ADU Rules & Zoning in Miami Beach, Florida (2026)
What ADU can you build in your Miami Beach backyard?
Instant zoning report — see exactly what your zoning allows: permitted ADU types, size limits, setbacks, and lot requirements for your specific property.
ADU Rules in Miami Beach, Florida
We've researched Miami Beach's ADU rules so you don't have to. Here's what matters most — the facts that determine whether your project is possible, and how much it will cost.
- Miami Beach is one of Florida's most ADU-restrictive cities — mostly condos, strict STR rules, and strong historic preservation overlay
- Single-family ADU-eligible RS-1 and RS-2 zones exist primarily in Sunset Islands, La Gorce Island, North Bay Road, and Normandy Shores areas — very limited stock
- Miami-Dade HVHZ applies + Miami Beach's sea-level rise adaptation requirements add extra elevation requirements throughout
- Short-term rentals are heavily regulated — Miami Beach limits STRs to specifically licensed districts; most residential areas require 6-month minimum stays
- Historic preservation is the dominant land use control — any ADU design must navigate the Historic Preservation Board if in a historic district
- Data confidence is LOW — Miami Beach's complex overlay of STR rules, condo dominance, and historic districts makes generalized ADU rules unreliable; call (305) 673-7550
- For most Miami Beach property owners (condo units), ADU rules are irrelevant — this is a single-family parcel rule only
Last verified: 2026-03-14
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Backyard ADUs like this are being built across Miami Beach — here's how to do it right.
Here's exactly what Miami Beach zoning allows
Miami Beach ADU rules — very limited ADU opportunity. Housing stock is predominantly multifamily condos. Rare single-family parcels subject to historic preservation review. Verify all requirements directly with city.
Zoning allowance
Miami Beach's housing stock is predominantly condominiums and multifamily. ADU development on single-family parcels is theoretically possible under SB-48 but practically rare given the city's land use pattern.
Size limits
Up to 1,000 sq ft under Florida SB-48 if applicable to single-family parcel.
Lot + setbacks
Varies significantly by historic district. Historic Preservation Board review required for most alterations.
Height + coverage
Historic preservation controls dominate. Check Miami Beach Planning for your specific district.
Parking
Parking is extremely constrained in Miami Beach — verify compliance carefully.
Rental / occupancy
STR is heavily regulated in Miami Beach with cap limitations and neighborhood-specific bans.
Permit process
Miami Beach Planning Department — Historic Preservation Board review required for most properties.
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Building limits and rental rules, side by side
These two sets of rules determine what you can build and what income you can expect. Read both before you commit to a design or a rental strategy.
Building Limits
- Max Size:1,000 sq ft
- Detached Allowed?Yes
- Build Cost Est.:$150,000–$350,000
Rental Rules
No Owner-Occupancy Requirement: Both units can be rented to tenants simultaneously.
Short-Term Rentals: Not prohibited at the city level. State DBPR license required.
Estimated Monthly Income
$2,000–$4,000/month
Based on 2025–2026 Miami Beach market data
ADUs are NOT Permitted In:
- All condominium and multi-family properties (the vast majority of Miami Beach) — ADU rules apply only to RS-1/RS-2 single-family parcels
- Historic districts (Art Deco, Flamingo Park, Espanola Way, etc.) — Historic Preservation Board review required for any exterior modifications
- Properties in Miami Beach's flood-prone areas east of Collins Ave and near the bay — sea-level adaptation requirements impose elevated grade requirements
Here's exactly what you'll pay — and how to avoid the fees that catch most homeowners off guard
Most homeowners spend 3–4 weeks piecing this together on their own. We've mapped the full Miami Beach permit process step by step — so you know exactly what's coming, and what to prepare.
Step 1: Pre-Application Zoning Check
- Where:
- Miami Beach Planning and Zoning Department, 1700 Convention Center Dr., Miami Beach, FL 33139
- Contact:
- (305) 673-7550
- What to bring:
- Property address and parcel ID, preliminary site sketch, lot survey
- Timeline:
- No appointment fee — call ahead to confirm office hours
- Cost:
- No fee for initial inquiry
Step 2: Submit Permit Application
- Where:
- https://www.miamibeachfl.gov/city-hall/planning/
- Contact:
- (305) 673-7550
- What to bring:
- Architectural plans, site plan, boundary survey, energy compliance docs
- Timeline:
- Historic district: HPB review 60–120 days
- Cost:
- $14,700–$30,500 in permits and fees — Miami Beach is one of Florida's highest-cost permit markets
Step 3: Plan Review & Revisions
- Where:
- Miami Beach Planning and Zoning Department
- Contact:
- (305) 673-7550
- What to bring:
- Responses to any correction letters; revised drawings if required
- Timeline:
- Historic district: HPB review 60–120 days. Building permit: 5–8 weeks. Inspections: 10–14 weeks. Total: 8–14 months for historic properties.
- Cost:
- No additional fee for standard resubmittal
Step 4: Construction & Inspections
- Where:
- Miami Beach Building Department
- Contact:
- (305) 673-7550
- What to bring:
- Approved permit set must be on-site at all times during construction
- Timeline:
- Schedule inspections as each phase of work is completed
- Cost:
- Included in permit fee
Full Miami Beach Permit Cost Breakdown
These are the fees you'll encounter, in the order you'll typically encounter them.
| Cost Item | Amount / Notes |
|---|---|
| Total Estimated Cost | $14,700–$30,500 in permits and fees — Miami Beach is one of Florida's highest-cost permit markets |
| Building Permit Fee | $4,000–$8,000 (Miami-Dade + Miami Beach supplemental fees) |
| historic preservation review | $1,000–$3,000 (if in historic district) |
| impact fees miami dade | $6,000–$12,000 |
| Plan Review Fee | $1,200–$2,500 |
| Utility Connection Fees | $2,500–$5,000 |
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Key ADU Restrictions in Miami Beach
These are the rules that most often catch homeowners by surprise. Read them carefully before engaging an architect.
- Miami Beach is predominantly condominiums and high-rise multifamily — single-family ADU opportunity applies only to the small number of RS-zoned single-family parcels
- Historic Preservation Board review required for virtually all alterations in Miami Beach — adds months to approval timeline
- STR regulations are complex and neighborhood-specific — some areas have cap limits with waitlists; others have bans
Common Mistakes to Avoid in Miami Beach
- First confirm your parcel is actually single-family residential — most Miami Beach addresses are condos or multifamily with no ADU pathway
- Historic district rules may prohibit or severely limit the form of any accessory structure
- Miami Beach's STR landscape is complex — do not assume STR income before confirming your specific zone's regulations
Eligible Zones in Miami Beach
ADUs are permitted by-right in these zoning districts. Verify your parcel at the county GIS portal — most homeowners can confirm their zone in under 5 minutes.
Miami Beach neighborhoods where ADU permits are being filed — is your street next?
Miami Beach ADU — Frequently Asked Questions
These are the questions we hear most often from Miami Beach homeowners. If yours isn't here, our ADU Zoning Experts can answer it directly.
I own a Miami Beach condo — can I build an ADU?
No. ADU rules apply only to single-family residential parcels (RS-1, RS-2 zones). If you own a condominium in Miami Beach, you own an interest in a multi-family building governed by the condo association — not a single-family parcel eligible for an ADU. The condo association controls all modifications and subletting. ADU rules are irrelevant for the vast majority of Miami Beach property owners.
Where are the single-family homes in Miami Beach that could support an ADU?
Miami Beach's single-family RS-1 and RS-2 zones are concentrated in a few exclusive neighborhoods: Sunset Islands (Sunset Island 1-4), La Gorce Island, North Bay Road, Palm and Hibiscus Islands (partially), and Normandy Shores. These are some of Miami Beach's most expensive residential addresses. If you own or are purchasing in these areas, confirm your parcel's specific zone and ADU eligibility with the Planning and Zoning Department.
How do Miami Beach's STR restrictions affect ADU income planning?
Miami Beach has among Florida's strictest short-term rental regulations. Most residential zones require a minimum 6-month rental period. Only specific designated STR districts (primarily in parts of South Beach) allow shorter-term rentals, and those require a city STR license with a rigorous application process. For a single-family ADU in RS-1 zone, plan for long-term rental income only — Miami Beach's prestige location still generates $2,500–$5,000/month for well-finished units.
What sea-level rise adaptations are required for Miami Beach ADU construction?
Miami Beach has implemented one of Florida's most aggressive sea-level rise adaptation programs. New construction and substantial renovations require elevated finished floor elevations (up to NAVD 1.5–2.5 ft above base flood elevation in many areas, above FEMA requirements). The city's Infrastructure Engineering Department can provide current elevation requirements for your specific address. These requirements add foundation costs but reduce long-term flood risk and insurance costs.
What is the realistic total investment for a Miami Beach ADU project?
For a rare RS-1 single-family parcel in Miami Beach: construction $200,000–$450,000 (HVHZ + Miami Beach labor premium + SLR elevation), permits and fees $14,700–$30,500, architectural/engineering $25,000–$60,000 (HPB review requires full stamped drawings), total all-in $239,700–$540,500. At $2,500–$5,000/month rental income, the investment horizon is 10–20 years. Miami Beach ADUs are long-term prestige investments, not cash-flow projects.
Find out what ADU you can build in your backyard
— and get a free Miami Beach ADU guide for your area.
Free report · No commitment · 60 seconds
Find out what ADU you can build in your backyard
— and get a free Miami Beach ADU guide for your area.
Free report · No commitment · 60 seconds
Miami Beach Planning Department
We recommend calling Miami Beach Planning and Zoning Department at (305) 673-7550 before submitting anything — a 10-minute conversation can save weeks of back-and-forth on your permit application.
Miami Beach Planning and Zoning Department
Nearby Cities — ADU Rules
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This page provides general information based on current ordinances and publicly available data as of March 2026. Zoning rules change — verify all requirements with your local planning department before making financial commitments.