Dallas ADU Permit Guide: What Your Lot Allows and How to Get Approved
In the City of Dallas, a backyard unit with its own kitchen usually needs a special exception from the Board of Adjustment, unless your lot sits in an ADU overlay. University Park allows ADUs for family members without that step. Highland Park doesn't allow kitchens in detached buildings. We check your lot for free and tell you which path you're on.
By Ryan Huston, Co-Owner, Estate ADU · Updated Oct 30, 2026
Most people who call us have heard "you can't build that here" from someone. Sometimes that's true. Often it just means the builder didn't know the path. This guide walks through the rules in plain English, so you know what you're up against before you spend a dime.
The Quick Answer, by City
City of Dallas
Can I build a backyard unit?
Yes. With a kitchen, it usually needs a Board of Adjustment special exception or an ADU overlay
Can it have a kitchen?
Yes, once approved
Who can live there?
Family (or a renter, with owner on site and a deed restriction)
Can it be rented?
Only with a special exception, owner on site
Main hurdle
Board of Adjustment hearing
University Park
Can I build a backyard unit?
Yes, by right
Can it have a kitchen?
Yes
Who can live there?
Immediate family or full-time household employees
Can it be rented?
No
Main hurdle
Deed restriction + placement rules
Highland Park
Can I build a backyard unit?
Yes, as an accessory building
Can it have a kitchen?
No
Who can live there?
Household employees only (servants' quarters)
Can it be rented?
No
Main hurdle
No kitchen. An attached in-law wing is usually the better path
City of Dallas ADU Rules in Plain English
Dallas zoning gives a single-family lot one home by right. A second unit with its own kitchen counts as a second dwelling. To build one, you need one of two things:
- A special exception from the Board of Adjustment. This is a public hearing. Your neighbors get notice, and a panel votes. The filing fee is about $600, plus notice signs.
- An ADU overlay. Some neighborhoods have petitioned for an overlay that allows ADUs without the hearing. Most Dallas lots aren't in one.
The city has two versions of a second unit:
- Additional dwelling unit. For family or guests. It can't be rented, and the property gets a deed restriction saying so.
- Accessory dwelling unit (rentable). The owner has to live on the property, and the deed gets restricted to require that.
How big can it be? Outside an overlay, each accessory building can be up to 25% of the floor area of your main house. All accessory buildings together can be up to 50%. So a 2,000 sq ft house usually gets up to 500 sq ft. Inside an ADU overlay, the limit is 700 sq ft or 25% of the house, whichever is bigger. The Board can approve more. On our Richmond Ave pool house, it did.
Other Dallas rules to know:
- Height. No taller than your main house.
- Setbacks. How far you stay from the property lines. Small units can often sit 3 feet from the rear and side lines when they're short and in the back of the lot. Taller units follow your zoning district's setback.
- Parking. The Board may require one extra off-street space.
- Looks. Roof pitch and windows have to be compatible with the main house.
Can I skip the hearing? Sometimes. A pool house, office or studio without a kitchen can often go straight to a building permit, as long as it fits the size and setback rules. Adding a kitchen later changes that, so plan it right the first time.
Building in a Dallas Conservation District
Lakewood, the M Streets and many other older Dallas neighborhoods are conservation districts. (A few, like Junius Heights, are historic districts with even stricter review.) Each one has its own ordinance. Most set rules on setbacks, height, roof form and materials for new work, especially what you see from the street.
That means your plans get a district review before the building permit. A design that matches the original house usually moves faster. We draw it that way from the start. More on building in Lakewood & East Dallas.
University Park ADU Rules
University Park allows ADUs on single-family lots. The rules are clear, but strict:
- Only immediate family or full-time household employees can live there.
- No renting, and no separate utility meters.
- A kitchen and bathroom are allowed.
- You file a deed restriction (approved by the city attorney) before the building permit.
- Detached buildings go in the rear half of the lot, at least 3 feet from side and rear lines, and 6 feet from the house.
- The house plus accessory buildings can't cover more than 50% of the rear half of the lot.
More on building in the Park Cities: Highland Park & University Park.
Highland Park Rules
Highland Park is the strictest of the three. An accessory building in a residential district can't have a kitchen and can't be rented. Living quarters out back are limited to household employees who work on the property.
For most Highland Park families, the better path to room for a parent is an attached suite: a home addition with its own entry. Detached buildings sit in the rear yard, at least 3 feet from side lines and 10 feet from the house.
How the Permit Process Works, Step by Step
- 01
Lot check
We look up your zoning, overlays, conservation district and lot size. You find out which path you're on before you pay for design.
- 02
Design and site plan
Our architect draws a unit that fits the rules, or one worth asking the Board for.
- 03
Board of Adjustment (Dallas, if needed)
We file the application, post the signs, meet with neighbors when it helps and present at the hearing.
- 04
District review (if you're in a conservation district)
Plans get checked against the district's standards.
- 05
Building permit
The city reviews the full plans. Permit and filing fees often run $2,000 to $5,000 all in. See what an ADU costs in Dallas.
- 06
Inspections
Foundation, framing, plumbing, electrical and final.
- 07
Certificate of occupancy
The city signs off and you get the keys.
How long does it take? We'll give you a realistic range for your lot, but nobody can promise the city's calendar.
What Might Change
Dallas is rewriting its development code. ADU rules could change as part of that, with adoption expected in late 2026 or early 2027. A statewide bill to allow ADUs by right (SB 673) died in the 2025 session. We'll update this page when anything passes.
FAQ
Frequently Asked Questions
Do I need a permit to build an ADU in Dallas?
Yes. Every ADU needs a building permit. Most units with a kitchen also need a Board of Adjustment special exception, unless the lot is in an ADU overlay.
Can I build an ADU without going to the Board of Adjustment?
Sometimes. If your lot is in an ADU overlay, or the building has no kitchen and fits the size rules, you can often go straight to a building permit.
What if the Board says no?
We'll tell you your odds before you file. If a hearing looks unlikely to pass, we'll show you other options, like a smaller unit, an attached suite or a garage conversion.
How big can an ADU be in Dallas?
Usually up to 25% of your main house's floor area without extra approval. Overlays allow up to 700 sq ft or 25%, whichever is bigger. The Board can approve more.
Can I convert my garage into an ADU without a hearing?
A garage conversion with a kitchen follows the same rules as a new ADU. You may also need to replace the lost parking. See garage conversions.
Is this legal advice?
No. Rules change and every lot is different. Use this guide to know what to ask, then let us check your lot.
Start here
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