Florida ADU Laws 2026: What Happened to SB 48 and What It Means for Homeowners

Florida's Senate Bill 48 — which would have required every city and county to allow accessory dwelling units — has now failed twice. The 2025 version died in committee. The 2026 version got much further: it passed the full Senate 38-0 on February 4, 2026, then died in House messages on the final day of session (March 13, 2026) amid a dispute over short-term rental provisions. Florida ADU rules remain a city-by-city patchwork with no statewide mandate. Here is what Florida homeowners need to know about the current landscape and what may come next.

What SB 48 Would Have Done

SB 48 proposed requiring every Florida municipality and county to adopt regulations permitting ADUs in single-family zones. It would have prohibited local governments from banning ADUs, limited impact fees, and eliminated owner-occupancy requirements. The 2026 version cleared the Senate unanimously — a major shift from 2025, when the bill never reached a floor vote — but House leadership let it die in messages on the last day of session over disagreements about short-term rental rules.

Current Florida ADU Rules: City by City

Without statewide legislation, Florida ADU rules vary dramatically. Miami-Dade County allows ADUs of 400-800 sq ft in RU-1 districts, with pre-approved designs available through its ADU Blueprint program. Orlando allows detached ADUs in residential zones with moderate restrictions. Tampa permits ADUs with attention to flood resilience and setback requirements. Jacksonville allows ADUs but requires owner occupancy. Many suburban and rural Florida communities still effectively ban ADUs.

The Live Local Act: Florida's Existing ADU Framework

Florida's Live Local Act (2023, expanded 2024) provides some ADU-related provisions, though it primarily targets multifamily and mixed-use development. Several counties have adopted local ADU programs inspired by the Act. However, it does not mandate ADU allowances the way California or Oregon laws do. Individual cities retain significant control over whether and how ADUs are permitted.

Florida's ADU Cost Advantage

Despite the regulatory patchwork, Florida offers competitive ADU construction costs. No state income tax means more take-home rental income. Average construction costs: $120-$250/sq ft (vs $250-$450 in California). Permit fees typically $2,000-$8,000. Strong year-round rental demand from retirees, seasonal residents, and tourists makes Florida ADUs a solid investment — if your city allows them.

Hurricane and Flood Considerations

Florida ADU builders must account for hurricane building codes (Miami-Dade has the strictest in the nation) and flood zone requirements. ADUs in FEMA flood zones may need to be elevated, which adds $20,000-$60,000 to construction costs. Always check your property's flood zone designation before planning an ADU. Wind mitigation features are required statewide.

What Comes Next for Florida ADU Law?

A unanimous Senate vote in 2026 shows statewide ADU reform now has broad support — the sticking point is short-term rental policy, not ADUs themselves. Advocates expect the bill to return in the 2027 session, likely with the STR provisions separated out. Homeowners who want to build an ADU in Florida should check their local city rules now rather than waiting for state action.