Kirkland Garage Studio
A two-car detached garage converted into a high-end work-from-home studio with a 6'x6' fixed skylight — Kirkland's Norkirk neighborhood.
- Type
- Garage Conversion
- Sqft
- 480
- Beds / Baths
- 0 / 1
- Completed
- Mar 2024
- Duration
- 18 wks
- Budget
- $172,500
01 / BRIEF
What the owner asked for
A software architect wanted to stop renting a co-work desk in downtown Kirkland. Kirkland Zoning Code 115.07 allows garage conversions to office/studio use without triggering ADU review as long as no sleeping room, kitchen, or full bath is added — saving roughly $40K in code-required upgrades.
02 / CHALLENGE
What stood in the way
The 1958 garage had a 3.5" slab with no vapor barrier and a single 20A circuit feeding two outlets. The slab tested at 14 lbs/1000sf/24hr on a CaCl moisture test — too wet for any glue-down floor system.
03 / APPROACH
How we solved it
We floated a 1.5" mineral-wool subfloor with a 3/4" plywood deck over a polyethylene vapor break, bringing the floor R-value to R-7 and decoupling acoustically from the slab. The electrical was re-fed from the house with a 60A sub-panel. A single 6'x6' Velux fixed skylight was placed on the north slope for diffuse daylight without glare on screens.
04 / OUTCOME
What got delivered
Construction complete in 11 weeks after a 7-week permit. The studio is acoustically isolated to NIC-48 (measured) — comparable to a recording booth — and the owner reports a 30°F outdoor swing produces less than a 3°F interior swing on the heat pump.
SPEC_05 / FACTS
Project specification
- Footprint
- 480 sqft (24' x 20')
- Use
- Home office (no kitchen, no sleeping)
- Ceiling height
- 10'-0" peak
- Skylight
- Velux FS-606 6'x6' fixed, laminated
SCHEDULE_06 / PHASES
18-week delivery
- 01Feasibility & design4–6 wks
Site survey, zoning memo, schematic plans, owner review.
- 02Construction docs3–4 wks
Structural, MEP, energy compliance, permit-ready set.
- 03Permit review7 wks
City corrections, utility sign-offs, building permit issued.
- 04Site work + foundation3–4 wks
Erosion control, excavation, footings, slab or stem wall.
- 05Framing + dry-in5–6 wks
Floor, walls, roof, windows, weather-resistive barrier.
- 06MEP rough-in + insulation4–5 wks
Plumbing, electrical, HVAC, blower-door prep.
- 07Finish + cabinetry6–8 wks
Drywall, paint, flooring, cabinets, tile, fixtures.
- 08Inspections + handover1–2 wks
Final inspections, punch-list, 11-week build closeout.
MATERIAL_07
Materials
- CladdingRe-clad: Hardie smooth panel, board-and-batten 16" o.c.
- RoofingExisting 3-tab replaced with GAF Timberline HDZ
- FloorMarmoleum Click 9.8mm over 3/4" plywood subfloor
SYSTEM_08
Systems
- Heating / coolingMitsubishi MSZ-FH09NA wall-mount, 9K BTU
- Electrical60A sub-panel, 12 dedicated 20A circuits
- DataPulled CAT6A in conduit from main house
PERMIT_09 / RECORD
Permits & compliance
- Permit numberKirkland BLD24-00188
- Use classificationDetached accessory structure — non-habitable
METRIC_10 / OUTCOME
By the numbers
- NIC 48
- Acoustic isolation
- −$140,000
- Cost vs. ADU
- 7 weeks
- Permit review
LESSON_11 / FIELD NOTES
What we'd repeat
- Confirming the use classification with Kirkland Planning before drawing CDs saved the owner from accidentally triggering full ADU code.
- On 1950s slabs, always run a CaCl test before flooring selection — wet slabs eat through cheap moisture barriers in under 18 months.
ARCHIVE_∞ / MORE
Other field reports
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Frequently asked
Can I tour a project like "Kirkland Garage Studio"?
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 "Kirkland Garage Studio" in size, configuration, and AHJ.
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 "Kirkland Garage Studio" 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.
What inspections did "Kirkland Garage Studio" 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.
INTERNAL_LINKS / Deep Map