The 20 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.
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. Tooly is a detached prefab ADU — 264 sq ft, hurricane-rated, furnished and finished.
The Tooly unit itself is $85,000 fixed — including delivery, furniture, appliances, and finishes. Installed all-in on a typical Florida lot, expect $97,000–$131,000 once you add permits, site work, and utility tie-ins. Full breakdown here.
The unit delivered to your lot: hurricane-rated structure (concrete walls, steel roof), full interior finishes, kitchen with appliances, bathroom with fixtures, sleeping area, living area, and furniture — bed, sofa, table, chairs, window treatments. You can move someone in the day it's hooked up.
Site work and lot-specific costs: permit fees, site preparation, foundation pad, water/sewer/electrical tie-ins. Handled by you or your local contractors. Typical range: $20,000–$40,000 depending on your lot.
Yes. Tooly's $85,000 unit price is fixed. The variable piece is what's specific to your lot — permits, foundation, utility tie-ins — paid to your city and local contractors, not to Tooly. We never invoice change orders on the structure.
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. Pending state legislation (HB 313) would make ADUs by-right statewide as soon as December 2026. Full legal breakdown.
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.
Tooly provides the architectural and structural drawing package needed for the permit application. Submission to your city, payment of fees, and scheduling of inspections is handled by you or your local general contractor.
Possibly. Florida HOAs can restrict ADUs through deed covenants even when the city permits them. HB 313 includes language limiting HOA discretion, but the final bill is still moving. Check your HOA's deed restrictions before applying.
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.
Tooly is engineered to the Florida Building Code with a Category 5 wind rating. The hurricane-rated steel structure with on-site poured concrete exceeds FBC requirements in all Florida wind zones, including Miami-Dade's high-velocity hurricane zone (HVHZ).
From contract to move-in: 15–22 weeks. Breakdown: 6–10 weeks for permit review, 4–6 weeks for unit fabrication (often overlapping with permitting), 2–3 weeks for site prep and foundation, 1–2 weeks for delivery, install, and inspections.
10-year structural warranty on the concrete shell and steel roof, plus standard manufacturer warranties on appliances and fixtures. Florida Building Code certification covers wind, seismic, and life-safety compliance.
A physical showroom is coming. Until then, the website renders show the unit's exterior and interior, and we can arrange a video walkthrough on request. Email contact@toolystructures.com to schedule.
Florida only, for now. Florida's hurricane-zone building code, ADU-permissive state framework, and our Miami operations make it our exclusive launch market. Expansion to other Gulf states is planned for 2027.
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. Compare all five paths.
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.
Insurance typically rises $600–$1,000/year. Tooly's concrete-and-steel construction qualifies for the best wind-mitigation discount tier, which partially offsets the increase.
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 Tooly rents long-term for $1,200–$2,200/month across Florida metros. Full rent math by metro.
Use the Reserve form on the homepage. Tell us your email, city, and how you plan to pay. We respond within 48 hours with a free desktop review of whether a Tooly is legal on your lot.