To find the CC&Rs for a property, start with the homeowners association if there is one, or check the deed for a recording reference number and pull the document from the county recorder. If neither is available, a preliminary title report ordered through a title company will list the CC&Rs by recording number so you can retrieve them from county records. These are the three reliable channels, and most searches end with one of them.
CC&Rs — the Covenants, Conditions, and Restrictions that govern many residential properties — are recorded at the county recorder’s office and, in managed communities, kept on file by the HOA. Because they attach to the land itself, every future owner inherits them automatically. The law treats a recorded declaration as constructive notice, meaning you’re bound by the restrictions whether you’ve read them or not. That’s why locating the current, complete document before you buy or build is worth the effort.
Ask the HOA First
If the property sits in a managed community, the HOA or its management company is usually the fastest source. They maintain the full set of governing documents in one place: the declaration, bylaws, rules and regulations, and board resolutions. Unlike county records, which store each document exactly as filed, the HOA’s copy is typically compiled with amendments already incorporated, so you get the current rules without hunting through separately recorded supplements.
To identify the HOA, look for signage in the neighborhood with a management company’s name, check the property listing, review a prior closing statement, or search the subdivision name online. Once you know who manages the community, contact them directly and request the governing documents.
Expect a fee. HOAs commonly charge a disclosure or transfer fee for compiling and delivering documents, and those charges often run into the low hundreds of dollars. Some states cap the amount; others don’t. In a real estate transaction, the cost is typically borne by the seller or split at closing.
Response times vary too. Some states require delivery within a set window — commonly 10 to 30 days from a written request. If you’re working against a closing deadline, request the documents early. A delayed HOA package can compress your review time or push closing back.
Check the Deed for a Recording Number
If you already own the property, the shortcut most owners miss is reading their own deed. Deeds routinely reference the CC&Rs by recording number and date. Look near the legal description or under a “subject to” clause for language like “subject to covenants, conditions, and restrictions recorded as Instrument No. 2004-0523417.” That instrument number is the key: take it to the county recorder or search their online database, and it pulls up the exact document without a broader index search.
Prospective buyers who don’t yet have a deed can ask the seller or listing agent for the recording reference. Sellers in most states are required to provide CC&Rs during the transaction, and having the recording number lets you retrieve the document independently to verify what you’re getting.
Search the County Recorder
County records are the authoritative source. Every original declaration and every amendment is recorded there, and the record is public.
County systems don’t organize documents by street address. They use the Assessor’s Parcel Number (APN) and the legal description, which includes the lot number, block number, and subdivision or tract name. Both appear on your property tax bill and your deed, and in most listings if the property is for sale. If you don’t have those documents handy, most county assessor websites let you look up the APN by street address.
Online Searches
Most county recorder offices maintain searchable online databases. Go to the recorder’s website, enter the APN or the owner’s name, and browse the list of recorded documents. CC&Rs typically appear as a “Declaration of Covenants, Conditions, and Restrictions” or “Declaration of Restrictions.” The subdivision name is also useful because some counties index CC&Rs under the tract rather than individual parcels.
One caveat: many counties only digitized records back to the 1980s or 1990s. If the CC&Rs for your subdivision were recorded before the database cutoff, the online search won’t find them.
In-Person Searches
For older subdivisions, or when online records fall short, visit the county recorder or county clerk in person. Staff can search by parcel number, subdivision name, or the grantor-grantee index to locate the original declaration, and you can request a certified copy. Copy fees are usually a few dollars per page, payable by cash, check, or credit card.
Find the Amendments, Not Just the Original
The original declaration alone may not reflect the current rules. CC&Rs get amended, and amendments are recorded as separate instruments tied to the same subdivision or parcel. When you pull the recording history, look for supplemental declarations, amendments, and restated CC&Rs filed after the original. Common amendment subjects include solar panels, electric vehicle charging, and short-term rentals — issues that didn’t exist when many original declarations were drafted. Each amendment must be recorded with the county to be enforceable against future buyers, so the recorder’s index is where the complete picture lives.
Use a Preliminary Title Report
During any purchase, a title company prepares a preliminary title report (sometimes called a title commitment) listing everything affecting title. CC&Rs appear in Schedule B as exceptions to the title insurance policy, each with a recording reference number and date. You can use those references to pull the full documents from county records.
Title reports are actually one of the more reliable methods, because title companies search the entire chain of title going back decades. They catch the original declaration, every amendment, and supplemental restrictions that a quick parcel search might miss. If you’re in the middle of a transaction, ask your title officer for copies of the actual CC&R documents, not just the Schedule B summary. Most title companies provide them at no extra charge.
Real estate agents can help too. Agents often have CC&Rs through the listing package or their title company contacts. For new subdivisions, the original developer or builder may still hold master copies.
What You Need Before You Search
Whichever channel you use, gather these before starting:
- The Assessor’s Parcel Number (APN), from your tax bill, deed, or the county assessor’s address lookup.
- The legal description, including lot, block, and subdivision or tract name.
- Any recording number referenced on the deed or in a title report.
- The name of the HOA or management company, if the property is in a managed community.
With the APN and the recording number, you can go straight to the specific declaration. Without them, you’re relying on the subdivision name or owner name to filter the index, which works but takes longer.
Why Getting the Complete Version Matters
CC&Rs are what property lawyers call covenants that run with the land: they attach to the property, not to any particular owner. When a developer records CC&Rs with the county, every future buyer inherits those restrictions automatically. Because the document is in the public record, the law treats you as if you’ve read it. A buyer who never sees the CC&Rs is still bound by every restriction in them.
The practical consequence is that partial information isn’t enough. If you find the original declaration but miss a later amendment restricting short-term rentals, you’re still bound by that amendment. If you rely on a summary in a resale package and skip the recorded document, you may miss architectural controls, use restrictions, rental caps, pet limits, or assessment provisions that matter to your plans for the property. Collect the original, every amendment, and any restated declaration. Cross-check what the HOA gives you against what the recorder’s index shows.
What If You Can’t Find Any
If a search through the HOA, the county recorder, and a title report all come up empty, the property may genuinely not be subject to CC&Rs. Not every neighborhood has them. Older, unplanned developments and rural properties often have no recorded restrictions beyond local zoning. Absence from the public record and from a title report is strong evidence that none exist.
Occasionally, CC&Rs do exist but are hard to find because they were recorded under an older subdivision name, a previous parcel number, or a different indexing system. If you suspect restrictions exist but can’t locate them, ask a title company to run a full chain-of-title search back to the original subdivision plat. Title officers are trained to find documents that casual searches miss. If even a professional search turns up nothing, you can be reasonably confident the property is governed only by local zoning and building codes.