Frequently Asked Questions
ADU Development
What is an ADU and why should I consider building one?
An ADU (Accessory Dwelling Unit) is a secondary living space on your property that can serve as a rental unit, guest house, or home office. Building an ADU is one of the smartest investments you can make in your property, typically providing a 50% or higher return on investment. With recent Washington State law changes allowing two ADUs per qualifying lot, you can significantly increase your property’s value while generating rental income to help pay your mortgage.
How much does it cost to build an ADU on the Eastside?
ADU construction costs vary based on size and finishes, but typically range from $200,000 to $400,000 for a standard unit. While upfront costs include architecture and engineering fees (around $60,000), the long term financial benefits make it worthwhile. We work with investors regularly and can help you understand the cost to value ratio for your specific property in Kirkland, Redmond, Bothell, or surrounding Eastside communities.
What are the new ADU regulations in Washington State?
Washington State recently made significant improvements to ADU regulations. You can now build two ADUs per lot (for lots over 7,200 square feet), with units up to 1,500 square feet each in certain areas like Kenmore and Bothell. Permitting costs and usage fees have been reduced, and the state is rolling out pre approved ADU packages to streamline the process. These changes make ADU development more accessible and profitable than ever before.
Home Remodeling
What types of home remodeling projects offer the best return on investment?
Kitchen and bathroom remodels consistently deliver the highest returns, with kitchen renovations typically returning 50% to 70% of your investment. Strategic additions and open concept renovations also add significant value. As investment focused contractors, we help you prioritize improvements that maximize your property’s equity rather than just aesthetic upgrades.
How do you minimize disruption during a kitchen or bathroom remodel?
We understand that living through a remodel can be challenging. Our efficient process and experienced subcontractors work quickly to minimize downtime. For bathrooms, we typically complete projects in 2 to 3 weeks. Kitchen remodels usually take 4 to 6 weeks. We create detailed schedules upfront and coordinate all trades to keep your project moving smoothly with minimal disruption to your daily life.
Can you help with both design and construction for my remodel?
Absolutely. We provide comprehensive consultation and strategy development for your remodeling project. Whether you have a clear vision or need creative solutions, we guide you through material selections, layout optimization, and cost effective choices that align with your investment goals. Our flexible approach means we can work with your ideas or provide complete design solutions.
Outdoor Living Spaces
What outdoor living features add the most value to Eastside properties?
Covered patios, outdoor kitchens, and quality hardscaping consistently add significant value to Eastside homes. With our smaller lot sizes and premium property values in Kirkland and Redmond, maximizing outdoor living space is essential. High end paver patios, pergolas, and integrated outdoor entertainment areas not only increase property value but create year round usable space in our Pacific Northwest climate.
How much does a typical patio or outdoor living project cost?
Patio and hardscape projects range widely based on scope and materials. A basic paver patio might start around $15,000, while comprehensive outdoor living spaces with covered structures, lighting, and premium features can reach $100,000 or more. These luxury improvements offer excellent returns, especially in high value Eastside neighborhoods where outdoor entertainment space is at a premium.
Do outdoor projects require permits on the Eastside?
Most substantial outdoor projects require permits, including covered patios, pergolas over certain heights, and any structures with electrical or plumbing. We handle all permitting requirements for Kirkland, Redmond, Bellevue, and surrounding municipalities. Our experience with local building departments ensures your project meets all codes while moving through approvals efficiently.
Project Planning & Investment
How do I know if my property is suitable for an ADU or addition?
The first step is a feasibility assessment of your property. We evaluate lot size, setbacks, utilities, and local zoning requirements. For ADUs, properties over 7,200 square feet can potentially accommodate two units. For additions, we analyze your existing structure and property constraints. Our consultation process quickly identifies your best options for maximizing property value.
Should I renovate before selling or let buyers customize?
This depends on your market and timeline. Strategic renovations focusing on kitchens, bathrooms, and curb appeal typically yield positive returns when selling. However, over personalizing or luxury upgrades might not recoup costs. We help investors and homeowners identify improvements that appeal to buyers while maximizing return. Our investment focused approach ensures you make profitable decisions.
Process & Timeline
What is your construction process from start to finish?
Our streamlined process begins with contact and qualification to ensure we’re the right fit for your project. Next comes consultation and strategy development where we refine your vision and establish budgets. During execution, our experienced team and trusted subcontractors bring your project to life with minimal stress. Finally, we maintain relationships for repeat business, whether you’re planning your next investment property or upgrading another area of your home.
How far in advance should I plan my construction project?
For optimal scheduling, especially during our busy season (March through October), we recommend reaching out 2 to 3 months before your desired start date. This allows time for proper planning, design, and permitting. ADU projects require additional lead time for architectural and engineering work. Winter months typically offer more scheduling flexibility and potentially faster project starts.
Do you offer warranties on your work?
Yes, we stand behind our construction quality with comprehensive warranties. All our work includes a standard one year warranty on labor and workmanship. Many materials and systems come with manufacturer warranties that extend much longer. We remain available after project completion to address any concerns and ensure your complete satisfaction with your investment.