Free ADU Feasibility Study in Waldorf, MD

Know Before You Spend: The Free Feasibility Study

Before you spend a dollar on plans, know the truth about your lot. We check zoning, setbacks, septic, access, and HOA rules — free — and give you a straight yes, no, or maybe.

Free on-site estimates · No-pressure advice · Waldorf and Charles County, MD

Get a free estimate

Get your free feasibility study — lot, zoning, septic, and HOA checked before you spend a dollar.

What we check

A feasibility study is a reality check for your lot. Here's every item on it:

Lot size and setbacks

We measure what's actually there and compare it to the county's published draft rules. Under the draft: on lots under 3 acres, a detached ADU can be up to 1,000 sq ft or 75% of your house's floor area, whichever is smaller — and it must sit at least 6 feet behind your home's front building line, 6 feet from side and rear property lines, and 6 feet from other buildings. On 3+ acres the 1,000-sq-ft cap drops off (75% still applies) and the ADU just needs to be at least 50 feet from any public road right-of-way. Maximum two bedrooms, and one ADU per lot.

Sources: Charles County Bill 2026-06 / ZTA 25-189 (published draft), §§3.01.700.F, G, E; §3.01.700.H.

Zoning district

The draft rules allow attached or detached ADUs in any district where single-family detached homes are allowed — including Waldorf Central. We confirm your district from county records.

Sources: Charles County Bill 2026-06 / ZTA 25-189 (published draft), §3.01.700.A.

Septic and well — the make-or-break item

In Charles County, the health department must approve your water supply and sewage disposal before any building or ADU permit is issued. On septic, adding bedrooms counts as new construction for the county's sizing math — and the Planning Commission itself warns that septic limits may constrain some rural lots. The county's exact septic sizing numbers for ADU bedrooms are not published, so this is the item we chase with the Health Department directly rather than guessing.

Sources: Charles County Bill 2026-06 / ZTA 25-189 (published draft), §§3.01.700.D, J; county staff guidance; due-diligence report (septic sizing numbers unverified — ask the Health Department at 301-609-6751).

Access and utilities

We check how vehicles reach the site and whether water, sewer, and power can serve the ADU. State law says the utility can't make you buy a separate water/sewer connection if your existing one can handle the load, and can't charge a connection fee for tying in — a shared meter is allowed.

Sources: §4-507 (Chapter 197 of the 2025 Laws of Maryland (HB 1466/SB 891)).

HOA rules

Many Waldorf subdivisions have HOAs with private covenants the county won't override. See below — this one surprises people, so it gets its own section.

How it works

You call or send the form. We visit your lot, take measurements, and check county records on zoning and permits. Then you get a written summary in plain English: yes, no, or maybe — plus what type of ADU fits your lot and what the risks are. A Silver Spring builder (UP Craftsmen) publishes a free feasibility study offer too; it's becoming the honest standard in this business, and it's ours from day one.

What you get

A straight yes, no, or maybe for your address
Which ADU types fit your lot (detached, attached, conversion, basement)
The risks — septic, setbacks, HOA — named in plain English
What the next step would look like, if there is one

Your HOA gets a vote too

Maryland law says your HOA can't unreasonably limit your ADU — nothing that drives the cost way up or blocks the project in practice. But the HOA still has teeth: it can ban short-term rentals of the ADU, and it can treat the ADU as a separate lot for dues and voting. The county's own staff position is "HOA guidelines apply" — the county won't overrule your neighborhood's private covenants. Read your CC&Rs before you pay for plans, and get the HOA's architectural approval in writing early. Sources: Real Property §2-126 (Chapter 197 of the 2025 Laws of Maryland); Charles County staff briefing to the Board of County Commissioners, April 28, 2026.

Check it yourself — or skip the homework

Don't take our word for any of this. Zoning and permit questions: Charles County Planning & Growth Management, 301-645-0692. Well and septic questions: Health Department, Division of Environmental Health, 301-609-6751. The county's published draft rules are Bill 2026-06 / ZTA 25-189 ("Flexibility for Accessory Dwelling Units"); the state law is Chapter 197 of the 2025 Laws of Maryland (HB 1466/SB 891).

Or skip the homework: call (240) 222-5082 and we'll walk your lot free and tell you what your county allows — before you spend a dollar.

Questions homeowners ask us

What exactly do you check?

Lot size and setbacks against the county's draft rules, your zoning district, septic and well capacity (with the health department first, before any permit), vehicle access, utilities, and your HOA covenants. You get a written yes/no/maybe summary.

How long does the study take?

The lot visit itself is short — usually under an hour. The written summary follows after we check county records. We don't promise a number of days, because the county answers some questions on its own clock.

Is it really free — what's the catch?

No catch. If the study says your lot works, we'll offer to design and build it, and you can say yes or no. If it says no, you keep the summary free. UP Craftsmen, a Silver Spring builder, publishes the same free offer — it's becoming the honest standard.

What if the answer is no?

You get the reason in writing — usually setbacks, septic capacity, or HOA rules. Some "no" answers are really "not this design" (an attached unit may fit where a detached one won't), and we'll say so when that's true.

Should I bring my survey or plat?

If you have one, yes — it speeds everything up. If you don't, don't worry. We measure what's there and pull county records either way.

What happens after you reach out

No mystery, no sales script. Here is the whole path from first call to move-in day.

1You reach outCall or send the form. Tell us about your lot and what you want the space for — a parent, rental income, a home office.

2We walk your propertyFree visit. We check setbacks, access, slope, trees, and utilities, and tell you honestly what fits.

3You get a plan and a priceA site plan and a written estimate for your lot. No pressure, no obligation, no fine print.

4Permits, then buildWe handle the Charles County paperwork and follow-ups. Then our partner builders build it.