frequently asked questions

In the greater Seattle area, the typical cost to build an ADU is approximately $350 to $450 per square foot. This price includes construction labor and rough materials — framing, structural work, and core building systems. It does not include finish materials like flooring, paint, kitchen and bathroom materials, fixtures, or appliances. The total cost depends on size, site conditions, permit requirements, and the level of finishes chosen.

An ADU (Accessory Dwelling Unit) is a secondary living unit on the same property as the main house — it can be attached, built inside the home (such as a basement unit), or detached. A DADU (Detached Accessory Dwelling Unit) is a specific type of ADU that is completely separate from the primary residence, typically built as a standalone backyard cottage or small independent structure with no shared walls.

In the Seattle area, building a backyard cottage typically takes about 8 to 14 months from start to finish. This includes permitting, site preparation, construction, and final inspections. For a standard DADU around 1,000−1,500 sq ft, the construction timeline is usually around 8 months. A larger project of around 3,000−3,500 square feet can take closer to 14 months, because it would need to be permitted not as a DADU, but more like a townhouse-type structure. The permitting process for that typically takes longer, and the construction itself also takes additional time, depending on design complexity, site conditions, and city permit review timelines.

Yes — in Seattle you can legally rent out your ADU (long-term or short-term), as long as it is properly permitted and registered. ADUs are allowed as rental units under Seattle zoning and building codes. There is no owner-occupancy requirement, meaning you do not need to live in the main house or the ADU in order to rent it out.

Yes — building an ADU typically increases property value because it adds additional livable square footage, creates a rental income stream, and makes the property more attractive to buyers looking for multi-generational housing or investment opportunities. In high-demand markets like Seattle, an ADU can significantly improve resale value by turning a single-family lot into a more flexible, income-producing property.

Yes — we manage the full permitting and city approval process for ADU, DADU, and extension projects. This includes preparing all required documentation, coordinating with architects and engineers, submitting plans to the City of Seattle, and guiding the project through plan review, inspections, and final approval to ensure full compliance with building codes and regulations.

There are several financing options commonly used for ADU and DADU projects in Seattle — including home equity loans (HELOC), cash-out refinancing, and construction loans. The right option depends on your current equity, credit profile, and how you plan to use the unit. We work with trusted local lenders who specialize in ADU and home improvement financing and can connect you with the right person based on your situation. Just bring it up during your free consultation and we'll point you in the right direction.

Yes — in many cases, you can legally convert an existing garage into an ADU in Seattle, as long as the structure meets current zoning, building code, and safety requirements. The garage must be permitted, upgraded for insulation, plumbing, electrical, and egress, and approved through the city's plan review and inspection process. Feasibility depends on property layout, utility access, and Seattle ADU regulations. We assess this during your free consultation.

Under Seattle's 2025 zoning updates (HB 1337 and HB 1110 compliance), you can build up to two ADUs per lot that contains a principal dwelling unit. Both can be detached (two DADUs), or any combination of attached and detached. Some lots near major transit stops can accommodate up to 6 total units. Two DADUs can even be located in the same structure. ADUs count toward overall density limits.

Standard: 5-foot setback from side and rear property lines. If your property borders a back alley, you can build with zero setback on the alley side. Front setbacks follow standard zoning rules. When a DADU exceeds 18 feet in height, Seattle requires increased setbacks from property lines. These requirements apply across all NR zones (NR1, NR2, NR3, and RSL zones).

No. Seattle eliminated off-street parking requirements for ADUs in both the 2019 reforms and 2025 updates. You can choose to include parking, but the code doesn't require it. This reduces construction costs, makes projects feasible on smaller lots, and promotes transit-oriented development.

Each ADU can be up to 1,000 sq ft of gross floor area in most NR zones. The actual buildable size also depends on your lot's Floor Area Ratio (FAR up to 1.2 depending on zone) and lot coverage limits. Conversions of existing structures (basements, garages) may exceed the 1,000 sq ft limit. Minimum lot sizes no longer apply for ADUs.

Yes. Under the 2025 rules, DADUs can be up to 32 feet tall in Neighborhood Residential zones and up to 40 feet in other areas. The ridge of a pitched roof can extend an additional 5 feet above the height limit within a 4:12 sloped envelope. This means two-story DADUs are now fully possible and increasingly popular for maximizing space on smaller lots.

The installation cost for a standard kitchen with approximately 20 cabinets and around 50 sq ft of countertop is $24,900, including all required plumbing and electrical work as well as painting. Flooring and all finish materials (cabinets, countertops, fixtures, appliances) are not included and will be selected separately by the client. Kitchen remodel costs in Seattle run 15−20% above the national average due to labor rates, permitting requirements, and the age of most homes.

Most kitchens are complete in 8−10 weeks. Our process includes a detailed design consultation, 3D renderings, transparent pricing, and a realistic timeline. We coordinate all trades — cabinet installers, countertop fabricators, electricians, plumbers — ensuring quality work and timely completion. Add 2−4 weeks for Seattle SDCI permit review if structural changes are involved.

Yes, we can remove load-bearing walls. It requires a structural engineer's design, proper Seattle SDCI permits, and installation of the correct support beam or framing to meet code and ensure the home remains fully safe and compliant. Wall removal costs typically range from $5,000 to $25,000 depending on the span and structural requirements.

Our pricing includes demolition, rough plumbing and electrical work, drywall and painting, flooring installation, cabinet and appliance installation labor, backsplash tile in the cooking area, and all required carpentry and finish labor. Finish materials such as cabinets, countertops, appliances, or fixtures are not included and are selected separately by the client. We provide guidance on material selection and budget allocation.

Yes, most families stay home during a kitchen remodel. The kitchen will be unusable for several weeks, so we recommend setting up a temporary cooking area in another room with a microwave, mini-fridge, and portable cooktop. We use dust containment systems and work Mon-Fri 8−5 to minimize disruption.

We typically recommend quartz for its durability, non-porous surface, low maintenance, and wide variety of styles. Granite and solid surface materials like Corian are also excellent options depending on budget and aesthetic preference. Quartz remains the top choice in Seattle for its resistance to stains and moisture in the Pacific Northwest climate.

Most kitchen remodels that involve plumbing, electrical, or structural changes require permits from the Seattle Department of Construction and Inspections (SDCI). Cosmetic updates under $6,000 in a 6-month period are generally exempt. We handle all permit filing, inspections, and scheduling as part of our service.

According to the 2025 Cost vs. Value Report, minor kitchen remodels in the Pacific region recoup 80−88% of cost at resale, and major remodels recover 65−75%. In Seattle's competitive housing market, an updated kitchen is consistently one of the strongest factors in resale speed and buyer appeal.

For an average bathroom of approximately 60 sq ft, pricing typically starts around $27,000. The average bathroom remodel cost in Seattle runs 15−20% above national averages. For a master bathroom (~100 sq ft), pricing starts at $32,000. These estimates are based on basic materials. High-end finishes, upgrades, or additional electrical/plumbing work will increase the overall cost. Seattle remodeling costs run 15−20% higher than the national average due to labor rates, permitting requirements, and the age of most homes.

A typical bathroom renovation takes 3 to 6 weeks for construction, depending on size, complexity, and whether plumbing or layout changes are involved. Add 2−4 weeks for Seattle SDCI permit review if structural, plumbing, or electrical work is required.

Most full bathroom remodels in Seattle require permits. The Seattle Department of Construction & Inspections (SDCI) requires permits for any plumbing modifications, electrical work, or structural changes. Cosmetic updates under $6,000 in a 6-month period are generally exempt. We handle all permit filing and inspection scheduling as part of our service.

Our pricing covers all labor and installation: demolition, plumbing, electrical, waterproofing, tile installation in the shower area, flooring, drywall, painting, and fixture installation. Finish materials (tile, vanity, faucets, lighting) are selected and purchased separately by the client. We provide professional guidance on budget-appropriate selections.

Yes, in most cases you can stay in your home. There will be noise and dust during work hours (Mon-Fri, 8 AM-5 PM), and access to the bathroom being remodeled will be limited. We use professional dust containment systems to minimize disruption to the rest of your home.

Yes. Walk-in shower conversions are one of our most requested services. We handle full waterproofing, custom tile work, frameless glass enclosure installation, linear drain placement, and all required plumbing upgrades including the 2-inch drain required by Seattle code.

According to the 2025 Cost vs. Value Report, a midrange bathroom remodel in Seattle recoups approximately 80% of its cost at resale. Upscale remodels typically return less, around 47%. Updated bathrooms consistently rank among the most important features for buyers in Seattle's competitive market and often lead to faster sales.

Yes. Professional waterproofing is included in every shower remodel. We use code-approved membrane systems to ensure long-term protection against leaks and moisture damage. This is especially critical in Seattle's humid Pacific Northwest climate.

We do not directly offer financing at this time, but we can recommend trusted third-party financing partners that many Seattle homeowners use for renovation projects, including home equity and personal loan options.

We provide a 5-year workmanship warranty covering any defects or issues due to normal wear and aging, in addition to all manufacturer warranties on installed products. This does not cover damage caused by misuse or external impact. If something needs attention, you call us directly.