Curious what you can and cannot do with a home in Cochran’s Crossing? If you are eyeing a property in this village of The Woodlands, deed restrictions will shape everything from paint colors to parking. You want clarity before you commit. In this guide, you will learn how restrictions work here, the rules you will likely see, how they are enforced, and the exact documents to review before closing. Let’s dive in.
Deed restrictions in Cochran’s Crossing
Deed restrictions, also called CC&Rs, are recorded rules that run with the land. They bind each new owner until they are properly amended or terminated under the governing documents. In Cochran’s Crossing, you should expect multiple layers: a master declaration for The Woodlands, village or subdivision supplements for specific sections, and rules from any neighborhood HOA. Public easements and setbacks recorded with Montgomery County also apply to many lots.
These restrictions are effective because they are recorded in the county’s official land records. A title search and the title commitment will identify the controlling documents for a specific property. Texas law, including provisions in the Texas Property Code that govern property owner associations, also sets procedures for association operations, disclosures, and enforcement.
Common rules you will see
Architectural approvals
Most exterior changes require written approval from an architectural review committee. This often includes paint colors, additions, roofs, fences, patios, pergolas, detached structures, and major landscaping changes. Expect standards for materials, rooflines, and setbacks to support a consistent neighborhood look.
Use and occupancy
Homes are typically limited to residential use. Some deed language limits certain home-based businesses or regulates the number and type of occupants in rentals. Commercial vehicle parking is often restricted.
Fences, pools, and structures
HOAs usually set what materials and heights are allowed for fences, along with setbacks from easements and greenbelts. Pools, outbuildings, and accessory structures commonly need prior approval. Plan timelines accordingly.
Landscaping and trees
You are expected to keep yards maintained and follow any landscaping standards. There may be rules protecting significant trees or preserving open-space corridors.
Vehicles and parking
Many sections regulate on-street parking and visible storage of RVs, boats, trailers, or inoperative vehicles. Overnight parking of commercial vehicles is often limited or prohibited.
Pets and animals
Rules may limit the type and number of animals. Nuisance, leash, and cleanup standards are common.
Signs and flags
Expect size and placement rules for signs. For-sale signs and contractor signs typically have specific guidelines. Political or other temporary signs usually have time and size limits.
Rentals and short-term rentals
Short-term rental rules vary by subdivision. Some sections restrict STR activity or set minimum lease terms. Always confirm by reviewing the CC&Rs and any HOA rules for the specific lot you are buying.
Assessments and fees
Most homes are subject to HOA assessments to fund operations and amenities. Special assessments can be levied for capital projects when authorized. The Woodlands Township also provides services that are funded through assessments or taxes.
Easements and greenbelts
Greenbelt and drainage protections are common. You generally cannot build within recorded easements or designated open space.
Grandfathering
An older feature may be allowed to remain if it predates current rules. Do not assume. Verify whether any nonconforming item is documented as grandfathered.
How enforcement works
Associations typically enforce restrictions through notices, fines where authorized, and suspension of certain privileges. Persistent violations can lead to liens for unpaid assessments and, in some cases, court action to compel compliance. Enforcement procedures are usually detailed in the governing documents and guided by Texas law.
The association can enforce, and in some situations individual owners may have a right to enforce if the declaration allows. Some master declarations grant the developer reserved rights for a period. If you care about how rules may change, review the amendment clause closely. Many documents require a vote of owners, and some provide developer amendment rights during a defined timeframe.
Dispute resolution can include internal hearings, mediation, or arbitration if the documents call for it. Texas statutes also set procedures for association notices and meetings in certain cases.
Buyer due diligence checklist
Getting the right documents early helps you make a confident decision and avoid surprise costs.
Documents to request
- Title commitment and a full title search to identify recorded CC&Rs, easements, and liens.
- The complete governing set from every applicable association: Declaration or CC&Rs, Articles, Bylaws, Rules and Regulations, ARC guidelines, and any supplemental declarations for the specific section.
- Current assessment schedule and a statement of account for the lot.
- HOA resale or estoppel certificate that shows assessments, pending special assessments, outstanding violations, pending litigation, and association contacts.
- Minutes from recent HOA board meetings to see upcoming projects or enforcement trends.
- Building permit history or ARC approval records for past exterior changes.
- Any current violation notices or compliance letters tied to the property.
- Current survey, plat, and easement exhibits to verify setbacks and potential encroachments.
Practical inspections and questions
- Ask if your planned projects, such as a fence, pool, solar panels, exterior paint, or tree removal, require ARC approval. Get clarity on documentation and typical timelines.
- Confirm whether leases or short-term rentals are restricted in the subdivision.
- Ask about pending or anticipated special assessments, capital projects, or large maintenance items.
- Inquire about recent enforcement campaigns in the village that may affect landscaping, driveways, or exterior maintenance.
Who to involve
- Title company or a real estate attorney to review recorded restrictions, easements, and lien exposure.
- Your real estate agent to request complete HOA documents and escalate written questions to the association.
- HOA management or the board to provide the resale or estoppel certificate and any violation history.
- Architectural Review Committee or designated contact for guidelines, required forms, and approval timelines.
Risks and red flags
- Missing or incomplete HOA documentation during your option or due diligence period.
- Unpaid assessments, pending special assessments, or undisclosed violations.
- Deeds that reference a master declaration without clearly identified supplements.
- Surveys that show encroachments into easements or setbacks without recorded variances.
- A pattern of aggressive enforcement or pending litigation disclosed in meeting minutes or certificates.
Plan exterior projects the smart way
Before you submit an offer, consider your near-term plans. If you want to add a pool or a fence, paint the exterior, or install solar, confirm what must be submitted and how long review typically takes. Set realistic expectations for materials, placement, color palettes, and screening standards near greenbelts and easements.
If a property already has features you love, ask for proof of ARC approval. Proper documentation reduces risk of future disputes and helps keep resale smooth.
Make your offer more confident
When you understand the rulebook, you can write stronger offers, negotiate for documents you need, and plan improvements with fewer surprises. If anything in the CC&Rs feels unclear, ask your title company or a real estate attorney to interpret it before you waive contingencies.
Buying in Cochran’s Crossing should feel exciting, not uncertain. If you want a local team that knows village-level rules and how to navigate HOA processes, reach out to Christine Hale. We help you request the right documents, spot red flags early, and move into a home that fits your lifestyle and plans.
FAQs
What are deed restrictions in Cochran’s Crossing?
- They are recorded rules, also called CC&Rs, that run with the land and govern property use, exterior changes, and community standards for homes in this village of The Woodlands.
Where do I find the exact CC&Rs for a property?
- The title commitment will list recorded documents from Montgomery County records, and the HOA should provide the full governing set plus a resale or estoppel certificate.
Are short-term rentals allowed in Cochran’s Crossing?
- It depends on the specific subdivision’s CC&Rs and any HOA rules. Review the governing documents and confirm restrictions in the resale or estoppel certificate.
Do I need approval to add a fence or pool?
- Most exterior projects require prior written approval from an architectural review committee. Ask for guidelines and typical review timelines before you start work.
How are HOA rules enforced in The Woodlands?
- Associations use notices and fines where authorized, can suspend certain privileges, and may pursue liens for unpaid assessments or court action for persistent violations.
Can deed restrictions be changed after I buy?
- Yes, but only through the amendment process in the CC&Rs, which often requires owner votes and sometimes includes developer rights during a defined period.
What documents should I review before closing?
- Obtain the title commitment, full HOA governing documents, resale or estoppel certificate, assessment statement, meeting minutes, ARC approval history, violation letters, and a current survey.
