How do I know if a property has deed restrictions?
Reviewed August 2026 by Shannon Miles Group
This answer focuses on improved properties with an existing home. If you are buying a home on acreage, deed restrictions govern what you can change, add, or use the property for. They can limit outbuildings, home businesses, short-term rentals, or exterior modifications. Deed restrictions are recorded with the county clerk's office and included in the property's title documents. 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. If you are buying vacant land without a home, see our guide on deed restrictions for vacant land.
What deed restrictions are and where to find them.
Deed restrictions are legal rules that come with the property, attached to the deed itself. They run with the land, which means they apply to current and future owners alike. These restrictions can govern everything from what you can build to whether you can keep livestock.
Where to find them
- County clerk's office. Deed restrictions are recorded in the county where the property is located. You can search the public records in person or online through most county clerk websites.
- Title commitment. Your title company will pull the full title commitment during the purchase process. It lists all recorded restrictions, easements, and encumbrances affecting the property.
- Plat records. For properties in subdivisions, the plat (the recorded map of the development) often includes restrictive covenants that apply to all lots.
Common restrictions in rural Northeast Texas include prohibitions on mobile homes, minimum square footage requirements, restrictions on livestock, and limitations on commercial use. Some restrictions are enforceable, while others may have expired or been waived over time. A real estate attorney can help you interpret what you find.
What matters most when a home is already there
With an existing home, restrictions shape your daily life and your plans. A restriction on chickens or larger livestock changes the lifestyle you can enjoy. A rule against home businesses or short-term rentals limits income options. An outbuilding approval requirement affects whether you can add a shop, barn, or workshop. Even exterior changes such as paint colors, fencing, or a new roof can be governed by covenants, an architectural review committee, or a homeowners or property owners association.
If a homeowners association (HOA) or property owners association (POA) exists, get the current covenants, bylaws, and rules in writing and ask about pending assessments or enforcement actions. A property can be a great fit for one buyer's plans and a poor fit for another's, so match the restrictions to how you actually intend to live and use the property.
Deed restrictions in Northeast Texas.
Deed restrictions vary widely across Northeast Texas. Some rural properties have no restrictions at all, giving owners complete freedom. Subdivisions and newer developments, like master-planned communities, often have specific architectural and use rules designed to protect property values.
Lamar County, Fannin County, and other counties in the region each have different recording systems. Your title company should pull records from the correct county, and it is worth checking that nothing was missed. If a property touches a county line, verify which county the deed is recorded in.
Practical things to keep in mind.
- Restrictions run with the land. They apply to future owners too. Even if you plan to sell later, the restrictions stay attached to the property.
- Some restrictions expire. Certain restrictions have sunset dates or may be unenforceable if they have not been enforced consistently. A title attorney can advise on enforceability.
- Read before you build. If you plan to build a barndominium, shop, or second home, confirm the restrictions allow it before you buy the land.
- Consult an attorney. If restrictions seem unusual or overly restrictive, a real estate attorney in Texas can help you understand your options, including requesting a variance.
More answers you might find useful.
How do I find out if land has deed restrictions?
What should I know before buying land in Northeast Texas?
Do I need a survey when buying land in Texas?
What should I know before buying rural property?
How many acres do I really need?
We are happy to help you think it through.
Not every restriction question fits neatly into a guide. Call us, stop by the office at 2322 Lamar Ave. in Paris, or send a note. We answer real questions from real people every day.