Built tools.
Free for everyone.
We share the reference material we use internally. Permit directories, cost data, the Construction Knowledge Center, ROI calculators — all free, all updated, all built by a WA-licensed Puget Sound general contractor.
Puget Sound Permit Directory
Every city permit center, county assessor, utility, and state code we work with — in one page. Maintained by a WA-licensed builder.
Open →REPORT_20262026 Puget Sound ADU Cost Report
Independent $/sqft pricing by city, county, and build type — drawn from 41 closed Golden State permits in the last 24 months.
Open →CHECKLIST_01ADU Pre-Construction Checklist
The 47-item walkthrough we run before every permit — lot, code, utilities, design, contract, financing, schedule.
Open →GUIDE_01Washington ADU Law Guide 2026
HB 1337 and RCW 36.70A.681 translated into plain English — plus how every Puget Sound city implements them.
Open →FEES_20262026 Puget Sound ADU Permit Fees
City-by-city fee schedule — plan review, building permit, school impact, utility hookup. 16 cities, pulled from current schedules.
Open →GUIDE_022026 ADU Financing Guide
Every realistic path: HELOC, cash-out refi, construction loan, renovation loan, ADU-specific programs, WSHFC — with qualifying tables.
Open →GUIDE_03ADU Floor Plans & Size Guide
Studio to 1,200 sqft — code-compliant room minimums, real $/sqft, rent ranges, and which size matches which household.
Open →GUIDE_04ADU Rental Income & Tax Guide
Schedule E, 27.5-yr depreciation, cost segregation, passive-loss limits, WA B&O exemption — with IRS and RCW citations.
Open →GUIDE_05Site Prep & Utility Hookup Guide
Water, sewer, power, gas, stormwater, soil tests, tree retention — real Puget Sound costs and city-by-city meter rules.
Open →COMPARE_01DADU vs AADU Comparison
Detached vs attached — 18 factors compared on cost, timeline, rent, ROI, and code consequences across six Puget Sound cities.
Open →COMPARE_02Seattle vs Bellevue vs Tacoma
Fifteen line items compared head-to-head — $/sqft, permit & capacity fees, achievable rent, and 5-yr ROI across the three biggest Puget Sound markets.
Open →CHECKLIST_02Contractor Hiring Checklist
27 points to verify before signing any contract in Washington — L&I, bonding, insurance, lien waivers, warranty, with RCW citations.
Open →DIRECTORY_02Puget Sound Utility Directory
Every electric, water, sewer, and gas provider we work with — by city — with start-service portals, capacity fees, and outage maps.
Open →GUIDE_07HOA & Condo Construction Planning
8-phase board playbook — reserve alignment, RCW 64.34/64.90 votes, bid leveling, lien releases, and warranty handoff with statute citations.
Open →CHECKLIST_03Property Manager Renovation Checklist
30 operating points across unit turns, capital improvements, and occupied work — RCW 59.18 notice, IRS capital vs repair, vendor controls.
Open →CHECKLIST_04Permit Document Checklist
38 documents across 6 submittal phases — intake, site, architectural, structural, energy + MEP, and specialty. The exact packet Puget Sound jurisdictions expect at first cycle.
Open →CHECKLIST_05Change-Order Prevention Checklist
32 items across pre-design, design, contract, and field controls. The discipline that keeps cumulative change orders under 5% of contract — with the language and RCW citations.
Open →REPORT_03Kitchen Remodel Cost Report 2026
Four scope tiers, full $/sf and line-item breakdown across 8 Puget Sound cities, permit fees, and 5-year ROI from our last 28 kitchen permits.
Open →REPORT_04Bathroom Remodel Cost Report 2026
Powder, hall, primary, and spa-bath tiers with waterproofing standards, IRC M1505 ventilation, city-by-city permit fees, and ROI from 34 Puget Sound bath permits.
Open →REPORT_05Basement Conversion Cost Report 2026
Four scope tiers from rec-room finish to underpin + dig-out — egress code, waterproofing, ceiling height, and 70–105% ROI on permitted basement AADUs across 19 Puget Sound permits.
Open →GUIDE_08ADU Soundproofing Guide
STC + IIC targets by scenario, four wall assemblies, three floor/ceiling systems, and the six weak points that drop a STC-55 wall to a STC-30 system in real life.
Open →GUIDE_09WSEC R406 Energy Code Guide 2026
2021 Washington Energy Code envelope minimums, six R406 credit paths, required blower-door and duct tests, and how Puget Sound cities actually enforce it.
Open →RESOURCE_02Permit Timeline Estimator
Median submission-to-issuance windows by jurisdiction, drawn from our last 24 months of permits across the Puget Sound.
Open →RESOURCE_03Cost Estimator
Real per-square-foot pricing across 5 build categories and 6 lot bands — no fake $250/sqft headlines.
Open →RESOURCE_04ADU ROI Calculator
Model construction cost, rent income, and payback period for any Puget Sound city with one slider.
Open →RESOURCE_05Zoning Lookup
City-by-city zoning rules — height limits, FAR, lot coverage, setback minimums — with the source ordinance for each.
Open →RESOURCE_06Construction Glossary
Plain-English definitions for the 80+ terms that come up in ADU and remodel contracts.
Open →Construction Knowledge Center
Built something we should add?
We update these resources as Washington law and Puget Sound permitting change. If you spot a broken link or a missing tool, tell us.
office@golden-adu.com