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A garage is
a shell.
An ADU is
a dwelling.

Garage-to-ADU conversion across South Florida. Turning a slab, three walls and a roll-up door into a legal, insulated, permitted dwelling means solving height, moisture, insulation, egress, utilities and parking — in that order, before any of it is worth finishing.

Check My Garage See the Conversion

Licensed, bonded & insured · CBC1265280
104 municipalities across 3 counties
Design-build: permitting & construction in-house

Miami-Dade · Broward & Palm Beach Counties

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Finished insulated and boarded wall corner inside the converted garage

13 34 00

Division 13 — Conversion

The garage is
the cheapest part
of the project.

You already own the slab, the walls and the roof. What you do not yet own is the ceiling height, the insulation, the egress window, the second bathroom waste line, the electrical capacity or the zoning approval — and those are what decide whether a conversion is straightforward or impossible.

Finished living space inside the converted garage with a level plank floor, boarded walls and recessed lighting

The completed interior: level floor, insulated and boarded walls, recessed lighting and conditioned air — none of which a garage starts with.

Almost every garage we survey can be converted physically. The question is whether it can be converted legally, and at what cost. A garage slab is usually poured lower than the house and often falls toward the door; the walls may be uninsulated block; the panel may have no spare capacity; and the lot may need to keep a parking space the garage currently provides.

So we start with a feasibility review — zoning, setbacks, lot coverage, parking, height, utilities and the flood map — before anyone draws a layout. It is a short piece of work and it is the difference between a project and an expensive discovery.

systems have to be added, not improved

A garage has no insulation, no conditioned air, no egress window and rarely enough electrical capacity. Conversion is addition, not renovation.

slab that usually needs levelling and a moisture barrier

Garage slabs are poured low and sloped to drain. Getting a level, dry floor is often the single largest hidden item in the budget.

value in finishing before the zoning answer is known

Setbacks, lot coverage, parking replacement and unit-count rules decide whether a conversion is permittable at all. That answer comes first.

New window in the converted garage seen from inside, set into the finished wall

13 34 19

Division 13 — what gets added

What a garage is missing

Six systems, in the order they have to be resolved. The first two decide whether the project happens; the rest decide what it costs.

Side elevation of the converted garage showing the flat parapet roofline and a level path to the entry

Zoning & permittability

Decides whether there is a project at all.

Whether an accessory dwelling is permitted on the parcel, what setbacks and lot coverage apply, whether the parking the garage provided has to be replaced elsewhere on site, and whether the association has its own rules. This is a records-and-code exercise, not a design one, and it comes first.

Suitability. Every conversion, without exception, before design begins.

Maintenance. None — but keep the approved set; it is what proves the unit is legal.

AnswersPermitted? Setbacks? Parking?

SourceMunicipal zoning + association

TimingBefore any layout is drawn

Risk if skippedA finished room that cannot be legalised

Level plank flooring running continuously through the converted garage interior

Floor level & moisture

The garage slab is the wrong height and the wrong slope.

Garage slabs sit lower than the house floor and fall toward the door for drainage. A dwelling needs a level, dry floor, so the slab is either self-levelled or a raised, insulated floor is built over it — and either way a moisture barrier goes between the slab and anything organic.

ProblemLow, sloped, damp slab

OptionsSelf-levelling or raised floor

AlwaysVapour barrier under the finish

Envelope & insulation

A garage wall is a weather barrier, not a thermal one.

Block walls get furring and insulation, the roof or ceiling gets insulated to the energy code, and the vehicle opening is closed with a framed, insulated wall carrying the new door and windows. That opening closure is the largest single piece of new envelope in the job.

WallsFurred and insulated

OpeningFramed, insulated, glazed

Governed byThe energy code

Egress, light & ventilation

A habitable room has requirements a garage never had.

Sleeping rooms need an egress opening of a minimum size and sill height, and habitable rooms need natural light and ventilation or a mechanical equivalent. In a converted garage this usually means new windows cut into block walls — structural work with a lintel, not just an opening.

BedroomEgress window, size and sill governed

Cut into blockNeeds a lintel

AlsoLight and ventilation minimums

Full bathroom added in the converted garage, with shower, vanity and WC

Plumbing & drainage

Usually the hardest service to add.

A kitchenette and a bathroom need supply, waste and vent. The waste is the constraint: it needs continuous fall to an existing main, which often means cutting and trenching the slab. Where the fall is not achievable, a pumped arrangement may be the only route.

ConstraintWaste fall to the main

Often needsSlab cut and trench

AlsoVent to atmosphere

Sleeping area in the converted garage with an egress window and plank flooring

Electrical, HVAC & metering

Capacity, not just outlets.

A dwelling needs its own circuits, smoke and CO detection, and enough service capacity to run cooking, cooling and a water heater. Cooling is normally a dedicated mini-split rather than an extension of the house system. Whether the unit is separately metered is a decision with long-term consequences.

Check firstExisting panel capacity

CoolingUsually a dedicated mini-split

DecideSeparate metering or not

Frameless glass shower with tiled walls and a mosaic floor in the converted unit

13 34 00

Project record 01 — craftsmanship

One conversion, inside and out

A completed Elbaz garage-to-ADU conversion, photographed after handover. From outside it reads as a small building rather than a garage with a door filled in — that is the whole test of a good conversion.

Completed garage-to-ADU conversion with a new entry door and window set where the vehicle opening was, finished in continuous stucco — The completed envelope: stucco finish, a new entry door and window set where the vehicle opening was, and a level path to the threshold.

The new entry, where the door used to be

The vehicle opening has been closed with a framed and insulated wall carrying a glazed entry door and a window. The stucco is carried across the whole elevation so no outline of the old opening remains.

09 91 00

Project record 01 — material analysis

It should not look converted

The measure of a garage conversion is whether a visitor can tell. Four decisions in this project are what make it read as a small building rather than as a garage with the door filled in.

Envelope

One stucco finish, wall to wall

The closed vehicle opening is finished in the same stucco as the original walls and carried across the whole elevation, with no change of plane or texture where the old opening was. That single decision removes the tell that gives most conversions away.

Openings

Windows placed by rule, not by symmetry

The new windows sit where egress, light and ventilation require them and are detailed with the same reveal and trim as the original openings. Because the detailing matches, the placement reads as intentional.

Floor

Level, dry and continuous

The finished floor runs at one level through the living space, hall and bedroom in a wood-look plank. In a garage that started lower than the house and sloped to the door, a floor that is simply flat and dry is a substantial piece of work.

Bathroom

Built to the same standard as the house

Tiled walls, a mosaic shower floor, frameless glass and a vanity — specified as a bathroom rather than as a garage washroom. It is the room that most signals whether a conversion was done properly or cheaply.

What none of the photographs show is the part that took the longest: confirming the unit was permittable, getting the waste to fall to the main, and insulating a block box to the energy code. The finishes were the easy part, and they always are.

Hall connecting the living space, bedroom and bathroom of the converted unit — The hall connecting living space, bedroom and bathroom.

Vanity and mixer in the bathroom of the converted garage — Vanity and fittings in the added bathroom.

13 34 23

Division 13 — conversion decisions

The conversion explorer

Seven decisions that shape a garage conversion, what each one changes, and where it usually bites in South Florida. All of it is in the page whether you open a panel or not.

03 54 00

Floor: level or raise

Self-levelling compound vs. a raised timber floor

The first physical problem in every conversion: a slab that is lower than the house and slopes to where the door used to be.

AppearanceBoth end level. A raised floor slightly reduces ceiling height; levelling compound does not.

DurabilityBoth permanent. The vapour barrier matters more than the method.

MaintenanceNone, if moisture was controlled at the outset.

SuitabilityLevelling suits a modest fall; a raised floor suits a large one or where services must run in the floor zone.

Cost influenceCompound is cheaper for small corrections; a raised floor costs more but can carry plumbing and insulation.

South FloridaSlab moisture is constant here. A barrier under any organic finish is not optional.

Common useSelf-levelling in most conversions.

Watch forCeiling height. Raising the floor eats the dimension you can least afford to lose.

Built-in closet formed within the new partition layout of the conversion

13 34 00

Project record 01 — pairings

Four places the conversion shows, or does not

Each row puts a wide view beside the detail it depends on, all from the same documented conversion. No second project is mixed in.

All trades closed out, final building inspection passed and the certificate issued for the new dwelling.

Quality check

Closeout file with the approved set, approvals and warranties handed over.

Prevents

An unfinished permit that surfaces years later at sale.

Rear corner of the converted garage with new window openings and finished stucco

01 31 00

Division 01 — approvals

Zoning, permits and the questions that come first

A garage conversion is a change of use as well as a construction project. The planning questions are genuinely harder than the building ones.

Questions that decide feasibility

Is an accessory dwelling unit permitted on this parcel at all?
Does the garage sit inside the required setbacks for habitable space?
Does converting it push the parcel over its lot-coverage limit?
Must the parking the garage provided be replaced elsewhere on the lot?
Does a community association or deed restriction prohibit it independently?

Questions that decide cost

Can the bathroom waste reach an existing main by gravity?
Does the existing electrical service have capacity for another dwelling?
Is the ceiling height sufficient after the floor and insulation build-up?
Is the parcel in a flood zone with a finished-floor requirement?
Will the unit be separately metered?

Rules vary by municipality

There are 104 municipalities across the tri-county area and accessory-dwelling rules are genuinely local. What is routine in one city is prohibited in the next, so the answer for your parcel has to be checked for your parcel.

Change of use

A garage is not habitable space, so conversion is a change of use and brings habitability requirements with it: height, light, ventilation, egress, insulation, detection and conditioned air.

Product approvals

New windows and exterior doors are regulated products in South Florida exactly as in new construction — impact rated, approved, and installed to the anchor schedule in the approval.

Flood zone

If the parcel carries a finished-floor requirement, converting a low garage slab into habitable space can be constrained or, occasionally, ruled out entirely.

Energy compliance

The converted envelope has to meet the energy code. That is what drives insulation of the walls and roof deck and the specification of the glazing.

Association approval

Where an association has jurisdiction its approval is separate from and additional to the municipal permit, and it often has the longer calendar.

Inspections

Structural, rough-in and insulation inspections all happen before concealment, in sequence. Insulation is the one most often forgotten in a conversion programme.

Closeout and legality

The certificate at the end is what makes the unit legal. It is also what a future buyer, appraiser or insurer will ask to see.

We do not promise timelines here. Zoning research, association approval and municipal review all vary. We give a written feasibility answer for your specific parcel first, then a programme, before you commit to construction.

01 25 00

Division 01 — substitutions

Three conversion decisions worth understanding

Each is a real trade-off, and the right answer depends on your parcel rather than on a general rule.

Compared onFull ADUConverted room

What it is

An independent dwelling with kitchen, bathroom and its own entrance.

Habitable space connected to the house, without independent cooking facilities.

Approval

Turns on whether accessory dwellings are permitted on the parcel.

Generally simpler, since no new dwelling unit is created.

Services

Full plumbing, dedicated circuits, cooling and often separate metering.

Lighter: usually cooling and circuits, sometimes a bathroom.

Cost influence

Substantially higher — the kitchen and bathroom carry the cost.

Materially lower.

Rental use

Can normally be let where the zoning permits it.

Not an independent tenancy.

Valuation

Usually recognised as additional dwelling area.

Adds finished area, not a unit.

Best use

Rental income, multi-generational living, a genuinely independent guest suite.

Home office, gym, studio, teenager's room.

Limitation

Zoning may simply not allow it on your parcel.

Cannot be occupied as a separate residence.

07 21 00

Technical record — drawn, not photographed

From garage wall to dwelling wall

The conversion happens inside the wall and under the floor, where no photograph of a finished room can reach. This section draws it.

Drawn diagram, produced for this page. It is a generic illustration of a typical garage-to-dwelling wall and floor build-up and of the approval sequence — not a detail for any specific project, and not a photograph of completed work.

Existing block wall

The garage shell: structural and weather-resisting, but with no thermal or vapour performance at all.

Furring & insulation

Battens fixed to the block carrying insulation, sized to meet the energy code without eating more room than necessary.

Air sealing & vapour strategy

In this climate the priority is keeping humid outside air out of the assembly, not keeping cold out.

Board, tape & finish

The visible internal surface, and the point at which the insulation inspection must already have passed.

Slab, barrier & levelling

The existing slope removed and a moisture barrier placed between the slab and any organic floor finish.

Finish floor

A continuous level surface through every room, with thresholds detailed rather than improvised.

01 · Zone

Confirm an accessory dwelling is permitted on the parcel.

02 · Measure

Height, slab level, waste main, panel capacity, flood map.

03 · Design

Layout, egress, energy compliance and product approvals.

04 · Permit

Submit, answer comments, receive the approved set.

05 · Build

Close the opening, level the floor, run services, insulate, finish.

06 · Certify

Inspections closed and the certificate issued for the dwelling.

01 21 00

Division 01 — allowances

What moves the number, and what it becomes

No fixed prices are published here. A conversion is priced from its parcel and its constraints, and two identical-looking garages can differ enormously.

What moves the number

Whether it is permittable at all

The zoning answer is free to obtain and decides everything downstream. Get it first.

Bathroom drainage

Whether the waste can reach a main by gravity, and whether the slab has to be cut and trenched, is usually the single largest variable.

Electrical capacity

If the existing service cannot carry another dwelling, a service or panel upgrade is a significant additional package.

Ceiling height

Recovering height — exposing structure, insulating above the deck, or lowering the slab — is expensive and sometimes impossible.

Envelope work

Closing the vehicle opening, cutting new openings with lintels, and insulating walls and roof to the energy code.

Kitchen specification

A full kitchen carries supply, waste, circuits and extraction. A kitchenette is materially less.

Parking replacement

Where the zoning requires a replacement space, new paving is a real cost and can interact with impervious-area limits.

Flood and elevation

A finished-floor requirement on the parcel can add substantial work or change the approach entirely.

What happens after issue

Expected life

A properly converted, insulated and permitted unit is ordinary building fabric and lasts like the rest of the house.

What needs attention

The mini-split needs servicing, and if the drainage is pumped rather than gravity that pump is a serviceable item with a finite life.

Moisture

The commonest long-term complaint in a converted garage is humidity. Running the cooling and any extraction properly is what prevents it.

Insurance and valuation

A legally permitted unit with a certificate is treated very differently from an unpermitted conversion, by both insurers and appraisers.

Resale

The approved drawing set and the certificate are the documents that make the additional living area count at sale. Keep them together.

13 34 00

Project record

What the finished conversion shows

The sequence is assembled from photographs of one completed Elbaz conversion, taken after handover.

No trace of the opening

The stucco runs continuously across the elevation where the roll-up door used to be. That is the clearest test of a conversion done properly.

Openings placed by code

The windows are where egress, light and ventilation require them, detailed to match the original reveals.

A floor that is simply level

Unremarkable to look at, and one of the largest hidden items in converting a sloped garage slab.

A real bathroom, not a washroom

Tiled, tanked and fitted to the same standard as the house — the room that most signals how the conversion was done.

Questions we are actually asked

It depends entirely on your parcel. There are 104 municipalities across Miami-Dade, Broward and Palm Beach and accessory-dwelling rules are genuinely local — what is routine in one city is prohibited in the next. Setbacks, lot coverage, parking replacement and whether an association has jurisdiction all matter. We check your specific parcel before any design work starts, because that answer decides whether there is a project.

Often yes. Many jurisdictions require the off-street parking a garage provided to be replaced elsewhere on the lot. That usually means a new pad or a widened driveway, which is a real cost and can also interact with impervious-area and drainage limits. It is one of the first things we check.

That is the dimension that most often kills a conversion. Habitable rooms have a minimum ceiling height, and both the floor build-up and the ceiling insulation eat into what you start with. We measure it at survey rather than assuming, because discovering it at framing stage is extremely expensive.

Because the waste needs continuous fall to an existing main. On slab-on-grade construction that frequently means cutting and trenching the slab, and where the fall simply is not achievable a pumped arrangement may be the only route. It is usually the single largest variable in the budget.

Almost always. Garage slabs are poured lower than the house floor and deliberately sloped toward the door to drain. A dwelling needs a level, dry floor, so the slab is either self-levelled or a raised floor is built over it — and a moisture barrier goes in either way, because slab moisture is constant in this climate.

Yes. New exterior windows and doors in a conversion are regulated products exactly as in new construction: impact rated, carrying a current product approval, and installed to the anchor schedule that approval is conditional on. Cutting a new opening into a block wall also needs a lintel over it.

Sometimes, if a load calculation shows genuine spare capacity. Often it does not, and a panel or service upgrade is required. Whether you meter the unit separately is a separate decision — separate metering suits long-term letting, while sub-feeding from the house is usually fine for family occupation.

It is a common situation and it is resolvable, but it has to be dealt with honestly. Depending on what was built and how, the route may be a retroactive permit with opening-up for inspection, remedial work to bring it to code, or reversion. We will tell you what we find rather than building on top of it.

Qualifications

Why bring the conversion to us

Licensed general contractor

CBC1265280 — licensed, bonded and insured, and accountable for the permitted result, not just the finishes.

Feasibility before design

We check zoning, setbacks, parking and association restrictions on your parcel before anyone charges for a layout.

Permitting in-house

The same team that draws it files it and answers the review comments, across 104 municipalities.

We measure the hard things first

Ceiling height, slab fall, waste main and panel capacity — the four constraints that decide cost — are established at survey.

Product approval discipline

New windows and doors matched to current approvals and installed to their anchor schedules, exactly as on new construction.

Honest about unpermitted work

If a previous conversion was never permitted we will tell you what that means rather than quietly building over it.

One contract through to certificate

Design, permitting, construction and inspections under one contractor, ending with the certificate that makes the unit legal.

Documented handover

Approved drawings, product approvals, warranties and the certificate handed over as one file.

Verified Google reviews

What clients say

Published reviews from the company Google Business Profile, quoted as written.

Redid my whole bathroom and kitchen. Great service - Great quality - very quick - very professional !! Highly recommended!

Adir Davidov

Amazing experience with the entire company! They did a great job in my house for some work that needed to be completed, and I am extremely happy with the result. Super professional & great service. I highly recommend Elbaz Construction.

Mia Zafrani

I highly recommend them for home improvement. They renovated my master bathroom and a few upgrades for other guest bathrooms. They are very professional, courteous and transparent. They are great at communicating and finding ways to streamline the work. Sean has impeccable project management and customer relationship management skills. Very pleased with the work!

Omri B

Needed remodeling of my master bathroom in my house. After calling around and dealing with a bunch of unexperienced companies I found Elbaz construction and gave them a call. Just from the ease of communication and friendly talk I've had with the owner I knew this was going to be the company I was going to hire. They came 2 days later and started remodeling my bathroom and knocked it out in a timely manner. Great service, great communication, and amazing work. Will definelty refer and reuse this company for any future remodeling I might need.

Itzick Manasherov

They are amazing! Very professional. Met my exact requests with so much patience and knowledge. They renovated my whole house and the whole process was such a breeze. I highly recommend them!

Lee Morali

We hired them to renovate our investment property and they provided exceptional quality service for an affordable price!

Shir Partush

Read every review on Google

00 31 00

Service Areas

Proudly serving homeowners across Miami-Dade, Broward and Palm Beach

(754) 236-0675

104 municipalities across three counties — and we hold the licence to build in all of them. Not sure about your address? Ask us.

New windows cut into the block wall of a converted garage, with matching stucco reveals

00 00 01

Start here

Send us the address.
We will tell you
if it is possible.

A conversion conversation starts with the parcel, not with a layout. Give us the address and roughly what you want the unit to do, and we will come back with whether it is permittable, what the hard constraints are, and what would have to happen.

What happens next

Within one business day

A named person calls you back — not an automated sequence.

First conversation

The address, the garage dimensions, whether an association has jurisdiction, and how you intend to use the unit.

What we send

A feasibility answer on zoning and the physical constraints, then a written scope if it is viable.

No obligation

The feasibility conversation is free and does not commit you to anything.

Useful to have ready

The property address or folio number
Rough internal dimensions and ceiling height of the garage
Whether an HOA or deed restriction applies
Whether you want a full kitchen or a kitchenette
Photographs of the garage inside and out

LicenceCBC1265280

CoverBonded & insured

AreaMiami-Dade · Broward · Palm Beach

RoleZoning, permitting & construction

Thanks — that came through.

Your enquiry has been sent to the Elbaz Construction team. A member of the team will call you back within one business day.

A garage isa shell.An ADU isa dwelling.

The garage isthe cheapest partof the project.

What a garage is missing

Zoning & permittability

Floor level & moisture

Envelope & insulation

Egress, light & ventilation

Plumbing & drainage

Electrical, HVAC & metering

One conversion, inside and out

The new entry, where the door used to be

It should not look converted

One stucco finish, wall to wall

Windows placed by rule, not by symmetry

Level, dry and continuous

Built to the same standard as the house

The conversion explorer

Floor: level or raise

Ceiling height

Insulation strategy

Egress & new openings

Drainage strategy

Kitchen or kitchenette

Parking replacement

Four places the conversion shows, or does not

Where the door was

Where the floor was sloped

Where there was no bathroom

Where there was no bedroom

Ten stages, and the two that decide everything

Zoning & feasibility review

Survey & constraints

Layout & egress planning

Drawings & permit submittal

Demolition & opening closure

Slab preparation & moisture

Services rough-in

Insulation, boarding & inspection

Finishes & fit-out

Final inspections & certificate

Zoning, permits and the questions that come first

Questions that decide feasibility

Questions that decide cost

Rules vary by municipality

Change of use

Product approvals

Flood zone

Energy compliance

Association approval

Inspections

Closeout and legality

Three conversion decisions worth understanding

From garage wall to dwelling wall

Existing block wall

Furring & insulation

Air sealing & vapour strategy

Board, tape & finish

Slab, barrier & levelling

Finish floor

What moves the number, and what it becomes

What moves the number

Whether it is permittable at all

Bathroom drainage

Electrical capacity

Ceiling height

Envelope work

Kitchen specification

Parking replacement

Flood and elevation

What happens after issue

Expected life

What needs attention

Moisture

Insurance and valuation

Resale

What the finished conversion shows

No trace of the opening

Openings placed by code

A floor that is simply level

A real bathroom, not a washroom

A garage is
a shell.
An ADU is
a dwelling.

The garage is
the cheapest part
of the project.

Send us the address.
We will tell you
if it is possible.