Fort Worth does not allow a self-contained, rentable ADU by right on a typical single-family lot. Under Zoning Ordinance § 9.101 an 'accessory dwelling unit' is a detached building for members of the household or temporary guests that may not be rented or leased and may not contain cooking equipment (a stove, range or any 220-volt or gas cooking hookup), and § 5.301(c)(3) bars using a habitable accessory building as a separate independent residence in the one-family 'A' districts. That guest-quarters unit is allowed by right on every residential lot as an accessory use (Table 4.603), with no fixed square-footage cap: it must keep the district's side and rear setbacks (5 ft in A-5 and A-7.5, 10 ft in A-10 and A-21, 25 ft in A-43), keep every roof on the lot inside the district's lot coverage (50% in A-5) and be no taller than the house (§ 5.301(a)-(c)). A second full dwelling with a kitchen is by right only on lots zoned 'B' Two-Family (two detached units on one lot, § 4.707 and § 6.502) or after a Planned Development rezoning. Every unit needs a residential building permit from Development Services; the city's first-review target is 7 business days and the building permit for an 800 sq ft unit is $623 under the FY2027 fee table (Table 1-C-3, effective Oct 1, 2026).
Accessory Dwelling Units in Fort Worth: What's Allowed
Fort Worth regulates the accessory dwelling unit under Zoning Ordinance §5.301 (accessory uses on residential lots) and defines it in §9.101. Texas has no statewide ADU law, so there is no by-right mandate or 60-day deemed approval — Fort Worth's local zoning controls, and every unit needs a building permit from Development Services.
The key restriction: what Fort Worth calls an ADU is a detached guest or family quarters. Under §9.101 it may be occupied by members of the household or by temporary guests (14 days or fewer in any 30), may not be rented or leased, and may not contain cooking equipment — no stove, range or 220-volt or gas cooking hookup. §5.301(c)(3) bars using any habitable accessory building as a separate, independent residence in the one-family 'A' districts.
Want a self-contained second unit with a kitchen? By right that is possible only on a lot zoned 'B' Two-Family (§4.707, §6.502) or inside certain planned-development and form-based districts; on an 'A' lot it means a rezoning, which the city has granted case by case. Check your lot's district before designing.
Size and placement: there is no square-footage cap for the guest unit. It is limited by lot coverage counting every roof (50% in A-5, 45% in A-7.5, 40% in A-10, 30% in A-21 and A-43), the district's side and rear setbacks (5 ft in A-5/A-7.5, 10 ft in A-10/A-21, 25 ft in A-43) and a height no greater than the main house.
Zoning & Size Requirements [1][2][3][4][5][6][7]
Sometimes — Fort Worth allows ADUs, but not by right on a typical lot. Under Zoning Ordinance § 9.101 a Fort Worth 'accessory dwelling unit' is a detached guest or family quarters that may not be rented and may not contain cooking equipment, and § 5.301(c)(3) bars using it as a separate independent residence in the one-family districts. A self-contained second unit with a kitchen is by right only on a lot zoned 'B' Two-Family (§ 4.707, § 6.502) or in certain form-based districts; anywhere else it takes a Planned Development rezoning decided by the Zoning Commission and City Council.
| Allowed Zones | 'Accessory use or building' is a permitted use (P*, subject to § 5.301) in every residential district in Table 4.603: A-2.5A, A-43, A-21, A-10, A-7.5, A-5, AR, B, R1, R2, CR, C, D and UR. In the one-family 'A' and 'AR' districts the unit is limited to the § 9.101 accessory dwelling unit: detached, no cooking equipment, not rented, occupied by family or temporary guests, never a separate independent residence (§ 5.301(c)(3)). A self-contained second dwelling is by right only in 'B' Two-Family (two detached units on one lot, § 4.707(b)(2) and § 6.502) and in some form-based districts (the Trinity Lakes 'TL' code defines an ADU as a self-contained unit and requires no parking for it); elsewhere it takes a 'PD' Planned Development rezoning. Look up your district on the city's Zoning & Annexation Map |
| Max Size (Detached) | No numeric cap for a habitable accessory building in § 5.301. The limits are the district's lot coverage counting every roof on the lot (§ 5.301(a)(3): 50% in A-5, 45% in A-7.5, 40% in A-10, 30% in A-21 and A-43, 20% in A-2.5A; accessory habitable area counts, § 9.101 'lot coverage'), the district setbacks, the building code and a height no greater than the house (§ 5.301(c)(2)). The 120-to-400-square-foot table in § 5.301(b) applies only to non-habitable sheds and workshops, not to a habitable unit |
| Max Size (Attached) | Not a separate category. Living space attached to the house is an addition to the one-family dwelling and follows the district's setbacks, lot coverage and 35-ft height; in an 'A' district it cannot be a second dwelling unit or be leased separately. Two attached units on one lot are allowed only in 'B' Two-Family (§ 4.707(b)(1)) |
| Max Size (JADU) | Not a category in Fort Worth zoning. A suite inside the house with its own entrance is simply part of the one-family dwelling; a room rented to an unrelated roomer or lodger may not be used for cooking (§ 9.101 'roomer or lodger') |
| Max Height | May not exceed the height of the primary residence (§ 5.301(c)(2)); the district cap is 35 ft in every 'A' and 'B' district (§§ 4.700-4.707), measured under § 6.100. The 10-ft limit (12 ft with 2 ft of extra setback per foot) in § 5.301(b)(1)(d) applies to non-habitable accessory buildings only |
| Max Units | One accessory dwelling unit per one-family lot in practice: it must be accessory to the single main dwelling, and a second independent residence is barred in the 'A' districts (§ 5.301(c)(3)). A 'B' lot may hold two dwelling units total, attached or detached (§ 4.707(a)-(b)) |
Setback Requirements [1][2][3][4][5][6][7]
Fort Worth requires a rear setback of about 5 ft for a detached ADU, and parking requirements vary by unit size or location. Owner-occupancy is not required — you can rent it out without living on the property.
| Rear Setback | 5 ft in A-5, A-7.5 and AR; 10 ft in A-10 and A-21; 25 ft in A-43 and A-2.5A. A habitable accessory building must meet the side and rear setback of the primary structure for its district (§ 5.301(a)(2)). The 3-ft reduction in § 4.705(d)(8) is for detached garages behind the rear wall of the house, not habitable space, and structures may not sit in easements |
| Side Setback | 5 ft interior side in A-5, A-7.5 and A-10 (10 ft on the street side of a corner lot); 10 ft in A-21; 25 ft in A-43 and A-2.5A; AR is a zero-lot-line district (10 ft on one side, 0 ft on the other, § 4.706). Same rule: the accessory building keeps the district side setback of the main house (§ 5.301(a)(2)) |
| Front Setback | Not allowed in the front yard (city Residential Accessory Building packet, citing § 5.300(b)); non-habitable accessory buildings must sit behind the rear wall of the house or at least 75 ft from the front property line (§ 5.301(b)(1)(c)). Otherwise the district front setback applies: 20 ft in A-5, A-7.5 and AR (15 ft on a limited local street), 25 ft in A-10, 30 ft in A-21, 35 ft in A-43 |
| Parking Required | No separate parking requirement for an accessory dwelling unit: § 6.201 lists only 'residential unit, one-family up to four family: 1 to 4 spaces per dwelling unit, see individual districts', and the accessory unit is not a dwelling unit. The house keeps its district parking (A-5, A-7.5, A-10, A-21: two spaces behind the front building wall for up to three bedrooms plus one per additional bedroom, § 4.705(d)(2); AR: two per unit, four on a limited local street, § 4.706(d)(2)). Enclosing a garage that holds required spaces can require a Board of Adjustment variance (city Residential Permitting page) |
| Owner Occupancy | No owner-occupancy clause, but the occupancy rule is stricter: the unit may be occupied only by a member of the family living in the main dwelling or by temporary, non-paying guests staying no more than 14 days in any 30 (§ 9.101 'dwelling unit, accessory' and 'temporary guest'), and it may not be rented or leased. Roomer or lodger rentals of a room are a separate definition and exclude cooking |
| Min Lot Size | No separate minimum for the accessory unit; the lot must meet its district minimum (3,500 sq ft AR; 5,000 sq ft A-5 and B; 7,500 sq ft A-7.5; 10,000 sq ft A-10; 21,780 sq ft A-21; 1 acre A-43; 2.5 acres A-2.5A) or qualify as a nonconforming lot of record (§ 7.106). The 2026 'Small Lot Housing' use (LGC ch. 211 subch. D; ZC-25-171, Council May 12, 2026) lets new subdivisions of 5 acres or more plat lots down to 3,000 sq ft but adds no ADU right |
Permit Process & Fees [8][9][10][11][12][13][14][15][16]
An ADU permit in Fort Worth goes through a standard permit review. Typical timeline: City-published first-review target for a residential building permit: 7 business days from a complete application (Review Timeframes page, 2026); urban forestry review 7 business days; a zoning variance about 1.5 months; a PD rezoning about 3 months from the monthly application deadline. The city publishes no end-to-end permit figure; total time depends on correction rounds. Fees range from $300-$900 building permit for a 500-1,200 sq ft unit. FY2027 Table 1-C-3 (R use groups, fee ordinance on the Sept 15, 2026 Council budget agenda, effective Oct 1, 2026): an R-3 unit up to 500 sq ft pays $61.01 plus $0.45 per sq ft over 65; 65-700 sq ft $102 plus $0.74 per sq ft over 65; 700-1,400 sq ft $570 plus $0.53 per sq ft over 700. Worked: 500 sq ft about $257, 800 sq ft $623, 1,000 sq ft $729, 1,200 sq ft $835, plus a $33.08 application fee and $16.87 technology fee; no plan-review deposit for R-3 accessory structures. Until Sept 30, 2026 the FY2025-26 table (Ord. 27191-09-2024) applies: 500 sq ft $240.80, 800 sq ft $592.44, 1,000 sq ft $692.44, plus $31.50 and $16.87. A garage conversion is a residential remodel at $119 per trade ($595 for five trades, FY2027). Third-party plan review and inspection reduce the permit fee to 70%, 55% or 35%.
| Approval Process | Residential building permit from Development Services (100 Fort Worth Trail; 817-392-2222), filed online through the Accela Citizen Access portal by a city-registered building contractor or by the owner under a homestead permit (owner-occupied primary residence with a homestead exemption). Submit the building permit application marked 'New Accessory', a copy of the recorded plat, a survey or site plan showing every setback, lot line and easement, a floor plan with the square footage of each floor, construction and anchoring drawings (engineering for metal buildings or work over an existing foundation), and mechanical, electrical and plumbing plans for habitable space; energy-code compliance forms for conditioned space and an urban forestry permit if the property is an acre or more. Zoning review applies § 5.301 and the district table; trade permits and inspections follow (requests in by 5 a.m. are inspected that day). Codes: 2021 IRC with Fort Worth amendments (Ord. 25383-03-2022), 2021 IPC/IMC/IFGC, 2023 NEC. A kitchen or a rental use is a zoning question, not a permit item: it needs 'B' zoning or a PD rezoning first |
| Review Timeline | City-published first-review target for a residential building permit: 7 business days from a complete application (Review Timeframes page, 2026); urban forestry review 7 business days; a zoning variance about 1.5 months; a PD rezoning about 3 months from the monthly application deadline. The city publishes no end-to-end permit figure; total time depends on correction rounds |
| Permit Fees | $300-$900 building permit for a 500-1,200 sq ft unit. FY2027 Table 1-C-3 (R use groups, fee ordinance on the Sept 15, 2026 Council budget agenda, effective Oct 1, 2026): an R-3 unit up to 500 sq ft pays $61.01 plus $0.45 per sq ft over 65; 65-700 sq ft $102 plus $0.74 per sq ft over 65; 700-1,400 sq ft $570 plus $0.53 per sq ft over 700. Worked: 500 sq ft about $257, 800 sq ft $623, 1,000 sq ft $729, 1,200 sq ft $835, plus a $33.08 application fee and $16.87 technology fee; no plan-review deposit for R-3 accessory structures. Until Sept 30, 2026 the FY2025-26 table (Ord. 27191-09-2024) applies: 500 sq ft $240.80, 800 sq ft $592.44, 1,000 sq ft $692.44, plus $31.50 and $16.87. A garage conversion is a residential remodel at $119 per trade ($595 for five trades, FY2027). Third-party plan review and inspection reduce the permit fee to 70%, 55% or 35% |
| Impact Fees | $0 on the house's existing water meter; $5,828 impact fee plus $6,100-$11,700 in tap fees for a separate new water and sewer connection (Oct 1, 2026 rates). Fort Worth's water and wastewater impact fees are assessed per new or upsized meter, not per building (city Impact Fees FAQ): a 5/8 x 3/4-inch meter pays $5,504 combined from Oct 1, 2025 and $5,828 from Oct 1, 2026 (Council June 10, 2025), a 1-inch meter $14,570; a city-installed 1-inch water tap costs $2,900-$4,000 and a 4-inch sewer tap $3,200-$7,700 (§§ 35-57.4 and 35-57.5, FY2027). Transportation impact fees are collected at building permit on new development measured by land use (Ch. 30 Art. VIII); whether a non-rentable accessory unit is assessed is not published, so ask Development Services for an estimate |
| Plan Check | Included in the building permit fee; first comments in 7 business days. Each revision round is billed per hour (FY2027: $66.15 first, $119 second, $237 third and fourth, $375 fifth and up). Expedited review costs a $500 application fee plus $1,125 per hour. Third-party plan review is allowed and cuts the permit fee to 70% (55% for third-party inspections, 35% for both) |
| Pre-Approved Plans | None. The city's Housing Affordability Strategy funds a neighborhood pattern book of pre-approved designs, including ADUs, through a $5 million HUD PRO Housing grant; the design RFP was expected in September 2026 (Community Development Committee briefing, Sept 15, 2026). Strategy 4, 'Encourage Accessory Dwelling Units', is listed but had no update at that briefing |
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Construction Costs [17][18][19]
Building an ADU in Fort Worth typically costs $130,000-$320,000 ($250-$400 per sq ft); a garage conversion runs $30,000-$100,000.
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| Average Build Cost | $130,000-$320,000 |
| Cost per Sq Ft | $250-$400 |
| Garage Conversion | $30,000-$100,000 |
| Prefab ADU (Installed) | $150,000-$300,000 |
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Rental Income Potential [20][21][22]
A 2-bedroom ADU in Fort Worth rents for around $1,550-$1,750/mo, an estimated None on a one-family lot: the unit cannot be leased. A second detached unit on a 'B' lot renting at $1,250-$1,750/mo on a $130,000-$320,000 build is a 5-12% gross yield before taxes, vacancy and financing.
| Avg Rent (1 Bedroom) | $1,250-$1,500/mo |
| Avg Rent (2 Bedroom) | $1,550-$1,750/mo |
| Short-Term Rental | No. |
| Est. Annual ROI | None on a one-family lot: the unit cannot be leased. A second detached unit on a 'B' lot renting at $1,250-$1,750/mo on a $130,000-$320,000 build is a 5-12% gross yield before taxes, vacancy and financing |
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Recent Law Changes
What's Changed Recently
- No ADU text amendment in 2025 or 2026: § 5.301 (last amended by Ord. 20454-10-2012) and the § 9.101 'dwelling unit, accessory' definition are unchanged in the 2026 S-20 code supplement (current through Ord. 28397-03-2026, effective March 31, 2026), and no accessory-dwelling item appears in the Zoning Commission or City Council dockets through Sept 15, 2026
- SB 673 (89th Legislature), the statewide ADU bill, passed the Senate and died on the House General State Calendar on May 26, 2025; the next regular session opens Jan 12, 2027, so Fort Worth's local rules govern
- Fort Worth implemented the 2025 state housing laws without touching ADUs: Small Lot Housing (LGC ch. 211 subch. D, SB 15) added to Table 4.603 with new § 6.509 by ZC-25-171 (Council May 12, 2026); mixed-use and multifamily residential in commercial districts (LGC ch. 218, SB 840) by ZC-26-057 (Council June 9, 2026)
- FY2027 fee ordinance (Council budget agenda Sept 15, 2026, effective Oct 1, 2026) raises the R-3 building permit table: an 800 sq ft unit goes from $592.44 to $623 and the application fee from $31.50 to $33.08; residential remodel fees rise to $119 per trade
- Water and wastewater impact fees for a new 5/8 x 3/4-inch meter rise from $5,504 (Oct 1, 2025) to $5,828 on Oct 1, 2026 (Council action June 10, 2025); none is charged when the unit shares the house meter
- The city's Housing Affordability Strategy lists 'Encourage Accessory Dwelling Units' (Strategy 4) and a pattern book of pre-approved designs including ADUs (Strategy 5, HUD PRO Housing grant); the pattern-book RFP was expected September 2026
Tips for Building an ADU in Fort Worth
- Do you need a permit? Yes: every accessory building, garage conversion or addition needs a residential building permit (city Residential Permitting page). Plan on 7 business days for first comments and about $673 in city fees for an 800 sq ft unit from Oct 1, 2026 ($623 permit plus $49.95 application and technology fees)
- Design without a stove: a 220-volt or gas cooking connection makes the room a 'kitchen' under § 9.101 and takes the building outside the accessory dwelling unit definition. A bedroom, bathroom, living area, sink, refrigerator and microwave are fine
- Do not plan on rent. The unit is for household members or non-paying guests (14 days in any 30). If income is the goal, check whether the lot is zoned 'B' (two dwelling units allowed) or budget a PD rezoning: about 3 months, Zoning Commission then City Council, and discretionary
- Pull your district first on the Zoning & Annexation Map. In A-5 the unit needs 5-ft side and rear setbacks, must stay out of the front yard and easements, and every roof on the lot must fit inside 50% lot coverage; A-10 and A-21 have 10-ft rear setbacks and 40% and 30% coverage
- Keep the unit on the house's water meter: a separate meter triggers a $5,828 impact fee plus $2,900-$4,000 for a water tap and $3,200-$7,700 for a sewer tap; a shared meter pays none of that
- Garage conversions: enclosing a garage that holds the required two parking spaces can need a Board of Adjustment variance, so keep two spaces behind the front building wall, and remember the converted space still cannot hold a kitchen or be rented on an 'A' lot
- Cost basis (2026-09-20 re-verification): avg build cost $130,000-$320,000 for a 500-800 sq ft detached unit at the DFW design-build rate of $250-$400 per finished sq ft (UHS Remodeling DFW ADU and casita guide, June 29, 2026: $150,000-$400,000+ for 600-1,000 sq ft, four to seven months); a Fort Worth unit built without a kitchen sits at the low end | cost per sqft $250-$400 (same guide) | garage conversion $30,000-$100,000 (UHS DFW garage-conversion guide, April 24, 2026: $25,000-$75,000, up to $100,000 with kitchen and separate entrance; plumbing is the main cost driver) | prefab $150,000-$300,000 installed, from Dwelling Index (May 27, 2026): factory unit $100,000-$250,000, finished project $200,000-$400,000+, installed $150-$300 per sq ft; Fort Worth site costs and the no-kitchen spec put it below the national midpoint
- Cost basis (2026-09-20 re-verification): avg rent 1br: $1,250-$1,500/mo (market 1BR; a one-family-lot accessory unit may not be rented) | avg rent 2br: $1,550-$1,750/mo (market 2BR; same restriction) | short term allowed: No. A Fort Worth accessory dwelling unit may not be rented or leased at all (§ 9.101), and 'short term home rental' is not a permitted use in any residential district in Table 4.603; it is allowed only in the commercial and industrial districts of Table 4.803
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Sources & References
All data on this page is sourced from official government records and verified market data. View our full methodology.
- Fort Worth Zoning Ordinance § 5.301 Accessory Uses on Residential Lots (2026 S-20) | American Legal Publishing Municipal Code — Accessed 2026-09-20
- Fort Worth Zoning Ordinance § 9.101 Defined Terms: 'dwelling unit, accessory', 'cooking equipment', 'kitchen', 'temporary guest', 'lot coverage' | American Legal Publishing Municipal Code — Accessed 2026-09-20
- Fort Worth Zoning Ordinance § 4.603 Residential District Use Table ('accessory use or building' P*; 'short term home rental' not listed) | American Legal Publishing Municipal Code — Accessed 2026-09-20
- Fort Worth Zoning Ordinance § 4.705 One-Family ('A-5') District: lot, yard, coverage, height and parking table | American Legal Publishing Municipal Code — Accessed 2026-09-20
- Fort Worth Zoning Ordinance § 4.707 Two-Family ('B') District and § 6.502 Two Detached Dwelling Units on One Lot | American Legal Publishing Municipal Code — Accessed 2026-09-20
- Submittal Requirements for New Residential Accessories / Residential Accessory Buildings packet (rev. 08/29/2024) | City of Fort Worth Development Services Planning Department — Accessed 2026-09-20
- Zoning Ordinance page (chapter links, Zoning & Annexation Map) | City of Fort Worth Development Services Planning Department — Accessed 2026-09-20
- Residential Permitting: do I need a permit, homestead permits, detached garages, enclosing a garage | City of Fort Worth Development Services Planning Department — Accessed 2026-09-20
- Residential Building Permit: submittal matrix, accessory structure packet, online permitting | City of Fort Worth Development Services Planning Department — Accessed 2026-09-20
- Review Timeframes (residential building permits 7 business days) | City of Fort Worth Development Services Planning Department — Accessed 2026-09-20
- Development Fee Schedule: Ordinance 27191-09-2024 (FY2025-26), Ch. 7 Sec. 119 Tables 1-A, 1A-1, 1-B, 1-C-3 | City of Fort Worth Government Data — Accessed 2026-09-20
- FY2027 Fee Change Ordinance (Ch. 7 Sec. 119 fee tables; §§ 35-57.4-35-57.5 tap fees), City Council agenda Sept 15, 2026, item 'FY2027 Fee Change Ordinance' | City of Fort Worth council documents Government Data — Accessed 2026-09-20
- Water and Wastewater Impact Fees: rates effective Oct 1, 2025 and Oct 1, 2026, FAQ on existing development | City of Fort Worth Water Government Data — Accessed 2026-09-20
- Transportation Impact Fees and Ch. 30 Art. VIII ordinance (updated Sept 1, 2025) | City of Fort Worth Government Data — Accessed 2026-09-20
- Water Department Developers page: tap installations, impact and meter set fees | City of Fort Worth Water Government Data — Accessed 2026-09-20
- Community Development Committee packet Sept 15, 2026: Housing Affordability Strategy (Strategies 4 and 5, pattern book RFP) | City of Fort Worth Planning Department — Accessed 2026-09-20
- DFW ADU & Casita Cost Guide 2026: Backyard Guest Houses (June 29, 2026) | UHS Remodeling, Plano industry — Accessed 2026-09-20
- Cost To Convert Garage Into Living Space In DFW Texas 2026 (April 24, 2026) | UHS Remodeling industry — Accessed 2026-09-20
- Prefab Modular ADU: 2026 Costs, Code Paths & Lot Fit (updated May 27, 2026) | Dwelling Index industry — Accessed 2026-09-20
- HUD FY2027 Fair Market Rent Schedule, Fort Worth-Arlington, TX HMFA (1BR $1,481, 2BR $1,745) Government Data — Accessed 2026-09-20
- Fort Worth, TX rent research (30-day median, Sept 19, 2026) | Zumper Market Data — Accessed 2026-09-20
- Average Rent in Fort Worth, TX (Aug 31, 2026) | RentCafe Market Data — Accessed 2026-09-20
- Texas Local Government Code Chapter 211, Municipal Zoning Authority (Subchapter D, Residential Zoning Limitations, added by SB 15, 2025) Government Data — Accessed 2026-09-20
- SB 673, 89th Legislature (2025): municipal and county regulation of accessory dwelling units, bill history (last action May 26, 2025) | Texas Legislature Online Government Data — Accessed 2026-09-20
- Impacts of Land Use Bills Passed in the 89th Texas Legislature, City Council work session Aug 19, 2025 | City of Fort Worth Planning Department — Accessed 2026-09-20
- Fort Worth Legistar matters ZC-25-171 (Small Lot Housing, passed May 12, 2026) and ZC-26-057 (Ch. 218 mixed-use/multifamily, passed June 9, 2026) | City of Fort Worth Government Data — Accessed 2026-09-20
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