Question 1

What is an ADU?

Accepted Answer

An ADU is an additional home on a property that already has a single-family home on it. 
ADU stands for Accessory Dwelling Unit.

In many municipalities it is illegal to have more than one home on a single-family home property. 
ADU's are also sometimes called "Granny Flats" and "Casitas."

Municipalities that allow ADUs give home owners more flexibility with how they use their property and may also see ADUs as a way to help solve the housing crisis.

Question 2

What kind of customizations to the plans are possible?

Accepted Answer

Typical changes include adding or removing elements such as lights, appliances or an emergency generator, or windows and doors.  Moderate increases or decreases in footprint size are possible as well.  Senior-friendly features can also be added or removed from the plans.

Question 3

How can an ADU be senior-friendly?

Accepted Answer

Many ADUs are used by aging parents or relatives, so how can we make them safer and easier to live in? 
We recommend many strategies used by aging-in-place specialists, but the most important is removing barriers to mobility. Walkers and wheelchairs require more space to move around in; generously sized doors and enough space to manuever make a big difference for livability.
Another strategy is to eliminate trip hazards and steps, such as shower curbs. 
Miami-Dade ADU's designs either already incorporate these features or they can be added to the design as a complimentary customization.
In general, we recommend larger floor plans if the ADU is for someone with a walker or wheelchair. They generally provide more space for manuevering

Question 4

What’s included in your purchase?

Accepted Answer

Your purchase includes the production of a customized plan set to be used to obtain your building permit.  The plan set will also be used by your contractor to build your ADU.

The plan set includes: architectural drawings such as floor plans, details and a site plan.  It also includes structural plans, details and calculations; mechanical engineering plans, calculations and specifications; plumbing plans and details; and a unique site plan that shows where the ADU will be located on your property.

Your plan set is specific to a property and may only be used once.

Question 5

Does Miami-Dade ADU offer permit expediting?

Accepted Answer

Yes absolutely. We are happy to offer permit expediting for your master building permit. We highly recommend this service since we are intimately familiar with the designs and the process. Your General Contractor will be responsible for sub-permit applications and submissions.  
Our team will guide you through the entire process, explaining each step and clarifying the responsibilities of both parties.

Question 6

Who picks finishes, plumbing fixtures, appliances, etc?

Accepted Answer

You pick these items with the help of your General Contractor. Budgets and tastes vary greatly, so it makes sense to let you, the homeowner, make these choices.

Question 7

How do you handle design changes during construction?

Accepted Answer

Changes during construction are handled similarly to customization changes requested before permitting. We know that time is of the essence during construction, so we work with you and your GC to produce permit drawing revisions as quickly and effectively as possible.

Question 8

How long will it take to build?

Accepted Answer

Ultimately your construction timeline will be determined by your General Contractor. However, we feel that a reliable and experienced contractor should be able to complete construction of our designs in four to six months.
To avoid delays and build as quickly as possible, we recommend choosing your finishes, cabinetry, appliances, and plumbing fixtures before construction begins. Additionally, we encourage you to decide on any potential changes before construction begins.

Question 9

Why is this better than doing a custom design from scratch?

Accepted Answer

Choosing one of our ADU designs gives you several benefits. Primarily the benefits are in cost and time savings. A fully custom design can take much longer to design and engineer.
We strive to offer a variety of designs and options for every type of customer but if you don't see something you like, please contact us and we can discuss a fully-custom, from-scratch design.

Question 10

How do site-built ADU's compare to prefab ADU options?

Accepted Answer

Miami-Dade ADU's design are meant to be built on-site, by the contractor of your choice, using time-tested construction techniques and materials. Our designs use commonly available materials, such as concrete block, standard wall framing and drywall. 
This provides you with several advantages. The first is competetive pricing. The second is reduced risks related to schedule and supplies during construction. Choosing a prefab option is like putting all of your eggs in one basket: designer, contractor and material supplier, all in one basket.
We also feel that claims of better quality control for prefab options are unfair. General Contractors have been building high-quality buildings for a long time. Quality control, whether on-site or in a plant, can vary from builder to builder. There is no guaranteed advantage with prefab construction.
Finally, building with reinforced concrete block is durable and reliable. It is South Florida's preferred method for hurricane-resistant structures and it is only feasible with site-built construction. 
Pre-fab means a lot of things, and there are many types available. The future may hold promise for prefab, but at this moment we are still proponents of site-built construction for ADU's in South Florida.

Question 11

Can I build an ADU on my property?

Accepted Answer

At the moment, only some municipalities in South Florida allow ADU's. They include Unincorporated Miami-Dade county, City of Miami, and North Miami. Your property must meet certain requirements such as minimum lot size and zoning district. 
Complete our contact form and we'll do the research for you!

Question 12

Who determines the construction cost of my ADU?

Accepted Answer

Ultimately the General Contractor will calculate the construction cost of your ADU when he or she estimates and bids the project. 
At the moment we expect construction costs to be between $200 and $250 per square foot. All of our designs use standard construction techniques to keep costs down. Certain adjustments can be easily made to reduce costs, such as changing windows. Your finish and fixture selections will have an impact on the construction cost but not a huge impact since the ADU's are relatively small.

As more of our ADU's are built, we plan to compile and share the construction costs of all of our designs.

Question 13

Can I choose my own contractor?

Accepted Answer

Yes, absolutely. Miami-Dade ADU provides the permit drawings for your project and you choose and hire your preferred general contractor. We believe this arrangement provides our customers with flexibility and more transparency in the process. This allows you to competetively bid out the project, or even build it yourself!
Not sure how to choose a contractor? We can help with that too.

Question 14

What's the best way to pay for my ADU construction?

Accepted Answer

There are several effective ways to finance your ADU construction, each tailored to different financial situations. Common methods include traditional home equity lines of credit (HELOC), which allow you to borrow against the equity in your home, and cash-out refinancing, where you refinance your existing mortgage for more than you currently owe and use the difference to fund your ADU. Other options include personal loans or construction loans specifically designed for home improvement projects. We recommend consulting with a financial advisor to determine which option best fits your budget and financial goals.

Question 15

Are Miami-Dade ADU designs good for hurricanes?

Accepted Answer

Absolutely. All new construction in Miami-Dade County is required to meet the stringent HVHZ (High Velocity Hurricane Zone) requirements of the current edition of the Florida Building Code.

Our ADUs are designed to be built with concrete block, which we feel is superior to wood or steel framing due to durability and fewer points of potential failure. For instance, a wood frame building can be designed to withstand hurricane-force winds, but the high quantity of different parts and connections provide more opportunities for builder error and failure under wind loading. These parts and connections include screws, sheathing, cladding and floor-to-wall connections. 
Reinforced concrete block construction is essentially monolithic; its steel reinforcement is encased in concrete and therefore less prone to failure.

Frequently asked questions