ADU Laws and Regulations in Broward County, Florida
Insights
November 7, 2025
minute read
Key Takeaways
Broward County permits ADUs in certain zoning districts with regulations set by individual municipalities, requiring property owners to verify local requirements before planning construction—Mesocore's site plan service confirms feasibility and zoning compliance for $200 refundable deposit
Florida Statute 163.31771 establishes statewide ADU framework to address affordable housing shortages, with Broward County facing a cumulative deficit of more than 10,000 units
HVHZ compliance is mandatory for all Broward County ADUs, with site-specific wind speed requirements per ASCE 7-22, impact-resistant windows, and reinforced construction—Mesocore's Model E ADU is engineered to meet or exceed Florida Building Code HVHZ standards with factory-certified MEP systems
Factory-installed MEP systems with Intertek certification may reduce certain in-factory inspections, though local building departments still perform field inspections for foundations, connections, and compliance
Off-grid solar capability cuts utility connection costs with 6 kW solar arrays and two 10 kWh lithium-ion batteries enabling independent operation in jurisdictions where approved on a case-by-case basis
Multiple financing options exist including personal loans, home improvement loans, HELOCs, and specialized ADU financing through Ocean Capital Lending
Rental income potential supports strong ROI despite no direct county or state incentive programs, with proper permitting enabling long-term and short-term rental use subject to municipal ordinances
What is an Accessory Dwelling Unit (ADU) in Broward County?
Florida Statute 163.31771 defines an accessory dwelling unit as a separate residential living unit located on the same lot as a single-family dwelling, which may be within, attached to, or detached from the primary dwelling. The unit has a separate kitchen, bathroom, and sleeping area.
In Broward County, ADUs are permitted in certain zoning districts, though specific requirements vary because they are typically set by local municipal authorities. Several Broward municipalities had already passed ADU ordinances before neighboring Miami-Dade County established regulations for unincorporated areas in 2022.
Common ADU Types Permitted
Municipalities within Broward County typically allow several ADU configurations:
Detached ADUs – Standalone structures separate from the primary residence, often resembling small cottages or guest houses
Attached ADUs – Units connected to the main house through shared walls, entry points, or covered walkways
Garage conversions – Existing garages transformed into living spaces with full kitchens and bathrooms
Basement or attic conversions – Upper or lower-level spaces within the primary structure converted to independent units
Over-garage apartments – Second-story living spaces constructed above existing or new garages
Size and Occupancy Requirements
ADU size limits vary by municipality. For example, Fort Lauderdale's regulations should be verified with the city's Unified Land Development Regulations for current size restrictions, occupancy limits, and the number of ADUs permitted per lot.
The Mesocore Model E at 410 square feet fits within most Broward County municipal size restrictions. The factory-built unit includes one bedroom, one full bathroom, full kitchen with stainless steel appliances, and dedicated washer/dryer hookups—meeting the definition of a complete independent dwelling.
Broward County ADU Zoning Requirements and Setbacks
Before planning ADU construction, property owners must understand their property's zoning designation and applicable dimensional standards. It is important to check with city officials to understand rules regarding the type of structure, size, and placement for ADUs.
Minimum Lot Size Requirements
Lot size minimums vary significantly across Broward County municipalities. Tampa requires a minimum lot size of 5,000 square feet for ADUs, while Jacksonville limits detached ADUs to 750 square feet in most residential zones. Neighboring Miami-Dade County mandates minimum areas of 7,500 square feet for ADUs ranging from 400 to 800 square feet.
Broward County property owners should verify their specific municipal requirements, as these regulations directly impact project feasibility. Mesocore's site plan creates customized site plans that confirm whether projects meet local zoning and setback requirements before significant investment occurs.
Setback Standards by District
Common zoning considerations include setback requirements, lot coverage limits, and height restrictions that govern where ADUs can be placed on a property. Setbacks typically measure the required distance between structures and property lines, neighboring buildings, or the primary residence.
Parking requirements vary by municipality; some jurisdictions reduce or waive parking for ADUs.
How Zoning Affects Valuation
The Broward County Property Appraiser evaluates properties based on improvements including ADUs. Adding a permitted ADU increases property value proportional to the additional living space and rental income potential, which affects annual property tax assessments.
Florida provides property tax exemptions for solar installations; consult Florida Statutes §193.624 and §196.182 for current exemption details and sunset provisions. This exemption applies to integrated solar systems like those included with Mesocore's ADU, which features a 6-KW solar system with 14 PV panels and lithium-ion battery storage.
Broward County ADU Permitting Process Step-by-Step
Navigating the permitting process requires coordination with local building departments and submission of detailed plans. Failure to comply with zoning rules, permitting processes, and other legal considerations can lead to fines or forced removal of the unit.
Required Documents for Permits
The permitting process begins by identifying permit requirements by consulting the Broward County Building Permits page or contacting the local building department. Required documents typically include:
Site plans showing lot dimensions, setbacks, and structure placement
Architectural drawings with floor plans and elevations
Structural engineering calculations stamped by a Florida-licensed engineer
Electrical, plumbing, and mechanical plans
Proof of property ownership
HOA approval documentation (if applicable)
Utility access and connection plans
Submit your application through the ePermits Online page. After submission, the application undergoes plan review for compliance with building codes and regulations.
Typical Permit Timeline
Plan review and approval timelines vary by municipality and project complexity. Once approved, you'll be notified to pay any remaining fees. After payment, your permit will be issued and construction can begin.
Construction must comply with the Florida Building Code, which serves as the foundational document governing building officials' decisions. Inspections occur at stages to ensure compliance with approved plans, covering foundation work, framing, plumbing, and electrical systems.
Mesocore's factory-installed MEP systems arrive Intertek-certified before delivery. Factory certification may reduce certain in-factory inspections; local building departments still perform field inspections for foundations, utility connections, tie-downs, and code compliance. Confirm inspection requirements with your local building department. This process allows the 410 sq ft to be installed in as little as 10 days.
Common Permit Delays
Permit delays often stem from incomplete applications, non-compliant designs, or missing engineering stamps. Working with experienced contractors familiar with local requirements and using pre-approved designs can significantly reduce approval timelines.
Mesocore provides stamped drawings, structural calculations, and HOA packets as part of their turnkey service, managing the permitting process to avoid common delays.
Hurricane and Wind Rating Requirements for Broward County ADUs
Broward County's coastal location places it within Florida's High Velocity Hurricane Zone (HVHZ), imposing the state's most stringent construction standards.
HVHZ Standards in County
HVHZ compliance is mandatory in Broward and Miami-Dade Counties. Design wind speeds are site-specific per ASCE 7-22; consult with your jurisdiction or engineer for your property's required wind speed. Hurricane resilience is critical, and ADUs in coastal areas like Miami-Dade and Broward Counties must adhere to HVHZ standards requiring impact-resistant windows and reinforced roofing.
Products used in HVHZ must be approved for HVHZ use, either through Florida Product Approval or Miami-Dade Notice of Acceptance (NOA). Testing standards include small-missile impact per ASTM E1996 using 2-gram steel balls at 130 feet per second and large-missile testing per TAS 201 using a 9-pound 2×4 at 50 feet per second (applicability depends on height and exposure).
Required Wind and Protection
Every ADU is engineered to meet or exceed Florida Building Code, including HVHZ standards in Miami-Dade and Broward Counties. Mesocore's Model E features:
Hurricane-rated robotically welded modular steel core
Five hurricane impact windows rated for HVHZ conditions
One full lite insulated hurricane impact door
Prefab roof system with TPO roofing membrane
Designed to meet HVHZ standards
The 15-25% cost premium for hurricane code compliance represents one of Broward County's largest construction cost factors. Impact-resistant windows and doors with proper certification cost 20-50% more than standard products, while HVHZ-approved roofing materials run 15-30% higher.
Structural Engineering and Certification
Florida's building code standards for ADUs are governed by the Florida Building Code, which ensures structural integrity, electrical safety, plumbing compliance, and energy efficiency. The code is updated every three years, incorporating stricter wind resistance and flood mitigation measures.
ADUs must meet the same foundational requirements as primary residences, including minimum ceiling heights, ventilation systems, and fire safety regulations. Mesocore partners with registered modular third-party agencies to meet compliance with state modular rules and regulations.
Foundation and Site Preparation Requirements in Broward County
Proper foundation design and site preparation are critical for HVHZ compliance and long-term structural integrity.
Flood Zone Considerations
Broward County's coastal location creates flood zone challenges. Properties in designated flood zones may require elevated construction, adding $20,000-$50,000 to foundation costs. Miami's high water table and limestone bedrock create site-specific challenges that can push preparation costs from $2,000-$10,000 to $15,000-$25,000 for complex sites.
Property owners should obtain elevation certificates and verify FEMA flood zone designations before finalizing foundation plans.
Soil Testing and Requirements
Site preparation often requires soil testing to determine load-bearing capacity and appropriate foundation design. Before building an ADU in Florida, it's critical to understand your local zoning and lot requirements, as these rules vary by city and county and will determine whether your property is eligible and what type of ADU you can build.
Foundation Options for ADUs
Foundation type must comply with Florida Building Code and site conditions (soil, flood zone). Engineered slab, pier, or pile systems may be used when designed to meet FBC requirements.
Mesocore's Model E is built on a durable concrete pier foundation with 8 piers, designed specifically for Florida conditions. This foundation type provides excellent drainage, resists flooding better than slab foundations, and accommodates uneven terrain. The pier foundation system allows for faster installation and reduced site preparation.
Utility Connection Requirements for ADUs in Broward County
ADU utility connections typically add $3,000-$10,000 for standard installations or $10,000-$20,000 for complex situations requiring extended runs or upgraded service capacity. These are typical market ranges; actual costs vary by site conditions and should be verified with local contractors and utility providers.
Connecting to Existing Systems
In most cases, ADUs can connect to existing septic systems as long as the system is large enough to handle additional plumbing. This will be determined during feasibility assessment. Properties on municipal sewer systems require sewer line connections costing $1,600-$10,900.
Water connections range from $1,000-$6,000, while electrical connections cost $1,000-$3,800. Underground installations often required in established neighborhoods command premium pricing.
Electric Service and Integration
Off-grid systems may be permitted on a case-by-case basis; confirm with your local building department and utility providers. This off-grid capability can cut connection fees, meter costs, and ongoing utility expenses while maintaining full functionality.
Mesocore's Model E includes a complete off-grid solar system:
6-KW solar system with 14 PV roof-mounted panels
Two 10 kWh lithium-ion batteries for energy storage
Inverter, all wiring, connectors, and racks
All electrical wiring including electrical panel installed and tested in factory before shipping
The integrated system may qualify for federal tax credits for solar installations; consult current IRS guidelines for the Residential Clean Energy Credit.
Water and Sewer Fees
Municipal utility connection fees vary by jurisdiction. Permit costs range from $1,000 to $3,000 in places like Hillsborough County, factoring in plan review fees, impact fees, and utility connection charges.
Hurricane-resistant HVAC equipment averages $6,000 for small units. Mesocore's ADU includes a ductless mini-split heat pump system plus whole house air circulation system with HEPA filter as standard equipment.
ADU Rental and Income Regulations in Broward County
Many homeowners use ADUs for long-term rentals, guest housing, or family living, subject to local ordinances. Understanding rental regulations is essential for property owners seeking income generation.
Long-Term vs. Short-Term Rules
Municipal ordinances determine whether short-term rentals are permitted. Some jurisdictions restrict ADUs to long-term rentals with minimum lease periods, preventing vacation rentals and Airbnb-style short-term use depending on municipal ordinances.
Property owners must verify their specific municipality's rental regulations before planning income strategies. Some cities allow short-term rentals with proper registration and licensing, while others prohibit them entirely.
Registration and Licensing
Rental ADUs may require business tax receipts, rental registration, and annual inspections depending on the municipality. Property owners should budget for these recurring costs when calculating ROI.
Expected Rental Income
Broward County's rental market offers strong income potential. Single-family home inventory increased 35.83% year-over-year in January 2025 from 3,838 active listings to 5,213, indicating growing housing demand.
According to the Shimberg Center at the University of Florida, median rent in Florida reached $1,555 in July 2024, with urban areas commanding higher rates. A 410 square foot ADU in Broward County could realistically generate $1,400-$1,900 monthly rental income depending on location and finishes.
Mesocore's Model E is perfect as a rental property with full kitchen and full bath, creating secondary rental income opportunities while meeting Florida Building Code requirements.
Financing Options for ADU Construction in Broward County
Multiple financing pathways exist for Broward County ADU developers, each suited to different equity positions and financial profiles.
Traditional Lender Options
Most traditional lenders—banks and credit unions—will finance ADU projects as home improvement loans. Florida home equity products typically average 7-9% APR, with rates varying by lender and borrower qualifications.
Home equity loans and HELOCs provide accessible options for homeowners with substantial equity. Maximum loan-to-value ratios typically reach 80% for single-family homes. These products require 20-25% existing equity but keep current mortgage rates intact.
Specialty ADU Programs
Mesocore partners with Ocean Capital Lending, offering programs designed specifically for ADU projects. Ocean Capital provides financing that covers land, construction cost, and converts into mortgage, making ADU development more accessible.
Personal loan providers offer loans with varying terms and requirements. Research options that provide:
Contractor funding options
Competitive fixed rates
Extended terms for larger loans
Streamlined qualification processes
How Property Values Affect
Broward County homes were up 1.6% compared to last year in August 2025, selling for a median price of $445K. This appreciation provides homeowners with growing equity to leverage for ADU financing.
ADUs can significantly increase property value based on the additional living space and rental income potential, improving loan-to-value ratios and financing accessibility.
Homeowners Association (HOA) ADU Restrictions in Broward County
HOA regulations often create additional hurdles beyond municipal zoning requirements. Contact your HOA first to confirm ADUs are allowed by your bylaws.
How to Navigate Approval
Architectural review committees (ARCs) typically govern exterior modifications including ADU construction. The approval process requires:
Detailed architectural drawings showing exterior appearance
Material specifications and color selections
Site plans showing placement and setbacks
Construction timeline and contractor information
Mesocore provides HOA packets as part of their service, including all documentation needed for architectural review committee submissions.
Common HOA Restrictions
HOAs may impose restrictions on:
Exterior finishes and colors (must match primary residence)
Roof styles and materials
Maximum height limitations
Placement within the lot
Rental restrictions or prohibitions
Parking requirements
Mesocore's ADU exterior can be painted with architectural trim details customizable to match any primary residence, with optional awnings, roof slopes, and decks available to meet HOA design standards.
Working with Review Committees
Submit applications early in the planning process to identify potential objections before significant investment. Some HOAs require neighbor notifications or approval, adding time to the approval process.
Mesocore's site plan can contact your local HOA and confirm ADUs are allowed by bylaws before proceeding with design work, protecting your $200 refundable deposit investment.
Finding ADUs for Sale in Broward County
Purchasing a prefabricated ADU offers significant advantages over traditional stick-built construction, including faster installation, factory quality control, and cost predictability.
Prefabricated vs. Site-Built
Factory-built ADU shells and complete installations vary in cost. These are typical ranges based on market conditions; obtain local bids for accurate project costs. Traditional construction runs $150-$300 per square foot for standard finishes, climbing to $300-$600 per square foot for high-end builds.
Modular construction offers several advantages:
Factory quality control with precise measurements
Weather-independent construction environment
Reduced on-site labor coordination
Faster installation timelines
Pre-tested MEP systems
ADU Manufacturers Serving County
Mesocore serves Broward with factory-built ADU solutions. The company's 410 square foot Model E ADU ships as a 20-foot HC ISO-certified container that can be transported via truck, rail, or ocean cargo.
The hybrid construction system uses a robotically welded steel core mass-produced in the factory with all electrical, solar, and plumbing work completed before delivery. Installation can be completed in as little as 10 days once the unit arrives on-site.
Total Cost Expectations
Mesocore's Model E starts at $129,000 factory MSRP. This includes:
Complete modular steel core with hurricane-rated construction
All MEP systems installed and Intertek-certified
6-KW solar system with lithium-ion battery storage
Five hurricane impact windows and one impact door
Full kitchen with stainless steel appliances
Full bathroom with shower and fixtures
Combo washer/dryer
LED lighting throughout
HVAC system with HEPA filtration
Additional costs not included in factory MSRP:
Delivery (varies by distance)
8 concrete pier foundation installation
Site preparation and grading
Local service connections (sewer, water, electric)
Permitting and administrative fees
On-site assembly labor for walls, insulation, flooring
Exterior and interior painting
Porch or deck construction
Despite no direct financial incentives for ADU construction in Broward County or at the Florida state level, the factory-built approach significantly reduces total project costs compared to traditional construction.
Working with General Contractors for ADU Projects in Broward County
Licensed general contractors coordinate site preparation, foundation installation, utility connections, and finish work required to complete ADU installations.
What to Look For
Verify contractors hold appropriate Florida licenses for your project scope. Request references from recent ADU projects and verify hurricane-code construction experience. Contractors should demonstrate familiarity with local permitting processes and inspection requirements.
Typical Labor Costs
Variable costs generated by local contractors depend on site work needed and labor rates. Labor costs for Mesocore ADU completion include:
Wall installation and exterior siding painting
Insulation installation
Window and door installation (factory pre-hung but site-installed)
Flooring installation (luxury vinyl plank provided)
Bedroom closet build-out
Interior shiplap wall painting
Porch or deck construction
In many areas, Mesocore has dealers who take care of the build-out and permitting process. If there isn't a dealer in your area, Mesocore's in-house team can step in to manage permitting and complete the build on your site.
Managing Your Timeline
Installation and finish work can be completed in as little as 10 days for Mesocore's modular ADU once the foundation is prepared and the unit is delivered. This accelerated timeline reduces financing carrying costs and allows rental income generation to begin faster.
The factory-installed MEP systems arrive tested and certified, eliminating coordination with separate electrical, plumbing, and mechanical subcontractors—one of the primary causes of construction delays in traditional builds.
Conclusion
Broward County's regulatory framework permits ADUs as a solution to the county's 10,000+ unit shortage, but success requires careful navigation of municipal-specific zoning requirements, HVHZ hurricane standards, and proper permitting processes. Florida Statute 163.31771 establishes the legislative intent to encourage ADU development for affordable housing, though "we are not" going to solve the housing affordability crisis with ADUs alone according to county officials—they represent "a good start that could help a lot of people." Mesocore's Model E addresses Broward County's unique challenges with wind-resistant construction meeting HVHZ standards, factory-certified MEP systems, and integrated 6-KW solar systems. With financing options including specialized ADU programs through Ocean Capital Lending and personal loan providers, Broward County homeowners can add compliant, hurricane-resistant rental units generating $1,400-$1,900 monthly income while navigating the complex regulatory landscape with professional support from factory to final occupancy.
Frequently Asked Questions
What is the average cost to add utilities to an ADU in Broward County?
Utility connections for Broward County ADUs typically add $3,000-$10,000 for standard installations including water ($1,000-$6,000), sewer ($1,600-$10,900), and electrical ($1,000-$3,800) service. Complex situations requiring extended underground runs or service capacity upgrades can reach $10,000-$20,000. These are market estimates; actual costs vary by site. Mesocore's off-grid solar capability with 6 kW solar and two 10 kWh batteries may eliminate the need for separate electric meters where approved, potentially reducing connection costs.
How does Florida's Live Local Act affect ADU development in Broward County?
Florida's Live Local Act (SB 102, enacted 2023) encourages developers to build affordable housing by giving highest density allowances if 40% of units are allocated for affordable housing at or below 120% area median income. However, this applies primarily to multifamily developments on certain parcels, not single-family ADUs. The broader state initiative may influence future ADU policies but currently provides no direct benefits for single-family ADU construction.
Can I build an ADU if my property is in a flood zone?
Yes, ADUs can be built in flood zones with proper elevation and flood mitigation measures. Properties in designated flood zones may require elevated construction adding $20,000-$50,000 to foundation costs. Obtain elevation certificates and verify FEMA flood zone designations before finalizing plans. Mesocore's concrete pier foundation system (8 piers) provides excellent drainage and flood resistance while accommodating elevation requirements better than slab foundations.
What happens if I build an ADU without proper permits in Broward County?
Failure to comply with zoning rules, permitting processes, and other legal considerations can lead to fines or forced removal of the unit. Unpermitted construction creates title issues preventing property sales, makes securing insurance difficult or impossible, and exposes homeowners to code enforcement penalties. Always obtain proper permits before beginning construction.
