Documents & Community Guide

Five Points offers resort-style amenities for residents and their guests:

• Lakefront Clubhouse — a multi-million dollar clubhouse overlooking the water, available for community events.
• Resort-style pool and splash pad
• Fitness center and an outdoor fitness trail
• Covered boat docks and lakefront access
• Lakefront parks and walking trails
• Party pavilion
• Two playgrounds
• Mini-golf course
• Four pickleball courts, a tennis court, and basketball / sports courts

On the water, residents enjoy wakeboarding, kayaking, and paddleboarding, plus fishing for largemouth bass, crappie, and catfish.

Confirm current amenity hours, reservation rules, guest policies, and availability with the office. Clubhouse and pavilion reservations can be requested through the Requests page and must be confirmed by the office.

This is an owner-friendly guide to the recorded Declaration. It does not replace the signed documents or an ARC decision. For a governing-document answer, identify the source section and link the owner to the official PDF. If the summary and PDF appear to differ, the PDF controls and the owner should confirm the issue with the Association before acting.

Official sources:

• Recorded Declaration (Instrument No. 2024003959): https://fivepointsboisdarc.com/documents/five-points-recorded-ccrs.pdf
• Declaration plus recorded 2025 amendment (Instrument No. 2025004077): https://fivepointsboisdarc.com/documents/five-points-ccrs-and-amendment.pdf
• Architectural Review Application: https://fivepointsboisdarc.com/documents/five-points-architectural-review-application.pdf

ARC approval before construction

All construction plans must be approved by the Association or Architectural Review Committee (called ARC in the Declaration and sometimes ACC in later documents) before work begins. The review may consider appearance, materials, the community-wide standard, harmony with nearby buildings and topography, and other relevant design matters. Approval does not certify structural quality, code compliance, or governmental permitting.

Before construction, the owner must submit two copies of schematic drawings and a completed architectural checklist. The package calls for a preliminary site plan; four-side elevations; exterior colors and materials; site improvements; specified insurance; and a subcontractor list. The Declaration gives the ARC 30 days to respond after receiving a completed checklist. Do not describe silence after 30 days as automatic approval.

Source: Recorded Declaration, Article IV, Section 4.3(a)-(h).

Minimum home size and construction deadline

• One single-family private residential dwelling is allowed per lot.
• A home must contain at least 2,000 square feet. Basements, garages, and porches do not count toward that minimum.
• Homes and buildings must be completed within 12 months after construction begins.
• Manufactured and mobile homes are prohibited. System-built homes require prior written ARC or Association approval.
• A temporary structure, trailer, tent, shed, shack, garage, barn, or other outbuilding cannot be used as a temporary or permanent residence.

Source: Recorded Declaration, Sections 3.3, 3.17-3.19, and 4.1(a), 4.1(c).

Exterior materials, color, roof, and overall appearance

• Dwellings must be site-built using brick, decorative block, rock, wood, stucco, or Hardie Board.
• Vinyl and aluminum siding are prohibited.
• At least 20 percent of the home's exterior must be stone, block, or brick.
• Exterior colors should harmonize with the natural surroundings, with a strong emphasis on earth tones. Bright or unusual colors are prohibited.
• Exterior surfaces must be stained or painted as needed and at least once every ten years.
• Dwelling roofs generally require at least a 6:12 pitch. The ARC may consider a modern design with multiple pitches. Outside that modern-design exception, flat or shed roofs are allowed only over porches and deck areas. Standing-seam metal roofs are allowed.
• Window air-conditioning units, lattice on houses, and exposed concrete or block walls are prohibited.

Source: Recorded Declaration, Sections 4.1(b), 4.1(d)-(f), and 4.1(r)-(s).

Garages, guest quarters, foundations, and retaining walls

• Every home must have at least a two-car garage.
• Garages must be side-loading or courtyard style. The ARC may review a front-loading-garage variance when topography warrants it and no other option exists.
• A detached garage must match the primary residence in siding, style, and roof color and have at least two garage doors.
• County-approved guest quarters may be placed above a detached garage.
• A detached garage cannot be built before the house and cannot be used as the primary residence.
• Foundations must be finished with brick, stone, stucco, or split-face block that looks like natural stone. Exposed block or concrete is not allowed on the house or under decks and porches.
• Retaining walls must be concrete or concrete block finished to the same standards. Railroad ties are prohibited for retaining walls.

Source: Recorded Declaration, Sections 3.4 and 4.1(i)-(j).

Setbacks, driveways, utilities, propane, and septic

• Minimum setbacks are 50 feet at the front, 15 feet at the sides, and 15 feet at the rear. The Declaration says setbacks are subject to change with County approval, so owners should confirm the current plat and County requirements.
• Driveways and parking areas must have a hard surface of concrete, asphalt, or pavers. Driveways require prior ARC or Declarant approval and must be completed within three months after the home is completed.
• Utility lines, including electrical, telephone, and cable, must be underground except for components that cannot customarily be buried.
• Propane tanks must be underground.
• Septic systems require approval from the Fannin County Health Department or the agency governing them when construction occurs.

Source: Recorded Declaration, Sections 3.15-3.16, 3.20, 4.1(g)-(h), and 4.1(k).

Fences and landscaping

• Fences require Association approval and may be iron, aluminum, or wood.
• Chain-link, barbed-wire, and privacy fences are prohibited.
• Fence height may not exceed five feet.
• Each lot must be maintained in a neat and attractive condition, including mowing and weed eating.
• A reasonable amount of landscaping is required, as determined by the Association, and landscaping must be completed within three months after construction is completed.
• Lawn irrigation is strongly encouraged, but the Declaration does not state that it is mandatory.

Source: Recorded Declaration, Sections 3.5-3.6, 4.1(l), and 4.1(o)-(p).

Trees, drainage, land disturbance, and erosion

• Owners should preserve as much natural tree canopy as possible.
• An owner may remove no more than 10 percent of the trees on a lot without prior written Association consent.
• A tree eight inches or more in diameter may not be removed without Association consent.
• No trees may be cut without Declarant or ARC approval unless home-construction plans have already been approved. Trees that are cut must be removed from the property immediately.
• Building ponds or redirecting or restricting water flow in a creek, stream, branch, or spring is prohibited. Existing water features may be maintained.
• Mining, quarrying, drilling, and similar land disturbance are prohibited. Necessary construction disturbance is allowed only with environmental and erosion controls.
• Owners must use erosion controls such as silt fences or screens during home construction.

Source: Recorded Declaration, Sections 3.7-3.10.

Pools, docks, boat ramps, and shoreline approval

• In-ground swimming pools are allowed only with prior ARC or Association approval. Above-ground pools are prohibited.
• Lakefront owners may apply to NTMWD for a private boat-dock permit. The Declaration limits a private dock to 1,000 square feet and requires placement according to the applicable survey.
• Building a boat ramp or launching a boat from a lot or common area with a vehicle and trailer is prohibited unless NTMWD issues a permit.

Source: Recorded Declaration, Sections 4.1(m)-(n) and 4.1(t). NTMWD and governmental approval requirements may change, so owners should verify current agency requirements before relying on this summary.

Solar panels, antennas, camping, and recreational vehicles

• Solar panels require prior written ARC consent.
• Antennas or satellite dishes larger than 18 inches in diameter are prohibited.
• Camping on a lot is prohibited except for a one-night backyard campout where a dwelling already exists.
• An RV cannot be used as a temporary or permanent residence or parked on subdivision roads. The Declaration permits RV storage on a lot only when enclosed by a structure with the same siding as the house. It also contains a limited provision for professionally state-licensed RVs at least 20 feet long for up to three consecutive days in a 30-day period, without concrete pads or temporary power poles.
• Boats and boat trailers may remain in a driveway no more than five days in a 30-day period; garage storage is allowed. Campers and utility trailers may remain on a lot no more than two weeks per year unless stored in a garage.

Source: Recorded Declaration, Sections 3.11, 3.23, 3.27-3.28, and 3.31-3.32.

Residential use, rentals, pets, parking, signs, and nuisance rules

• Lots are for residential use, not commercial activity, businesses, schools, churches, or kindergartens.
• Rentals and leases generally must last at least seven days unless the Association approves a shorter term, and every lease must be written.
• Guest quarters or outbuildings cannot be leased separately. The owner remains responsible for tenants and must give the Association advance notice plus each tenant's name, contact information, and signed agreement at least 48 hours before occupancy.
• Ordinary household pets are allowed if not kept for commercial purposes. Pets outside the lot boundary must be accompanied by their owner, and dogs must be leashed.
• Vehicles may not be parked on subdivision roads or cul-de-sacs. Unlicensed vehicles may not remain on the property.
• Construction signs are limited to one 24-by-24-inch sign during construction. The Declaration separately regulates real-estate signs.
• Loud or obnoxious noise, illegal activity, offensive odors, accumulated debris, and visually untidy conditions are prohibited.

Source: Recorded Declaration, Sections 3.2, 3.12-3.14, 3.19, and 3.21-3.26.

Construction impact fee

After building plans are approved, the Declaration requires a $2,000 impact fee before construction for road maintenance and improvement. If construction begins before payment, it states that the fee increases to $2,500 and then by $500 every 15 days until paid. Because fees and procedures may be amended, an owner should confirm the current amount and payment instructions with the Association before starting work.

Source: Recorded Declaration, Section 5.2(a)-(c).

Combining or subdividing lots and the 2025 amendment

The original Declaration generally prohibits subdivision after conveyance, with a specific County-approved exception for Lot 6. The recorded 2025 amendment contains substantive language allowing an owner to combine adjacent lots without Association approval after meeting County requirements. The combined property remains subject to the Declaration as one lot, but assessments continue on each original lot; later separation requires Association approval.

Important ambiguity: the amendment introduces that parcel/lot-size language under a sentence saying “Paragraph 6.1(f)” is being restated, while the inserted text itself is labeled “4.2.” It later separately restates Section 6.1(f) for golf-cart easements. Because of this visible numbering inconsistency, owners should obtain written confirmation from the Association or its counsel rather than relying on an interpretation of its legal effect.

Source: Recorded Declaration, Sections 3.1 and 4.2; 2025 Amendment, pages 1-2 of the amendment portion in the combined PDF.

This is an owner-friendly guide to the Five Points POA Bylaws, Declaration, and Covenant Enforcement and Fine Policy. The official PDFs control. The assistant should cite the document and section, avoid legal conclusions, and direct owners to management when the documents conflict or a deadline affects legal rights.

Official sources:

• Bylaws: https://fivepointsboisdarc.com/documents/five-points-bylaws.pdf
• Recorded Declaration: https://fivepointsboisdarc.com/documents/five-points-recorded-ccrs.pdf
• Covenant Enforcement and Fine Policy: https://fivepointsboisdarc.com/documents/five-points-covenant-enforcement-fine-policy.pdf

Membership and voting

Every record owner subject to the Declaration is a member of the Association. Co-owners share the membership interest for their lot. The Declaration provides one vote per lot regardless of the number of titleholders. Membership follows ownership and cannot be separated from the lot.

Source: Bylaws, Article II, Sections 7-8; Recorded Declaration, Sections 7.1-7.2.

Member meetings, notice, proxies, and document conflicts

The Bylaws provide for annual and special member meetings and allow voting in person, by written proxy, or by absentee ballot, subject to their procedures and applicable Texas law. A special meeting may be called by the president, a majority of the Board, or a written request from one-fourth of members entitled to vote.

The documents visibly conflict on notice and quorum: the 2026 Bylaws state at least 15 days' notice and a 30 percent quorum, while the recorded Declaration states 30-to-60 days' notice and a 50 percent quorum after turnover. The Bylaws say the Declaration controls when the two conflict. Owners should use the official meeting notice or confirm the requirement with management rather than relying on one number without confirmation.

Source: Bylaws, Article III, Sections 2-6, and Article XI, Section 2; Recorded Declaration, Section 7.3.

Board meetings and records

Except for lawful executive sessions involving personnel, litigation, or similar confidential matters, regular and special Board meetings must be open to members. Owners and directors must receive the legally required notice describing the date, time, place, general subjects, and any executive-session topic.

Association records must be made available for inspection or produced as required by Texas Property Code Section 209.005, including secure electronic access when feasible. Members may inspect the Declaration, Articles of Incorporation, and Bylaws and may purchase copies at reasonable cost.

Source: Bylaws, Article V, Sections 1-2, and Article IX.

Assessments and owner-specific balances

The governing documents provide for annual and special assessments and authorize collection remedies for delinquency. The Bylaws require the Board to set the annual assessment and send written notice at least 30 days before the assessment period. Because governing documents contain different interest language and amounts may change, the assistant must not calculate a payoff, late charge, current balance, or legal deadline. Direct owner-specific questions to the authenticated Owner Login or management at info@fivepointsboisdarc.com.

Source: Bylaws, Article VI, Section 2(d)-(g), and Article X; Recorded Declaration, Sections 7.4-7.8.

What counts as a covenant violation

An improvement, addition, modification, or repair that requires prior architectural approval but was not approved is a violation. Work that does not conform to approved plans, or any activity or condition violating a governing document, is also a violation. Architectural approval is therefore required before beginning covered work, not after construction.

Source: Covenant Enforcement and Fine Policy, Section 1(a)-(c) on pages 1-2.

Courtesy notice, formal notice, and opportunity to cure

The Association may, but is not required to, send an initial courtesy notice. That notice generally identifies the violation and the required correction and provides no more than 14 calendar days to cure, unless the Board sets another period; the policy notes that some violations may receive only three days.

If the violation remains, plans were not submitted or approved, or the Board skips a courtesy notice, the Association may send a formal Notice of Violation stating the issue, cure date, proposed sanction, and possible remedies. Work unrelated to curing the violation may be ordered to stop. Uncurable violations and violations that threaten health or safety may receive an immediate fine without an opportunity to cure.

Source: Covenant Enforcement and Fine Policy, Section 2(a)-(b), pages 2-4.

Hearing rights

The policy says an owner may submit a written hearing request on or before the 30th day after the Notice of Violation is mailed. If timely requested, the Board must generally hold the hearing within 30 days after receiving the request and give at least 10 days' notice of the hearing. Evidence the Association intends to use must generally be provided at least 10 days before the hearing. Owners should follow the dates and delivery instructions in their actual notice and contact management or counsel promptly; the assistant should not calculate a legal filing deadline.

Source: Covenant Enforcement and Fine Policy, Sections 2(b)(viii) and 3, pages 4-6.

Fine schedule

The published policy states:

• Curable violations: $50 initial fine, $100 second fine, $200 third fine, and $400 fourth and subsequent fines.
• Unapproved architectural modifications: $100 initial fine, $200 second fine, $400 third fine, and $500 fourth and subsequent fines.
• Uncurable violations or violations posing a threat to public health or safety: up to $2,000.

The Board may impose fines for each day a violation continues, the policy states no aggregate cap for the same violation, and the Board may adjust the schedule based on severity or frequency. Payment does not approve the violation or eliminate the requirement to correct it. A similar violation within six months may restart at a later enforcement stage, and repeated-violation fines may be doubled.

Source: Covenant Enforcement and Fine Policy, Section 2(d) and Sections 8-9, pages 4-8.

Corrective action and escalation

After required notice and an opportunity to cure, the Board may authorize qualified contractors to correct a violation that can reasonably be addressed without undue expense or breach of the peace, and charge the cost to the owner's account. The Board may also refer a violation to legal counsel and pursue remedies available under the governing documents or law.

Source: Covenant Enforcement and Fine Policy, Sections 4-5, page 6.

Safe-answer rule for the assistant

For any question about a proposed project, current fee, variance, violation letter, hearing deadline, lien, or document conflict:

1. State the rule found in the cited document.
2. Identify any required ARC, County, NTMWD, or Association approval.
3. Link to the official PDF.
4. Say that the governing documents and written approvals control.
5. Recommend confirmation with info@fivepointsboisdarc.com before the owner spends money, begins work, or misses a stated deadline.

Bois d'Arc Lake is Texas' newest lake and the first major reservoir built in Texas in over 30 years. Facts residents often ask about:

• Location: northeast of Bonham in Fannin County, Texas — about 50 miles north of Dallas. The lake is named for the bois d'arc (Osage orange) trees native to the area.
• Size: approximately 16,641 surface acres (about 26 square miles), impounding Bois d'Arc Creek.
• Depth: average depth about 22 feet; maximum depth about 70 feet.
• Owner/operator: the North Texas Municipal Water District (NTMWD), which built the lake to supply water to North Texas communities (storage capacity of roughly 367,000 acre-feet; firm yield about 82 million gallons per day). Water deliveries began in March 2023.
• Public opening: the lake opened for public recreation in April 2024.
• Fishing: Texas Parks & Wildlife stocked the lake intensively before opening — including over 370,000 pure Florida-strain largemouth bass descended from 13-pound-plus trophy fish — plus habitat installations. Crappie and catfish are also popular. A valid Texas fishing license is required.
• Public access: NTMWD developed three public access areas on the lake with boat ramps, day-use picnic areas, and restrooms. (Five Points residents also have private community lake access — see Community Amenities.)

Current conditions: for today's live water level, percent full, and storage — plus charts of the lake's history — see the Lake Conditions page on this website (menu → Lake). It updates daily from Texas Water Development Board monitoring.

More at boisdarclake.org (NTMWD's official lake site).

Management office email: info@fivepointsboisdarc.com

Community phone: 903-623-3483. Calls go directly to the Five Points HOA greeting and voicemail. Leave a message for the HOA; the website chat assistant is separate and answers general community questions. Use the click-to-call link on the Contact page. Account matters should go to the management office.

Office hours: Monday–Friday, 9:00 AM – 5:00 PM (Central). Contact the office for its current response time.

You can also use the chat assistant on this website any time, or submit a written request through the Requests page.

The association's governing documents define the rights and responsibilities of every owner. The public Documents page provides the original association PDFs for:

• The recorded Declaration of Covenants, Conditions & Restrictions (CC&Rs)
• The CC&Rs and amendment package
• The Five Points POA Bylaws
• The Covenant Enforcement and Fine Policy
• The recorded Final Plat
• The blank Architectural Review Application for home construction

Meeting records, insurance evidence, corporate filings, financial reports, contracts, owner transactions, and other internal records are not public downloads. Those materials are being organized into authenticated Owner and HOA Board libraries. Owners may contact management to request an association record while the secure portal is being completed.

The Requests page sends an inquiry to the office. Download the architectural review application from Documents and send completed plans and attachments by email. Wait for written approval before beginning work.

HOA dues fund the upkeep of community amenities, common areas, landscaping, and shared services.

How to pay: Contact info@fivepointsboisdarc.com for current payment instructions and access to your account. The Owner & HOA Portal page will show a Resident Center link when one is configured. Google sign-in and the new private portal are not active yet.

Payment methods: Confirm accepted payment methods and any processing fees with the office or in the existing Resident Center.

First-time access: Ask the office to verify your ownership and provide the correct account invitation. Do not post account credentials or payment information in public chat.

Questions about your balance? The AI assistant can explain what dues cover and how to log in, but for specific balance or transaction questions you'll need to sign in to the Resident Center or contact the management office directly.

Can I have guests use the amenities? Confirm the current guest rules, limits, and hours with the office before inviting guests.

Are short-term rentals allowed? Rental and leasing rules are governed by the CC&Rs. Review the Declaration under Documents and submit any leasing notice required by the association.

Do I need approval to build a dock or fence? Yes. Exterior structures require an approved Architectural Review (ARC) application before work begins. Submit through the Requests page.

Where do I pay my dues? Contact the office for current payment instructions. The Owner & HOA Portal page shows an existing Resident Center link when configured; new member sign-in is still being prepared.

How do I reserve the clubhouse? Send an amenity reservation inquiry on the Requests page. A reservation is not confirmed until the office approves it.

Who maintains the roads and common areas? The Five Points Community Association maintains all common areas, amenities, and shared landscaping, funded by HOA dues.

Five Points at Bois d'Arc Lake is a master-planned lakefront community along the shores of Bois d'Arc Lake, roughly 50 miles north of Dallas.

• Shoreline: the community spans nearly 3 miles of Bois d'Arc Lake shoreline.
• Homesites: the community includes lakefront and lake-area homesites. Availability can change, so prospective buyers should consult current property listings.
• Amenities: built around a multi-million-dollar lakefront clubhouse with a resort-style pool, fitness center, covered boat docks, pickleball and sports courts, mini-golf, playgrounds, splash pad, party pavilion, walking trails, and lakefront parks (see Community Amenities for the full list).
• Association: the Five Points Community Association maintains the common areas and amenities and administers community standards for all owners.
• Community contact: for association and resident matters, email info@fivepointsboisdarc.com.

Note: figures on this page summarize community materials and public sources; the association will publish official documents under Documents.

Residents can submit several kinds of requests through the Requests page:

• Common-area maintenance — report an issue with shared amenities, landscaping, lighting, or roads.
• Architectural Review (ARC) inquiry — start a conversation about exterior changes. Download the blank application from Documents and email the completed package and plans to the office. The website form does not accept attachments or grant approval.
• Amenity reservations — ask about clubhouse or pavilion availability; wait for the office to confirm the reservation.
• General questions / concerns — anything else you'd like the association to address.

For your own home's interior or private-lot maintenance, contact your own contractor — the association maintains common areas only.

Emergencies: Call 911 for immediate danger or a life-threatening emergency, then notify the management office. Do not use the online form for emergencies.

Five Points is a lakefront community on Bois d'Arc Lake — Texas' newest lake and the first new lake built in the state in over 30 years. The community sits about 50 miles north of Dallas along nearly 3 miles of shoreline on a 17,000-acre lake.

The Five Points Community Association maintains the shared amenities, enforces the community standards, and manages resident services for property owners. This website is the official hub for residents: pay dues, access governing documents, view the events calendar, submit requests, and reach the AI assistant or management office any time.

New owner? Start by creating your Owner Login through the Resident Center, then review the Welcome Packet and community standards under Documents.