From garage conversion to fully detached accessory dwelling unit. Design, permits, construction, and certificate of occupancy — all under one licensed GC contract. Built for Florida Live Local Act by-right ADU approval in Orange County.
Answer a few quick questions about your property and get an instant read on your ADU potential in Orange County.
Representative example finishes for illustration — not a specific completed project.
Our ADU & Garage Conversion Work
How it works
ADUs involve zoning review, architectural drawings, engineering, multiple permit departments, and a final CO inspection. We manage the entire process under one contract — you don't project-manage it.
We review your lot, zoning, setbacks, utility connections, and HOA restrictions before you spend a dollar on drawings. We tell you what's buildable before anyone gets excited about floor plans.
Architectural drawings, structural engineering, and permit submission. We manage the back-and-forth with the Building Division, Zoning, and any required HOA approvals. Permit fees included in written scope.
Foundation, framing, roofing, electrical, plumbing, insulation, drywall, flooring, kitchen or kitchenette, bathroom — all trades coordinated under our GC license.
Final inspections across all trades, CO issued by the county. You receive a completed, legal dwelling unit with a certificate of occupancy — ready to rent or move family in.
What we build in Orlando
Garage conversions are the fastest and most cost-effective ADU option in Orlando. Detached ADUs on large lots offer more flexibility and rental income potential. We build both.
Convert your existing attached or detached garage into a legal, permitted living space. We handle the floor leveling, insulation upgrade, mini-split HVAC, electrical panel sub-feed, plumbing rough-in for a kitchenette and bathroom, and CO application. Most efficient ADU path in Orlando.
A standalone dwelling unit built on your lot — separate from the main house. New foundation, full mechanical systems, its own utility connections, kitchen, bathroom, and CO. Best option for maximizing rental income or creating a fully independent living space for family.
Already have a builder but need help getting through the Orange County or City of Orlando permit process? We provide architectural drawings, engineering, HOA approval coordination, permit submission, and project management through CO — without doing the construction ourselves.
Honest pricing
ADU costs are driven by structural complexity, existing condition of the space being converted, utility connection distance, and finish level. These ranges include design, permits, and CO — not just construction. We quote the total project cost in writing before you commit.
Convert an attached or detached garage into a legal ADU. Fastest path to a CO'd unit in Orlando — existing structure, existing roof, existing footprint.
New detached ADU, 400–750 sq ft. New foundation, CBS or frame construction, full mechanical systems, kitchenette or full kitchen, bathroom, and independent utility connections.
750–1,200+ sq ft detached ADU with full kitchen, 1–2 bedrooms, 1–2 bathrooms, laundry hookup, and high-spec finishes. Designed for long-term rental income or a permanent family suite.
Orlando / Orange County · What property owners need to know
Orange County's ADU rules now run through SB 48's statewide by-right framework — but the wind code is lighter here than South Florida, which means the real cost drivers are jurisdiction and impact fees, not hurricane glass.
The City of Orlando runs its own Building & Permit Services department — separate from Orange County's Building Division. Lake Nona, Dr. Phillips, and Windermere are unincorporated Orange County, not City of Orlando, even though people call the whole area "Orlando." Florida's Live Local Act gives ADUs by-right zoning approval, but the permit still has to go to the correct office. We confirm jurisdiction before we quote — not after you've paid for drawings.
Orange County's inland location puts the ultimate design wind speed around 140–150 mph under the Florida Building Code — well below the HVHZ counties and the Gulf Coast, which means lower-cost window and door products often meet code here. We still verify the exact figure for your parcel, since Exposure Category and nearby open terrain can shift the number.
A significant share of Orange County homes — especially in Lake Nona, Dr. Phillips, Windermere, and Horizon West — are in HOA communities with restrictions on ADU construction, including setbacks from property lines, exterior materials, roofline requirements, and architectural review timelines of 30–60 days. We review your HOA or condo association documents and CC&Rs before any money is spent on design. Building without approval is a covenant violation with real legal exposure.
Detached ADUs require electrical service (new sub-panel or meter), water connection, and sewer tap. In Orange County, impact fees for new construction can run $8,000–$18,000 on top of utility connection costs — and the City of Orlando's separate $10,000 workforce-housing rebate program can offset a meaningful share of that if your tenant qualifies. We include the full fee assessment and rebate eligibility in your written scope.
An unpermitted "in-law suite" can't be legally rented, has no standing at resale, and can jeopardize your homeowner's insurance. We build every Orlando-area ADU toward a certificate of occupancy at close-out — the permit timeline is ours to manage, and the project isn't done until the CO is in your hands.
Jurisdiction confirmation, architectural drawings, permit submittal, trade coordination, and the CO — all under one contract with one point of contact, instead of a separate architect, engineer, plumber, electrician, and framer you sourced yourself, now available across Orlando and all of Orange County.
We bring the same feasibility-first ADU process we built in South Florida to Orlando. Here is what shapes every project here.
Because wind load isn't the cost driver here that it is on the coasts, the biggest variable in an Orlando ADU budget is which office reviews your permit. City of Orlando and Orange County run separate Building Divisions with separate timelines, and Lake Nona, Dr. Phillips, and Windermere fall under the county even though people call the whole area "Orlando." We confirm jurisdiction in week one.
From there, impact fees are the number worth planning around — $8,000–$18,000 for a new detached unit. The City of Orlando's $10,000 workforce-housing rebate can offset a real share of that if your ADU qualifies, which is a detail most online estimates never mention. We check your eligibility and put every fee in writing before you sign.
From Winter Park to Kissimmee — Orlando and Orange County is our Central Florida market, backed by 10+ years of licensed GC experience in Florida.
Verified reviews from ADU and garage conversion projects across Orlando and Orange County.
"Dariceli told us upfront that our HOA in Windermere would need to approve before any drawings were started. We got approval first, then permitted, then built. CO in hand 7 months after we first called. The process was exactly what she described."
"Garage conversion in College Park. D&Co handled the drawings, the permit, all the trades, and the CO. My mother moved in within 4 months. The biggest thing was knowing the full cost upfront — no surprises on impact fees or utility hookups."
"I rent the unit out near Kissimmee. The total project cost was $81,000. I had two other contractors tell me they 'couldn't guarantee a CO.' D&Co was the only one who built it into the contract. That mattered more than the price."
Common questions
The process, the cost, what needs a permit, and what makes an ADU legal to rent in Orlando.
ADU cost in Orlando and Orange County ranges from $40,000 for a basic garage conversion to $180,000+ for a custom detached unit with 2 bedrooms and premium finishes. Our pricing includes design, permits, construction, and CO — not just construction labor. The most common detached ADU project (400–650 sq ft) runs $65,000–$110,000 all-in.
Only if it has a certificate of occupancy as a dwelling unit. An unpermitted conversion — even a beautifully finished one — cannot be legally rented. It also creates liability when you sell (must be disclosed) and may void your homeowner's insurance. We build every ADU through to CO so the unit is legal, insurable, and rentable from day one.
Design and drawings typically take 4–8 weeks. Permit review by Orange County Building Division or the City of Orlando takes 4–12 weeks depending on scope complexity and jurisdiction. We manage this timeline and track the permit status — you're not waiting on hold with the county.
Depends on your CC&Rs or condo docs. Many HOAs and communities in Orange County — especially in Lake Nona, Dr. Phillips, and Horizon West — restrict or prohibit ADU construction — either by requiring architectural committee approval, specifying exterior material requirements, or prohibiting external dwelling units entirely. Florida's Live Local Act limits what local zoning can prohibit, but HOA covenants are a separate legal layer. We review your governing documents as part of the feasibility step before any money goes to drawings.
Setback and size limits vary by jurisdiction and zoning designation. The City of Orlando, Winter Park, Kissimmee, Apopka, and unincorporated Orange County each have different rules on lot size, setbacks, and maximum ADU square footage relative to the main dwelling. We review your specific parcel rules before quoting — not after you've paid for drawings.
ADU projects in Orange County typically include: impact fees ($8,000–$18,000 for new construction), utility connection fees ($3,000–$12,000), permit fees ($1,200–$3,500), and architectural drawings and engineering ($6,000–$18,000). All of these are included in our written total project cost — no surprises at permit issuance. Contractors who quote "just construction" without addressing these fees are giving you an incomplete picture.
Yes. D&Co holds Florida Certified General Contractor license CGC1531095, which authorizes all phases of residential and commercial construction including ADU design-build projects. Dariceli Kunhardt has 10+ years in construction, development, and project management. All work is fully permitted and inspected under our GC license. Verify at the Florida DBPR website.
Ready to explore?
Tell us your lot, your goals, and your timeline. We'll review zoning and give you an honest picture of what's buildable before you commit to anything.
Prefer email? office@dandcohomes.com
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