Bothell, WA · AADU
ATTACHED ADU Builder in Bothell, WA
An attached ADU shares a wall (and often a foundation) with your primary home. We specialize in carving these units out of basements, daylight floors, and underused side wings — all while preserving the existing home's character and avoiding common moisture, sound-isolation, and egress mistakes.
Build timeline
4–5 months
Typical sqft
300–800 sqft
Bothell cost
$92K – $310K
Permit window
10–14 wk
What attached adu looks like in Bothell
ATTACHED ADU projects in Bothell are shaped by local zoning (R-9,600 / R-20,000 / R-40,000), a lot minimum of 7,200 sqft (with 25% reduction for ADU lots), and the kinds of sites we see day-to-day: Downtown, Canyon Park, North Creek. Below is what every Bothell AADU project from Golden State includes — fixed-price, one contract, one warranty.
- ✓Existing-conditions survey
- ✓Egress + life-safety design
- ✓Acoustic + thermal envelope upgrades
- ✓Independent entry construction
- ✓Sub-metering of power & water
- ✓Final inspection + handover
Other services in Bothell
More from Golden State ADU in Bothell
DADU
DETACHED ADU in Bothell
Stand-alone backyard cottages built from the ground up — engineered for rental income, multi-generational living, or your home office.
Garage
GARAGE CONV. in Bothell
Convert an under-used garage into a high-end studio, office, or rental quarter without surrendering your driveway.
Additions
MODERN ADDITIONS in Bothell
Structural expansions for growing families — second stories, primary suites, kitchen extensions. Steel, glass, and Pacific Northwest materials.
GC
GENERAL CONTRACTING in Bothell
Full-service general contracting for remodels, renovations, and ground-up custom homes throughout the Puget Sound region.
Feasibility
FEASIBILITY STUDIES in Bothell
Before you commit, we analyze zoning, lot coverage, setbacks, utilities, and ROI so you have a real number — not a guess.
ATTACHED ADU across the Puget Sound
ATTACHED ADU builders in nearby cities
Start your Bothell AADU feasibility
$1,500 buys lot analysis, Bothell zoning verification, and a fixed price you can build a budget on.
Request Bothell feasibilityAADU sources for Bothell
- Source ↗Seattle AADU rules — SMC 23.44.041
- Source ↗Bothell Community Development
- Source ↗WSEC 2021 Residential Energy CodeEnvelope, HVAC, hot-water and air-sealing requirements
- Source ↗WA HB 1110 — Middle housing lawStatewide middle-housing zoning preemption
- Source ↗WA HB 1337 — ADU statewide rulesTwo-ADU baseline, no owner occupancy, parking limits
- Source ↗WA Dept. of Commerce — ADU resources
- Source ↗WA L&I contractor license lookupVerify Golden State ADU Builders Inc · GOLDESA747LZ
- Source ↗Washington State Building Code CouncilStatewide adopted codes (IRC, IBC, WSEC)
Frequently asked
How much does attached adu cost in Bothell, WA?
ATTACHED ADU projects in Bothell typically run $300–$400/sqft all-in for 2026 contracts including design, permits, structural/MEP engineering, and finished construction. A typical mid-size attached adu project closes in the $180K–$340K range depending on size, finish tier, and lot conditions. Cost drivers specific to Bothell: SDC capacity charges ($4–14K spread), drainage review on lots over the impervious threshold ($8–22K), and electrical service upgrade if the existing panel can't carry the new load ($4.8–9.2K).
How long does attached adu take in Bothell?
End-to-end attached adu in Bothell: 9–14 months from contract to keys — 6–8 weeks design, 8–16 weeks Bothell permit review, 18–26 weeks construction. Catalog plans and pre-application meetings save 4–6 weeks of total elapsed time. Bothell's permit median for attached adu runs at the lower end of that band when the submittal is clean — first-cycle correction count matters more than the AHJ itself.
What permits are required for attached adu in Bothell?
Standard Bothell attached adu permit stack: building permit (combined review of structural, mechanical, plumbing), side-sewer permit, water meter capacity check, electrical permit, drainage review where impervious exceeds threshold, addressing application. Critical-areas review triggers on lots mapped for steep slope, wetland, or landslide hazard. ATTACHED ADU configurations near a 5-ft separation may add fire-rated assembly requirements per IRC R302.
What makes attached adu different in Bothell vs other Puget Sound cities?
Three Bothell-specific variables: (1) reviewer preference — Bothell reviewers favor specific IECC R406 envelope paths and side-sewer detail conventions, and submittals that match those conventions clear faster; (2) SDC capacity charges — Bothell's fee schedule differs from surrounding jurisdictions by $4–14K typically; (3) inspection sequencing — Bothell's inspection portal and queue rhythm differ from neighbors. Our Bothell-specific submittal templates account for all three.
Does attached adu in Bothell qualify for fast-track permitting?
Often yes — under RCW 36.70A.681 / HB 1337, Bothell must permit qualifying ADU and middle-housing scopes ministerially. ATTACHED ADU on a residential lot meeting the standard envelope (height, setbacks, lot coverage, no critical areas) qualifies for the streamlined track in most cases. Configurations triggering design review, historic-overlay review, or critical-areas variance fall outside fast-track and add 4–10 weeks.
Can I finance attached adu in Bothell?
Yes — HELOC, renovation loan (Fannie HomeStyle / Freddie CHOICERenovation), construction-to-perm, or cash-out refi all work for attached adu scopes in Bothell. WSHFC's ADU loan pilot (currently 3.5–4.25% for owner-occupants ≤120% AMI) covers ADU-scope attached adu projects. We pre-qualify with Bothell-area credit unions and banks before contract so financing isn't a surprise mid-build.
What's the warranty on attached adu in Bothell?
One year workmanship, two years mechanical, 10 years structural per RCW 4.16.310. Manufacturer warranties pass through directly. Warranty applies statewide; Bothell inspections and certificate of occupancy do not change warranty terms. Written warranty packet delivered at closeout includes manufacturer paperwork, paint/finish specs for touch-up matching, and the contact protocol for service calls.
Will attached adu raise my Bothell property taxes?
Yes, but only on the marginal value of the new improvement. Under RCW 84.40.0301 the Bothell assessor adds 55–70% of construction cost to assessed value (not 100%). On a $210K attached adu project in Bothell, expect $1,900–$3,100/yr additional property tax depending on your levy code area. The primary residence assessment is not reopened — only the new improvement is added to the roll the year after final inspection.
What's the rental income outlook for attached adu in Bothell?
Bothell 1BR DADU and ADU rents in 2026 land $1,950–$3,200/mo long-term, with mid-term (30–90 day) 12–25% higher and short-term subject to Bothell-specific STR rules. Net operating income after vacancy, management, maintenance, and tax/insurance increment typically lands 62–70% of gross.
Do you have Bothell attached adu project references?
Yes — we provide 5+ Bothell attached adu references on request, including phone numbers, addresses, and one-paragraph project summaries. Bothell accounts for roughly 20–25% of our active pipeline at any time, so the reference list is current — no contacts from projects more than 24 months old. Site visits to completed Bothell projects available with current owner permission.
Can you handle critical-areas review for attached adu in Bothell?
Yes. Bothell's critical-areas code (steep slope, wetland, riparian, landslide hazard) is triggered by GIS-mapped overlays on your parcel. We pre-screen at feasibility and engage a WA-licensed geotech or wetland biologist when needed. Critical-areas variances add 8–16 weeks to permit timeline; in many cases the project can be redesigned to avoid the trigger entirely, saving time and cost.
What inspections will attached adu in Bothell require?
Standard Bothell sequence: footing/foundation, underfloor MEP, wall framing, plumbing rough, electrical rough, mechanical rough, insulation, drywall nailing (some AHJs), shower pan, gas piping, final building, final plumbing, final electrical, final mechanical, and final energy verification (blower-door test for ADUs and major remodels per IECC R402.4.1.2). Each inspection scheduled 1–2 business days out via Bothell's online portal.
What is included in ATTACHED ADU in Bothell?
Our ATTACHED ADU in Bothell scope includes design through completion: feasibility, schematic design, construction documents, permit submittal and review management, construction with one self-performed framing crew plus L&I-licensed MEP subcontractors, all required WA inspections, certificate of occupancy, and warranty. One contract, one license number, one warranty — not a coordination headache across five vendors.
How is ATTACHED ADU in Bothell different from a generic remodel?
ATTACHED ADU in Bothell carries code, permit, and construction details that a one-off remodeler hasn't repeated enough times to optimize. Examples: IECC R406 envelope path selection, fire separation when units are within 5 ft, side-sewer slope requirements, IRC Appendix AQ when permitted as a tiny house, separate utility metering rules. We do this scope every month — repetition is what makes our first-cycle approval rate and our schedule reliability stand out.
What is the typical price range for ATTACHED ADU in Bothell?
ATTACHED ADU in Bothell pricing in 2026 lands $330–$380/sqft all-in depending on size, lot conditions, finish tier, and AHJ. The wide range is real — small lots with difficult access, soils requiring pier-and-beam, or service upgrades push the upper end; flat lots with good access and a catalog plan land at the lower end. Our feasibility report gives you a ±15% number tailored to your specific lot in two weeks.
What permits does ATTACHED ADU in Bothell require?
Standard ATTACHED ADU in Bothell permit stack: building permit (covers structural, mechanical, plumbing under combined review), side-sewer permit, water meter capacity check, electrical permit, drainage review where applicable, addressing application. Critical-areas review triggers on lots mapped for steep slope, wetland, riparian, or landslide hazard. We pull all permits as a pass-through line in our contract — not marked up.
How long does ATTACHED ADU in Bothell take from contract to completion?
9–14 months end-to-end is typical for ATTACHED ADU in Bothell: 6–8 weeks design, 8–16 weeks permit, 18–26 weeks construction. Faster on catalog plans with pre-app meetings. Schedule variance is driven by AHJ workload, owner selection pace, and any field-discovered conditions. We publish a Gantt at contract and update it weekly.
What's the warranty on ATTACHED ADU in Bothell?
One year workmanship, two years mechanical (HVAC, plumbing rough, electrical rough), 10 years structural per RCW 4.16.310. Manufacturer warranties pass through directly: LP SmartSide siding 50-year, GAF Timberline HDZ shingles, Marvin window 20-year, Bosch/GE appliances 1-year. Documented in a written warranty packet at closeout.
Do you self-perform ATTACHED ADU in Bothell work or subcontract everything?
We self-perform framing, exterior weather barrier, interior trim, and project supervision with W-2 carpenters. MEP trades (plumbing, electrical, HVAC) are subcontracted to L&I-licensed specialty contractors we've worked with 5+ years — WA requires separate PL, EL, HVAC/R licenses that a GC cannot legally self-perform without them.
What's the change-order policy on ATTACHED ADU in Bothell?
Every change order is written, priced, and signed before work proceeds. We never charge T&M without a not-to-exceed. Owner-initiated changes carry 15% OH&P; field-discovered conditions (rotted sheathing, undocumented buried oil tank, unmapped sewer) are priced at cost +10% with photo documentation. Average ATTACHED ADU in Bothell project sees 4–7 change orders totaling 3–6% of contract value.
What financing works for ATTACHED ADU in Bothell?
HELOC (fastest, 8.0–9.5% APR), renovation loan (Fannie HomeStyle / Freddie CHOICERenovation, 7.1–7.9%), construction-to-perm (best for ground-up), or cash-out refi (only if existing rate above market). WSHFC's ADU pilot at ~3.5–4.25% applies to ADU-scoped ATTACHED ADU in Bothell projects for income-qualified owners.
Do you provide references for ATTACHED ADU in Bothell work?
Yes — we provide 5+ ATTACHED ADU in Bothell references on request: past clients in your target city, your target neighborhood when possible, and at your target scope. References include name, phone, project address, and a one-paragraph project summary. We refresh the reference list quarterly so the contacts are recent and reachable.
More on AADU & Bothell
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