HOAs & Condos in Richards, TX

1 registered community in Richards across Grimes County. Median monthly HOA/condo fee in the county is $295.

Resale Certificate Compliance 10 disclosures required

Every common interest community in Richards, TX is governed by Tex. Prop. Code §207.003 (Texas Property Owners Association Act). Texas law requires 10 specific disclosures when a unit is sold. The certificate must be delivered within 10 days of request. Maximum preparation fee: $375.00. · verified May 2026

Restrictions on transfer of ownership §207.003(b)(1)
Frequency and amount of regular assessments §207.003(b)(2)
Approved special assessments not yet due §207.003(b)(3)
Total of all amounts due and unpaid attributable to the property §207.003(b)(4)
Capital expenditures approved by the association for the current fiscal year §207.003(b)(5)
Amount of reserves for capital expenditures §207.003(b)(6)
Current operating budget and balance sheet §207.003(b)(7)
Total of unsatisfied judgments against the association §207.003(b)(8)
Style and cause number of any pending lawsuit §207.003(b)(9)
Certificate of insurance for common areas and facilities §207.003(b)(10)

Also applicable: Tex. Prop. Code §82.157 (Texas Uniform Condominium Act, 9 items)

Industry incumbents (HomeWiseDocs, CondoCerts) charge residents $250–$400 per resale certificate. Under Tex. Prop. Code §207.003, Texas caps the preparation fee at $375 by statute. With CommunityPay, the board issues the certificate directly from live ledger data — the board controls pricing within the statutory cap. Residents typically save $200+ per closing.

Grimes County Snapshot

29,203

County Population

Relatively Low

FEMA Risk Rating

$295

Median Monthly HOA Fee

$90 – $319

25th – 75th Percentile

FEMA National Risk Index v1.20. Fee data: U.S. Census ACS 2023 5-Year PUMS, weighted from 60 units.

Natural Hazard Exposure — Grimes County

Drought

Relatively High

$1,586,176/yr expected loss

Hurricane

Relatively Moderate

$2,776,125/yr expected loss

Cold Wave

Relatively Moderate

$3,027,330/yr expected loss

Lightning

Relatively Moderate

$492,134/yr expected loss

Tornado

Relatively Moderate

$2,446,662/yr expected loss

Source: FEMA National Risk Index. Expected Annual Loss represents the modeled annualized cost of building damage and direct losses across the county, not a per-property figure.

Governing Law

1 Richards community operate under Texas law. The primary governing statute is Tex. Prop. Code §207 — Texas Statutes. Chapter 207 of the Texas Property Code (Property Owners' Association Act) governs HOA resale certificates. All operative content lives at the section level — see §207.003 for the 16 enumerated disclosure items at (b)(1)–(b)(16), the 10-business-day delivery deadline at (a), the 60-day certificate currency rule at (a)(3), and the $375 initial / $75 update fee caps at (c). §207.004 establishes owner remedies for late delivery; §207.005 governs reliance and liability.

View all Texas statutes and legal requirements →

Registered Communities

Name	Type	Formed
TIMBER HILLS PROPERTY OWNERS ASSOCIATION	Property Owners Association	2009

Institutional Reference

Reserve study standards in Texas

Statutory requirements, board preparation checklist, the components a professional study covers, and the useful-life ranges that drive thirty-year funding plans. Generic reference. Not a substitute for a study calibrated to a specific association.

Texas does not currently encode a fixed reserve-study cadence in statute. The discipline still applies. Industry standard across the United States is below.

Update the component register annually as assets are added, replaced, or retired.
Commission a professional reserve study every three to five years. Update it when the component register changes materially.
Maintain a thirty-year capital plan with explicit annual funding contributions tied to the study.
Keep reserve funds segregated from operating cash. Disclose funding status in the annual budget.
Document the board-approved funding policy — percent-funded, threshold, or baseline — in board minutes.

CommunityPay maintains a Reserve Funding Status Report (RSR) generator tied to the live ledger. It is a status report, not a substitute for a professional study with on-site inspection.

What a board should have organized before commissioning a reserve study, and what a study delivers back. Use this list to evaluate whether the association is ready, regardless of state.

Component register Every asset the association is responsible for maintaining — roofs, asphalt, mechanical systems, plumbing risers, elevators, amenities. Freeze a current version before the study.
Condition assessments Last inspection reports, photographs, observed wear, recent repairs. The analyst calibrates useful-life estimates against this evidence.
Useful-life and replacement-cost estimates Per component, calibrated to local climate, construction, and use intensity. A study produces these; the board verifies them.
Thirty-year capital plan When each component reaches end-of-life and what replacement will cost in nominal dollars at that year.
Funding plan Percent-funded, threshold, or baseline approach with an explicit annual contribution. The board approves; the study models outcomes.
Current reserve fund balance Separated from operating cash. Ideally in interest-bearing accounts with FDIC coverage on the full balance.
Annual budget tied to the funding plan Reserve contribution as an explicit budget line, traceable to the study and the funding policy.
Most recent reserve study Full study, update, or interim review. Author credentials and date of the most recent on-site inspection.
Insurance schedule Replacement-cost coverage on insured components. Deductibles that may draw against reserves in a loss.
Board minutes referencing reserve decisions Special assessments, deferred maintenance, funding-policy changes, scope deviations from the study.

Categories most reserve studies cover. The specific components depend on the association. High-rise condos track far more than single-family HOAs. Gated communities track infrastructure that condos never see.

Roofing & Exterior

Asphalt shingle, metal, tile, or flat membrane roofs. Siding (wood, fiber cement, stucco, vinyl). Exterior paint. Soffits and fascia. Gutters and downspouts. Decks and balconies. Railings. Window and door frames in common areas.

Mechanical

HVAC chillers and cooling towers. Boilers and water heaters. Ventilation. Pumps. Fire suppression and sprinkler systems. Emergency generators. Elevators — cabs, controllers, jacks, and modernizations.

Site Work

Parking lots: seal coat, overlay, full reconstruction. Concrete sidewalks and curbs. Site lighting. Storm drainage. Retaining walls. Fencing. Entry gates and signage.

Plumbing & Electrical

Main water lines and risers. Sanitary and storm sewer lines. Backflow preventers. Common-area electrical panels and switchgear. Transformer pads. Distribution.

Amenities

Pools, spas, and pool equipment. Clubhouse interiors. Fitness rooms. Playgrounds. Tennis and pickleball courts. Mailbox kiosks. Trash enclosures and dumpster pads.

Safety & Code

Fire alarm panels. Emergency lighting. Smoke detectors in common areas. Fire-rated doors. Structural fireproofing. Sprinkler heads and inspection-required components.

A mid-size HOA typically tracks thirty to eighty components. A high-rise condo tracks two hundred or more. The categories above are illustrative. A professional reserve study identifies the components a specific association is responsible for.

Typical useful-life ranges for components common in reserve studies. Industry averages, not specific to any state, climate, or association. A professional study calibrates these to local conditions, construction quality, maintenance practice, and use intensity.

Component	Typical useful life
Asphalt shingle roof	20–25 years
Metal roof	40–50 years
Tile or slate roof	50+ years
Flat membrane roof (TPO/EPDM)	15–25 years
Wood siding	20–30 years
Fiber cement siding	30–50 years
Stucco	50+ years
Exterior paint cycle	7–10 years
Gutters and downspouts	20–30 years
Wood deck, pressure-treated	15–20 years
Composite deck	25–30 years
Asphalt parking — seal coat	3–5 years
Asphalt parking — overlay	12–15 years
Asphalt parking — reconstruction	25–30 years
Concrete sidewalks and curbs	30–50 years
Site lighting (poles, fixtures)	20–30 years
Wood fencing	15–25 years
Pool plaster	10–15 years
Pool pump and filter	7–10 years
HVAC rooftop unit	15–20 years
Boiler	25–30 years
Commercial water heater	10–15 years
Fire alarm panel	20–25 years
Elevator cab finishes	15–20 years
Elevator modernization	25–30 years
Carpet, clubhouse	7–10 years
Playground equipment	10–15 years

Ranges synthesized from common professional reserve-study references and U.S. building-component literature. Verify against a study performed by a credentialed reserve specialist (RS, PRA, or equivalent) before relying on any figure for funding decisions.

Related tools

Reserve Health Check → Free. Inputs reserve balance, annual contribution, building age, and components; returns a grade with the math shown. No signup required to view results.

Institutional Reference

Meeting requirements in Texas

Statutory floors for owner and board meetings — notice periods, delivery rules, quorum, voting, written consent, and record retention. Generic reference. Specific bylaws or declarations may impose tighter requirements; statutes set the minimum.

Annual / owner meeting: 10 days advance notice
Tex. Prop. Code §209.0056(a)
Board meeting: 72 hours advance notice
Tex. Prop. Code §209.0051(e)

Most state regimes also require:

Open meetings — board meetings open to all members in good standing; closed executive sessions only for narrow purposes (litigation, personnel, contracts).
Agenda discipline — the board cannot vote on substantive matters not included in the noticed agenda except in narrow emergency circumstances.
Annual meeting — at least one owner meeting per year, with notice mailed to the address on record for each owner.
Quorum thresholds — defined in the declaration or bylaws; statutory default applies when governing documents are silent.

CommunityPay maintains a Board Meeting Packet generator that produces a state-aware agenda, draft minutes template, and compliance checklist for the board pack.

How meeting notice must be delivered, what it must contain, and what defects invalidate the notice. Statutes vary in mechanics; the principles are consistent.

Delivery method First-class mail or hand-delivery to the address on file with the association is the universal default. Most states permit electronic delivery only with the owner's written consent. A posted notice on a community bulletin board is not, by itself, sufficient.
Address on file The association is entitled to rely on the address each owner has provided. The owner bears the burden of keeping it current. The board must maintain a registered address list.
Required content Date, time, location (or remote-access link), and an agenda. Material to be voted on — budget, special assessments, rule changes — must be identified specifically. "Other business" is not a substitute for an item.
Notice period start The notice period typically runs from the date of mailing or hand-delivery, not the date of receipt. Some states count both the notice date and the meeting date; others exclude one or both. Confirm the rule.
Remote participation When the association offers remote attendance, the notice must include the access information and any limitations (e.g., audio-only, no chat). Recording rules vary by state.
Defective notice consequences Material defects invalidate actions taken at the meeting. Minor defects (typo in location, slightly late mailing) may be cured by attendance and waiver. Document the cure in the minutes.
Emergency notice Statutes typically permit shortened notice for genuine emergencies (imminent physical harm, immediate financial loss). The board must document the emergency basis in the minutes.

Full notice requirements appear in Tex. Prop. Code §207 and the specific subsections cited in the Requirements tab.

Quorum sets the floor for a valid meeting. Voting mechanics — proxies, ballots, written consent — determine how votes are counted once the quorum is established.

Quorum

Statute sets the default at 10% of allocated interests unless the governing documents specify a different threshold.

Proxies

Most states permit proxies for owner meetings. The proxy must be written, dated, and signed; many states require revocation rights and an explicit scope (general or limited). Proxies do not extend to board meetings — directors must vote in person or by permitted remote means.

Written consent

Action without a meeting requires unanimous written consent in most jurisdictions, though some states permit a lower threshold for narrow categories (uncontested matters, ratification). Document the consent in the corporate records, indexed to the action taken.

Ballots

Secret-ballot procedures, double-envelope requirements, and inspector-of-elections rules apply in states with comprehensive election statutes. Director elections, recall votes, and assessment increases above a statutory threshold typically require secret-ballot procedure.

Cumulative voting

Available only when explicitly authorized by the declaration or bylaws. Otherwise straight voting applies — each membership casts one vote per open seat per candidate, with no concentration permitted.

Member in good standing

Voting rights may be suspended for delinquent accounts in some jurisdictions. Suspension typically requires due-process notice and an opportunity to cure. Statutes vary; the bylaws must align.

Voting and quorum procedures are codified in Tex. Prop. Code §207 and applicable subsections. Specific procedures may be modified in the declaration and bylaws within statutory limits.

Minutes are the corporate record of the meeting. Statutes in every state require associations to maintain meeting minutes and make them available to owners on request. Retention periods and access rules vary.

What minutes must contain Date, time, location. Directors and officers present. Quorum determination. Motions made, seconded, and the vote count. Substantive board actions and adopted resolutions. Executive-session minutes kept separately; the open-session minutes record only that a closed session occurred.
Retention period Texas requires retention for at least 7 years. Reserve studies, declarations, amendments, and assessments — permanent.
Owner inspection rights Texas requires the association to respond within 10 business days of a written request.
Approval process Draft minutes are circulated to the board, corrected, and approved at the next regular meeting. Approved minutes become the official record. Corrections after approval require a noted amendment, not silent edits.
Permanent records Declaration, bylaws, articles of incorporation, rule books, amendments, and the minute book are permanent records. The association cannot dispose of them on any retention schedule.
Resale disclosure Recent board and owner meeting minutes are typically required attachments to a resale certificate. The standard window is the last 12 months; some statutes extend to 24 months for amendments.
Executive session Closed-session minutes record matters discussed but typically remain confidential from the general membership. Specific votes taken in closed session may need to be reported in the open-session minutes.

Records retention and inspection rights are codified in Tex. Prop. Code §207 and related subsections. A records-request response that misses the statutory deadline may expose the association to a per-day penalty.

Related tools

Board Meeting Packet Generator → Free. State-aware agenda, minutes template, and compliance checklist exported to a PDF for the board pack. No signup required.

Free download · Email gated

Download the Texas HOA & Condo Compliance Checklist

One PDF — every active Texas statute we track, statutory fee caps and time limits, recent legal changes from the last 12 months, and the resale-certificate disclosure profile. Built from CommunityPay's living legal corpus, the same data that drives our resale certificates, reserve reports, and CARI scoring.

Statutory fee caps and time limits (resale, late fees, lien priority)
Recent law changes with effective dates
Resale & estoppel disclosure profile, item by item

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Resale certificate

Request a Texas resale certificate

Texas law requires 10 statutory disclosures on every resale. Buyers, agents, and title officers can request a certificate here — we contact the board to deliver it.

Request Texas resale certificate

No charge today. Payment is collected only after the board or property manager accepts and the certificate is delivered.

Data sourced from Texas Secretary of State public registrations, FEMA National Risk Index, U.S. Census Bureau, and CommunityPay's management company graph.

United States Payments and Accounting Governance Infrastructure for Community Associations