Architectural Control, Exterior Modifications & Solar Panels

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It's time for AMG's 2025 Community Leaders Series – Podcast Edition.

For more than four decades, AMG has worked to make the role of community leaders more effective — and less of a headache.

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Each seminar topic in this series responds directly to the requests of AMG's Executive Board members, helping associations across the Carolinas become stronger, safer, and better informed.

And now, here's your host — the CEO of AMG Paul Mengert.

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Hello everyone, and welcome. I'm Paul K Mengert, CEO of AMG, and I'm glad you're joining us for this important conversation.

Today we're tackling a topic that affects almost every single HOA and condo association, whether you're a master-planned community, a townhome association, or a high-rise condominium.

We're talking about architectural control, exterior modifications, and the fast-growing impact of solar panel installations.

Now, if you're on a board, you already know—

Architectural requests are where emotions run high.

Homeowners care deeply about their homes.

Boards care deeply about protecting property values.

And somewhere in between is the Architectural Review Committee, or ARC, trying to interpret documents written decades ago—often before solar panels, modern fencing materials, or energy-efficient roofing even existed.

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Today's episode is about bringing clarity, consistency, and confidence to how your community handles,

Paint colors

Roofing replacements

Fence installations

Exterior changes

And yes solar panels.

We'll talk about what your documents say, what the law allows, what best practices look like in North and South Carolina, and most importantly—how to avoid conflict, complaints, and costly legal disputes.

Let's get started.

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Let's begin with the basics!

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Architectural control exists for one primary reason—to protect the visual harmony, character, and value of the community.

It's not about control for control's sake.

It's about making sure that when someone buys into your neighborhood, the community still looks and feels like what they were promised.

In both North and South Carolina, most governing documents give associations authority over, Exterior paint colors, Roofing materials and styles, Fences, decks, and patios, Additions and exterior alterations, and Landscaping visible from common areas.

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But here's the challenge.

Many of these documents were written 20, 30, even 40 years ago.

That means boards are often applying old language to modern situations.

For example,

A declaration might say "earth tone colors" without defining what that means today.

Roofing standards may list materials that are no longer manufactured

Fence rules may not address modern composite or aluminum fencing

And solar panels? These are Often not mentioned at all.

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One of the biggest mistakes boards make is inconsistent enforcement.

If one homeowner was allowed a gray roof five years ago, and another homeowner is denied today, that's where trouble starts.

Architectural control must be,

Reasonable

Uniform

Consistent

And based on written standards—not personal opinion.

And when boards drift away from that, complaints, appeals, and legal exposure tend to follow.

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We're going to take a break from the AMG Community Leaders Series and go to an interesting newsbreak tied directly to architectural enforcement.

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And now it's time for your HOA Solutions Today Newsbreak.

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A recently enacted California state law caps homeowners association fines at $100 per violation — eliminating late fees and interest — a dramatic change from the previously common hundreds or thousands of dollars in penalties. Boards and attorneys say the move aims to protect homeowners from disproportionate enforcement while critics worry it may weaken HOA rule compliance, making enforcement of architectural standards — like paint, roofing or exterior changes — harder in contentious situations.

Some HOA leaders express concern that reduced fines will limit a board's leverage to enforce community standards, potentially pushing more disputes into mediation or court rather than voluntary compliance. Homeowners, on the other hand, view the change as a check on boards' authority, particularly for subjective issues like exterior colors or modifications.

Let us know your thoughts by leaving a comment at HOACommunityLeaders.com.

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Well, thank you everybody — we're back. That story reminds us that enforcement authority is evolving, and boards must rely on fairness and consistency more than ever.

Now, Let's talk about the big three; paint, roofing, and fences.

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Paint seems simple, until it's not.

Boards should always ask;

Do we have an approved color palette?

Is it updated regularly?

and, Is it easily accessible to homeowners?

In the Carolinas, sunlight, humidity, and coastal exposure can drastically affect how colors appear and age.

Best practices include,

Requiring physical paint samples

Testing colors in natural light

Limiting the number of approved palettes to avoid visual chaos

And here's an important point—denials must be based on standards, not taste.

"I don't like it", is not a defensible reason.

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Roofing issues have increased dramatically due to Storm damages Insurance claims Supply chain changes and New materials like architectural shingles and metal roofs.

Boards should confirm, Approved materials, Approved colors, and Approved profiles.

And boards should also coordinate with insurance carriers, because mismatches between approved roofing and insurance requirements can cause real problems.

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Fences are emotional;

They impact privacy, aesthetics, and neighbor relationships.

Best practices include clear rules on, Height Location Materials, Color and Maintenance responsibility.

Inconsistent fence approvals are one of the top causes of architectural disputes we see at AMG.

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Let's pause for another quick newsbreak — this one hits close to home here in North Carolina.

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And now it's time for your HOA Solutions Today Newsbreak.

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In North Carolina, a 2025 bill now gives HOA boards a defined 90-day period to act on architectural or exterior modification requests — including paint, roofing, fences, and solar installations. The legislation also mandates that any denial must be in writing with stated reasons and include a process for reconsideration.

For communities struggling with inconsistent reviews or uncommunicated denials, this change could significantly reduce disputes and legal exposure. The requirement for written denials with reasoning supports more transparent Architectural Review Committee operations and aligns closely with best practices for ARC timelines and documentation.

Let us know your thoughts by leaving a comment at HOACommunityLeaders.com.

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Thank you — and that's exactly why ARC timelines and written decisions are critical. When boards don't respond properly, the law may respond for them.

Let's talk about the Architectural Review Committee or ARC itself.

Your ARC should never feel like a mystery tribunal.

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Homeowners should understand, Who serves on the ARC, How requests are submitted, How decisions are made, How long reviews take, and How appeals work.

Some ARC best practices include, Written guidelines, Standardized application forms, Clear timelines for response, and Meeting minutes or decision logs.

In North and South Carolina, failure to respond within required timeframes can sometimes result in automatic approval under the documents.

That's a risk no board wants.

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ARC burnout is real.

We recommend, Rotating committee members, Providing training, Using professional management support, and Periodically reviewing standards for relevance.

A tired ARC makes inconsistent decisions, and inconsistency leads to conflict.

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Now let's talk about solar panels.

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This is the fastest-growing architectural issue across the Carolinas.

Homeowners want them.

Utility costs are rising.

and Environmental awareness is growing.

But boards are often unsure what they can—and cannot—regulate.

Here's the key takeaway:

Associations generally cannot prohibit solar panels outright.

However, associations can regulate placement, screening, and installation methods, as long as they don't make installation unreasonably expensive or ineffective.

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Best practices include standards for, Roof-facing direction, Panel visibility from the street, Conduit placement, Roof penetration methods, Maintenance responsibilities, and Removal upon roof replacement.

Boards should also require, Licensed installers, Structural certifications, Indemnification agreements, and Proof of insurance.

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The worst thing a board can do is wait until the first request arrives.

Communities should, Adopt written solar guidelines, Consult legal counsel, Align rules with state law, and Communicate expectations early.

Solar isn't going away. Planning now prevents disputes later.

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Before we wrap up, let's take one final newsbreak — this one involves a major court decision affecting solar panels.

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And now it's time for your HOA Solutions Today Newsbreak.

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In a landmark decision, the North Carolina Supreme Court upheld homeowners' rights to install rooftop solar panels even if their HOA initially opposed the project. The ruling clarifies that broad ARC authority cannot be used to effectively prohibit solar installations under the state's Solar Access Law; restrictive covenants must not have the effect of preventing reasonable solar use.

This decision is significant for boards and homeowners alike, since nearly 40% of North Carolinians live in HOAs and solar requests are one of the fastest-growing modification categories. While associations can still adopt reasonable aesthetic and placement standards, they cannot impose rules that make solar infeasible and must update their guidelines to reflect legal protections and avoid costly legal challenges.

Let us know your thoughts by leaving a comment at HOACommunityLeaders.com.

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Welcome back! That ruling reinforces why boards must modernize their architectural standards, especially around solar.

Now, Let's talk about risk.

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Architectural disputes are one of the top reasons associations end up in court.

Common mistakes include, Inconsistent approvals, Poor documentation, Emotional decision-making, Delayed responses, and Failure to follow the governing documents.

Boards should always, Document decisions, Reference specific standards, Communicate respectfully, Offer appeal processes, and Seek legal guidance when needed.

And remember—fair enforcement protects everyone, including the board.

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Let me leave you with this.

Architectural control is not about saying no.

It's about, Preserving community character, Protecting property values, Applying standards consistently, And adapting responsibly to change.

Paint, roofs, fences, and solar panels are not just cosmetic issues—they're governance issues.

Communities that plan, communicate, and modernize their architectural standards, Experience Fewer disputes, Higher homeowner satisfaction, Stronger resale values, And less stress, for board members.

At AMG, we're proud to help communities across North and South Carolina navigate these challenges every day.

Thanks for spending this time with me, and for everything you do as a community leader.

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Thanks for listening to AMG's 2025 Community Leaders Series Podcast Edition. To find out more information on this episode, please visit HOACommunityleaders.com.

This podcast is a production of Association Management Group.

All rights reserved.

• Clear, consistent architectural standards help communities avoid disputes while preserving property values and neighborhood character.

• Modern updates like solar panels, new roofing materials, and composite fences require boards to balance homeowner requests with fair, enforceable rules.

• Written guidelines, timely reviews, and transparent communication are essential for smooth approvals and confident ARC decisions.

New California Law Restricts HOA Fines to $100 Per Violation

California has capped HOA fines at $100 per violation, removing late fees and interest, to protect homeowners from excessive penalties. While the law limits boards’ enforcement power, critics worry it could make compliance harder, potentially increasing disputes and reliance on mediation or court.

North Carolina Legislature Proposes Structured Timelines for Architectural Requests

North Carolina’s proposed 2025 bill sets a 90-day deadline for HOAs to act on architectural requests and requires written denials with reasons and a reconsideration process. The law aims to improve transparency, reduce disputes, and strengthen ARC documentation and consistency.

North Carolina Supreme Court Affirms Homeowners’ Rights to Install Solar Panels in HOAs

The North Carolina Supreme Court affirmed homeowners’ rights to install solar panels despite HOA opposition, ruling that ARC authority cannot block reasonable solar use under state law. Boards must allow solar installations while enforcing reasonable aesthetic and placement standards, updating guidelines to comply and avoid legal challenges.