The engineering
path.
We treat construction like engineering. Each phase has a clear deliverable, a fixed timeline, and a single accountable lead — so schedule slip is the exception, not the norm.
What the calendar actually looks like.
Permits and build run partially in parallel — site work begins the day the permit is issued. Garage conversions compress to ~16 weeks.
- 01
ANALYSIS
Site assessment, zoning review, and a written feasibility report so you know what's possible before you spend a dollar on design.
Deliverables- +Site survey notes
- +Zoning + setback memo
- +Buildable area sketch
- +Order-of-magnitude budget
- 02
DESIGN
Architectural drafting and material specifications. You see real plans, real elevations, and real renderings — not back-of-napkin sketches.
Deliverables- +Schematic floor plans
- +Exterior elevations
- +Material + finish boards
- +3D renderings
- 03
PERMITS
Full management of city council, utility, and inspection approvals. We deal with the bureaucracy so you don't have to.
Deliverables- +Permit-ready drawing set
- +Utility & sewer applications
- +City correction responses
- +Issued building permit
- 04
BUILD
Precision construction led by veteran site supervisors. Weekly progress reports, photo logs, and a single point of accountability.
Deliverables- +Weekly photo log
- +Schedule + cost tracker
- +Pass-through inspections
- +Trade coordination
- 05
HANDOVER
Final inspection, punch-list, warranty documentation, and key delivery. We don't disappear after the last invoice.
Deliverables- +Punch-list completion
- +Operations binder
- +1-year workmanship warranty
- +Final walkthrough
Four red flags to spot in any contractor bid.
A bid full of $X,000 allowances isn't a price — it's a placeholder. Real bids spec the actual fixture, tile, and slab.
ADUs require stamped structural drawings. If no engineer is on the team day one, expect re-design loops and permit corrections.
Every scope change should be a signed, priced PCO before work begins. Verbal changes are how budgets explode 30% mid-build.
Trade pricing varies 15–25% between vendors. We bid mechanical, electrical, and plumbing competitively on every project.
Ready for step 01?
Two weeks. Written report. Real numbers — credited back if you build.
Our process — frequently asked
What are the phases of an ADU project from first call to keys?
Six phases: (1) Feasibility — 2 weeks, $1,500 credited; (2) Design — 4–8 weeks for schematic through CDs; (3) Permit — 8–24 weeks depending on city (Seattle SDCI is ~12–16 weeks for ADU, Bellevue ~10–14, Tacoma ~6–10); (4) Pre-construction — 2 weeks of selections, scheduling, lender draw setup; (5) Construction — 16–28 weeks depending on size and site; (6) Closeout — 2 weeks for punch, occupancy, and warranty walk.
Go deeper: Read the Puget Sound ADU timeline guide: kickoff to keys guide
What is a feasibility study and is it worth it?
A feasibility study is a written 12–20 page report covering: zoning analysis under your AHJ, setback and lot-coverage math, utility capacity (water meter sizing, sewer slope, electrical service amperage), critical-areas screening, an order-of-magnitude budget with ±15% accuracy, and three layout options. At $1,500 it costs less than 0.2% of a typical ADU budget and prevents the two most expensive surprises: an undersized water service and an unmappable side sewer.
How long does design take?
Schematic design is 2–3 weeks (one revision round included), design development is 1–2 weeks (fixture and finish selections), and construction documents are 2–3 weeks (structural, energy, drainage). Total: 5–8 weeks if selections move fast. Slow selection decisions — especially windows, cabinetry, and tile — are the #1 reason design extends past 8 weeks.
Go deeper: Read the Puget Sound ADU timeline guide: kickoff to keys guide
How does the permit process work in Seattle vs. the Eastside?
Seattle SDCI uses a single-trip Type II review for ADUs under SMC 23.44.041 (~12–16 weeks median in 2025). Bellevue DSD uses a 2-cycle Type B review with pre-submittal triage (~10–14 weeks). Kirkland and Redmond have streamlined ADU tracks (~8–12 weeks). Smaller cities like Mukilteo, Lacey, and Olympia review in ~6–10 weeks. We track real submittal-to-issuance medians monthly on our permits/$citySlug pages.
Go deeper: Read the Seattle SDCI ADU permit process, step by step (2026) guide
When do I pay and how is the schedule of values structured?
Standard 8-draw AIA G702/G703 schedule: 10% at contract, 10% at foundation complete, 15% at framing/dry-in, 10% at MEP rough-in, 10% at insulation/drywall, 15% at cabinets/tile, 15% at finish/trim, 10% at final inspection plus 5% retainage released at substantial completion. Lender draws follow the same schedule with a third-party inspector if required by the construction loan.
Go deeper: Read the Fixed-price vs time-and-materials: which contract to sign guide
How do you handle change orders?
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 a 15% OH&P; field-discovered conditions (rotted sheathing, undocumented buried oil tank, unmapped sewer) are priced at cost +10% with documentation photos. Average ADU sees 4–7 change orders totaling 3–6% of contract value — well under industry norms.
Who is my point of contact during construction?
One dedicated Project Manager from contract through warranty. The PM runs weekly owner meetings (in person or video), maintains a shared Procore log of RFIs/submittals/change orders, and sends a Friday photo update. The Superintendent runs the site daily. You should not be calling subs directly — that creates conflicting instructions and is the #1 driver of schedule slip on remodels.
What inspections happen during construction?
Standard sequence: footing/foundation, underfloor (plumbing/electrical), wall framing, plumbing rough, electrical rough, mechanical rough, insulation, drywall nailing (some jurisdictions), shower pan, gas piping, final building, final plumbing, final electrical, final mechanical, and final energy verification (blower-door test required under IECC R402.4.1.2 with target ≤3 ACH50). We coordinate every inspection.
Go deeper: Read the Puget Sound ADU timeline guide: kickoff to keys guide
How disruptive will construction be to my household?
For a detached ADU on a typical Eastside lot, daily disruption is limited to driveway access (we stage materials on-site, not in the street) and 7am–4pm noise per most municipal codes. Heavy excavation is 3–5 days, framing 2–3 weeks. The only utility shutdowns are during sewer tie-in (4–6 hours) and electrical service upgrade if needed (4–8 hours, scheduled with you).
Go deeper: Glossary: RRIO (Rental Registration & Inspection Ordinance)
When does the warranty start and what does it cover?
Warranty starts at substantial completion (date of Certificate of Occupancy). One year workmanship and finishes, 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.
What if I want to make selections after the contract is signed?
We lock fixture and finish selections at the end of design development — about 2 weeks before permit submittal — using your written Selection Sheet. Late changes are accommodated through a change order if the item has not been ordered or rough-in installed. Cabinet and window changes after permit submittal almost always extend schedule by 4–8 weeks because both are long-lead.
Do you offer a written budget before I commit?
Yes. After feasibility we issue a Pre-Construction Estimate with ±10% accuracy broken down by CSI division. After design is complete, we issue a Firm Lump Sum proposal — the contract price — with no allowances on items priced from your Selection Sheet. Remaining allowances (typically only for unknown soils or buried utilities) are clearly flagged so you can budget honestly.
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