Frequently asked questions · 2026
Sidesuite FAQ.
The questions ADU buyers most often ask us. If you don't see yours, email contact@toolystructures.com and we'll get back within 48 hours.
What is a Sidesuite?
What is an ADU?
An accessory dwelling unit (ADU) is a fully independent home built on the same parcel as an existing primary residence. It has its own kitchen, bathroom, and entrance. Also called backyard cottages, granny flats, in-law suites, or casitas. Sidesuite is a detached backyard home: 407 sq ft (11′ × 37′) with 1 bedroom, 1 bath and a full kitchen, in a mid-century modern design.
How much does a Sidesuite cost?
$99,999 for the finished home, appliances included. Installation is billed separately: it varies by location, is estimated around $30,000, and is quoted for your lot. Full breakdown here.
What's included in the $99,999?
The finished home: 407 sq ft (11′ × 37′) with 1 bedroom, 1 bath and a full kitchen with appliances. Mid-century modern outside, with '70s interiors and minimal drywall.
What's billed separately?
Installation. It varies by location, so we quote it for your lot. The estimate is around $30,000. Permits, site prep and utility tie-ins also depend on your lot: budget for these on top of the home and installation until your site-plan quote says otherwise.
Is there a smaller model?
Yes. For cities that cap backyard homes under 400 sq ft, Sidesuite is also built as a 352 sq ft (11′ × 32′) model.
What colors does it come in?
Four colorways: orange, blue, red and butter yellow.
Can I get impact-fee waivers or property-tax exemptions?
Sometimes, for fees. Some Florida cities and counties reduce or waive impact and utility-connection fees for ADUs rented at affordable rates. The income limits and rules are local, so ask your city or county housing office. The Live Local Act property-tax exemption (§196.1979) applies only to apartment projects with 50 or more units, so a backyard unit doesn't qualify. More on the rental income page.
Is this allowed where I live?
Are ADUs legal in Florida?
Yes, in most of Florida. Florida Statute 163.31771 enables cities and counties to permit ADUs, and most major Florida municipalities have ordinances on the books. A 2026 bill to make ADUs by-right statewide (HB 313 / SB 48) did not pass. Full legal breakdown.
Can I check whether my lot qualifies?
Yes, for every address in Miami-Dade and Broward counties today. Check My Lot is free and instant: we check zoning, the lot and the city's rules, and rate both Sidesuite models Highly likely, Likely or Unlikely.
What permits do I need?
A building permit from your city or county. Inspections cover foundation, framing, electrical, plumbing, and final. A certificate of occupancy is issued at the end. Florida permit fees: $1,500–$6,500 depending on jurisdiction.
Will my HOA block an ADU?
Possibly. Florida HOAs can restrict ADUs through deed covenants even when the city permits them. Check your HOA's deed restrictions before applying.
Can I subdivide and sell the ADU separately?
No. Florida law does not currently allow independent fee-simple sale of an ADU on a single-family parcel. The ADU shares the underlying parcel with the primary residence.
How long does this take?
How long does it take to get a Sidesuite?
15 weeks from order to installed.
Where do you build?
Miami-Dade and Broward counties today: Check My Lot covers every address in both. Orlando is next, then Jacksonville and Tampa.
Where is it made?
In Miami, Florida. Sidesuite is a Sailed Homes partner.
Can a Sidesuite be made ADA compliant?
Yes. If you need it, tell us when you write to contact@toolystructures.com.
How do I pay for it?
How do I finance a Sidesuite?
Most homeowners use a HELOC, construction-to-perm loan, or cash-out refinance. ADU-specific lenders (RenoFi, HFS Financial) underwrite against future appraised value — works if you don't have current equity. FHA 203(k) is another option. Sidesuite's own lender partners are opening soon. Compare all five paths.
Does an ADU raise my property taxes?
Yes. Typical assessment increase: 60–80% of the build cost. Your homestead exemption still applies to the primary residence; the ADU and its land share are assessed at full market rate.
How does an ADU affect my insurance?
Insurance typically rises $600–$1,000/year in Florida when you add an insured ADU.
Renting it out.
Can I rent it out?
Long-term rental (12+ month leases) is permitted in virtually every Florida ADU ordinance. Short-term rental (under 30 days) is regulated differently by city — some allow with a license, some restrict, some prohibit. A furnished one-bedroom backyard home rents long-term for $1,150–$2,200/month across Florida metros. Sidesuite comes unfurnished, so budget for furniture or expect lower rent unfurnished. Full rent math by metro.
How do I reserve a Sidesuite?
Start with Check My Lot: it's free and instant. Then join the waitlist on the home page and tick “Reserve my spot.” Reserving is $999, fully refundable, and charged only after your address passes. The team confirms with a site plan within 48 hours.
Still have questions?
Email us — we read every message and respond within 48 hours.