Construction services in
Seattle & Puget Sound.

Construction services — frequently asked

• What types of ADUs do you build?

  Four configurations: detached ADUs (DADUs, freestanding cottage), attached ADUs (AADUs, sharing one wall with the primary home), conversion ADUs (basement, garage, attic), and stacked DADUs (two units in one detached structure — now legal statewide under HB 1337 in most jurisdictions). Each pathway has different permit timelines, utility connection costs, and resale impacts that we walk through in feasibility.

• Can you convert my detached garage into a living unit?

  Usually yes, but it depends on three checks: (1) the existing slab thickness and frost depth — most Seattle garages from before 1980 have 3.5" slabs that need a topping or replacement to meet IRC R506; (2) the wall framing — 2x4 @ 24" o.c. cannot be insulated to current IECC R406 without furring; (3) the side-sewer location, because tying into the main from a converted garage often triggers a side-sewer repair permit. A feasibility study answers all three in two weeks.

• Do you design and build, or only build?

  Both. Our in-house design team handles schematic through permit-ready CDs, including structural calcs stamped by a Washington PE, energy modeling per IECC R406 path, and Title 24-equivalent envelope calcs where the AHJ requires them. About 30% of clients come to us with an architect's set already; we honor that scope and price the build only, without forcing a redesign.

• What is included in a turn-key ADU build?

  Site prep, foundation (slab-on-grade or pier-and-beam depending on soils), framing, weather barrier, roofing, windows/doors, full MEP rough and finish, insulation, drywall, paint, flooring, cabinets, countertops, appliances (range/fridge/dishwasher/washer-dryer combo), bath fixtures, lighting, electrical service upgrade if required, side-sewer connection, gas connection if applicable, and final cleaning. Landscaping and fencing are separate line items priced per scope.

• Do you build additions and remodels, or only ADUs?

  ADUs are 80% of our pipeline, but we also build whole-home additions (300–1,500 sq ft), kitchen and primary-bath remodels when bundled with an ADU, and accessory structures like detached offices, pool houses, and ADA-accessible primary-suite additions. We do not chase one-off bathroom remodels — different crews, different margins, different warranty exposure.

• Will you build on a steep lot or a lot with critical areas?

  Yes, with a geotech report and a Critical Areas review through the city. Seattle SMC 25.09, Bellevue LUC 20.25H, and similar codes regulate steep slopes (>40%), wetlands, riparian buffers, and landslide hazard areas. Our standard practice is to pull a pre-application meeting before contract so the geotech scope is right-sized — over-engineering a non-critical lot adds $15–25K without value.

• Can you build a two-story DADU?

  Yes — and statewide preemption under RCW 36.70A.681 now allows two-story DADUs in nearly every Puget Sound jurisdiction, with most caps at 24–25 ft to the midpoint of the roof. Two-story footprints typically reduce lot coverage by 35–45% versus single-story, which usually swings the project below the impervious-surface threshold that triggers stormwater detention — a real cost saver.

• Do you offer pre-designed plan sets to save money?

  Yes. Our PathwayBuild™ catalog includes 12 plan templates from 380 to 980 sq ft, all pre-engineered to Washington seismic Zone D2 and pre-energy-modeled to IECC R406. Using a catalog plan cuts design fees by roughly $8–12K and shortens permit review by 2–4 weeks because reviewers see familiar details. Customization is allowed within structural and envelope limits.

• Will you work with my architect or plans I already have?

  Yes. We price from any complete CD set, run a constructibility review at no charge, and flag items that will get redlined in permit review (typical: missing IECC envelope worksheet, undersized headers over garage openings, side-sewer not shown on civil). We send the redline list to your architect for resolution — we do not silently change someone else's drawings.

• Do you handle permits or is that on me?

  We handle the entire permit submittal, including the energy code worksheet, structural calcs, drainage review (where required by SMC 22.800–22.808 or county equivalent), addressing application, and water/sewer availability letters. You sign the application as the property owner; we are listed as the contractor of record. Permit fees are a budgeted pass-through, not a markup line.

• Can you build an ADU that meets ADA / accessibility standards?

  Yes — we have built fully Type A accessible ADUs (ANSI A117.1) for aging-in-place and multi-generational clients. Common upgrades: 36" door clear width, zero-step entry, roll-in shower with linear drain, 34" ADA pulls, lever hardware, blocking at all grab-bar locations, and a 60" turning radius in the kitchen and bath. Plan for roughly 5–7% premium over a standard finish package.

• Do you build to net-zero or Passive House standards?

  Yes on request. We have completed PHIUS-aligned ADUs in Seattle and Bellevue using continuous exterior insulation (R-10 mineral wool), triple-pane Marvin Elevate windows, ERV, and a 6–8 kW PV array. Premium runs roughly $90–130/sq ft on top of the base build, with a 6–9 year payback at current PSE/SCL rates plus the 30% federal residential clean energy credit (IRC §25D).