Frequently Asked Questions

  • We offer a range of solutions designed to meet your needs—whether you're just getting started or scaling something bigger. Everything is tailored to help you move forward with clarity and confidence.

  • The CC&Rs (Covenants, Conditions, and Restrictions) are a legally binding contract every homeowner enters into when they purchase a home in Sunset Mesa. They exist to protect your property value by preserving existing views and protecting the community from "bad actors".


  •  The AC is committee of volunteer neighbors appointed by the SMPOA Board and empowered to enforce the Ocean View protection clause. Per the CC&Rs, all plans for new construction—including homes, fences, and solar installations, must be reviewed and approved by the AC before construction begins. The AC evaluates projects for Ocean View Interference (OVI) and issues a Letter of Determination (LOD). The AC employs a professional architect and an urban planner to assist in the review process.


  • PayHOA is our free online community platform used to manage dues, message members, and—most importantly for you—manage Fire Rebuild plan reviews. Every property has an associated account. You can set up your free account at https://app.payhoa.com/. If you need help with the technology, SMPOA volunteers are available to assist you.

  • Submissions are made through the "rebuild review request" form on PayHOA. You must provide:

    • A recent site survey.

    • Elevation drawings from all sides with overlays comparing the proposed roofline to the previous structure.

    • Elevation markers for all roof elements.

    • Proposed floor plans.

    • Additional materials may be requested based on your specific site.

  • No. An approved LOD from the AC is a separate requirement for building in Sunset Mesa. The CC&Rs are legally enforceable regardless of whether a home has obtained a County permit or not. Best practice is to submit to the AC first.


  • While the SMPOA can’t prevent this, we strongly advise against it. It is much faster and more cost-effective to resolve OVI issues with the AC before submitting to the County. AC approval early-on ensures you won't have to redo expensive County-level drawings later.


  • No. While minor gains may occur in rare instances, it is highly unlikely to happen without creating OVI for a neighbor. Taking views from another property is unfair to the community and prohibited.

  • Yes. While +10% guidelines help with County approval, the AC must still ensure the plan does not create new OVI. There is no provision to block views simply because you are following "like-for-like" volume increases.

  • No. There are no laws applicable to Sunset Mesa that allow ocean views to be obstructed to accommodate a +10% or like-for-like volume increase. Member views remain protected.

  • No. While group builds can offer economies of scale, every lot is unique. A plan approved for one lot may be denied for another if it creates OVI on that specific site.

  • Yes. The majority of submitted plans are approved, often within a week of submission.

  • Generally one week. If there are no OVI concerns, approval is fast. However, if rooflines are being raised or changed, additional investigation is required, which can take longer.

  • The simplest path is to maintain the same roofline and volume as the previous structure. If you change to a flat roof, we recommend lowering it to the lowest point of the previous pitched roof to mitigate OVI risks. We recommend consulting with the AC early on your design .

  • The AC compares the volume of the new plan against the original structure. The AC use measurements on file, photographic evidence, technical measuring tools, and 3D models. We may also consult neighbors to evaluate real-world impact. Heeding AC feedback is the quickest and most efficient way to reach a positive outcome.

  • No, this would be a cynical misinterpretation. While we strive to review rebuild plans in a week or less, the 30-day clock resets whenever the AC provides comments, asks a question, or requests changes and will resume when open requests are resolved. The lack of a determination 30 days after the initial submission does not mean plans are automatically approved by default, especially if the AC is waiting for a response from the homeowner. The AC are here to work with you to ensure your plans meet the community standards so you can receive your formal Letter of Determination as quickly as possible.

  • You will receive an approved LOD through PayHOA. Approval is contingent on the final construction matching the approved plans. Any changes made after approval must be re-submitted.

  • If plans are denied, you will receive a denied LOD via PayHOA. Plans are assumed denied until formally approved; a formal denial may be issued if the process has stalled. You can re-engage, comply with requests, and receive a positive LOD at any time.

  • Unreasonable Ocean View Interference (OVI) is by far the most common reason. This is usually caused by raising the roofline or increasing the volume and mass of the roof.

  • The AC maintains factual measurements, plans and/or photographs for almost every home in the Mesa. The AC compares these against your new plans to identify risks. The AC also use photographic records and advanced software to verify sightlines.

  • The burden of proof resides with the property owner if there is a disagreement. The AC’s judgments are considered to be in the interest of the community and are binding. If you disagree, you may appeal to the Board.

  • Yes. The AC are reasonable and aim to keep rebuilds on track, provided the solution does not result in significant OVI. In some cases, a few inches matter; in others, they may not.

  • No. Reducing height in one area does not offset an obstruction elsewhere. A "zero net" OVI claim is insufficient because it doesn't account for the relative quality and value of the specific views lost.

  • The SMPOA publishes an interactive map, updated monthly, showing the rebuilding status of every property. The map link is updated periodically and listed in the SMPOA Fire Rebuild Resources PDF stored in the files section of PayHOA.

  • The best protection is to submit photo records of your pre-fire views from livable spaces via PayHOA, or via email to smpoaboard@gmail.com. These are saved in our database and will be used to assist the AC in protecting your property.

  • The AC and SMPOA are your primary defense against OVI. Your views are protected by the CC&Rs. You may also contact neighboring owners directly to share concerns. If you see interference occurring, you should report the OVI to the AC through PayHOA immediately. You may also proactively submit photos of your pre-fire ocean views to the AC for use in protecting your ocean views in the future if the need arises.