In order to maintain the standards of Fairway Cove, owners are responsible for ensuring the condition their properties are well maintained.

This includes abiding by the community’s rules and standards by ensuring home projects are completed in a timely manner, and the physical home and landscaping are kept in a good, clean, neat, attractive condition.

All air conditioning and heating units shall be shielded and hidden so that they shall not be readily visible from any adjacent Street or Lot. Wall air conditioning units may be permitted only upon the written prior approval of the ARB.

Window air conditioning units are strictly prohibited. (Doc 3/2/88 Page 23)

The Association must approve in writing any installation of exterior antennas, or related poles, masts, towers, etc. – including amateur band (ham) radio equipment. Any regulation of antennas will be in compliance with the Federal Communications Act, which allows certain Over the Air devices.

A flagpole for display of the American flag or any other flag shall be permitted only if first approved in writing by the Association, both as to its design, height, location, and type of flag.

No flagpole shall be used as an antenna (Doc 3/2/88 Page 28)

Per Florida State Statute, Section 720.304, a homeowner may display in a respectful manner up to two of the following portable, removal, flags, not larger than 4 ½ feet by 6 feet:

1. The United States flag.
2. The official flag of the State of Florida.
3. A flag that represents the United States Army, Navy, Air Force, Marine Corps, Space Force, or Coast
Guard.
4. A POW-MIA flag.
5. A first responder flag. A first responder flag may incorporate the design of any other flag permitted under this paragraph to form a combined flag. For purposes of this subsection, the term “first responder flag” means a flag that recognizes and honors the service of any of the following:
a. Law enforcement officers as defined in s. 943.10(1).
b. Firefighters as defined in s. 112.191(1).
c. Paramedics or emergency medical technicians as those terms are defined in s. 112.1911(1).
d. Correctional officers as defined in s. 943.10(2).
e. 911 public safety telecommunicators as defined in s. 401.465(1).
f. Advanced practice registered nurses, licensed practical nurses, or registered nurses as those terms are defined in s. 464.003.
g. Persons participating in statewide urban search and rescue program developed by the Division of Emergency Management under s. 252.35.
h. Federal law enforcement officers as defined in 18 U.S.C. s. 115(c)(1).

In addition, a homeowner may erect a freestanding flagpole no more than 20 feet high, where they can display one (1) U.S. flag or one other flag permitted in the list above.

Additionally, per the 8th Amendment of the Governing Documents (February 2026), Article XI, Section 3, homeowners have the right to display additional flags not listed above.

Without prior written approval from the Association, a Lot owner may display one (1) additional flag (examples include but are not limited to: sports teams, seasonal decorative, etc.) provided: (a) the flag does not contain vulgar, obscene, political, or offensive language or imagery, as determined by the reasonable discretion of the Board: (b) the flag does not exceed four and one-half (4.5) feet by six (6) feet in size: (c) the flag is maintained in good condition and does not create a nuisance or safety concern.

Without prior written approval from the Association, a lot owner may display up to six (6) decorative garden flags on their lot without prior approval, provided (a) each garden flag does not exceed eighteen (18) inches by twelve (12) inches (18” x 12”); (b) the flags do not include vulgar, obscene, or offensive language, images, or content; (c) garden flags must be maintained in good condition within a landscaped area adjacent to the redience or front entryway, such as flower beds, mulch beds, or planter areas, and may not be placed in the middle of the yard; driveway, or sod area; (d) flags may not be placed within any common area or easement; (e) flags must be maintained in a good condition consistent with the aesthetic standards of the community.

Updated via CCR Amendment 8 (May 21, 2026 | Page 3)

All permanent and portable basketball backboards and other fixed games and play structures shall be located at the side or rear of the property, or on the inside portion of the corner lots within the setback lines. All permanent and portable basketball goals and backboards, as well as any other fixed games or play structures, shall be installed properly and shall be maintained in a continuous state of good repair.

Treehouses or platforms of the like shall not be allowed on any part of the property. (Doc 3/15/05 Page 2)

Hurricane or storm shutters may only be used on a temporary basis during an active storm period, and may not be stored on the exterior of any property, unless approved by the ARB.

“Temporary basis” is defined as a period of no earlier than 72 hours prior to a storm (hurricane, tropical storm, etc.) and must be removed no more than 72 hours after a storm.

Related: In the event a property is damaged or destroyed by a significant event, including fire or storm, the property owner shall begin rebuilding or repair the damage “within a reasonable period of time after the incident.” In such case of total loss, a destroyed Improvement shall only be replaced with an Improvement of an identical size, type and elevation as that destroyed, unless ARB grants alteration. (Doc 3/2/88 Page 29)

In order to maintain the standards of Fairway Cove, no weeds, underbrush, or other unsightly growth shall be permitted to grow or remain on any portion of a property. No refuse or unsightly objects shall be allowed to be placed or permitted to remain anywhere on the property.

All lawns, landscaping, and irrigation systems shall be kept in a good, clean, neat, and attractive condition. (Doc 3/2/88 Page 31)

“Good, clean, neat, and attractive condition” is defined further as “including regular mowing, edging, removal of excessive weeds, trimming of trees, shrubs, hedges, removal of dead or dying branches, fronds, or plantings,” per the 8th Amendment of the Governing Documents. (Doc February 2026)

Landscape shall be maintained in good health. Owners should trim trees when limbs, fronds, etc. wither/decay, drop/hang in an unnatural position and/or darken to an unnatural color.  
Dead landscaping which cannot be regrown should be trimmed and/or replaced.

Easement Area
The owner of each property shall also be responsible for mowing and maintaining the grassed area(s) immediately adjacent to an owner’s Lot, and lying between the streets, roadways, and right-of-way, and the sidewalk or other pathways used for pedestrian traffic. It shall be the Owner’s responsibility to maintain all landscaping, including but not limited to shrubs, trees, bushes, and other plantings located on the Lots or on the said grass strips adjacent to the Owner’s Lot so that landscaping does not impede the clear passage of the sideways, paths, streets, and roadways or otherwise impede a clear line of sight.” (Doc 4/21/93 Page 5)

Owners shall have the right, subject to ARB approval, to plant sodding or approved ground cover materials, such as drought-tolerant grass varieties, ornamental plantings, mulch, decorative hardscape elements, and as select variety of trees on the grass strip(s) immediately adjacent to their lots and between the sideways and paths used for pedestrian traffic, and the roadway or right-of-way to be used for vehicular traffic as shown on the plat. (Doc February 2026)


Landscape Renovations
Only substantial landscaping improvements that materially alter the overall aesthetic character or curb appeal of a lot shall require submission to and prior written approval by the ARB. Routine landscaping maintenance, including but not limited to the replacement of existing sod, planting of seasonal flowers, application of mulch, or other minor homeowner-initiated enhancements, shall not require ARB approval. (Doc February 2026)


Irrigation
Each property shall have a fully functional irrigation system. (Doc 3/2/88 Page 23)

Related: Drainage – Property owners may not construct any structure that in any way changes, alters, impedes, revises, or otherwise interferes with the flow and volume of water in any portion of the drainage areas without written permission from the Association. (Doc 3/2/88 Page 29)

Sod
Sodding is required on all yards. Sodding on side yards will extend to the rear of the property line and with the width will be the same as the front and side yards. Each property must have shrubs on the front and side yards. Notwithstanding the foregoing, in lieu of sodding and shrubs, and owner may submit a written request to the ARB for approval for ground cover materials, such as drought-tolerant grass varieties, ornamental plantings, mulch, decorative hardscape elements, and a select variety of trees, which may be permitted subject to ARB approval. Each improvement shall be required to have the front and side yards irrigated by a sprinkler system approved by the ARB.
(Doc February 2026)

Additionally, with approval, the Association allows owners to install “Florida-friendly landscaping”, as defined by Florida State Statue 373.185, Chapter 373, and xeriscaping.

F.S. 373.185, Chapter 737 defines “Florida-friend landscaping” to mean “…quality landscapes that conserve water, protect the environment, are adaptable to local conditions, and are drought tolerant. The principles of such landscaping include planting the right plant in the right place, efficient watering, appropriate fertilization, mulching, attraction of wildlife, responsible management of yard pests, recycling yard waste, reduction of stormwater runoff, and waterfront protection. Additional components include practices such as landscape planning and design, soil analysis, the appropriate use of solid waste compost, minimizing the use of irrigation, and proper maintenance.”

Trees / Shrubs
Each property shall have shrubs on front and side yards.

No trees of six (6) inches in diameter at one foot above the natural grade can be cut or removed without approval of the ARB. (Doc 3/2/88 Page 23)

Trees should be maintained in good health. Owners should trim trees when limbs, fronds, etc. wither/decay, drop/hang in an unnatural position and/or darken to an unnatural color.  

Dead landscaping which cannot be regrown should be trimmed and/or replaced.

Subject updated via CCR Amendment 8 (May 21, 2026)

In an effort to maintain a safe and enjoyable community for all, property owners and leasing tenants are expected to equally abide by Fairway Cove’s standards.

Tenants living within Fairway Cove accept responsibility with a property owner in ensuring a Lot is maintained in a clean, safe, and attraction condition.

All tenants living in any community within MetroWest Master Association must go through criminal background checks.

Property owners wishing to learn more about leasing property in Fairway Cove can review our Leasing Guide.

No obnoxious, unpleasant, unsightly, or offensive activity shall be carried on, nor may anything be done, which can be reasonably be construed to constitute a nuisance, public or private in nature.
(Doc 3/2/88 Page 33)

Nuisances can include behavior, sights, and sounds.

Noise pollution comes in many forms. This can include a home party or gathering, or even construction. This includes noise or sound that is objectionable because of volume, duration, intermittent beat, frequency, vibration or smoke, noxious fumes or gases.

Per City Code, “quiet hours” within the City is 10:00 p.m. – 7 a.m. every day.

This standard applies to Fairway Cove.

Loud music, parties, or disturbances of the peace after 10 p.m. should be reported to the Orlando Police Department at 321-235-5300. Ongoing noise should be reported to City of Orlando Code Enforcement at 407-246-2686.

The City of Orlando and Orlando Police Department are authorized by statute to take action, including issuing warnings or fines, above and beyond action the HOA Board and/or management company may take.

It is each homeowner’s responsibility to ensure their mailbox is in a clean and functional condition.
The HOA BOD defines clean and functional condition to include having clearly displayed address numbers, a functional door, red flag, black in color, and of the approved style.

Pursuant to the Rules and Regulations of Fairway Cove, as last updated by the Board of Directors on August 6, 2025, each homeowner shall be responsible for maintaining their mailbox and mailbox base/post in a clean, functional, and aesthetically appropriate condition.

For the purpose of this rule, a mailbox that is in a “clean and functional condition” is defined as follows:

• Must clearly display reflective address numbers

• Must have a functional red flag affixed to the side of the mailbox

• Must be black in color

• Must be of a style and aesthetic consistent with, and approved by, the Architecture Review Board (ARB), ensuring it is similar and compliments the existing mailboxes within Fairway Cove
  

Mailbox Base / Post Requirements

• Must stand upright at all times

• Must be black in color

• Must be of a style and aesthetic consistent with, and approved by the ARB, ensuring it is similar to and compliments the existing mailbox base(s)/post(s) within
  Fairway Cove

Examples of mailboxes deemed to meet the required style and aesthetic standards include, but are not limited to:

(A) MB2-TP1-Single Mailbox (Mailbox and Signs Solutions)

(B) 1812 Architectural Plastic Mailbox in Black (Postal Products Unlimited)

Homeowners are responsible for ensuring ongoing compliance with these requirements and for promptly repairing or replacing mailboxes and mailbox bases/posts that do not meet these standards.
(Doc 3/2/88 Page 24)

The ARB shall have final approval of all exterior color plans and all exterior color changes after original construction. The Owner shall submit a color plan showing the color of the roof, exterior walls, shutters, trim, solar collectors, and other exterior features which the Owner intends to change. Prior to painting a home, approval must be given by the Board if there is a color change. A color sample must be submitted to the ARB. (Doc 3/2/88 Page 3,5)

The streets in our community are public streets and governed and patrolled regularly by the City of Orlando.

Please be courteous and aware of your neighbor’s driveway (do not block) when parking.

Please ensure contractors/visitors do not block mailboxes.

Please ensure vehicles do not block sidewalks.

All vehicles must have current tags and valid registration.

On Property Parking

Parking of any type of vehicle is strictly prohibited anywhere other than the driveway or garage of a property. Parking on any grass area or lawn is strictly prohibited.

Vehicles are also prohibited from being parked in a manner that blocks the sidewalk/pathway running through the driveway.

No truck or commercial vehicle, or mobile home, motor home, house trailer or camper, boat, boat trailer or other recreational vehicle or equipment, horse trailers or vans, or the like, including disabled vehicles, shall be permitted to be parked or to be stored at any place on any portion of the Property unless they are parked within a garage, or unless the Association has specifically designated certain spaces for some or all of the above.

This prohibition on parking shall not apply to the temporary parking of trucks and commercial vehicles used for pick-up, delivery, and repair and maintenance of a property.

Any vehicle parked in violation of these regulations may be towed at the owner’s expense if it remains in violation for twenty-four (24) consecutive hours or for more than forty-eight (48) nonconsecutive hours in any seven (7) day period.

Non-emergency maintenance or repairs of a vehicle are not allowed. All repairs of disabled vehicles must be completed within two (2) hours from its immobilization or the vehicle must be removed. (Doc 3/2/88 Page 32)

On Street Parking

As public streets, the City of Orlando maintains full authority of care and enforcement of the streets throughout Fairway Cove. The streets in our community are public streets and governed and patrolled regularly by the City of Orlando.

Article V, Section 39 outlines City regulations on street parking.

Drivers may only park a vehicle parallel with the edge of the roadway, in the same direction of traffic, with the curb-side wheels of the vehicle within twelve (12) inches of the edge of the roadway. (City Code Article V Sec. 39.13)

All vehicles parked on public roadways within the City of Orlando must have current and valid registration and license plate or it may be ticketed, immobilized, and/or towed at the owner’s expense. (City Code Article V Sec. 39.14)

Vehicles may not be parked at any time:
(a) On a side walk
(b) In front of a public or private driveway
(d) Within fifteen (15) feet of a hydrant
(aa) On any surface of any public or private property that is not legally designated and specifically constructed for parking.
(City Code Article V Sec. 39.16)

Commercial / Recreational / Oversize Vehicles and Trailers

No person shall park a commercial or recreational vehicle, as defined by Chapter 66 of City Code, on public streets or on privately owned driveways within residential communities, except for loading or unloading purposes or when parked within a completely enclosed garage. (City Code Article V Sec. 39.16)

No person shall park a trailer on any public street, which includes the city owned/maintained streets within Fairway Cove. “Trailer” means and includes any vehicle or device with or without motive power, designed for carrying persons or property and for being drawn by a motor vehicle. This term shall include, but is not limited to, vehicles or devices designed, manufactured, or used for: transporting or carrying boats, jet skis, or similar watercraft; transporting or carrying motor scooters or motorcycles, transporting or carrying automobiles, trucks, buses or similar motor vehicles; or a dwelling place, living abode or sleeping place (either permanently or temporarily) and equipped for use as a conveyance on streets and highways. (City Code Article V Sec. 39.17)

Vehicles by Definition

Per City Code the following types and descriptions shall be considered commercial vehicles:

(A) Trucks and other vehicles with a gross vehicle weight exceeding eight thousand (8,000) pounds and/or exceeding eighty (80) inches in width, except that recreational vehicles shall not be considered commercial vehicles.
(B) A vehicle designed, equipped or intended for grade and/or displaying a sign more than four (4) square feet in size. A sign is defined as anything painted, mounted, adhered, wrapped, magnetically attached or otherwise permanently affixed to or incorporated into a vehicle or trailer. (City Code Chapter 66 Definitions)

Additionally, signs larger than four square feet in size on vehicles is prohibited, with exceptions granted to:

(A) Any vehicle parked on private property when parked within the confines of a building or in some manner that provides for effective screening so as not to allow the sign or signs on the vehicle to be viewed from any public street.
(B) Any vehicle upon which is placed a sign if such vehicle is one which is operated during the normal course of business; provided, however, that no such vehicle shall be routinely parked in a location where it serves as or constitutes additional signage. This means service providers at homes are allowed to be displaying business sign.
(C) Buses, taxicabs, and similar common carrier vehicles which are licensed or certified by the City of Orlando and/or Florida Public Service Commission.
(D) Bicycles associated with a City-approved bike-sharing system.
(City Code Section 64.300)


A recreational vehicle is a vehicle-type portable structure without permanent foundation, which can be towed, hauled or driven for recreational, camping, travel or temporary living accommodations and including, but not limited to travel trailers, truck campers, camping trailers, self-propelled motor homes and boats on trailers. (City Code Chapter 66 Definitions)

Fairway Cove is a pet friendly community.

Residents of Fairway Cove may not raise, breed, keep, or otherwise possess any kind of animal other than common household pets (dogs, cats, birds, fish), provided they are not kept, bred, or maintained for any commercial purposes, and provided they do not become a nuisance or annoyance to any other resident, including but not limited to excessive barking, display aggressive behavior toward other persons or pets. Pets shall be leashed (leash, cord, or chain no longer than six feet) and under their owner’s control at all times when outside.

Owners are responsible for cleaning up after their pets. (Doc 3/2/88 Page 30)

The ARB must approve any new pool and/or pool cage installation.

Pool screening may not be visible from the street in front of the property.

Pool screens shall be properly installed and maintained, avoiding appearances of flaking, disrepair, or any condition that otherwise allows the screens to not freely flap or serve its intended purpose.
(Doc 3/2/88 Page 22)

The composition of all pitched roofs shall be architectural shingle with a weight of at least 240 pounds, or other composition approved by the ARB.
(Doc 3/2/88 Page 21)

It is an Owner’s responsibility to ensure a roof is well maintained and kept in a clean and attractive state, free of any debris, slime, tarp, covering, or unsightly or dirty appearance.

Tarps and covering should be placed on a roof only for on a temporary basis for the purpose of covering approved repairs or work.

The owner of each property shall also be responsible for ensuring safe condition and access of the sidewalk or other pathways used for pedestrian traffic located adjacent to an Owner’s Lot. It shall be the Owner’s responsibility to maintain all landscaping, including but not limited to shrubs, trees, bushes, and other plantings located on the Lots or on the said grass strips adjacent to the Owner’s Lot so that landscaping does not impede the clear passage of the sideways, paths, streets, and roadways or otherwise impede a clear line of sight. (Doc 4/21/93 Page 5)

It is the Owner’s responsibility to ensure these pathways remain clear of landscaping overgrowth, parked vehicles, or other obstacles that may prevent clear and safe passage on the pathway.

It is an Owner’s responsibility to ensure the pathway adjacent to their Lot is safe, free of any debris or substances that can pose a slipping, tripping, or other hazard.

Per the 8th Amendment of the Governing Documents (February 2026), no signs, freestanding or otherwise installed, shall be erected or displayed to the public view on any lot except as provided in Article XI, Section 12, which provides:

“For Sale” or “For Rent”

One standard “For Sale” or “For Rent” sign may be displayed on a property, provided the sign meets the following specifications:

(a) Sign must be 18” x 24” in size
(b) White background with black lettering
(c) Placed on Lot within six (6) feet of the house, preferably in a shrubbery bed
(d) and may not be placed within any common area or easement.

The Association would prefer Lot Owners purchase the sign from the Association’s authorized sign distributor, as determined from time to time, by the Board of Directors of the Association. However, the signs may be obtained from any other source as long as it is of the same professional quality and appearance as the signs supplied by the Association’s authorized sign distributor.
(Doc 2/26/26 Page 0)


Political or Election Yard Signs

Lot owners may temporarily display political/election yard signs, provided the sign(s) meet the following specifications:

(a) each political yard sign may not exceed a standard a standard size of 18” x 24”
(b) political yard signs may only display support for a candidate for public office or for a ballot
      measure
(c) political yard signs may not include any images or language that, in the reasonable judgement
     of the Board, would be considered indecent, obscene, vulgar, or otherwise inappropriate for
     public display within the community
(d) political yard signa may not be displayed earlier than thirty (30) days prior to a scheduled
      primary election, general election, or special election, and must be removed within three (3)
      days following the applicable election
(e) No more than one (1) political yard sign per candidate or ballot measure may be displayed per
     lot, with a maximum total of four (4) political yard signs permitted per lot
(f) and all political yard signs must be placed within six (6) feet of the residence on the lot and
     may not be placed within any common area or easement.


Graduation and Special Events

Lot owners may temporarily display graduation and/or special event yard signs, provided the sign(s) meet the following specifications:

(a) each such sign shall not exceed a standard size of 18” x 24”
(b) signs must be placed within six (6) feet of the residence on the lot and may not be placed within any common area or easement
(c) signs shall be freestanding and professional produced, and may not be attached to trees, fences, light poles, or similar structures

Signs that contain language or imagery deemed, in the reasonable judgement of the Board of Directors, to be indecent, obscene, vulgar, offensive, or otherwise inconsistent with the community’s standards of decorum, shall be prohibited and subject to immediate removal. All signs must be maintained in good condition. Faded, damaged, or illegible signs shall be promptly removed or replaced.

The Association, through the Board of Directors, reserves the right to adopt further guidelines or procedures for the review and approval of graduation and special event signage, and to delegate such authority to the Architectural Review Board (ARB) or the Association’s management company as deemed appropriate.

Low owners, without prior written Association approval, may temporarily display one (1) graduation sign per graduate, per lot; graduation signs may be displayed for a period of not to exceed sixty (60) total days; graduation signs may only commemorate an academic achievement by a lot owner or member of the owner’s household.

Special event signs, including but not limited to garage sales, birthday parties, charitable events, etc., may be displayed only with prior written approval from the Association. The ARB, BOD, or Association Manager shall consider the nature, duration, location, and aesthetics of the proposed sign(s) in determining whether to grant approval. Approved signs may be displayed for a period not to exceed sixty (60) total days or a shorter duration as specified by the ARB, BOD, or Association Manager in its approval. No more than two (2) special event signs shall be permitted on any lot at any given time, unless otherwise approved by the Board or ARB.


Security

Any parcel owner may display a sign of reasonable size provided by a contractor for security services within ten (1) feet of any entrance to the home, or as allowed by Florida law, without prior written Association approval.

Subject updated via Amendment 8 (Doc 5/21/2026)

No structure of a temporary character, trailer, tent, shack, garage, barn, or other out building shall be used on any Lot at any time as a residence either temporarily or permanently.

The ARB may approve short term allowance of a storage structure and/or large trash receptacle and/or trailer, etc. for a specific temporary period as it relates to an ARB-approved project.
(Doc 3/2/88 Page 23)

Related: When maintaining any Lot on any portion of the Property, no Owner shall allow any landscaping or building materials to remain in an unused condition on said Lot for more than ten (10) days without ARB approval. (Doc 3/15/05 Page 2)

In order to preserve the beauty of the Property, no garbage, trash, refuse or rubbish shall be deposited, dumped or kept upon any part of the Property except in closed containers. All containers shall be screened, to the extent reasonable under the circumstances, from view and shall be kept in a clean condition with no noxious or offensive odors emanating therefrom. (Doc 3/2/88 Page 29)

All garbage and trash containers, oil tanks, bottled gas tanks, and swimming pool equipment and housing must be underground or placed in a walled-in area or landscaped areas so that they are not visible from any adjoining Lot or any Street. Burning of any trash is strictly prohibited.
(Doc 3/2/88 Page 31)

With ARB approval, walls and fences may be installed so long as they are no taller than six (6) feet in height above the ground level of an adjoining lot. Additionally, no hedge or shrubbery abutting the Lot boundary line shall be permitted with a height of more than six (6) feet without prior written approval of the ARB.

Wood and chain link fences are specifically not allowed.

Any dispute as to the height, length, type, design, composition or material of fencing or wall shall be resolved by the Board. (Doc 3/2/88 Page 22)

Effective March 2, 1988
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Effective March 2, 1988
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Effective March 2, 1988
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Effective April 21, 1993
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Effective August 18, 1994
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Effective August 1, 2001
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Effective March 15, 2005
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Effective August 30, 2017
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Effective August 7, 2024
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Effective January 6, 2025
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Effective May 21, 2026
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