How to Get an ADU Permit in Broward County: Complete 2025 Guide

Key Takeaways

• Broward County ADUs require comprehensive permitting including zoning verification, professional engineering, and Building Department approval—the complete process spans 6-18 months from application to occupancy

• Florida law (Fla. Stat. §163.31771) encourages local governments to allow ADUs and generally defines them as self-contained residential units with a separate kitchen and bathroom. Size limits are set by each municipality; verify your city's zoning code

• Most municipalities require signed/sealed structural plans by a Florida-licensed engineer or architect; some architectural drawings may be accepted from owner-builders/contractors subject to code and local policy

• Permit fees in Florida counties typically range from $1,000-$3,000, with total project costs spanning $80,000-$300,000 depending on scope

• Broward County is designated as a High Velocity Hurricane Zone (HVHZ) under the Florida Building Code.

• Modular ADUs with factory-installed MEP systems can eliminate rough-in inspections in some jurisdictions, reducing total inspection requirements and accelerating timelines

• Rental rules vary by municipality. Verify your city's zoning and any vacation rental ordinances; some cities require minimum stays or prohibit short-term rentals in residential zones

Broward County property owners face significant housing flexibility challenges as the region grapples with affordability concerns and multigenerational living demands. ADUs represent a practical solution for adding rental income, housing elderly parents, or creating home office space—but only after navigating a complex permitting process governed by Florida Building Code and local municipal requirements.

The permitting journey requires both state-level compliance and local municipal approval, with Broward County's Building Department enforcing stringent hurricane standards due to its HVHZ designation. For homeowners seeking a streamlined alternative, Mesocore's modular solution offers factory-installed utilities, high wind resistance, and IBC approval that simplifies compliance with Broward County's demanding requirements.

What is an ADU and Why Build One in Broward County

An Accessory Dwelling Unit is a residential space that includes complete facilities, spanning between 250-1,100 square feet, and is officially permitted by local city or county authorities. These secondary housing units are located on the same lot as a primary residence and must comply with both state law and local zoning requirements specific to Broward County municipalities.

ADUs in South Florida serve multiple practical purposes:

• Rental income generation: Long-term rentals provide consistent monthly cash flow while addressing the region's housing shortage

• Multigenerational housing: Keep elderly parents or adult children close while maintaining privacy and independence

• Home office or studio space: Create dedicated work environments separate from the main residence

• Guest accommodations: Provide comfortable lodging for visiting family without sacrificing main home privacy

• Caregiver housing: Enable live-in support staff to reside on-property with complete living facilities

The financial benefits are substantial. Properly permitted ADUs that comply with all building codes and zoning requirements add significant value to properties, with the investment in professional design, permitting, and construction creating a permanent asset that enhances overall property worth. For rental purposes, ADUs generate income immediately after certificate of occupancy, with zero-energy designs like Mesocore's solar-powered units commanding premium rents due to eliminated utility costs for tenants.

Broward County ADU Zoning and Requirements

Broward County ADU regulations require adherence to Florida state law while incorporating specific local zoning requirements administered by individual municipalities. ADUs are generally permitted in residential zones with single-family homes, provided they meet setback requirements, height limitations, and design standards that complement the neighborhood's character.

Primary zoning considerations include:

• Residential zone verification: ADUs are typically allowed in single-family residential districts, but specific zoning designations vary by municipality

• Setback requirements: Minimum distances from property lines must be maintained, with specifications varying by local jurisdiction

• Height restrictions: Maximum building height limits prevent structures from overshadowing neighboring properties

• Lot coverage limits: Total building footprint including ADU cannot exceed specified percentage of lot size

• Owner-occupancy requirements: Some municipalities require the property owner to reside in either the primary residence or ADU

Broward County provides GIS mapping tools that allow property owners to check zoning designations and overlays affecting ADU construction before proceeding with detailed designs. Property owners should verify eligibility through their local municipal planning department as requirements differ between cities like Fort Lauderdale, Hollywood, Pembroke Pines, and unincorporated areas.

Size parameters vary by municipality:

• Minimum 350 square feet in some jurisdictions

• Maximum 75% of the primary residence in some jurisdictions

• Common range of 250-1,100 square feet with full bathroom and kitchen required

Before investing in professional design services, homeowners should conduct pre-application research taking 2-4 weeks to verify ADU eligibility for their specific property, preventing costly mistakes later in the process.

Understanding Broward County Building Code for ADUs

Broward County's designation as a High Velocity Hurricane Zone subjects all ADU construction to Florida's most rigorous building standards, ensuring structures can withstand extreme weather events common to South Florida's coastal environment.

Hurricane-resistant construction requirements include:

• High wind rating: All structures must be engineered to meet or exceed the design wind speeds specified for the site location under ASCE 7 wind maps adopted by the Florida Building Code

• Impact-resistant windows and doors: Mandatory installation of hurricane-rated glazing that withstands debris impacts

• Structural engineering: Professional calculations demonstrating wind load resistance and uplift prevention

• Roof system integrity: Enhanced attachment methods and approved materials for extreme wind conditions

• Foundation specifications: Proper anchorage systems connecting structure to foundation for lateral force resistance

The Florida Building Code serves as the foundational document governing building officials' decisions, with strict adherence required to ensure structure safety and functionality. All construction must comply with this code, which addresses technical specifics including insulation requirements, efficient appliances, stormwater drainage, and waste management systems.

Key compliance areas for Broward County ADUs:

• Egress requirements: Proper emergency exit provisions from all habitable spaces

• Fire safety codes: Smoke detectors, fire-rated materials, and separation standards

• Electrical code compliance: National Electrical Code standards with proper grounding and panel sizing

• Plumbing code standards: Approved fixtures, venting, and connection methods

• Mechanical system requirements: Properly sized HVAC equipment meeting efficiency minimums

Mesocore's modular ADU addresses these requirements comprehensively. The units are engineered to meet or exceed Florida Building Code, including HVHZ standards in Miami-Dade and Broward, with high wind ratings in HVHZ zones. The factory-installed mechanical, electrical, and plumbing systems are Intertek-certified before delivery, ensuring compliance verification occurs at the manufacturing level rather than through multiple on-site rough-in inspections.

Step-by-Step ADU Permit Application Process in Broward County

Navigating Broward County's ADU permitting process requires methodical progression through multiple phases, with each stage building on approvals from the previous step.

Phase 1: Pre-Application Research and Feasibility (2-4 weeks)

Contact your local municipal planning department to:

• Verify property zoning designation allows ADUs

• Confirm lot size meets minimum requirements

• Check setback compliance for proposed ADU location

• Review HOA covenants if applicable (municipalities don't enforce these, but violations can prevent construction)

• Assess utility capacity for water, sewer, and electrical connections

• Identify any special overlay districts or restrictions

This critical phase prevents investment in design work for properties that cannot receive ADU permits due to fundamental zoning or physical limitations.

Phase 2: Professional Design and Engineering (6-12 weeks)

Engage Florida-licensed professionals for required documentation:

• Licensed architect or engineer: Create sealed plans meeting Florida Building Code requirements—professional design services cost $3,000-$8,000 and require 6-12 weeks to complete

• Structural engineer: Provide calculations for hurricane resistance and foundation design

• Property survey: Obtain current survey showing property boundaries and existing structures

• Site plan development: Detail ADU placement, setbacks, parking, and drainage

Mesocore offers a site plan service that creates professional site plans confirming feasibility and determining whether projects meet local zoning and setback requirements, with a $200 fully refundable deposit if homeowners decide not to proceed.

Phase 3: Permit Application Submission and Review (4-8 weeks)

Submit complete application package to your municipal Building Department:

• Building permit application with all required forms

• Approved set of engineered construction drawings with proper seals

• Structural calculations and engineering reports

• Site plan and property survey

• Energy compliance documentation

• Contractor licensing information

• Estimated construction valuation

• Application fees

Plan review typically takes 2-6 weeks for code compliance verification, with at least one correction round for most applications before permit approval. Each revision cycle adds time to the approval process.

Phase 4: Permit Approval and Issuance (1-2 weeks)

Once plans pass review:

• Pay all outstanding permit fees

• Receive official building permit documentation

• Post permit at construction site as required

• Schedule pre-construction meeting if required by jurisdiction

Phase 5: Construction and Inspections (12-32 weeks)

Traditional site-built construction requires multiple inspections including foundation, framing, electrical, plumbing, and final stages. However, modular construction with factory-installed systems can significantly reduce this timeline and inspection burden.

Mesocore ADUs with Intertek-certified MEP systems installed at the factory eliminate rough-in inspections for plumbing, mechanical, and electrical systems in some jurisdictions. This reduces total inspection requirements and accelerates construction timelines, with on-site installation achievable in as little as 10 days for the 410 sq ft ADU.

Phase 6: Final Inspection and Certificate of Occupancy (1-2 weeks)

Complete all final inspections and receive Certificate of Occupancy before using the ADU for habitation or rental purposes.

Broward County ADU Permit Costs and Fees

Understanding the complete financial picture for ADU permitting helps homeowners budget appropriately for the entire process beyond just construction costs.

Professional services costs (pre-construction):

• Design and engineering: $3,000-$8,000 for licensed architect or engineer to prepare sealed plans

• Property survey: $400-$800 depending on lot complexity

• Structural engineering: $1,500-$3,000 for hurricane load calculations

• Energy modeling: $300-$600 for code compliance documentation

• Permit expediter services: 20-30% premium if acceleration needed

Building permit fees vary by municipality but Florida counties typically charge $1,000-$3,000 for permit fees, calculated based on construction valuation. Fee structures generally include:

• Base building permit fee

• Plan review charges (typically 40% of total permit cost)

• Inspection fees (typically 60% of total permit cost)

• Florida Building Permit Surcharge (mandatory state fee)

Trade-specific permit fees if obtained separately:

• Electrical permit: Based on service size and circuit count

• Plumbing permit: Based on number of fixtures

• Mechanical permit: Based on HVAC equipment capacity

• Each trade permit: $50-$500+ depending on scope

Utility connection costs represent significant expenses:

• Water connection and meter installation: Varies by municipality

• Sewer connection or septic system expansion: $2,000-$8,000+

• Electrical service connection: $500-$2,000+

• Impact fees if applicable: Varies significantly by jurisdiction

Additional administrative costs:

• HOA architectural review fees if applicable

• Zoning verification letters

• Special district assessments

• Tree removal permits for protected species

• Stormwater review fees

Total permit-related costs for a typical Broward County ADU project:

• Professional services: $4,000-$11,000

• Permit fees: $1,000-$3,000

• Utility connections: $3,000-$10,000+

• Miscellaneous fees: $500-$2,000

• Combined pre-construction and permitting total: $8,500-$26,000

These costs are separate from actual construction expenses, which typically range $80,000-$300,000 depending on location and project scope. Mesocore's Model E ADU starts at $129,000 factory MSRP, with additional costs for delivery, foundation work, site preparation, and local finish work bringing typical all-in costs to competitive levels while including premium features like integrated solar systems and hurricane-rated construction.

Financing options through HFS Financial provide personal loans from $1,000-$300,000 with no home equity or appraisal required, offering 100% upfront contractor funding with fixed rates from 7.99% and terms up to 20 years for loans over $15,000.

Foundation Requirements and Site Preparation for Broward County ADUs

Proper foundation design and site preparation are critical for ADU compliance in Broward County's challenging soil conditions and hurricane-prone environment.

Foundation options for Broward County ADUs include:

• Concrete slab-on-grade: Monolithic pour providing structural base and floor system

• Concrete pier foundation: Elevated structure on multiple concrete piers with proper anchorage

• Continuous footing and stem wall: Traditional foundation with block or poured walls

Foundation choice depends on lot characteristics, flood zone designation, soil bearing capacity, and local code requirements. All foundations must be designed by licensed engineers with calculations demonstrating compliance with wind uplift forces and lateral loads.

Site preparation requirements:

• Soil testing: Geotechnical analysis to determine bearing capacity and foundation design parameters

• Grading and leveling: Establish proper drainage patterns away from structures

• Tree removal if necessary: Obtain permits for protected species before clearing

• Fill placement if needed: Compacted fill to achieve proper elevations

• Stormwater management: Retention or detention systems if required

Flood zone compliance is critical in Broward County's coastal areas:

• Verify property flood zone designation through FEMA maps

• Meet minimum elevation requirements for base flood elevation (BFE)

• Install flood vents in enclosed spaces below BFE if required

• Use flood-resistant materials in areas subject to inundation

• Obtain flood zone development permits if applicable

Foundation inspection requirements:

• Pre-pour inspection of reinforcing steel placement and embedments

• Final foundation inspection before proceeding with vertical construction

• Anchor bolt verification for proper structure attachment

• Drainage and waterproofing verification

Mesocore's Model E ADU utilizes a concrete pier foundation with 8 piers, providing an engineered foundation system designed for the unit's specific load requirements. This pier system elevates the structure for flood compliance, provides proper ventilation beneath the unit, and creates a hurricane-resistant connection between foundation and structure. The foundation design is included in Mesocore's engineered drawings package, simplifying the permitting process for this critical building element.

Utility Connections and Infrastructure for ADU Permits

Utility planning and permitting represent a significant component of ADU development in Broward County, with specific requirements varying by municipality and service provider.

Water service requirements:

• Connection to municipal water supply through local water utility

• Separate meter installation if desired for independent billing

• Water demand calculations based on fixture units

• Potential main service upgrade if existing capacity inadequate

• Backflow prevention devices as required

• Water connection permit and fees

Sewer and wastewater options:

• Municipal sewer connection where available

• Connection to existing septic if capacity permits (verify during feasibility phase)

• Septic system expansion or replacement if existing system undersized

• Wastewater capacity fees and connection charges

• Compliance with local health department requirements for septic

Many homeowners can connect ADUs to existing septic systems as long as the system is large enough to handle additional plumbing fixtures, a determination made during the feasibility phase. This avoids the substantial cost of new septic installation.

Electrical service requirements:

• Connection to existing electrical service if capacity permits

• Separate meter installation for independent utility billing

• Service panel upgrade if additional load exceeds existing capacity

• Load calculations by licensed electrician

• Electrical utility coordination and fees

• Underground or overhead service routing per code

Alternative utility solutions can reduce or eliminate connection costs:

Mesocore ADUs include a 6-KW solar system with two 10-kWh lithium-ion batteries for energy storage, providing off-grid capability that may eliminate the need for electrical utility connections in some jurisdictions. This configuration was approved in Palm Beach County, allowing Mesocore ADUs to operate independently without connecting to the primary house or requiring a separate meter. This off-grid capability cuts connection fees, meter costs, and ongoing utility expenses while maintaining full functionality.

Utility permitting timeline:

• Coordinate utility applications during building permit process

• Schedule utility connections for after final building inspection

• Allow 2-4 weeks for utility provider scheduling

• Complete all connections before Certificate of Occupancy

The integrated utility design in Mesocore's modular ADU, with factory-installed exterior mechanical room containing all plumbing, electrical, and solar equipment, simplifies connection to municipal systems while providing the flexibility for off-grid operation where permitted.

Hurricane-Resistant ADU Standards in Broward County HVHZ

Broward County's designation as a High Velocity Hurricane Zone imposes Florida's most stringent building standards, requiring ADU construction to withstand extreme wind events that regularly impact South Florida's coast.

HVHZ wind load requirements for Broward County:

• High design wind speeds for most coastal areas as determined by ASCE 7 wind maps adopted by the Florida Building Code

• Wind-Borne Debris Region (WBDR) classification requiring impact protection

• Structural engineering demonstrating resistance to uplift and lateral forces

• Enhanced attachment methods connecting all building elements

• Continuous load path from roof through walls to foundation

Impact-resistant glazing requirements:

• All windows and doors must be impact-rated or protected by approved shutters

• Products must meet Florida Product Approval standards

• Withstand impact from 9-pound 2x4 board at specified velocities

• Maintain integrity under subsequent wind pressure cycling

• Proper installation per manufacturer specifications and labeling

Roof system requirements for hurricane resistance:

• Enhanced shingle attachment with increased fastener requirements

• Roof deck attachment meeting uplift specifications

• Hip roof designs preferred over gable for wind resistance

• Secondary water barrier under primary roofing material

• Soffit and fascia attachment preventing wind-driven rain infiltration

Wall and structural requirements:

• Continuous concrete footings with specified reinforcement

• Proper anchorage from foundation through wall framing

• Sheathing with engineered fastening schedules

• Hurricane straps and clips connecting roof to walls

• Proper bracing of gable end walls if applicable

Foundation and anchorage standards:

• Engineered foundation design for soil conditions

• Anchor bolts or straps connecting structure to foundation

• Resistance to uplift forces from wind suction

• Protection against scour and undermining in flood zones

Mesocore's approach to hurricane compliance goes beyond minimum code requirements. The Model E ADU features a modular steel core that is robotically welded and hurricane-rated, with high wind ratings in HVHZ zones. The structure includes 5 hurricane impact windows and 1 full lite insulated hurricane impact door as standard equipment. This factory-engineered approach to hurricane resistance provides verified compliance documented before the unit arrives on site, streamlining the permitting process for structural requirements.

Modular vs. Site-Built ADUs: Permit Advantages in Broward County

The choice between modular and traditional site-built construction significantly impacts the permitting process, timeline, and inspection requirements in Broward County.

Modular construction permitting advantages:

• Factory-installed MEP systems: All Mechanical, Electrical, and Plumbing systems are factory-installed and Intertek-certified before delivery, eliminating rough-in inspections on-site in some jurisdictions

• Reduced inspection count: Total inspection requirements are reduced when rough-in verifications occur at factory level

• Accelerated timelines: Construction timelines of 12-32 weeks for traditional builds compress to days or weeks for modular installation

• Pre-approved designs: IBC approval and Florida DBPR modular home program registration streamline local permit review

• Quality control: Factory testing of all systems before shipment reduces field inspection failures

Site-built construction characteristics:

• Custom design flexibility for unique lot configurations

• Traditional contractor familiarity and availability

• Multiple trade coordination required on-site

• Weather-dependent construction schedules

• Sequential inspection requirements through all construction phases

Permitting timeline comparison:

• Traditional site-built: 6-18 months from application to occupancy with multiple inspection holds

• Modular construction: Compressed on-site construction to 10 days to 2 weeks after permit approval

• Plan review: Modular units with pre-engineered designs often receive faster approvals

Cost implications:

• Modular factory efficiency can offset transportation and crane placement costs

• Reduced labor hours on-site lower overall construction expenses

• Faster occupancy enables earlier rental income generation

• Predictable pricing with fewer weather delays and change orders

Quality and compliance advantages of modular construction:

• Controlled factory environment eliminates weather-related quality issues

• Consistent material application and assembly processes

• Third-party inspection and certification before delivery

• Reduced risk of field errors during critical installations

The Mesocore Model E ADU is IBC approved and registered in the Florida DBPR modular home program, meeting Florida's regulatory framework for factory-built housing. With all plumbing and electrical installed and tested in the factory before shipping, the unit arrives with systems verified through Intertek certification. This factory quality control can eliminate rough-in inspections for plumbing, mechanical, and electrical in some jurisdictions, significantly reducing the total number of required site inspections and accelerating the path to Certificate of Occupancy.

Why Mesocore Simplifies Broward County ADU Permitting

Navigating Broward County's complex ADU permitting requirements becomes significantly more manageable with Mesocore's modular solution designed specifically for Florida's demanding regulatory environment.

Factory-certified compliance advantages:

The Model E ADU arrives with all Mechanical, Electrical, and Plumbing systems factory-installed and Intertek-certified, a critical advantage that eliminates rough-in inspections in some jurisdictions. This third-party certification verifies that electrical panels, plumbing connections, and HVAC installations meet code requirements before the unit leaves the factory, reducing total inspection requirements and accelerating construction timelines.

Hurricane resistance built-in:

Broward County's HVHZ designation demands high wind resistance—a standard Mesocore exceeds through robotically welded steel core construction. The unit is engineered to meet or exceed Florida Building Code, including HVHZ standards in Miami-Dade and Broward, with hurricane impact windows and doors included as standard features. This pre-engineered compliance simplifies the structural engineering documentation required for permit approval.

Permit documentation support:

Mesocore provides an approved set of engineered construction drawings as part of the factory package, managing the drawings, engineering, and permit submittals process. The company supplies stamped drawings, structural calculations, and HOA packets that building departments require, eliminating the need for homeowners to coordinate multiple engineering consultants and design professionals.

Off-grid capability reduces utility complications:

The integrated 6-KW solar system with two 10-kWh lithium-ion batteries enables off-grid operation in jurisdictions that permit it, potentially eliminating utility connection fees, meter installation costs, and ongoing hookup expenses. This configuration was approved in Palm Beach County and may apply in some Broward municipalities, cutting thousands in connection fees.

Accelerated installation timeline:

While traditional site-built ADUs require 12-32 weeks for construction, Mesocore's modular approach enables on-site installation in as little as 10 days. The factory-completed core arrives ready for rapid deployment, with only foundation work, placement, and final connections remaining. This compressed timeline means faster rental income generation or family occupancy.

Financial accessibility:

Starting at $129,000 factory MSRP for a complete 410-square-foot, 1-bed/1-bath unit with solar, battery storage, and hurricane-rated construction, the Model E ADU provides predictable pricing. Financing through HFS Financial offers personal loans from $1,000-$300,000 with no home equity or appraisal required, providing 100% upfront contractor funding with fixed rates from 7.99% and terms up to 20 years.

Complete feature package:

Unlike site-built alternatives requiring separate solar installation, hurricane upgrades, and appliance purchases, Mesocore includes:

• 6-KW off-grid solar system with 14 PV panels

• Lithium-ion battery storage, inverter, all wiring and connectors

• Hurricane impact windows and doors rated for HVHZ

• Complete kitchen with induction cooktop, microwave/convection oven, refrigerator/freezer, and dishwasher

• Combo washer/dryer with dedicated hookups

• All plumbing and electrical rough-in installed and tested before shipping

• Ductless HVAC system with whole-house air circulation and HEPA filter

For Broward County homeowners facing the complexity of ADU permitting, Mesocore transforms a daunting 6-18 month process into a streamlined path to compliant, hurricane-resistant, energy-independent housing.

Conclusion

Obtaining an ADU permit in Broward County requires navigating Florida Building Code requirements, municipal zoning regulations, and HVHZ hurricane standards—but the investment delivers substantial returns through rental income, property value enhancement, and flexible housing solutions. Success depends on thorough pre-application research, engaging qualified professionals for engineered plans, and understanding your municipality's specific ADU regulations. For homeowners seeking to simplify this complex process, Mesocore's factory-built, hurricane-rated modular ADUs offer a streamlined permitting path with pre-engineered compliance, comprehensive documentation support, and accelerated construction timelines that reduce the journey from application to occupancy.

Frequently Asked Questions

How long does it take to permit and build an ADU in Broward County?

From first application to occupancy, most projects take about 6–18 months depending on completeness, review cycles, and inspections. The process typically includes zoning verification, sealed plans by Florida-licensed professionals, Building Department plan review, permits, construction, and finals.

Are ADUs allowed on my property and how big can they be?

ADU size and eligibility are set by each municipality, so you must check your city’s zoning code. Many jurisdictions allow self-contained units in the 250–1,100 sq ft range (some set a 350 sq ft minimum), with additional rules on setbacks, height, lot coverage, and owner-occupancy.

What plans and documents will I need to submit?

Expect sealed architectural/structural drawings, a site plan and current survey, structural calculations, energy compliance documents, contractor licensing, and an estimated construction valuation. Most cities require signed/sealed plans from a Florida-licensed engineer or architect; owner-builder submittals are limited and must still meet code.

What should I budget for permit and related fees?

Building permit fees commonly run $1,000–$3,000, with additional costs for plan review, inspections, and trade permits. Plan for professional services (design/engineering), utility connections, and impact or capacity fees; overall project costs typically range from $80,000–$300,000 depending on scope.

What hurricane standards apply, and can modular ADUs speed things up?

Broward County is in the High Velocity Hurricane Zone, so ADUs must meet stringent wind loads, use impact-rated openings, and maintain a continuous load path per the Florida Building Code. Modular ADUs with factory-installed, third-party-certified MEP systems can eliminate some on-site rough-in inspections in certain jurisdictions, reducing total inspections and accelerating timelines.