Building an ADU in Orlando

What you can build here

Florida leaves ADUs to local governments (see our Florida ADU law page). Orlando's code says the city's ADU standards "apply to all accessory dwelling units (ADU's) throughout the City." An ADU can be attached to the house, a separate building, a converted garage or a unit above the garage, or a separated unit inside the house.

In the O-1 and O-2 zones, the code allows only one ADU on a single-family site. In the R-2A zone, ADUs are not allowed on a site with an existing duplex or tandem dwelling, or with a new one. If your property is zoned PD, ask the Planning Division whether an ADU is allowed. All residential properties in the Lake Nona PD can have one ADU of up to 1,000 square feet regardless of lot size.

The ADU must be in a permanent structure on a permanent foundation. Anything that meets the city's definition of a recreational vehicle or mobile home cannot be an ADU. [1][2][3]

Size and lot requirements

Orlando has no minimum ADU size, but your lot must meet a minimum size for your zone. The code's table (minimum lot size in square feet for an ADU up to 500 sq ft / up to 1,000 sq ft):

• R-1AA: 10,000 / 15,000
• R-1A: 7,700 / 11,550
• R-1: 6,000 / 9,000
• R-1N: 5,500 / 8,250
• R-2A, R-3A, O-1: 5,500; R-2B, R-3B, MXD-1: 5,000; R-3C, R-3D, MXD-2, O-2: 4,500 (larger ADUs must meet the tandem code)

Every ADU "must be smaller than the principal structure," and "No ADU may be larger than 1,000 sq. ft." The house plus ADU cannot exceed 0.50 FAR, or your zone's maximum FAR if that is lower. The city's example: a 2,300-square-foot house on a 5,500-square-foot lot can add only a 450-square-foot ADU. In a historic district the maximum is 700 square feet.

A non-conforming lot of record may apply for a variance; if approved, the ADU is capped at 500 square feet. [1][2]

Setbacks, waterfront lots and appearance

An attached ADU follows the setbacks for the main house; a detached ADU follows the setbacks for accessory structures. A detached ADU may not sit in front of the house. In R-2, R-3, MXD and office zones, a detached ADU over 500 square feet must meet tandem single-family standards, and an attached one over 500 square feet must meet duplex standards.

On a lot next to a lake or wetland, a detached ADU must be at least 15 feet from the normal high-water elevation or wetland boundary and no taller than 12 feet; an attached ADU must meet the 50-foot principal structure setback.

Appearance: "An ADU structure must have the same exterior finish as the principal structure" and emulate its architectural details. An Appearance Review is required before building permits. [1][2]

Parking

The house must have one parking space and driveway that met code when it was built. If the ADU is over 500 square feet, you need one more space, behind the front yard setback, at least 20 feet from the street side lot line, independently accessible to the street and not inside the house. ADUs of 500 square feet or less need no extra space. [1][2]

Impact fees

New ADUs are exempt from Orange County school impact fees. They pay transportation, park and sewer impact fees, but transportation and park fees are charged only if the added square footage moves the property into a higher tier. The city's ADU fee sheet gives examples:

• A 1,400-square-foot house plus a 500-square-foot ADU (1,900 sq ft total) stays in the same transportation tier, so no transportation fee.
• A 1,800-square-foot house plus a 500-square-foot ADU (2,300 sq ft) pays the tier difference: $7,069.00 minus $5,645, or $1,424.00.
• The sewer impact fee for a new ADU is $1,319.50.

Building permit fees are separate; the Digital Permitting Portal estimates them. See our ADU cost guide. [1][4]

Building standards

Orlando's ADU guide sets minimum features:

• a kitchen with a sink with hot and cold water, food prep surfaces, storage, a stove ("a microwave or hot plate are not sufficient") and a refrigerator;
• a bathroom of at least 30 square feet with a sink, tub or shower and toilet;
• heating (air conditioning is optional if windows are operable and screened);
• a connection to the electric utility, with solar allowed only as a secondary supply;
• a public water and sewer connection if the main house has one.

The ADU must also meet the Florida Building Code. [1][2]

Renting, selling and lot splits

The main house and the ADU may each be owner-occupied or rented to a long-term tenant, and an ADU "may be rented via a standard residential lease." The same person or entity must own both, and "The ADU cannot be sold to a separate owner." The lot can be split into two lots only if the new lots meet the Tandem Single Family Development standards in Section 58.516.

Short stays (under 30 days) need home sharing registration. The host must live on site and be present, only one booking is allowed at a time, and no more than half of a dwelling unit can be home-shared. The city says renting out an entire unit or property is not allowed under home sharing; a whole-property short-term rental is a "Commercial Dwelling Unit," which is limited to certain zoning districts and needs a Business Tax Receipt. Registration costs $275 the first year, then $100 a year if the owner lives on the property or $125 if not. If you are in a mandatory HOA, you need an approval letter from it. [1][5]

Aging in place

Orlando suggests designing for future needs: if the ADU might house someone with mobility challenges later, it is "typically more economical to incorporate aging in place or universal design standards in the original building design." The city links an Aging in Place brochure from its ADU guide. [1]

Permit steps in Orlando

1. Confirm your zoning and jurisdiction

   Look up your address in the Orlando Information Locator. The Jurisdiction box must say City of Orlando, and your zoning must start with R-1, R-2, R-3, MXD, O-1, O-2 or PD. [1]

2. Check lot size and floor area

   Compare your lot to the minimum lot size for your zone, then make sure the house plus ADU stays within 0.50 FAR. If the lot is too small, ask City Planning whether it is a legally non-conforming lot of record that could get a variance. [1][2]

3. Talk to the Planner on Call

   For size, setbacks, appearance review and lot splits, call 407.246.2269 or email cityplanning@orlando.gov. Historic district properties need a Certificate of Appropriateness through Major Review first. [1]

4. Design to match the main house

   The ADU must have the same exterior finish and similar architectural details as the house. Appearance is reviewed with the building permit; a different design or a corner lot needs an Appearance Review Determination first. [1][2]

5. Use the Digital Permitting Portal

   The city's Digital Permitting Portal (Residential Portal) walks you through which permits you need and estimates permit costs. Have project details, site improvements, electrical upgrades, plumbing fixtures and cost estimates ready. [1]

6. Arrange utility meters

   ADUs need their own electric and water meters and enough utility easement. Contact your electric and water providers about their requirements. [1]

7. Pay impact fees and pass inspections

   Transportation, park and sewer impact fees are assessed for new ADUs. Permitting Services (407.246.2271) handles permits, plan review and inspections. [1][4]

Who to call

• City Planning, Planner on Call

  Maximum ADU size, setbacks, site standards, lot splits and appearance review

  407.246.2269

  [1]

• Permitting Services

  Building questions, permit costs, plan review and permit types (digitalpermits@orlando.gov)

  407.246.2271

  [1]

• Housing Initiative Manager (ADUs)

  General ADU questions (Ben Paquin)

  407.246.2723

  [1]

• Impact Fee Manager

  Impact fee calculations for ADUs (Nancy Ottini)

  407.246.3529

  [1]

Questions people ask