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.
Can my family live in the ADU instead of renting it out?
Absolutely — that’s one of the most common reasons Eastside homeowners build one. An ADU gives aging parents, adult children, or guests their own private, fully independent space while staying close to home. We design the layout around how your family will actually use it, whether that’s single-level access for aging in place or a quiet separate entrance.
Will an ADU take up my whole backyard?
Not usually. Detached ADUs are designed to fit comfortably within your lot’s setbacks while leaving usable yard space, and attached ADUs or garage conversions use space you already have. During the feasibility phase we map out exactly where the unit sits and how much yard you’ll keep.
Do I need to live on the property if I build an ADU?
Under Washington’s updated ADU laws, owner-occupancy requirements have been loosened in most areas, so you’re generally not required to live on-site. Rules still vary by city, though, so we confirm the specifics for your address as part of the planning process.
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.
Can I live in my home during the remodel?
In most cases, yes. For kitchen and bathroom projects we set up dust containment, keep the rest of your home livable, and maintain a clean job site each day. For larger whole-home remodels, we’ll walk you through what to expect ahead of time so you can plan around the disruptive stretches.
How do we stay on budget once the project starts?
It starts with a detailed, line-item proposal so there are no vague numbers going in. From there, we communicate early about any choices that affect cost and never proceed with extra work without your sign-off. Most budget surprises come from poor planning up front — which is exactly what we’re built to avoid.
What if I'm not sure what I want yet?
That’s completely normal, and it’s part of what we help with. Bring us the problem — the kitchen that doesn’t flow, the cramped layout, the dated bathroom — and we’ll walk your space, talk through options, and help shape a plan. You don’t need finished ideas to start the conversation.
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.
Can I use my deck or patio year-round in the Pacific Northwest?
With the right design, yes. Covered patios, pergolas, and structures with overhead protection let you enjoy your space through the rainy months, and features like fire pits or outdoor heating extend the season further. We design with our climate in mind so the space gets used more than just a few weeks a year.
What's the difference between a deck and a patio for my yard?
Decks are raised, framed structures — ideal for sloped lots or for connecting to a second-story or elevated entry. Patios sit at ground level on a prepared base and suit flatter yards. The right choice depends on your terrain, how you want to use the space, and your budget; we’ll help you weigh both during the design consultation.
How much maintenance will my outdoor space need?
That depends on materials, and we steer you toward low-maintenance options up front. Composite decking, quality pavers, and natural stone hold up beautifully in our climate with minimal upkeep — resisting moss, rot, and fading far better than untreated wood.
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.
Do I need an architect, or do you handle the design?
We handle it. For most remodels, additions, and ADUs, we manage the design and any required architectural and engineering plans in-house or through our trusted partners — so you have one team coordinating everything instead of juggling separate firms.
How involved will I need to be during the project?
As involved as you want to be. Some homeowners want a say in every selection; others want to hand us the vision and check in at milestones. Either way, you’ll have one point of contact and regular updates, so you’re always informed without having to manage the day-to-day.
What happens if something unexpected comes up mid-project?
With older Eastside homes, occasional surprises happen — outdated wiring, hidden water damage, that kind of thing. When they do, we stop, explain the issue and options in plain terms, and get your approval before moving forward. No quiet change orders, no surprise line items.
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.
How quickly can you give me an estimate?
Fast — we pride ourselves on it. You’ll get a verbal price range at the very first site visit, and a detailed written estimate typically within 24–72 hours after. Larger or new-construction projects may take a little longer for a full written estimate, but you’ll never leave that first visit without a ballpark.
Are you licensed and insured?
Yes — Pelletier Construction is fully licensed and insured in Washington State. Protecting your home and giving you peace of mind throughout the project is a baseline for us, not an extra.
Do you work in my city?
We serve homeowners across the Eastside and surrounding communities — Kirkland, Bellevue, Bothell, Woodinville, Redmond, Kenmore, Mercer Island, Medina, Hunts Point, and nearby areas. If you’re not sure whether you’re in our service area, just reach out and ask. We also do the greater Puget Sound Area in some cases.