A Grand Rapids couple reviews deed restriction documents with their real estate agent at a sunlit kitchen table.

What should I know about deed restrictions before buying in Grand Rapids?

ByJason Pohlonski

If you’re buying a home in Grand Rapids, deed restrictions can directly impact what you’re allowed to do with your property. These restrictions are legally binding rules tied to the property deed, and they can limit everything from fencing and exterior paint colors to whether you can run a business from home. Understanding them before you close is crucial—otherwise, you could be caught off guard by limits on renovations, pets, rentals, or even parking.

Quick Answer

Deed restrictions are private rules set by developers, HOAs, or previous owners that “run with the land.” In Grand Rapids, they’re common in many neighborhoods, especially those with HOAs or planned developments. Before you buy, always review these documents to see if they affect your intended use—like adding a shed, renting out your home, or keeping certain pets.

Ask your agent and title company to provide all available deed restrictions early in your due diligence. If you’re dealing with this situation, I’m happy to walk through it with you.

1. How Deed Restrictions Affect Your Use of the Property

Deed restrictions can limit what you can build, change, or do on your property. In Grand Rapids, it’s not uncommon to see restrictions on fences, outbuildings, short-term rentals (like Airbnb), and even the types of vehicles you can park in your driveway. Some neighborhoods restrict above-ground pools, require approval for exterior changes, or prohibit certain business activities entirely.

Before making an offer, think through your long-term plans for the home. If you dream of adding a pole barn, running a home-based daycare, or renting to college students, you’ll want to know if those uses are allowed. Restrictions are enforced by HOAs, neighbors, or—if recorded—by the courts, so violating them can have real consequences, including fines or legal action.

2. Where to Find Deed Restrictions in Grand Rapids

Most buyers first encounter deed restrictions in the seller’s disclosures or during the title search. In Grand Rapids, restrictions are typically recorded with the Kent County Register of Deeds, but some older restrictions may only exist in private association documents. Your title company should provide copies during the title commitment phase, but it’s smart to ask for these as soon as possible—especially if you’re considering a property in a subdivision or with an HOA.

Jason’s take: In practice, I’ve seen buyers miss important restrictions because they assumed all details would be in the MLS or seller’s packet. Always ask for the actual recorded documents, not just summaries. It’s worth the extra effort upfront to avoid a headache later.

3. Negotiating Around Deed Restrictions

You generally can’t “negotiate away” deed restrictions—they’re attached to the property, not the seller. If a restriction is a dealbreaker (for example, no fences or restrictions on rental use), your options are to walk away or see if the HOA or association will grant a variance, which is rare and not guaranteed. In rare cases, restrictions can be amended by a supermajority vote of the neighborhood, but this is a long process and far from a sure thing.

Rule of thumb: If a restriction will block your intended use, move on to another property rather than hoping for future changes. Even if a seller or neighbor says “nobody enforces that,” you can’t count on it staying that way—new neighbors or board members can change enforcement at any time. For more on legal enforceability, see CFPB’s deed restriction guidance.

4. Due Diligence Steps for Grand Rapids Buyers

Once you’re under contract, review all deed restrictions during your inspection period. Read the full documents, not just summaries—look for limits on additions, rentals, pets, and business use. If anything is unclear, ask your agent or have a real estate attorney review the documents. Pay special attention to restrictions recorded decades ago; they’re often still enforceable even if nobody mentions them at showings.

Jason’s take: In Grand Rapids, I’ve seen more buyers surprised by old restrictions in established neighborhoods than in new subdivisions. Don’t assume a lack of visible enforcement means the rule doesn’t exist. If you’re unsure, ask the title company to clarify or pull the recorded documents directly from Kent County Register of Deeds.

Real Buyer Case Study

Recently, I worked with buyers searching in the $350,000–$400,000 range in the Alger Heights area. They loved a 1950s home but wanted to add a privacy fence and rent the basement suite to traveling nurses. After reviewing the deed restrictions (provided by the title company during the contingency period), we found the subdivision prohibited any fencing over four feet and did not allow “transient” rentals under 12 months. The buyers decided to keep looking and found a home nearby with fewer restrictions. This saved them from future frustration—and possible legal disputes with neighbors or the city.

Grand Rapids Buyer Market Insight

In the current Grand Rapids market, buyers in popular neighborhoods like Eastown, Heritage Hill, and Forest Hills are often competing for homes with unique character. But older neighborhoods can have quirky deed restrictions—like limits on exterior colors or historic preservation rules—that newer buyers may not expect. I’ve seen buyers lose out on homes after discovering a restriction late in the process, especially when they needed to customize or add space. Doing your homework up front can save you time and disappointment.

Frequently Asked Questions About Buying in Grand Rapids

What’s the difference between deed restrictions and HOA rules?

Deed restrictions are legally recorded with the property and “run with the land,” while HOA rules are set by the homeowner association and can change over time. However, HOA rules often enforce the underlying deed restrictions.

Can deed restrictions be removed or changed?

It’s possible, but rarely easy. Most require a majority vote of all property owners in the subdivision or association, and legal costs can be significant. Don’t count on changing them after closing.

How do I find out if a property has deed restrictions?

Ask your real estate agent and title company for copies during your due diligence. You can also check with the Kent County Register of Deeds or the HOA if one exists.

Are deed restrictions enforceable if nobody follows them?

Yes. Even if a restriction hasn’t been enforced recently, a neighbor or HOA can start enforcing it at any time. Rely on recorded documents, not just what neighbors say.

Related Grand Rapids Buyer Resources

About the Author


Jason Pohlonski
 is a Michigan licensed real estate salesperson with Keller Williams Grand Rapids East. He helps buyers and sellers throughout Grand Rapids, East Grand Rapids, Forest Hills, Ada, Byron Center, Jenison, Cascade, and surrounding West Michigan communities.

Jason began his real estate career in Chicago in 2004, later expanding his experience in Ann Arbor from 2014 to 2019, and has been serving clients in the Grand Rapids area since 2019.

With over 20 years of combined real estate experience across multiple markets, Jason focuses on helping clients make clear real estate decisions involving pricing, offer terms, inspections, appraisals, relocation timing, and buy-sell planning.

Industry Recognition

Jason is recognized by platforms and industry organizations including Zillow, Grand Rapids Magazine Real Estate All-Stars, and Real Producers for his work serving West Michigan buyers and sellers.

Jason also supports One More Moment, a nonprofit that grants wishes to late-stage cancer patients, by donating $100 for every successful closing.

Professional Disclosure

Jason Pohlonski
Michigan Licensed Real Estate Salesperson
License Verification: Verify Michigan License #6501386166
Brokerage: Keller Williams Grand Rapids East
Brokerage Office: 1555 Arboretum Dr. SE, Grand Rapids, MI 49546

📱 Call or text: 616-916-9770
📅 Schedule consultation:
https://calendly.com/pohlonskirealestate/30min
📧 Email: jpohlonski@kw.com

This article reflects real client experiences and market conditions in Grand Rapids and surrounding communities at the time of publication. Real estate outcomes can vary depending on market conditions, property characteristics, buyer demand, financing terms, inspection results, appraisal results, and lender requirements.

This article is for general informational purposes only and is not legal, tax, financial, insurance, engineering, inspection, or floodplain determination advice. Buyers and sellers should consult qualified professionals before making decisions involving financing, insurance, inspections, taxes, legal issues, or property risk.

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