Permanent lighting, also known as “permanent holiday lighting” or “trim lighting”, continues to gain popularity in communities throughout Arizona and across the country. As discussed in our prior blog, these systems consist of low-profile LED strips installed along rooflines or beneath eaves and controlled by mobile applications, allowing homeowners to change colors and brightness year-round.
While homeowners appreciate the flexibility and curb appeal, permanent lighting raises important architectural and enforcement questions for HOAs and condominium associations. Because these systems remain installed year-round and permanently alter the exterior appearance of a home, they should be treated as exterior modifications, not temporary holiday decor.
If your association is receiving inquiries about permanent lighting, now is the time to adopt a clear, objective policy. Our firm has received multiple questions about how associations can go about allowing or limiting permanent lighting. Below is a practical framework boards can use when implementing permanent lighting standards.
Step One: Review Your Governing Documents
Before drafting a policy, the board should carefully review the association’s CC&Rs, Bylaws, and architectural guidelines to determine:
- Whether exterior lighting is already addressed
- How “improvements” or “modifications” are defined
- Whether ARC approval is required for roofline or soffit alterations
Most CC&Rs contain broad architectural control language that gives the association authority to regulate exterior changes. However, if the documents are silent or unclear, the board may need to adopt a formal rule or consider an amendment to clarify its authority.
As with any rulemaking decision, boards should consult legal counsel to ensure enforceability and compliance with governing documents.
Key Components of a Permanent Lighting Policy
A well-drafted lighting policy should balance flexibility with uniformity. The goal is not necessarily to prohibit permanent lighting, but to ensure installations are consistent with the community’s aesthetic standards.
1. Architectural Approval Requirements
Permanent lighting should always require prior written ARC approval.
This reinforces the association’s architectural authority and ensures installations are reviewed before work begins.
Example Standard:
- All permanent exterior lighting installations must receive written ARC approval before installation.
- Applications must include product specifications, mounting location, and description of color capabilities.
2. Installation Standards
Because these systems are integrated into the structure of the home, installation standards are critical.
Policies commonly require:
- Flush installation beneath eaves or soffits
- Concealed wiring and control boxes
- Downward-facing lights to prevent glare and spillover
Objective standards reduce disputes and eliminate subjective enforcement issues.
Example Standard:
- Fixtures must be professionally installed beneath eaves or soffits.
- Exposed or dangling wiring is prohibited.
- Lighting may not create glare or spill onto adjacent lots.
3. Year-Round Lighting Restrictions
Many communities permit neutral lighting year-round but restrict decorative colors outside holiday periods.
This allows homeowners to enjoy subtle architectural lighting without creating visual inconsistency.
Example Standard:
- Outside seasonal display periods, lighting must be limited to static warm white tones (2700K–3000K).
- Flashing, strobing, or animated effects are prohibited during year-round use.
4. Seasonal and Holiday Display Parameters
If a community chooses to allow color-changing features, it should clearly define when and how those features may be used.
Clear timeframes promote fairness and prevent extended decorative displays.
Example Standard:
- Color-changing or decorative lighting may be displayed no earlier than three (3) weeks before and no later than two (2) weeks after a recognized holiday.
- Lighting effects may not flash or change more frequently than once every five (5) seconds.
- Seasonal lighting must be turned off by 11:00 p.m. nightly.
Using inclusive language such as “seasonal displays” rather than naming specific religious holidays helps ensure neutrality and consistent enforcement.
5. Maintenance and Enforcement
Permanent lighting is only attractive if properly maintained. Policies should make clear that homeowners are responsible for upkeep.
Example Standard:
- Damaged or malfunctioning components must be repaired within thirty (30) days of notice.
- Non-compliant installations may result in written notice, fines pursuant to the CC&Rs, and potential removal if violations continue.
Clear enforcement procedures protect the association from claims of selective enforcement and ensure standards are applied consistently.
If Your Association Does Not Want Permanent Lighting
As noted in our earlier blog, associations should not rely solely on holiday decoration provisions if they intend to prohibit permanent lighting. Temporary décor sections typically regulate only seasonal displays—not structural installations.
If your board determines permanent lighting is inconsistent with the community’s architectural intent, it should work with legal counsel to confirm whether existing architectural control provisions are sufficient or whether a rule or amendment is necessary.
Proactive Policies Prevent Disputes
Permanent lighting is a modern trend that is unlikely to disappear. Whether your community welcomes these systems or prefers to limit them, adopting a clear and objective policy now will reduce future disputes and protect neighborhood aesthetics.
For a broader overview of permanent lighting, including how it differs from traditional holiday decor and why architectural approval is typically required, we encourage you to read our original blog on this topic:
https://www.mulcahylawfirm.com/permanent-lighting-in-hoas/
By approaching permanent lighting thoughtfully and strategically, your association can determine how bright it shines, while preserving the character of the community.
