Board of Adjustment (BOA) Variances & Special Exceptions in Orange County, FL
When the code almost fits: setback, width and coverage variances, and ADU special exceptions. We handle the Orange County side, from Orlando to Horizon West, with the Orange County Zoning Division and the city offices where the parcel sits inside city limits.
A decided variance or special exception, with any conditions summarized for your permit set.
Why people call us for variances & special exceptions in Orange County
Your plan misses by a few feet
Setback, width and coverage variances for the house, addition or ADU you actually want.
Your permit was rejected over a setback
We find out exactly what relief the code allows and ask for it.
You want an ADU where it needs a special exception
We prepare the case and present it at the hearing.
What matters for this in Orange County
Variances in unincorporated Orange go to the Board of Zoning Adjustment, whose recommendation goes on to the BCC. Neighbor notice and the hardship narrative carry most of the weight.
Orange County parcels carry overlays a quick zoning lookup misses: the Wekiva Study Area in the northwest, the Econlockhatchee River protection corridor in the east, and Rural Settlement boundaries that cap density regardless of the zoning district. The Environmental Protection Division (EPD) conservation-area and tree rules decide how much of a wooded lot is actually buildable.
Want the jurisdiction and flood zone first? Run a free property snapshot.
5 steps, start to finish
What relief you need
We read the code against your plan and pin down exactly what has to change.
Build the case
Hardship narrative, survey exhibits and photos.
Notify the neighbors
The notice package the county requires, mailed and posted.
Board hearing
We present and answer questions.
Decision into the plans
Any conditions go straight onto your permit set.
The scope, in writing
- Hardship variance filings (setbacks, lot width, lot coverage)
- Accessory Dwelling Unit (ADU) special exceptions
- Legal non-conforming status certifications
- Neighbor notification packages
- Board of Adjustment public hearing presentation
What you receive
A decided variance or special exception, with any conditions summarized for your permit set.
Your scope and estimated fee
Add-ons are optional. Third-party costs are never on this receipt: those are quoted first and paid directly to the provider.
Every dollar you pay us comes back when we build.
When you build your home, ADU or garage with Brightview Homes, every dollar you paid Brightview for due diligence, entitlements and demolition coordination is credited back against your construction agreement. Pre-construction fees are credited in full against the construction contract price at signing.
- Applies to full-cycle building agreements (a home on your lot or custom home, a turnkey ADU, or a custom detached multi-car garage or workshop) with a contract value of $100,000 or more.
- Fees are earned as each filing, audit or field visit is completed and are not refundable. The credit is applied against the final construction draw or the pre-construction contract balance, never paid out in cash.
- Credits stay valid for 12 months from delivery of the completed work or permit closeout.
The credit covers Brightview's fees. Surveyor, engineer, attorney and government fees are paid directly to those providers and are not part of the credit.
Straight answers
How much does a Variances & Special Exceptions cost in Orange County?
Brightview's fee is $3,850. Prices shown are Brightview's fee. Surveyor, engineer, attorney and government fees are quoted in writing before anything is ordered and paid by you directly to the provider, never marked up. If you go on to build with us, Brightview's fee is credited toward the construction agreement under the build-credit terms.
Who approves a Variances & Special Exceptions in Orange County?
In unincorporated Orange County, the Board of Zoning Adjustment (BZA) hears it.
How long does it take in Orange County?
Typically 2 to 4 months. The proposal gives a schedule for your parcel before you commit.
Is any of this free?
The property snapshot is free because it only reads public records. Every service on this menu is a paid, defined scope, and Brightview's fees are credited toward the construction agreement if you build with us.
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Get this scope quoted in Orange County
Send the address or parcel ID. A real person replies within one business day with a written proposal. Nothing is ordered and nothing is charged until you approve it.
Prefer Spanish? Our team works with you in English or Spanish, from the county board to the permit counter.
- Variances & Special Exceptions