Your Local Home Remodeling Experts
22525 SE 64th Pl, Ste 2259, Issaquah, WA 98027
Your Local Home Remodeling Experts
22525 SE 64th Pl, Ste 2259, Issaquah, WA 98027
Your Redmond Home Has More Potential Than You Think
Redmond is not just a great place to live. It is one of the smartest places in Washington State to build an ADU right now.
Thanks to Washington State House Bill 1337, the rules that held most Redmond homeowners back are completely gone. You no longer need to live on your property to rent out an ADU. You can build two ADUs on a single residential lot. Impact fees are capped. And Redmond is one of the cities that exempts ADUs from school impact fees entirely.
But here is what makes Redmond uniquely compelling for ADU investors: the numbers. Redmond issued 112 ADU permits in 2024 with a 92% approval rate, one of the highest in the entire state. The city is not just ADU-friendly in theory. It has built the systems, the processes and the permitting infrastructure to make ADU construction genuinely efficient. Redmond wants ADUs built. And the homeowners who are moving on this right now are positioning themselves exceptionally well.
That oversized garage. That unfinished daylight basement. That backyard with room to spare. In Redmond’s rental market where Microsoft, Google and Amazon employees compete for quality housing every single month, every one of those spaces is a serious income-producing opportunity.
American Remodeling Experts has been building ADUs across Redmond since 2017. Amir personally visits every property before a single plan is drawn. He knows Redmond’s permitting system, its neighborhoods and its property types inside and out.
Most people think of Redmond as a tech hub. And it is. But it is also quietly becoming one of the most sophisticated ADU markets in the Pacific Northwest and the homeowners who recognize this early are the ones who will benefit most.
Here is the reality of the Redmond rental market. Microsoft’s main campus is here. Google’s Kirkland offices are minutes away. Amazon’s presence on the Eastside continues to grow. These companies employ tens of thousands of high-income professionals who need quality housing close to work. They are not looking for just anything. They are looking for well-finished, well-located, private living spaces. A quality ADU in Redmond is exactly what that market demands.
And the land picture tells the same story as every other desirable Eastside city. Cities like San Francisco, Vancouver and Tokyo learned decades ago that when land stops being created, the value of what already exists compounds over time. Redmond’s buildable land is effectively spoken for. Every lot that can support an ADU is a genuinely scarce asset. The homeowners who activate that asset now are the ones who capture the maximum return.
Under Washington State’s current rules, you can build up to two ADUs on a single residential lot alongside your primary home, creating up to three separate living units on one property. Here is what we build most in Redmond.
Detached ADU (Backyard Cottage): A completely independent structure in your backyard with its own kitchen, bathroom, bedroom and living area. In Redmond’s rental market, a well-finished detached ADU commands premium rents from tech professionals who value privacy and quality. Most range from 400 to 1,000 square feet.
Attached ADU: An addition to your existing home that creates a separate living unit with its own entrance. Common above garages or as side additions. A strong option for Redmond homes where the backyard has limited space due to lot coverage or setbacks.
Garage Conversion ADU: The fastest and most cost-effective ADU option in Redmond. Many Redmond homes, particularly the 1990s and 2000s builds in Education Hill and Grass Lawn, have two or three car garages that function primarily as storage. We convert them into beautifully finished self-contained units that rent immediately and well.
Basement ADU: Redmond has a significant number of daylight basement homes, particularly in Education Hill and the older neighborhoods closer to downtown. These basements are often perfectly positioned for ADU conversion. Lower cost, no new footprint, and natural light from the existing windows.
Junior ADU (JADU): Up to 500 square feet within your existing home’s walls, typically from a bedroom suite with its own entrance. The most affordable entry point and ideal for a family member who needs independence without full separation.
This is the question every Redmond homeowner should ask before doing anything else. And the honest answer is that Redmond’s housing stock is so diverse that there is no single answer that applies to everyone.
The split-level daylight basements of Education Hill are some of the most ADU-ready properties on the entire Eastside. The structure is already there, the natural light is built in and the separation between floors creates privacy that most ADU conversions have to work hard to achieve. Amir has converted dozens of these and they almost always work beautifully.
The larger lots of Bear Creek and Redmond Ridge often have the backyard space for a fully detached cottage but lot coverage calculations and setback requirements vary significantly by zone and parcel. Amir checks every one before making any promises.
The tighter footprints near Downtown Redmond and Overlake favor attached ADUs and garage conversions over detached structures. Less land does not mean no ADU. It just means a different type.
Here is what applies across all Redmond properties:
Lot coverage: Redmond limits total lot coverage across your home, garage and any new structure. Most residential zones allow 40 to 50%. If you are already close to that ceiling, a garage conversion or basement ADU almost always still fits even when a detached structure does not.
Setbacks: Detached ADUs must sit at least 4 feet from rear and side property lines. Redmond uses both the REPS portal for straightforward permits and the PRO portal for projects requiring full plan review. Amir knows both systems and has strong relationships with Redmond’s Development Services team. Applications go in correctly the first time. Projects do not sit waiting on technicalities.
ADU size: Detached ADUs max out at 1,000 square feet. Attached ADUs can be up to 50% of your primary home’s size or 1,000 square feet, whichever is larger.
Septic systems: Some Redmond properties outside the city sewer network require a septic capacity evaluation before adding a second unit. We coordinate all required inspections and any necessary upgrades as part of your project so there are no surprises.
The only real way to know what your specific Redmond property can support is to have someone who knows these codes walk your lot in person. That is exactly what Amir does on the first visit, completely free, with no obligation. You will leave with a specific answer for your specific property, not a generic estimate.
Do not guess. Let Amir come take a look.
Schedule your free ADU feasibility visit in Redmond today.
Every ADU project is different, which is why Amir always visits your property before giving you a number. That said, here is a realistic sense of what Redmond homeowners typically invest.
A Junior ADU typically ranges from $50,000 to $100,000 and involves converting existing interior space within your home.
A garage conversion ADU typically ranges from $80,000 to $150,000 depending on the size of the garage and level of finish. Given how many Redmond homes have underutilized two and three car garages, this is often the fastest path to a rental income stream.
An attached ADU typically ranges from $150,000 to $250,000 depending on size and scope.
A detached ADU typically ranges from $300,000 to $500,000 depending on size, design, site conditions and finishes. Redmond’s varied terrain can add grading costs on some lots and Amir is known for finding ways to minimize these through smart positioning and design.
The financial case is compelling. A detached ADU in Redmond can generate $2,000 to $3,200 per month in rental income. That is $24,000 to $38,400 per year from a property you already own. Thanks to HB 1337, ADU impact fees are capped at 50% of what is charged on the main home. And Redmond exempts ADUs from school impact fees entirely.
Add to that the long-term land value appreciation that comes with owning a multi-unit property in one of the most tech-driven real estate markets in the country, and the numbers become very compelling very quickly.
You will know exactly what you are paying for before a single wall is touched. Transparent pricing from day one.
We build ADUs throughout Redmond including Education Hill, Grass Lawn, Idylwood, Overlake, Redmond Ridge, Bear Creek and Southeast Redmond. Each neighborhood has its own property characteristics and ADU opportunities. Amir knows them all and will tell you exactly what your specific lot can support.
Schedule your free ADU consultation in Redmond today.
When you work with American Remodeling Experts on an ADU you get more than a contractor. You get Amir designing your addition personally, a dedicated project manager on your job every single day, and a network of local architects, designers, engineers and vendors who work together to deliver an addition that looks and feels like it was always part of your home.
We handle all City of Redmond permits from start to finish. You never have to deal with the city, the paperwork or the inspectors. We do it all, and we do it faster than most because we know the local process inside and out. For homes on septic systems, we also coordinate all required septic tank capacity evaluations and upgrades as part of your project so there are no surprises and no delays.
You follow every stage of your project through our client mobile app with daily photos and real-time updates. You always know exactly what is happening in your home, whether you are there or halfway around the world.
Every ADU project is different, which is why Amir always visits your property before giving you a number. That said, here is a realistic sense of what Redmond homeowners typically invest.
A Junior ADU typically ranges from $50,000 to $100,000 and involves converting existing interior space within your home.
A garage conversion ADU typically ranges from $80,000 to $150,000 depending on the size of the garage and level of finish. This is the most cost-effective way to add a fully self-contained unit to your property.
An attached ADU typically ranges from $150,000 to $250,000 depending on size and scope.
A detached ADU typically ranges from $300,000 to $500,000 depending on size, design, site conditions and finishes. Redmond’s rolling terrain and wooded lots can add engineering and grading costs and Amir is known for finding ways to minimize these through smart design and positioning.
The financial case is compelling. A detached ADU in Redmond can generate $2000 to $4,800 per month in rental income. That is $24,000 to $57,000 per year (some charge way more up the $5500 per month and $66,000 for the year!) from a property you already own. Thanks to HB 1337, ADU impact fees are capped at 50% of what is charged on the main home. And Redmond exempts ADUs from school impact fees entirely, a saving that other Washington cities do not offer.
Add to that the long-term land value appreciation that comes with owning a multi-unit property on the Eastside, and the numbers become very compelling very quickly.
Can I really rent both my main home and the ADU? Yes. Washington State HB 1337 eliminated the owner occupancy requirement entirely. You can rent both units simultaneously without living on the property. This is a state law that applies to Redmond and every city in Washington’s urban growth areas.
How many ADUs can I build on my Redmond property? Under HB 1337 you can build up to two ADUs on a single residential lot in addition to your primary home — up to three separate living units on one property.
Do I need a permit? Yes. All ADU construction requires permits. Redmond uses both the REPS portal for straightforward permits and the PRO portal for projects requiring full plan review. We handle the entire process on your behalf from start to finish, including any septic evaluations your property may require.
How long does it take? Most Redmond ADU projects take 4 to 8 months from first design meeting through final inspection. Redmond’s 92% ADU permit approval rate means fewer delays than most cities. We give you a detailed schedule before breaking ground and you track progress daily through our client mobile app.
My lot is a split-level or daylight basement home. Does that help? Yes significantly. Daylight basements in Redmond are among the most cost-effective ADU conversions available anywhere on the Eastside. The structure, the foundation and often the plumbing rough-in are already there. Amir has converted dozens of Redmond daylight basements into beautiful legal ADUs and he can show you exactly what yours could become.
Will an ADU increase my home’s value? Significantly. A legal permitted ADU adds substantial appraised value to your Redmond property in addition to generating monthly income. In a market driven by tech employment and structural housing demand, a multi-unit property commands a meaningful premium.
Do you handle all the trades? Yes completely. American Remodeling Experts manages plumbing, electrical, framing, roofing, insulation, drywall and finishing under one roof. One team. One contact. Zero coordination headaches.
Redmond has done the work to become one of the most ADU-friendly cities in Washington State. The permitting system is efficient. The rental market is strong. The law is on your side. And the opportunity to build a genuine income-producing asset on property you already own has never been more accessible.
American Remodeling Experts has been building ADUs across Redmond since 2017. We know this city, its permitting systems, its neighborhoods and its property types. We know how to get your project approved efficiently, built beautifully and delivered on time and on budget.
Schedule your free in-home estimate today and let Amir show you exactly what your Redmond property can become.
No pressure. No obligation. Just an honest conversation about one of the best investments you can make in one of the best cities on the Eastside.
We cannot wait to see what we can build together.
The conversation around ADUs has completely changed in the last two years. Here is what we hear from Redmond homeowners every single week.
Some are building for family. My parents are getting older and I want them close but not in our main living space. My adult child is moving back and we both need privacy. My in-laws visit for months at a time and we need a proper space for them.
Some are building for income. I want to generate rental income from my property without selling or moving. The Eastside rental market is strong and my lot has room. $1,800 to $3,200 a month in rental income from a space I already own is a serious number.
Some are building for flexibility. I want a home office completely separate from the house. I want a gym, a studio or a guest suite that feels like a proper retreat.
And here is the one that changes everything for a lot of people: Washington State law now allows you to rent both your primary home and your ADU at the same time, without living on site. The owner occupancy requirement that used to block most homeowners and investors is completely gone under HB 1337. You have total flexibility with what you do with your property.
Redmond has one of the most ADU-friendly permitting environments on the Eastside and Amir knows how to take full advantage of it.
With a 92% ADU permit approval rate and dedicated permitting portals for both straightforward and complex projects, Redmond has done the work to make ADU construction efficient. But knowing how to navigate those systems, how to submit applications correctly the first time and how to avoid the delays that catch most contractors off guard — that takes experience. Amir has been doing this in Redmond since 2017.
He has built ADUs in Education Hill’s split-level daylight basements, on the larger lots of Bear Creek and Redmond Ridge where detached cottages make the most sense, and in the tighter footprints near Downtown Redmond where creative attached solutions deliver the best results. He knows which approach works best for each property type and he knows how to get there without the expensive overengineering that inflates costs unnecessarily.
He works with local architects, designers and structural engineers who know Redmond specifically, and he manages all trades including plumbing, electrical, framing, roofing, insulation, drywall and finishing under one roof. One point of contact. Start to finish.
And before a single permit is filed, Amir creates a full 3D rendering of your ADU so you can see exactly what it will look like on your property before construction begins.
At American Remodeling Experts, every ADU starts with a vision and we make that vision visible before construction begins. Using our 3D design process, you will see exactly what your new addition will look like, from tile selection to vanity placement to lighting.
We work with local designers and local vendors to source the best materials at the best prices, and we do not start building until you love every detail of the design.
See your new home addition in 3D before we build it.
Feel free to contact us via phone or stop by at your convenience. We guarantee a response to all queries within a 24-hour timeframe on working days.
