ADU Laws and Regulations in Jacksonville, Florida
Insights
December 14, 2025
minute read
Key Takeaways
Jacksonville's "Keeping Our Families Together Act" (Ordinance 2022-0448-E), enacted November 9, 2022, legalized ADUs in most single-family residential zones, removing previous restrictions that limited ADUs to RLD-TND districts only
Maximum ADU size is 25% of the primary residence OR 750 square feet, whichever is smaller—meaning a 2,000 sq ft home limits your ADU to 500 sq ft, while a 4,000 sq ft home caps at the 750 sq ft absolute maximum
Owner-occupancy requirement remains in effect: property owners must live in either the primary residence or the ADU and cannot rent out both structures simultaneously
Total permit costs range from $3,000 to $8,000, with JaxEPICS online portal processing taking 25-30 business days for initial review and 10 days or less for resubmissions
Construction costs for detached ADUs run $165,000 to $310,000 depending on size, while Mesocore's Model E ADU starts at $129,000 with 10-day on-site installation
Beaches municipalities (Jacksonville Beach, Neptune Beach, Atlantic Beach) and Baldwin are excluded from the ADU ordinance—verify your property location before proceeding
HOA restrictions can override city approval, making deed restriction verification essential before investing in design and permits
Rental income potential ranges from $900 to $2,000 monthly for Jacksonville ADUs, with a minimum 7-day rental period required (no short-term vacation rentals)
Understanding Jacksonville's ADU Regulations: What You Need to Know
Jacksonville's ADU landscape changed dramatically when the City Council enacted Ordinance 2022-0448-E on November 9, 2022. Introduced by Council Member Rory Diamond, the "Keeping Our Families Together Act" expanded ADU eligibility from limited RLD-TND districts to most single-family residential zones throughout the consolidated city-county.
The ordinance allows full kitchens with ovens—previously prohibited—and establishes clear size, design, and occupancy requirements that provide homeowners with a defined pathway to Jacksonville ADU permits.
Key Regulatory Bodies for ADUs in Jacksonville
Two primary departments handle ADU approval:
Building Inspection Division (BID)
Address: 214 N. Hogan Street, Room 225, Ed Ball Building, 2nd Floor, Jacksonville, FL 32202
Phone: (904) 255-8500
Hours: Monday-Friday, 7:00 AM - 4:00 PM
Online Portal: jaxepics.coj.net
Zoning Section
Address: 214 N. Hogan Street, Suite 300, Ed Ball Building, 2nd Floor
Phone: (904) 255-8300
Email: Zoning@coj.net
Where ADUs Are Allowed in Jacksonville
ADUs are permitted in established neighborhoods including Riverside/Avondale, Springfield, San Marco, Durkeeville, Arlington, Northside, Southside, Westside, and Mandarin—provided the property meets single-family residential zoning requirements.
Areas explicitly excluded from the ordinance:
Jacksonville Beach
Neptune Beach
Atlantic Beach
Town of Baldwin
Any HOA or deed-restricted neighborhood prohibiting ADUs
The GIS Zoning Map allows property owners to verify zoning classification before beginning the permit process.
ADU Size and Design Requirements in Jacksonville
Jacksonville imposes specific constraints on ADU dimensions and aesthetics to preserve neighborhood character.
Size Limitations
ADU maximum size equals 25% of the primary residence gross floor area OR 750 square feet, whichever is smaller:
Primary Home vs. Maximum ADU Size:
2,000 sq ft home: 500 sq ft ADU (25% limit applies)
3,000 sq ft home: 750 sq ft ADU (absolute maximum)
4,000 sq ft home: 750 sq ft ADU (absolute maximum)
Height and Location Requirements
ADUs cannot exceed the height of the primary residence
Must be located behind (to the rear of) the primary residence
Cannot be placed in front yard
Must meet standard setback requirements (typically 5-10 feet from rear/side property lines)
Must be physically separated from primary residence, even if attached
Architectural Matching Standards
Jacksonville requires ADUs to match the primary residence in:
Exterior finishes
This creates visual cohesion with the main house. Mesocore's Model E ADU features LP SmartSide exterior trim and siding that can be painted to match any primary residence, with optional awnings and covered porch configurations.
Navigating ADU Permits and Requirements in Jacksonville
Jacksonville's permit process runs through the JaxEPICS online portal—no paper applications accepted.
Creating Your JaxEPICS Profile
Before submitting, you must:
Complete the Contractor Registration OR Design Professional Registration form
Email completed form to BIDDocuments@coj.net
Receive profile login credentials
Note: One profile per company, not per project
Required Documents for Submission
Upload these documents to the appropriate JaxEPICS folders:
Digitally sealed architectural plans
Digitally sealed structural plans
MEP plans (mechanical, electrical, plumbing)
Site plan and boundary survey
Energy code compliance documents (Florida Building Code 8th Edition)
Product approvals/NOAs
Flood certificates (if applicable)
Permission to Obtain Permits form
Important: Plans must be digitally signed/sealed and cannot be password protected.
Review Timeline and Concurrent Processing
Initial plan reviews average 25-30 business days, with resubmissions processed in 10 business days or less. Multiple agencies review concurrently:
Building Inspection Division
Fire Marshal's Office
Zoning Section
Concurrency Management System
Development Services Division
Historic districts require additional Historic Preservation approval.
Permit Fee Structure
Total permit costs range from $3,000 to $8,000 depending on ADU size and complexity:
Permit Fee Breakdown:
Small ADUs (<150 sq ft, <$5,000 cost): $45 minimum
BID Permit Minimum: $112.50
Development Services Fee Minimum: $37.50
Standard Zoning Certification Letter: $55
Non-Standard Zoning Certification Letter: $110
Additional fees may apply for variances, zoning exceptions, or historic preservation review.
ADU Construction Costs in Jacksonville
Building an ADU in Jacksonville requires substantial investment, though modular options can significantly reduce costs and timelines.
Detailed Cost Breakdown
Jacksonville ADU construction costs break down as follows:
Cost Component Ranges:
Design/Architectural Plans: $4,000 - $9,000 (average $6,500)
Engineering Reports: $1,500 - $4,000 (average $2,750)
Permit Fees (all): $3,000 - $8,000 (average $5,500)
Site Preparation: $3,000 - $8,000 (average $5,500)
Foundation: $8,000 - $25,000 (average $15,000)
Construction (500 sq ft detached): $150,000 - $220,000 (average $185,000)
Utility Hookups: $6,000 - $9,000 (average $7,500)
Total Project Estimates:
500 sq ft detached ADU: $165,000 - $240,000
750 sq ft detached ADU: $210,000 - $310,000
Cost per square foot for traditional ADU construction in Jacksonville can range from $150 to over $400, depending on the level of finish and complexity of the build.
Modular Construction Cost Advantages
Mesocore's Model E ADU starts at $129,000 for a 410 sq ft turnkey unit—significantly below traditional construction costs. The factory-built approach eliminates:
Costly subcontractor coordination
Weather-related construction delays
Extended labor costs
Multiple inspection failures
For larger needs, Mesocore's Model A House offers 800-1,130 sq ft configurations starting at $164,000.
Benefits of Adding an ADU in Jacksonville: Rental Income and More
Jacksonville's rental market supports strong returns for ADU owners, though owner-occupancy requirements shape investment strategy.
Rental Income Potential
Monthly rental income for Jacksonville ADUs varies by unit size and neighborhood:
Rental Income by ADU Type:
Studio/1-bedroom: $900 - $1,500/month
2-bedroom: $1,200 - $2,000/month
A $1,200/month ADU generates $14,400 annually before expenses. Factoring 20% for maintenance and vacancy, net annual income reaches approximately $11,500.
Owner-Occupancy Requirement Impact
Jacksonville's ADU ordinance requires the property owner to live in either the primary residence OR the ADU. You cannot rent out both structures simultaneously.
This shapes the market toward:
Multigenerational living arrangements (aging parents, adult children)
Owner-occupied rental income strategies
Home office or guest accommodations
It excludes pure investment property plays where investors own multiple rental units.
Rental Regulations Under Florida Law
Florida Statutes Chapter 83 governs landlord-tenant relationships:
Security deposits must be held in separate accounts
Return timeline: 15 days if no deductions, 30 days if deductions taken
Landlords must provide 24 hours advance notice for entry (except emergencies)
Minimum rental period: 7 days (no Airbnb-style short-term rentals)
Standard homeowner policies often don't cover rental activities—landlord coverage running $200-$500 annually is recommended.
Mesocore ADUs: Sustainable and Hurricane-Resistant Solutions for Jacksonville
Jacksonville's wind zone requirements (130-180 mph ratings) create demand for engineered ADU solutions that meet Florida Building Code standards while controlling costs.
Hurricane Engineering Features
Mesocore's ADUs feature 180 mph wind ratings meeting Florida's High Velocity Hurricane Zone (HVHZ) requirements—exceeding Category 5 hurricane thresholds of 157 mph. Standard features include:
Robotically welded structural steel cores
Impact-rated windows and doors
Engineered connections throughout
TPO roofing systems
These hurricane mitigation features qualify for insurance premium discounts of 20-55%, offsetting higher upfront costs over time.
Integrated Solar and Off-Grid Capabilities
Every Mesocore Model E ADU ships with:
6kW solar panel array (14 PV panels)
Dual 10kWh lithium-ion batteries (20kWh total storage)
1,700-gallon rainwater collection system
Energy-efficient appliances
This integrated sustainability approach enables complete off-grid operation. Some jurisdictions have approved Mesocore ADUs to operate independently from the main house—no utility hookup or separate meter required—potentially eliminating connection fees and ongoing utility expenses.
Factory-Installed MEP Systems
All Mesocore mechanical, electrical, and plumbing systems are factory-installed and Intertek-certified before delivery. This approach:
Eliminates rough-in inspections on-site in some jurisdictions
Reduces total inspection requirements
Accelerates construction timelines
Ensures consistent quality control
Financing Your ADU in Jacksonville: Options and Incentives
Multiple financing pathways exist for Jacksonville ADU projects, from personal loans to construction financing.
HFS Financial Personal Loans
HFS Financial offers personal loans of $1,000-$300,000 specifically designed for home improvement and ADU financing:
No home equity or appraisal required
100% upfront contractor funding
Fixed rates starting at 7.99%
Terms up to 20 years for loans over $15,000
Instant pre-qualification available
This option works well for homeowners lacking substantial equity who want to avoid traditional construction loan complexity.
Federal and State Tax Benefits
The federal Investment Tax Credit offers 30% of solar system costs through 2032:
A $30,000 integrated solar system generates $9,000 in federal tax credits
No maximum limit applies
Drops to 26% in 2033 and 22% in 2034
Florida state incentives include:
100% property tax exemption on added value from solar installations through December 31, 2037
0% sales tax on solar equipment (approximately 6% savings)
Solar and battery systems don't increase taxable property value
Combined federal and state incentives can reduce a $30,000 ADU solar system to approximately $19,200 net cost.
Additional Financing Options
Home equity products offer additional pathways:
Common Financing Options:
HELOC: Variable rates 7-9%, 10-year draw period
Cash-Out Refinance: Fixed rates 6.5-7.5%, 15-30 year terms
Construction Loan: Interest-only during build, converts to mortgage
Personal Loan: Fixed rates 8-12%, 3-7 year terms
For Mesocore ADU financing, Ocean Capital Lending LLC provides customized loan options covering land acquisition and construction costs, with conversion to traditional mortgage upon completion.
Building an ADU in Jacksonville: Speed and Efficiency with Modular Construction
Traditional ADU construction in Jacksonville takes 6-18 months from application to Certificate of Occupancy. Modular construction dramatically compresses this timeline.
Timeline Comparison
Traditional Construction vs. Mesocore Modular:
Site Preparation
Traditional: 2-4 weeks
Mesocore: Concurrent with factory build
Foundation
Traditional: 2-3 weeks
Mesocore: 8 concrete piers (included)
Construction
Traditional: 12-32 weeks
Mesocore: Factory-built during permitting
On-Site Installation
Traditional: N/A
Mesocore: 10 days
Total Timeline
Traditional: 6-18 months
Mesocore: 3-4 months
Weather Independence
Factory construction eliminates 2-4 months of weather delays that routinely affect traditional Jacksonville builds. With factory conditions completing 60-95% of work, rain, humidity, and hurricane season don't impact production schedules.
Quality Control Advantages
Factory inspections occur at every production stage versus site construction where critical work is often covered before inspectors arrive. Mesocore's Intertek certification of pre-installed MEP systems provides documented quality assurance that streamlines local permitting.
Frequently Asked Questions
Can I build an ADU in Jacksonville Beach, Neptune Beach, or Atlantic Beach?
No. These are separate municipalities explicitly excluded from Jacksonville's "Keeping Our Families Together Act." Each beach community maintains its own zoning ordinances and ADU policies. Contact your specific municipality's planning department to determine if ADUs are permitted and under what conditions.
Do HOA restrictions override Jacksonville's ADU ordinance?
Yes. Private covenants, deed restrictions, and HOA rules can prohibit ADUs even where city zoning allows them. Homeowners must verify their specific neighborhood/HOA permits ADUs before investing in design and permits. False statements on permit applications regarding HOA approval can result in city fines.
What inspections are required during ADU construction in Jacksonville?
Typical inspection sequence includes foundation inspection (before concrete pour), rough-in inspection (framing, electrical, plumbing, mechanical—before walls closed), insulation inspection (before drywall), and final inspection (before occupancy). Factory-built modular units like Mesocore's may reduce on-site inspection requirements due to Intertek-certified pre-installed systems.
Do I need a separate address for my ADU in Jacksonville?
Contact the Jacksonville Planning & Development Department for address assignment requirements. Generally, ADUs sharing utilities with the primary residence may use the same address, while units with separate utility connections may require distinct addresses for emergency services and mail delivery.
What are the contractor requirements for building an ADU in Jacksonville?
You must use a Florida Licensed Contractor or qualify as an owner-builder under Florida Statute 489.103(7)(a). Licensed general contractors must maintain $300,000 liability insurance and $50,000 property damage insurance. Verify contractor licenses through the Florida DBPR website at www.myfloridalicense.com.
Are there property tax increases when adding an ADU in Jacksonville?
Adding an ADU will increase your property's assessed value and property taxes proportionally. However, Florida's "Granny Flat" property tax reduction provides up to 20% reduction on assessed value if a senior relative (62+) occupies the ADU. Solar and battery installations do not increase taxable property value under Florida law.
