Can I tour a project like "Ballard Monolith"?

Yes — we typically have 6–10 ADUs in framing or finish at any time across the Puget Sound, so we can usually arrange a site walk on a project at the same stage you're planning. For completed projects, tours depend on the current owner's availability and privacy preferences. Request a tour and we'll match you to the closest active or completed project that resembles "Ballard Monolith" in size, configuration, and AHJ. Go deeper: Project Portfolio (/projects).

What did this project actually cost?

Each project page includes the all-in cost range for the size and configuration shown, scaled to 2026 prices. Actual contract value at time of build is confidential to the client, but the range we publish is anchored in real numbers from our bid archive — not aspirational pricing. For a tailored estimate against your lot, run our feasibility study or use the cost calculator. Go deeper: Read the Five hidden ADU costs that wreck Puget Sound budgets guide (/guides/hidden-adu-costs).

How long did this project take?

Most projects of this size and configuration run 9–14 months from contract to certificate of occupancy: 6–8 weeks of design, 8–16 weeks of permit, 18–26 weeks of construction. Schedule variance is driven by AHJ workload, owner selection pace, and field-discovered conditions during demo or excavation. We publish a Gantt at contract and update it weekly. Go deeper: Read the Eastside deck cost & permits: cedar, IPE, composite (2026) guide (/guides/eastside-deck-cost-permits).

Could you build "Ballard Monolith" again on my lot?

Often yes — most of our projects are anchored on repeatable design DNA (envelope details, structural assemblies, MEP standard layouts) that adapt to different lot conditions with modest configuration changes. We'll review your lot's zoning, soils, and access to confirm fit. Where the original layout doesn't fit, we propose the closest workable adaptation that preserves the look you liked. Go deeper: Explore New Home Construction (/services/new-construction).

What inspections did "Ballard Monolith" go through?

Standard Puget Sound ADU inspection sequence applied: footing, underfloor MEP, framing, plumbing rough, electrical rough, mechanical rough, insulation, drywall nailing, shower pan, gas piping, final building, final plumbing, final electrical, final mechanical, and final energy verification (blower-door ≤3 ACH50). All passed with no notable callbacks — typical for our builds because we run internal QA checklists at each milestone. Go deeper: Read the Seattle SDCI ADU permit process, step by step (2026) guide (/guides/seattle-sdci-adu-permit-process).

REF_4492 · Detached ADU · Seattle, WA

Ballard Monolith

A 1,000 sqft two-story DADU clad in vertical western red cedar with floor-to-ceiling industrial glazing — long-term rental on a 4,800 sqft Ballard lot.

Type: Detached ADU
Sqft: 1,000
Beds / Baths: 2 / 1
Completed: Oct 2023
Duration: 34 wks
Budget: $348,000

Ballard Monolith — Detached ADU in Seattle, WA

01 / BRIEF

What the owner asked for

Owners of a 1924 craftsman wanted to add a permanent, code-compliant rental at the back of their Ballard lot without sacrificing the existing detached garage's footprint. The brief: maximize the 1,000 sqft DADU envelope allowed under SMC 23.44.041, hit the 25-foot rear setback exactly, and deliver a finished product that reads as architecture, not as an accessory structure.

02 / CHALLENGE

What stood in the way

The site sloped 4 feet across the building pad and the existing 4-inch sewer lateral ran directly under the proposed footprint. A neighbor's 60-foot Douglas fir sat 11 feet from the rear property line — close enough to trigger SDCI Tree Protection (SMC 25.11) and force a hand-dug foundation on the north side.

03 / APPROACH

How we solved it

We used a stepped frost-protected shallow foundation to absorb the grade change without a full basement, re-routed the sewer with a 90° cleanout to keep the historic main line untouched, and brought in an ISA-certified arborist to letter the tree protection plan. The shell uses 2x6 advanced framing at 24" o.c. with R-23 dense-pack cellulose, giving the wall assembly U-0.045 — well under Seattle Energy Code's U-0.056 limit.

04 / OUTCOME

What got delivered

Permit issued in 14 weeks, build completed in 22 weeks, zero change-orders after framing inspection. Owners rented the unit at $3,400/month within 9 days of CO and refinanced 11 months later to pull out 71% of project cost.

SPEC_05 / FACTS

Project specification

Footprint: 500 sqft (two-story)
Living area: 1,000 sqft
Bedrooms / baths: 2 / 1
Ceiling height: 9'-2" main · 8'-6" upper
Energy code path: Prescriptive (R-23 / R-49)
Parking: Waived (Frequent Transit Area)

SCHEDULE_06 / PHASES

34-week delivery

01
Feasibility & design
4–6 wks
Site survey, zoning memo, schematic plans, owner review.
02
Construction docs
3–4 wks
Structural, MEP, energy compliance, permit-ready set.
03
Permit review
14 wks
City corrections, utility sign-offs, building permit issued.
04
Site work + foundation
3–4 wks
Erosion control, excavation, footings, slab or stem wall.
05
Framing + dry-in
5–6 wks
Floor, walls, roof, windows, weather-resistive barrier.
06
MEP rough-in + insulation
4–5 wks
Plumbing, electrical, HVAC, blower-door prep.
07
Finish + cabinetry
6–8 wks
Drywall, paint, flooring, cabinets, tile, fixtures.
08
Inspections + handover
1–2 wks
Final inspections, punch-list, 22-week build closeout.

MATERIAL_07

Materials

Cladding
Vertical 1x4 western red cedar, 1/2" reveal, ebony pre-stain
Roofing
Standing-seam 24-gauge Galvalume, 1.5" rib
Windows
Aluminum-clad fir, dual-pane Cardinal LoĒ-366, U-0.27
Decking
Ipé 5/4 x 6, stainless hidden fasteners
Interior floors
Rift-sawn white oak, 5" plank, water-based finish

SYSTEM_08

Systems

Heating / cooling
Mitsubishi MXZ-2C20NAHZ2 hyper-heat, 2-zone mini-split
Water heating
Rheem Performance heat-pump 50 gal
Ventilation
Panasonic Intelli-Balance 100 ERV
Electrical
200A separate service, EV-ready 50A circuit

PERMIT_09 / RECORD

Permits & compliance

Permit number
SDCI 6857432-CN
Tree protection
TPP letter on file (Doug fir #1, DBH 32")
Side sewer
Side Sewer Card #SS-2023-09812
Energy compliance
Prescriptive Path — Table C402.1.4

METRIC_10 / OUTCOME

By the numbers

9
Days on rental market: $3,400
Monthly rent achieved: 8.2%
Gross yield (Year 1): $354,000
Cash-out refi (mo. 11): 2.1
Blower door (ACH50)

LESSON_11 / FIELD NOTES

What we'd repeat

Pre-application meetings with SDCI's North Sector planner saved an estimated 4 weeks of corrections.
Going to advanced framing freed enough wall cavity to hit Energy Code without exterior continuous insulation.
Coordinating the arborist letter with the building permit (not after) avoided a structural redesign of the north footing.

Code · permits · cost

START YOURS

Talk to us →

(425) 642-4142

ARCHIVE_∞ / MORE

Other field reports

FAQ

Frequently asked

Can I tour a project like "Ballard Monolith"?
Yes — we typically have 6–10 ADUs in framing or finish at any time across the Puget Sound, so we can usually arrange a site walk on a project at the same stage you're planning. For completed projects, tours depend on the current owner's availability and privacy preferences. Request a tour and we'll match you to the closest active or completed project that resembles "Ballard Monolith" in size, configuration, and AHJ.
Go deeper: Project Portfolio
What did this project actually cost?
Each project page includes the all-in cost range for the size and configuration shown, scaled to 2026 prices. Actual contract value at time of build is confidential to the client, but the range we publish is anchored in real numbers from our bid archive — not aspirational pricing. For a tailored estimate against your lot, run our feasibility study or use the cost calculator.
Go deeper: Read the Five hidden ADU costs that wreck Puget Sound budgets guide
How long did this project take?
Most projects of this size and configuration run 9–14 months from contract to certificate of occupancy: 6–8 weeks of design, 8–16 weeks of permit, 18–26 weeks of construction. Schedule variance is driven by AHJ workload, owner selection pace, and field-discovered conditions during demo or excavation. We publish a Gantt at contract and update it weekly.
Go deeper: Read the Eastside deck cost & permits: cedar, IPE, composite (2026) guide
Could you build "Ballard Monolith" again on my lot?
Often yes — most of our projects are anchored on repeatable design DNA (envelope details, structural assemblies, MEP standard layouts) that adapt to different lot conditions with modest configuration changes. We'll review your lot's zoning, soils, and access to confirm fit. Where the original layout doesn't fit, we propose the closest workable adaptation that preserves the look you liked.
Go deeper: Explore New Home Construction
What inspections did "Ballard Monolith" go through?
Standard Puget Sound ADU inspection sequence applied: footing, underfloor MEP, framing, plumbing rough, electrical rough, mechanical rough, insulation, drywall nailing, shower pan, gas piping, final building, final plumbing, final electrical, final mechanical, and final energy verification (blower-door ≤3 ACH50). All passed with no notable callbacks — typical for our builds because we run internal QA checklists at each milestone.
Go deeper: Read the Seattle SDCI ADU permit process, step by step (2026) guide

INTERNAL_LINKS / Deep Map