
North Carolina homeowners and boards may see proposed legislation concerning solar panels, accessory dwelling units, and other property-use issues. Pending bills are proposals, not current law.
As of this publication, proposed changes involving solar panels or ADUs should not be treated as enacted requirements or protections. Review the current text of applicable statutes and the North Carolina General Assembly website for bill status. Associations should not change enforcement practices based only on a bill that has been introduced or remains under consideration.
Boards managing condominium communities should also review the North Carolina Condominium Act. Planned communities may be subject to the North Carolina Planned Community Act.
How Community Management Can Help
ARC administration requires more than forwarding applications. The process may involve document review, deadline tracking, board communication, vendor coordination, inspection records, and consistent enforcement.
Boards researching community association management in NC can review HOA ENC’s management services or condominium management services. Management support may be structured around the needs of the community, including architectural request administration and governing-document compliance.
Disclaimer
This article provides general information for North Carolina homeowners, condominium owners, and association boards. It is not legal advice and does not create an attorney-client relationship. Governing documents, local ordinances, permits, court decisions, and current statutes may affect a specific project or dispute. Consult the association’s documents and a licensed North Carolina attorney for advice about a particular ARC request, enforcement matter, solar installation, ADU, appeal, or property change.
