A deed restriction prohibits a subdivision from using a residential property as a business. A buyer interested in purchasing a property in the subdivision tells their broker they intend to use one room of their house as a dog grooming service. Can the buyer do so?

Neighbor notice is irrelevant to deed restriction compliance. Even if neighbors don't object, the buyer would still be violating the deed restriction by using the property for business purposes.

HOA permission cannot override deed restrictions, which are contractual obligations running with the land. HOAs enforce restrictions but cannot grant exceptions to fundamental deed limitations.

This is too absolute. The restriction prohibits using the property AS A BUSINESS, which may not include occasional, limited business activities from within the home that don't change its residential character.