Connections
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Extracted directly from Documents and Governing Policies files
Article 4
NOW THEREFORE, be it resolved that the following enforcement procedures be adopted:
The managing agent and/or those assigned by the Association to carry out said tasks shall periodically inspect the community and note those items and/or conditions that do not comply with the dedicatory instruments.
Section 4.01 Types of Violations
Section 209.006 of the Texas Property Code refers to curable violations, uncurable violations, and violations which are considered a threat to public health or safety. The types of violations are addressed below.
1. Curable Violations – By way of example and not in limitation, the Texas Property Code lists the following as examples of curable violations:
a. A parking violation;
b. A maintenance violation;
c. The failure to construct improvements or modifications in accordance with approved plans and specifications; and
d. An ongoing noise violation such as a barking dog.
2. Uncurable Violation – A violation that has occurred but is not a continuous action or a condition capable of being remedied by affirmative action. By way of example and not in limitation, the Texas Property Code lists the following as examples of uncurable violations:
a. An act constituting a threat to health or safety;
b. Discharging fireworks;
c. A noise violation that is not ongoing; and
d. Holding a garage sale or other event prohibited by the Governing Documents.
3. Violation that is a Threat to Public Safety – Per the Texas Property Code, a violation that could materially affect the physical health or safety of an ordinary resident.
As provided in this Policy, there are two (2) enforcement procedures to be followed depending upon whether the violation is curable and does not pose a threat to public health or safety or whether the violation is uncurable and/or poses a threat to public health or safety. If there is reasonable uncertainty as to whether a violation is curable or uncurable or a threat to public health or safety, the Board has the authority to make the determination and, therefore, to decide which enforcement procedure will be followed. Provided that, this Policy will not be construed to impose an obligation on the Board to pursue enforcement action with respect to a violation or alleged violation if the Board, in its reasonable good faith judgment, decides that enforcement action is not warranted or necessary.
Section 4.02 Enforcement – Curable Violations That Do Not Pose a Threat to Public Health or Safety
If a violation is curable and does not pose a threat to public health or safety, the Owner will be given a reasonable period to cure the violation, as provided below. The time period given to an Owner may vary depending upon the violation and the difficulty involved or the effort required to cure the violation. The Board of Directors may, but is not obligated to, consider any special circumstance relating to the violation and the cost to cure the violation. The enforcement procedure for this type of violation is as follows:
1. Courtesy Letter (Optional) – Upon verification of a violation, a courtesy letter may be sent to the Owner describing the violation and requesting that the Owner cure the violation within a stated time period. The Association is not required to send a courtesy letter.
2. Violation Letter (Optional) – After the expiration of the time set forth in the courtesy letter, if a courtesy letter is sent, or as the initial notice, a violation letter may be sent to the Owner. Depending on the severity of the violation and/or the history of prior violations on the Owner’s Lot, the violation letter may be the first letter sent to the Owner. The Association is not required to send a violation letter. If sent, the violation letter will include:
a. A description of the violation;
b. The action required to correct the violation;
c. The time by which the violation must be corrected; and
d. Notice that if the violation is not corrected within the time provided or if there is a subsequent violation of the same restriction, a fine may be imposed or other enforcement action may be initiated.
3. Demand Letter – Either upon initial verification of a violation, or after the expiration of the time period stated in the courtesy letter and/or violation letter, if sent, a demand letter may be sent to the Owner. The demand letter must be sent by certified mail or by any method of mailing for which evidence of mailing is provided by the United States Postal Service or a common carrier. The demand letter must be sent to the Owner’s last known address as shown in the records of the Association, as well as by any other method that the Board determines will cause the demand letter to be received by the Owner. Depending on the severity of the violation and/or the history of prior violations on the Owner’s Lot, the demand letter may be the first letter sent (rather than a courtesy letter and/or a violation letter), as determined by the Board in its sole discretion.
4. Content of the Demand Letter – The demand letter will include the following:
a. A description of the violation that is the basis for the enforcement action, suspension action, charge, or fine and any amount due the Association;
b. Notice that the Owner is entitled to a reasonable period to cure the violation and avoid the enforcement action, suspension, charge or fine;
c. A specific date, which must be a reasonable period given the nature of the violation, by which the Owner must cure the violation. If the Owner cures the violation before the date specified, a fine may not be assessed for the violation;
d. A notice that the Owner may request a hearing before the Board of Directors, such request to be made in writing on or before the 30th day after the date the notice was mailed to the Owner; and
e. Notice that the Owner may have special rights or relief related to the enforcement action under federal law, including the Servicemembers Civil Relief Act (50 U.S.C. App. Section 501 et seq.) if the Owner is serving on active military duty.
5. Hearing Requested – If a hearing is properly requested by the Owner, the hearing will be held not later than the 30th day after the date the Association receives the Owner’s written request for a hearing. Notification of the date, time and place of the hearing will be sent not later than the 10th day before the hearing. If a postponement of the hearing is requested by either the Association or the Owner, a postponement must be granted for a period of not more than ten (10) days. Any additional postponement may be granted by agreement of the parties. The hearing may be held by virtual or telephonic means, in which case the access information for the virtual or telephonic hearing shall be the “place” of the hearing for purposes of the notice.
6. Hearing Packet – The Board shall include with the hearing notice, a hearing packet containing all documents, photographs, and communications relating to the matter which the Board intends to introduce at the hearing. If the Board fails to provide the hearing packet to the Owner at least ten (10) days before the hearing, the Owner is entitled to an automatic fifteen (15) day postponement of the hearing.
7. Conducting the Hearing – During the hearing, a member of the Board or the Association’s designated representative shall first present the Association’s case against the Owner. An Owner, or an Owner’s designated representative is then entitled to present the Owner’s information and issues relevant to the dispute. The Board may ask questions of the Owner or designated representative.
8. Hearing Not Requested – If a hearing is not properly requested by the Owner, the violation must be cured within the time frame set forth in the demand letter. Fines, suspension of the right to use the Common Areas, and other remedies available to the Association may be implemented after the expiration of the thirty (30) day time frame provided to the Owner to request a hearing.
9. Remedies – The Owner is liable for, and the Association may collect reimbursement of, reasonable attorney’s fees and other reasonable costs incurred by the Association after the conclusion of a hearing, or, if a hearing is not requested, after the date by which the Owner must request a hearing. Additionally, the Association may, but is not obligated to, exercise any self-help remedies set forth in the Declaration. Further, the right to use the Common Areas may be suspended.
In addition to charging fines, as provided in Section 6, the Association reserves the right under the Governing Documents and under Texas law to file a suit for the recovery of damages and/or injunctive relief.
A notice of violation may also be recorded in the real property records if the violation is not cured within the specified time frame.
Section 4.03 Enforcement – Uncurable Violations and/or Violations that Pose a Threat to Public Health or Safety
Upon initial verification of an uncurable violation and/or threat to public health or safety, a demand letter may be sent to the Owner. The demand letter must be sent by certified mail or by any method of mailing for which evidence of mailing is provided by the United States Postal Service or a common carrier. The demand letter must be sent to the Owner’s last known address as shown in the Association’s records, as well as by any other method that the Board determines will cause the demand letter to be received by the Owner.
1. Content of the Demand Letter – The demand letter will include the following:
a. A description of the violation that is the basis for the enforcement action, suspension action, charge, or fine and any amount due the Association:
b. Notice that the Owner may request a hearing before the Board of Directors, such request to be made in writing on or before the 30th day after the date the notice was mailed to the Owner; and
c. Notice that the Owner may have special rights or relief related to the enforcement action under federal law, including the Servicemembers Civil Relief Act (50 U.S.C. App. Section 501 et seq.), if the Owner is serving on active military duty.
2. Hearing Requested – If a hearing is properly requested by the Owner, the hearing must be held not later than the 30th day after the date the Association receives the Owner’s written request for a hearing. Notification of the date, time and place of the hearing will be sent not later than the 10th day before the hearing. If a postponement of the hearing is requested by either the Association or the Owner, a postponement must be granted for a period of not more than ten (10) days. Any additional postponement may be granted by agreement of the parties. The hearing may be held by virtual or telephonic means, in which case the access information for the virtual or telephonic hearing shall be the “place” of the hearing for purposes of the notice.
3. Hearing Packet – The Board shall include with the hearing notice, a hearing packet containing all documents, photographs, and communications relating to the matter which the Board intends to introduce at the hearing. If the Board fails to provide the hearing packet to the Owner at least ten (10) days before the hearing, the Owner is entitled to an automatic fifteen (15) day postponement of the hearing.
4. Conducting the Hearing – During the hearing, a member of the Board or the Association’s designated representative shall first present the Association’s case against the Owner. An Owner or an Owner’s designated representative is then entitled to present the Owner’s information and issues relevant to the dispute. The Board may ask questions of the Owner or designated representative.
5. Remedies – Regardless of whether the Owner requests a hearing, fines, suspension of the right to use the Common Areas, and other remedies available to the Association may be implemented after mailing the demand letter. The Owner is liable for, and the Association may collect reimbursement of, reasonable attorneys’ fees and other reasonable costs incurred by the Association. Additionally, the Association may, but is not obligated to, exercise any self-help remedies set forth in the Declaration. Further, the right to use the Common Areas may be suspended.
In addition to charging fines, the Association reserves the right under the Governing Documents and under Texas law, to file a suit for the recovery of damages and/or injunctive relief.
A notice of violation may also be recorded in the real property records should the violation not be cured within the specified time frame.
Section 4.04 Subsequent Violation
If an Owner has been given notice in accordance with Section 4.02 or Section 4.03 of this Policy in the preceding six (6) month period, notice is not required for the recurrence of the same or a similar violation. The Association may impose fines or suspend the Owner’s right to use the Common Areas without first sending another demand for compliance.
Section 4.05 Fines
Subject to the notice provisions set forth in Section 3 or Section 4 of this Policy, as applicable, the Association may impose reasonable monetary fines against an Owner in accordance with the below schedule until the violation is cured if of a curable nature. Fines may be assessed for any violation of the Governing Documents, including but not limited to architectural violations, violations for using a lot in a prohibited manner, failure to take required action, and failure to maintain a lot or the structures thereon.
Section 4.06 Exhibit A-Fine and Membership Privilege Suspension Schedule
After notice as may be required by law, all violations will be subject to the following fine/suspension schedule, with the exception of ACC related violations as outlined below, unless specifically provided for in the RRC, Bylaws, or other dedicatory instruments. Should any conflict be found between this schedule and any other provision outlined in other dedicatory instruments, the more severe provision will apply provided it is in compliance with all state and federal statutes.
Pursuant to Section 209.0061 of the Texas Property Code, below is a schedule of fines for each general category of violation for which the Association may assess fines:
Curable Violations
|
Notice
|
Time to Cure (estimate) |
Fine Amount if not Cured |
Suspension of Membership Privileges |
Administrative Fee |
|
Courtesy Notice (if sent) |
|
No Charge |
|
|
|
Violation Notice (if sent) |
|
No Charge |
|
$25.00 |
|
Pre-Fine Notice (if sent) |
|
No Charge |
|
$25.00 |
|
1st Notice (Chapter 209 - Demand Letter)
|
30 days |
$100.00 |
30 days |
$25.00 + Mailing Fees |
|
2nd Notice of Fine Letter
|
30 days |
$200.00 |
30 days |
$25.00 + Mailing Fees |
|
Subsequent Notice of Fine Letters for the same or substantially similar violation
|
30 days |
$200.00 |
30 days |
$25.00 + Mailing Fees |
* Habitual offenders may be referred to the Board for further action as approved by the Board.
*ACC related violations occurring during an approved project, or any construction started without ACC approval will be subject to those charges and procedures outlined in the Complete ACC Policy Manual.
Uncurable Violations and Violations Posing a Threat to Public Health or Safety
|
|
Time to Cure (estimate) |
Fine Amount |
Administrative Fee |
|
Fine Letter for Uncurable Violations or Violations that are a Threat to Public Health or Safety
|
N/A |
$200.00 |
$25.00 + Mailing Fees |
Section 4.07 Exhibit 8-Cure or Abatement Fee Schedule
Fees assessed for Association action taken to cure or abate violations are charged in addition to any fines imposed as a result of said violation. Fees are assessed to cover the cost of Association action and are assessed on a per action basis.
1. Mowing, Weedeating, or General Lawn Maintenance
a. House on 1 Lot- $100
b. House on 2 Lots- $125
2. Debris and Trash Clean Up
a. Minimum of $100. Amount contingent on items to be removed/disposed of and shall not exceed $500.
3. Dead Tree Removal
a. $100 in addition to any contractor costs incurred.
4. Any other actions undertaken by the Association
a. $100 per man hour if action is performed by Association employees or, volunteers.
b. $100 in addition to any contractor cost if work must be performed by a contracted vendor.
Notwithstanding the foregoing and pursuant to Section 209.0061(c) of the Texas Property Code, the Board reserves the right to levy a fine from the schedule of fines that varies on a case-by-case basis. Specifically, the Board has sole and absolute discretion to set the amount of the fine (if any) as it reasonably relates to the violation of the Governing Documents, taking into account factors including, but not limited to, the severity of the violation and the number of Owners affected by the violation. Any adjustment to this fine schedule by the Board shall not be construed as a waiver of the fine schedule or the Governing Documents. Any fine levied by the Association is the personal obligation of the Owner.
EXCERPT: WESTWOOD SHORES PROPERTY OWNERS’ ASSOCIATION COMPLETE POA POLICY MANUAL
SIXTH EDITION
[Adopted 11/25/2024]
[ Modified: Thursday, 15 May 2025, 2:06 PM ]
Anyone in the world
Extracted directly from Documents and Governing Policies files
Article 3
No more than three (3) lots may be consolidated. This condition applies only to the number of lots which may be consolidated but does not restrict the number of lots one may build upon.
All structures for lot consolidation must comply with the following policies and procedures set forth by the Property Owners Association Board of Trustees. In addition, this construction and all other construction on a lot shall comply with the Restrictions as set forth in the Consolidated Restated and Amended Reservation, Restrictions and Covenants for Westwood Shores, and all ACC and POA policies.
1. NEW HOME CONSTRUCTION:
a. ALL SECTIONS EXCEPT MOBILE HOME and DOUBLE WIDE SECTIONS: New home foundation must cross property lines of the adjoining lots to be consolidated.
b. MANUFACTURED HOMES: Homes must cross the property lines of adjoining lots to be consolidated.
2. ADDITIONS TO EXISTING HOMES: Must complement the existing home and cross the property lines of the adjoining lots to be consolidated as described below (excluding greenhouses and outdoor kitchens, please refer to ACC Policy Manual section 7.02-B).
a. Additions attached to the home where one side of the addition shares a common wall of the existing home:
i. Minimum size: 300 sq. ft.
ii. Foundation must extend across the property lines of the lots to be consolidated.
iii. The roof line of the addition is to be extended so that it looks to be part of the original home.
iv. There must be full walls on all sides of the addition, unless approved as a carport (see c. below).
b. Additions to the home that are detached (i.e. do not share a common wall with the existing home):
i. Minimum size: 400 sq. ft.
ii. Must be connected to an existing residence as an incorporated part of the existing residence and connected by a covered concrete walkway covered in the same manner as the roof of the home. The addition should be in close proximity to the home; maximum distance from home of 20 ft. Actual distance will be determined by design and lot configuration.
iii. Addition and/or accompanying walkway must cross the property lines of the adjoining lots to be consolidated.
iv. There must be a full wall on all sides of the addition unless approved as a carport (see c. below)
v. The structure must contain permanent electricity concealed from view (i.e. serviced underground from the main structure or on a separate meter).
vi. Only one detached addition is allowed to the existing home (see the complete ACC Policy Manual Section 7.02 (c) for additional information.)
vii. Detached structures must have roofs that match the style and material of the existing home (i.e. Gable, Pitched, Hip, etc.).
c. Carports: Either attached or detached:
i. Minimum size: 600 sq. ft. of which at least 200 sq. ft. on one side of the carport is completely enclosed as an additional room/storage area.
ii. All other criteria as given under the appropriate category above.
Section 3.02. PROCEDURE
All new construction requires ACC approval to begin work. Lot consolidation is a POA policy; lot consolidation affects POA finance and therefore requires POA approval.
1. The plan is submitted to the ACC for approval of construction of the structure.
2. The plan approved by the ACC is then submitted to the POA for “conditional” lot consolidation approval at the next POA Board meeting. Should the ACC have some questions about plan compliance with lot consolidation policy or wish to propose an exception (as may be done for a variance), the plan may be submitted to the POA with “conditional ACC approval.” After review, the POA Board will approve or deny the proposed plan for lot consolidation.
3. Consolidation requires a separate application upon completion of construction as defined in the Complete ACC Policy Manual Section 4.02 (e).
4. The consolidation application and completed structure are reviewed by Management. If the application and completed structure meet the above criteria, Management will grant approval for the deletion of Assessments the month following the consolidation approval and the Consolidated Lot will be subject to the Assessments of a Single Lot or Building Site. Any circumstances that do not meet the above criteria may be presented to the Board of Trustees for consideration as an appeal for deleting the additional Assessments.
5. The Association reserves the right to unconsolidate any previously approved consolidation if the Owner alters the qualifying structure in any way from the original criteria through which consolidation was approved.
EXCERPT: WESTWOOD SHORES PROPERTY OWNERS’ ASSOCIATION COMPLETE POA POLICY MANUAL
SIXTH EDITION
[Adopted 11/25/2024]
[ Modified: Thursday, 15 May 2025, 2:06 PM ]
Anyone in the world
Extracted directly from Documents and Governing Policies files
Article 2
In accordance with the RRC’s Article 6, assessments are due on an annual basis. Upon request the POA currently allows payment on a monthly basis. A fee will be charged for any payment other than annual.
a. Annual assessments shall be due and payable by the thirty-first day of January of each year.
b. If paid monthly, assessments are due and payable on the first day of each month. Any assessments which are not paid by the last day of each month shall be assessed late charges.
Section 2.02 Late Fees
Any account with an outstanding balance older than 30 days, regardless of the source of said balance with exception of previously accrued late fees (General Maintenance Assessments, Recreation Assessments, Townhome Assessments, fees, fines, sales, tax or any other legitimate duly authorized charge made to the Owner’s account) shall be deemed delinquent and be assessed a $25.00 late fee each month in which a balance meeting aforesaid criteria remains outstanding.
Section 2.03 Delinquent Assessment Collection Procedures Collection
Calls may be made to Owner’s delinquent thirty (30) to ninety (90) days.
Once an account is delinquent 90 days, a certified demand letter may be sent via first class and certified mail specifying the total amount owed, any late fees accrued as of that date, and a breakdown of all outstanding amounts included in the total amount owed specifying assessments, sales tax, fees, fines, certified letter charges, and any other miscellaneous charges that may exist on the account. The letter will provide the Owner with notice of 45 days to dispute the validity of the entire or any portion of the debt, enter into an approved payment plan, or provide payment in full at the risk of being referred for further legal and/or collection action.
When an account reaches 120 days delinquency, a certified demand letter will be sent via first class and certified mail specifying the total amount owed, any late fees accrued as of that date, and a breakdown of all outstanding amounts included in the total amount owed specifying assessments, sales tax, fees, fines, certified letter charges, and any other miscellaneous charges that may exist on the account. The letter will demand payment in full within 45 days at the risk of being referred for further legal and/or collection action.
Upon expiration of said demand letter, if the account has not been brought current or the Owner has not entered into an approved payment plan, the account will be reviewed by the Association to determine the best course of action to further pursue said debt including but not limited to filing suit for personal judgment, referral to a collection agency or attorney, or filing of a letter of intent with Trinity County Appraisal District. The Association may determine other viable courses of action at its sole discretion based on the individual account and applicable state and federal laws at that time.
The Owner shall be responsible for all costs incurred as a result of collection actions taken due to delinquent assessments and shall be advised of such in every letter sent to said Owner.
Section 2.04 Payment Plans
WHEREAS, Chapter 209 of the Texas Property Code was amended, effective January 1, 2012, to add Section 209.0062, which requires the Association to adopt and record alternative payment schedule guidelines (“Payment Plans”) for assessments; and
WHEREAS, the Association, through its Board, is vested with discretionary authority concerning the rules and regulations contained herein; and
NOW THEREFORE, in order to comply with Texas Property Code Section 209.0062, the Association hereby adopts the following Payment Plan guidelines:
a. All Owners are entitled to one approved Payment Plan to pay their annual assessments prior to being turned over to the Association attorney for collections.
b. All Payment Plans require a down payment and monthly payments.
c. All payment plans will be assessed a $5.00 administrative fee for each month of the payment plan.
d. STANDARD PAYMENT PLAN: Upon request, all Owners are automatically approved for a Payment Plan consisting of 10% down, with the balance paid off in 12 monthly installments.
e. ALTERNATIVE PAYMENT PLANS: Alternative Payment Plan proposals shall be submitted to and approved by the Association in writing; the Association is not obligated to approve alternative Payment Plan proposals; provided however, that no Alternative Payment Plan may extend for more than 18 months from the date of the Owner’s request for an Alternative Payment Plan.
f. Once a payment plan has been approved and entered into, all Late Fees will be suspended from continued accrual based on the date of the agreed payment plan. However, the failure to make any sequential monthly payment will result in reinstatement of all Late Fees from the date of suspension onward.
g. A Payment Plan must include sequential monthly payments. The total of all proposed payments under the Plan must equal the current balance plus the Payment Plan administrative fees.
h. The Owner shall be required to pay future assessments by the due date in addition to the payments specified in the Payment Plan.
i. All Payment Plans must be in writing on a form provided by the Association, or a form otherwise approved by the Association.
j. If an Owner defaults on the Payment Plan the Payment Plan is terminated. Default of a Payment Plan includes:
i. failing to return a signed Payment Plan form with the down payment;
ii. missing a payment due in a calendar month (including NSF checks); or
iii. failing to pay future assessments by the due date
k. If an Owner defaults on a Payment Plan the Association is not obligated to make another Payment Plan with the Owner for the next two years after the date of default.
l. No Payment Plan may last less than 3 months or more than 18 months.
m. The Association may only charge the reasonable costs of administering the Payment Plan, while an Owner is current on their Payment Plan.
EXCERPT: WESTWOOD SHORES PROPERTY OWNERS’ ASSOCIATION COMPLETE POA POLICY MANUAL
[ Modified: Thursday, 15 May 2025, 2:07 PM ]
Anyone in the world
Extracted directly from Documents and Governing Policies files
Article 1
a. Any and all boats used in Lake Livingston waters shall meet all requirements set forth by the State of Texas.
b. All boating shall be conducted by rules of etiquette as well as laws, statutes and regulations of the State of Texas as well as any other regulatory authority governing boats and boating.
c. All boats shall maintain no wake speed in the marina area. No fast-moving craft will be tolerated; this includes reckless docking and/or embarkment.
d. No water skiing is permitted in the marina area.
e. No craft shall be left unattended while the motor is running unless the craft is securely anchored or tied.
f. Neither fueling nor exchanging of fuel from one container to another shall be permitted in the stalls.
g. No firearms shall be loaded, unloaded or carried loaded in the marina area.
h. Any repairs, etc. shall be confined to a specific stall area so as to not constitute a hazard to other craft or persons in the immediate area.
i. No swimming is to be permitted in the marina area. No hunting is to be permitted, nor is the discharge of firearms to be permitted in the marina area.
j. Fees for storage of boats and boat rentals are posted at the POA Administrative offices.
k. Only renters of boat slips and their guests are allowed on the docks.
EXCERPT: WESTWOOD SHORES PROPERTY OWNERS’ ASSOCIATION COMPLETE POA POLICY MANUAL
SIXTH EDITION
[Adopted 11/25/2024]
[ Modified: Thursday, 15 May 2025, 2:08 PM ]
Anyone in the world
Extracted directly from Documents and Governing Policies files
Article 1
Section 1.02 Fishing and Boating Rules
NOTE: Any person fishing on Lake Livingston is subject to state law.
To give all Owners a maximum of pleasure, to maintain ecological balance in our inland lakes and to keep inconvenience to a minimum, the following rules are adopted:
a. In order for the lake to be most productive for fishermen, non-motorized watercraft and fishing boats with electric motors are permitted on the Association’s inland lakes. Gasoline motors of five-horsepower or less are permitted on Westwood Lake only. Authorized boats may be put in the inland lakes only at locations designated by management.
b. Boats shall at all times be used in a safe and prudent manner so as not to cause danger to life or damage to property.
c. All boaters shall follow safety regulations as prescribed by state statutes and Association rules.
d. Members using boats shall be held fully responsible for any and all damages that are incurred by the misuse of the boats and shall reimburse the Association for any and all damages to Common Areas that might be caused there from.
e. It is recommended that fishing and boating activities should terminate immediately upon the approach of an electrical storm and all boats should be cleared from the inland lakes. Members are responsible for monitoring weather conditions while on the lakes.
f. Repeated violations may result in loss of boating privileges.
g. Fishing or boating in the inland lakes shall be restricted to Members and guests only and are subject to Association membership card or proof of residency check.
h. No trot line or throw lines will be allowed.
i. The inland lakes may be patrolled to ensure adherence to all rules.
j. No swimming will be permitted in the inland lakes unless approved by management.
k. No water skiing of any type will be allowed.
l. No firearms will be permitted on or around the inland lakes at any time.
m. Individuals using the inland lakes will do so at their own risk. The Association, its Board and officers, its manager, employees, agents and/or its attorneys do not assume liability for accident or injury.
[ Modified: Thursday, 15 May 2025, 2:08 PM ]
Anyone in the world
Extracted directly from Documents and Governing Policies files
Article 1
Common Area Rules and Regulations
a. Any Member of the Association shall be entitled to use of the Common Areas, provided however; that he/she is a Member in good standing and that the Owner’s account is paid current (this shall include sums due in the form of General Maintenance Assessments, Recreational Assessments, Townhouse Maintenance Assessments, fees, fines, deductions, charges, and Special Assessments commensurate with property ownership).
b. The household of a Member may use all of the same Common Areas. A household member is defined as a person in permanent legal residence in a Member’s home, excluding Tenants as defined in 1.0l(f) of this document.
c. Use of the recreational facilities, as provided for in executed use agreements as entered into by the Association, requires application and approval by the Association.
d. Memberships of Owner(s) terminate with the sale of property. Upon the sale of property, a membership transfer fee and a recorded warranty deed is required to change the membership of the Owner(s) on the Association’s record.
e. Reference is made to the Bylaws of the Association wherein the Board is vested with the authority to adopt and amend rules and regulations which it, at any time, deems advisable or necessary. The power to enforce withdrawal of membership privileges is vested in the Board in the event that a Member is no longer in good standing. Members, their household, and Tenants, whose privileges are suspended, are not allowed to use any of the Common Areas as a guest.
f. Any Member in good standing may invite a person or persons as his guest to use the Common Areas. A Tenant is a guest of the Owner from whom he/she rents. A Tenant is defined as the party(ies) to an Association approved lease as set forth in Article 7. The Member must be physically present in the Subdivision while their guest is using Common Area facilities, or as may be required by Country Club rules must be with their guest while using Country Club facilities. In the case of Tenants, an approved leasing application must be on file in order for use of the facilities without the Owner present. Each Member will be responsible for the conduct of and adherence to the rules of each of their guests and Tenants. Members also will be held responsible for all fees, charges, or damages incurred by their guests. All guests/Tenants will be subject to any and all guest fees in effect as required by the Board
g. Property of the Association may not be removed by any Member or guest at any time. Members who are responsible for the removal or damage of Association property will be required to pay for its replacement. Members will be held responsible for the actions of their guests, Tenants, and their respective household members.
h. The unsafe use of any motorized vehicle is strictly prohibited. No unlicensed driver shall operate a motorized vehicle of any type, including golf carts, in the Subdivision. Use of any vehicle may be specifically restricted in designated areas.
i. All dogs, cats and/or other similar, common household pets must be on a leash and controlled by a responsible person whenever such pet is on Common Areas and/or otherwise not on Owner’s property. In no event are pets permitted to run loose or constitute a nuisance by barking or other types of behavior that constitute a nuisance to other Owners. In addition, to prevent boarding or breeding of animals, no one household is to have more than 3 household pets. In accord with the RRC’s Section 4.07, if Management deems a pet to be a nuisance, Trinity County Law Enforcement/Animal Control will be called and all Trinity County Ordinances shall prevail.
j. Members and Association staff are encouraged to report violations of the rules and regulations to management. Management shall report such violations of rules and regulations to the Board, as necessary. In the event that any Member (or his guest, Tenant, or household members for whom he/she is responsible) should violate the Association rules, the Rules Enforcement Policy of the Association will be followed.
k. Regardless of the good intentions of Members and management, and the greatest effort to provide quality service to the membership, there may arise a need for suggestions or complaints from time to time. These must be made in writing to management. Repeated deficiencies will be reported in writing to the Board.
l. The Association is not responsible for any of the Members’ or guests’ personal belongings left on the Association’s premises for any reason.
EXCERT: WESTWOOD SHORES PROPERTY OWNERS’ ASSOCIATION COMPLETE POA POLICY MANUAL
SIXTH EDITION
[Adopted 11/25/2024]
[ Modified: Thursday, 15 May 2025, 2:09 PM ]
Anyone in the world
Extracted directly from Documents and Governing Policies files
2025
November
3 Corrected, 23 new violations, 8 at legal or Public Nuisance and 46 open violations 9 homes have been sent to commissioner’s court for abatement. Reminder: Many of these new violations were due to houses not having a number on them for emergency purposes. All houses must have a number on their house.
October
12 Corrected, 4 new violations, 12 at legal or Public Nuisance, and 28 open violations
Reminder: House numbers are required per POA Policy. Numbers must be legible from the street. Confirmation of numbers has begun, and it was noted that only 26 homes did not have numbers. Beginning in December, fines will be given if you do not have a number to identify your house.
September
29 Corrected, 15 new violations, 13 at legal or Public Nuisance and 44 open violations
Reminders:
1. House numbers are required per POA Policy. Reminder that numbers must be legible from the street. Confirmation of numbers will begin soon.
August
54 Corrected, 18 new violations, 13 at legal or Public Nuisance and 73 open violations
Reminders:
1. Vehicles are not to be parked on the street or lanes. Trailers must be behind the front set back line of the home.
2. House numbers are required per POA Policy. Numbers must be legible from the street.
July
34 Corrected, 88 new violations, 10 legal or Public Nuisance, and 55 open violations
Reminders: Flags may not go on trees or utility poles. Building materials must be stored and not visible from the front. No chemicals should be put in household trash.
June
14 Corrected, 26 new violations, 9 legal or Public Nuisance and 55 open violations
May
19 new violations, 9 at legal or public nuisance and 53 open violations
April
59 corrected, 16 new, 10 at legal or public nuisance, and 65 currently active.
March
80 corrected, 42 new, 11 at legal or public nuisance, and 108 currently active.
February
14 corrected, 114 new, 5 at legal or public nuisance, and 146 currently active. Trustee Matthew reported that, within the last two weeks, 5 Board members and POA staff had ridden all 26 miles of road within Westwood Shores and identified 114 deed violations. The drive around was an effort to educate the Board and staff on the state of the community and to focus on the importance of deed restriction enforcement. Many of the 114 new deed violation property owners shall be given a 30-grace period to correct the violations unless they are repeat offenders. It is the desire of the Board to ensure fair and equal deed violation enforcement.
January
23 corrected, 13 new, 5 at legal or public nuisance, and 46 currently active.
2024
November
33 corrected, 6 new, 5 at legal or public nuisance, and 36 currently active.
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- Appeal for fence on 09-05-01-02
- Approved request to build fence with notice that if it must ever be removed for any reason it will not be replaced by the POA or any utility group. If it is to be replaced it will be at the owner’s expense.
- Appeal for fence on 09-05-01-02
October
47 corrected, 14 new, 7 at legal or public nuisance, and 63 currently active.
[ Modified: Thursday, 27 November 2025, 1:57 PM ]
Anyone in the world
Extracted directly from Documents and Governing Policies files
Article 10
Section 10.01 Speed Limit:
Now therefore, be it resolved that the Association successfully petitioned the Trinity County Commissioners Court by order to extend the following traffic rules that apply to a county road to the roads of the Subdivision located in the unincorporated area of a Texas County with less than 100,000 population pursuant to Section 542.007 Texas Transportation Code; and
Further resolved, that the traffic rules be:
Speed limits of not more than 30 miles per hour on all streets in the Subdivision.
Section 10.0 2 Traffic Rules
Now therefore, be it resolved that the Association successfully petitioned the Trinity County Commissioners Court by order to extend the following traffic rules that apply to a county road to the of the Subdivision located in the unincorporated area of Trinity County, Texas, a Texas County with less than 500,000 population pursuant to Section 542.007 Texas Transportation Code and
Further resolved, that the traffic rules be:
a. Intoxication and Alcoholic Beverage Offenses (TX Penal Code Ch. 49.04)
b. Driver’s Licenses and Certificates (TX Transp. Code Ch. 521)
c. Motor Vehicle Safety Responsibility Act (TX Transp. Code C. 601)
d. Accidents and Accident Reports (TX Transp. Code Ch. 550)
e. Vehicle Equipment (TX Transp. Code Ch. 547)
f. Operation and Movement of Vehicles (TX Transp. Code Ch. 545.401)
g. Traffic Signs, Signal and Markings (TX Transp. Code Ch. 544)
h. Texas Controlled Substances Act (TX Health & Safety Code, Title 6, Subtitle C, Ch. 481)
EXCERPT: WESTWOOD SHORES PROPERTY OWNERS’ ASSOCIATION COMPLETE POA POLICY MANUAL
SIXTH EDITION
[Adopted 11/25/2024]
[ Modified: Thursday, 15 May 2025, 2:19 PM ]
Anyone in the world
Extracted directly from Documents and Governing Policies files
Article 23
The Westwood Shores POA provides weekly household garbage service to property owners.
This service is expensive and provided for in the annual POA Budget; cost containment efforts are made on this, as in other areas of the budget. Bagged trash left out is subject to being torn apart and strewn all over the street by animals. To pick up trash in this condition increases time and effort (cost) to provide this service. Trash scattered in the street is also unsanitary and unsightly.
- All household (weekly) garbage must be bagged and placed in a hinged-lid garbage can at the end of the driveway.
- Property owners should obtain/use a hinged-lid garbage can large enough to hold their household garbage; if two garbage cans are needed, two garbage cans should be obtained/used.
- All garbage cans are to be returned from the driveway to the house at the end of the day by the homeowner.
Boxes/cartons (cardboard) will be picked up once a month. These are to be broken down and bound together prior to pick up for ease of pick up and storage in the maintenance yard. Cardboard drop-off will also be available on the same dates and times as the vegetative debris drop-off.
The Westwood Shores POA provides “heavy haul” drop off available at the Maintenance facility to property owners twice a month on a pre-defined schedule. However, bulky/heavy items place an undue expense on this service. To offset the cost of this service to the community, property owners shall be charged individually per item for drop off or pickup of bulky/heavy items.
- Bulky/heavy items include any appliance (refrigerator of any size, microwave oven, washer, dryer, range, under counter ice machine, trash compactor, water heater, 50” or larger TV, and dishwasher) outdoor grill, fire pit, mattress, box spring, recliner, sofa, love seat, side chair, table, dresser, night stand, head board, lawn mower and large outdoor furniture/patio sets.
- To drop off one of these items at the Maintenance facility, property owners will incur a $20 per item charge. The charge shall be paid at the time of the drop off. All payments will be by credit or debit card as no checks or cash shall be accepted.
- If the property owner is unable to make the drop off themselves, a home pick up may be scheduled through the POA office for a fee of $40 for the first item and $20 per item for up to two other items for a maximum of three items per home pick up. The fee will be payable at the time of scheduling. All home pick up items must be brought to the street for pick up.
- The two-yearly or semi-annual heavy haul pickups throughout the community following Garage Sale weekend shall continue. However, bulky/heavy items must still be scheduled through the POA Office and the charge shall be reduced to $20 per bulky/heavy item during these two community pickup times only.
Tires, paint, batteries, any lawn, pool, or other chemicals are not allowed in household or heavy haul trash.
EXCERPT: WESTWOOD SHORES PROPERTY OWNERS’ ASSOCIATION COMPLETE POA POLICY MANUAL
SIXTH EDITION
[Adopted 7/25/2025]
[ Modified: Wednesday, 30 July 2025, 10:49 AM ]
Anyone in the world
Extracted directly from Documents and Governing Policies files
SIGNS
Article 9
Now therefore be it resolved that signage is allowed on individual property only under the following criteria. All other signage is prohibited.
Section 9.01 Vacant Lots
Before initial residential occupancy, no sign, advertisement, billboard, or advertising structure of any kind may be erected or maintained on any lot in the subdivision without the prior written approval of management and any such approval which is granted may be withdrawn at any time, in which case, the party granted such permission shall, within the period designated by management (which in no event shall be less than five (5) days), thereupon remove the same.
Existing houses may post a maximum of two (2) two foot by three foot (2’ x 3’) “FOR SALE” signs inside or outside windows of their choice to advertise the house for sale. The signs may be located in the front, rear, or side of the house. In the case of a corner lot, the Owner may post two (2) signs, one facing each street, or in the case of golf course or waterfront properties, one in the front and one in the rear. When no window can be viewed from the street, an alternative location may be selected by the mutual agreement of the Owner and management. No sign location other than the above described is acceptable without first obtaining written approval of management.
During the construction phase of new houses, for a period not to exceed the ACC approved construction timeline from the date of new home construction plan approval, the Owner may place one (1) sign in the front yard not to exceed two foot by three foot (2’ x 3’) advertising the builder of the new house.
Upon Owner occupancy of the new house, or at the end of the ACC approved construction timeline, whichever is less, the builder’s sign must be removed immediately from the site upon which the new house is located. An Owner, without the written consent of management, shall not have the right to authorize the builder to keep his sign on the premises past the above referenced terms.
No sign shall be permitted on any lot except for a limited number of small, inconspicuous, discretely placed signs for the purpose of warning of the presence of a home security system. Each sign shall be from a professional security company and should not exceed one (1) square foot in area. One (1) sign shall be allowed in the front yard and one (1) shall be allowed within the rear yard of the home. Each sign may be mounted on a stake or a wall of the house or garage. If stake mounted, the top of the sign shall not exceed two feet (2’) from the ground level when installed and must be no further than three feet (3’) away from the house or garage. The text and overall appearance of the signs must be acceptable and must primarily provide a security warning without prominent advertising of any business. Signs must be maintained in good condition and the Association may require removal of signs which have deteriorated.
One (1) temporary open house sign is allowed in front of residence on the day of open house only. The sign shall not exceed six square feet (6’) in overall size.
One (1) temporary (not exceeding 30 days) school sign is allowed. The sign shall not exceed forty-two inches (42”) in height and eighteen inches (18”) in width.
Texas Election Code Section259.00l(e) defines "political advertising sign" as a written form political advertising designed to be seen from a road but does not include a bumper sticker.
“Political Sign” or “Political Signs” as used herein shall mean a political advertising sign as defined in the Texas Election Code.
An Owner may place a ground mounted Political Sign on their Lot that advertises a candidate or measure for an election provided the Political Sign complies with the terms and provisions of this Policy.
No Political Sign may be placed on an Owner's Lot prior to the ninetieth (90th) day before the date of the election to which the sign relates or remain on an Owner's Lot after the tenth (10th) day after the election date.
No more than one (1) Political Sign is allowed on a Lot per candidate or measure for an election.
Political Signs may be displayed only on an Owner’s Lot, and may not be located on, nor encroach on, another Lot, Common Areas, or any property owned or maintained by the Association.
No Political sign may;
a. be larger than four feet by six feet (4’x6’);
b. threaten public health or safety,
c. violate any law,
d. contain language, graphics or any display that would be offensive to the ordinary person,
e. be accompanied by music or other sounds or by streamers or is otherwise distracting to motorists,
f. include painting of architectural surfaces,
g. be attached in any way to plant material, a traffic control device, a light, a trailer, a vehicle, or any other existing structure or object, OR
h. contain roofing material, siding, paving materials, flora, one or more balloons or light, or any other similar building, landscaping, or nonstandard decorative component.
Any Political Sign installed on a Lot that is not in compliance with the Policy will be considered a violation of the Association’s dedicatory instruments. The Association my remove a Political Sign displayed in violation of this Policy [see Texas Election Code Section 259.002(e)]
Any sign of any nature or type that is not professionally created and tastefully worded may be removed, however, in such case, the person who obtained the sign approval shall be notified of such sign removal and changes that need to be made to the sign.
In the event any person or persons place or otherwise allow a sign of any type or nature upon or within property, lot, or house which has not been approved, the said sign shall be removed and/or enforcement procedures of the Association pursued.
EXCERPT: WESTWOOD SHORES PROPERTY OWNERS’ ASSOCIATION COMPLETE POA POLICY MANUAL
SIXTH EDITION
[Adopted 11/25/2024]
[ Modified: Thursday, 15 May 2025, 2:21 PM ]