How do I find out if land has deed restrictions?
Reviewed August 2026 by Shannon Miles Group
Deed restrictions are recorded with the county clerk's office and included in your title commitment. Before buying, have your title company pull the full title commitment and review all recorded restrictions. You can also search the county clerk's records directly.
How deed restrictions work and where to find them.
Deed restrictions are legal rules that are attached to the property deed. They run with the land, which means they apply to every owner, not just the person who originally agreed to them. These restrictions can control everything from the type of home you can build to whether you can keep livestock.
Where to find deed restrictions
- Title commitment. This is the most reliable source. Your title company searches the county records and lists every recorded restriction, easement, and encumbrance affecting the property. The title commitment is your go-to document.
- County clerk's office. You can search public records in person or online through the county clerk's website. Each county in Texas has its own recording system, so search the correct county where the property is located.
- Plat records. If the property is in a subdivision, the recorded plat often includes the restrictive covenants that apply to all lots in the development. The plat is filed with the county clerk.
Common deed restrictions in rural Northeast Texas include prohibitions on mobile homes or manufactured housing, minimum square footage requirements for new construction, restrictions on livestock or poultry, limitations on commercial or business use, and requirements for certain building materials or roof types.
Restrictions are enforceable and permanent. If you violate them, neighbors or the homeowners association (if one exists) can take legal action to enforce them. Always review restrictions before closing. If restrictions seem unusual or you are unsure how to interpret them, consult a real estate attorney who practices in Texas.
Some restrictions include expiration dates or may have been waived over time if not enforced. A title attorney can advise on whether a particular restriction is still enforceable. Do not assume an old restriction is no longer valid without professional advice.
Deed restrictions in Northeast Texas.
Deed restrictions vary widely across Northeast Texas. Some rural properties have no restrictions at all. Others, especially those in subdivisions or platted developments, have detailed covenants that govern everything from minimum home size to exterior color schemes.
Lamar County, Fannin County, and other counties in the region each maintain their own recording systems. Your title company will pull records from the correct county as part of the title search. If a property sits on a county line, verify which county it is officially recorded in.
The Shannon Miles Group can help you understand deed restrictions and how they apply to your plans. We review restrictions with buyers as part of our land consultation process.
Practical things to keep in mind.
- Restrictions run with the land. They stay attached to the property regardless of who owns it. Future owners must follow them too.
- They are enforceable. Neighbors, the developer, or an HOA can take legal action to enforce deed restrictions. Violating them can lead to fines, lawsuits, or being forced to remove structures.
- Review before closing. Read the restrictions yourself or have your attorney review them. If a restriction prevents your plans, you may decide not to buy the property.
- Consult an attorney. If restrictions are complex or unusual, a Texas real estate attorney can help you understand them and advise on your options, including requesting a variance if one is available.
Found something confusing in the deed restrictions?
Call us or stop by the office at 2322 Lamar Ave. in Paris. We review deed restrictions with buyers all the time and can help you understand yours.