With increased interest in patio (backyard) lighting, especially string lighting, throughout the community, and with the proximity of properties, it is important for residents to be sensitive to how their lighting affects neighbors. After extensive research and comparison to other lighting regulations in Fairfax and surrounding counties, and application of some common sense, the KSHOA Board approved the following guidelines and amendment to the KSHOA Rules, Regulations and Design policy document. This policy is needed to ensure equitable, fair, and unobtrusive use of patio lighting and to prevent potential disagreements between residents. Please note the new policy accommodates string light models sold at Costco (Atomi, FEIT, and SunForce Solar), as well as many others brands shown on Amazon. Residents should have plenty of options even when following this guidance. As technology advances and changes, the KSHOA Board will always readdress necessary updates as required. We appreciate the community’s support and adherence to the new policy.
The changes have been incorporated into the ARC Rules, Regulations and Design policy document and are listed below:
I. Use of exterior backyard/patio LED or older incandescent lighting such as solar, battery, or electric string lights on a semi-permanent (seasonal) or permanent basis shall be requested by KSHOA residents using the official ARC application form submission process and gain ARC approval before such lighting is operated. Upon approval and according to the below safety guidelines, residents may install the lighting, but shall also adhere to the following practices to (1) ensure containment, (2) reduce spillage/glare of lighting beyond the property line, and (3) pass a lumen measurement test (covered in item 8 below) before full usage begins. KSHOA holiday lighting policy remains unchanged.
1) SAFETY: It is important to safety use outdoor lighting and prevent fires. KSHOA homes have a two-plug Ground Fault Interrupter outlet installed in the rear area. Any string lights being used requiring electrical power shall be plugged into a Ground Fault Interrupter (GFI) outlet in the vicinity of where the lights are being used — no exceptions. Extension cords may be used, but they MUST be rated for outdoor usage (normally shown on one of the cord’s tags stating “suitable for use with outdoor appliances – store indoors when not in use”) AND be of acceptable gauge and amperage to meet or exceed the total wattage load of the light strand(s). Extension cords and string light cords themselves will NOT be run through doors, windows, or from any other power source from within the home.
2) No more than two string lights cords (strands) measuring a total of 50 feet may be used with a total maximum of 60 light bulbs.
3) For LED string lights, the maximum brightness of each light bulb measured in lumens shall not exceed 2700K; less is preferred. Incandescent string lights are obsolete, but in the event a resident has them and desires to use the maximum wattage per bulb shall not exceed five (5) Watts. LED lighting is preferred as there is less risk of overheating or fire.
4) The top of light poles shall be no higher than 7 feet tall above the ground once installed.
5) String lights must be oriented downward and not be directed upward or outward. Umbrella shade/cafe type string lights are highly recommended. These types of string lights reduce light spillage into neighboring properties more than just uncovered bulbs.
6) Lights shall not be wound around poles, trees, bushes, or other vertical/horizontal stationary items in a manner that directs light into neighbors’ windows.
7) Users shall adhere to the following usage hours:
* Sunday – Thursday: On as early as 8am, off no later than 10pm
* Friday – Saturday: On as early as 8am, off no later than 12am (midnight)
8) Upon installation of the lighting, the resident shall contact the ARC to undergo an independent total lumen measurement test. The measurement will be done using a lumen meter from one foot outside the property line surrounding the lighting, sides and rear, at a height of six feet, to ensure that light spillage meets or is below the standard set by this policy. If the lumen spillage restriction of 1500 lumens or less is met, the resident may then begin use of the lights. Passing the lumen test will be noted in the resident’s ARC application and used as proof in the event a complaint. If light spillage exceeds the desired level of 1500 lumens or less, the resident shall take remedial action to correct before operating the lighting (i.e., reducing number of lit bulbs or removing a few lights, etc.).
II. Current residents already using string lights or similar lighting in their backyard/patio areas as of the implementation date of this policy, shall adhere to the following within 30 days or remove lighting or be subject to HOA fine:
1) Submit an ARC Application for approval.
2) Ensure lighting is installed and configured as described in paragraphs 1 though 8 above and make any necessary modifications.
3) Submit to a lumen test as described in item 8) above.