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
The Eastside’s Trusted ADU Builders Since 2017
Are you wondering if your lot qualifies to build an additional unit? Are you sitting on a property that could be generating serious rental income every single month? Do you have aging parents who need to be close but deserve their own space? An adult child coming home who needs real independence? Maybe you want a separate home office that is completely removed from the noise of family life. Maybe you want to Airbnb it. Maybe you just want to add significant value to one of the most important assets you own.
If any of that resonates — you are in exactly the right place.
Washington State House Bill 1337 changed everything for Eastside homeowners. The old rules are gone. You no longer need to live on your property to rent out an ADU. You can now build two ADUs on a single residential lot. Impact fees are capped. And cities like Issaquah, Sammamish, Redmond and Kirkland exempt ADUs from school impact fees entirely.
That oversized garage. That unfinished basement. That generous backyard. In the Eastside’s rental market where Microsoft, Google and Amazon employees compete for quality housing every single month, every one of those spaces is a serious opportunity waiting to be activated.
American Remodeling Experts has been building ADUs across the Eastside since 2017. Amir personally visits every property before a single plan is drawn. He looks at your lot, your existing structure, your goals and your budget and tells you exactly what is possible and what it will realistically cost before you spend a single dollar.
The first visit is completely free. Let Amir come take a look.
This is the first question and the honest answer is that most Eastside properties have more potential than their owners realize. Here is a quick way to think about it.
Do you have a garage that is mostly used for storage? That is probably an ADU waiting to happen. Garage conversions are the fastest and most cost-effective way to add a fully self-contained unit to your property and the structure is already there.
Do you have a daylight basement that is underutilized? Basement ADUs are some of the best value conversions on the Eastside. Lower cost, no new footprint and often the plumbing rough-in is already partially in place.
Do you have a backyard with real space behind your home? A detached backyard cottage is the most valuable ADU you can build. Complete independence for whoever lives there and the highest rental income potential of any ADU type.
Do you have a side addition opportunity or unused space above your garage? An attached ADU gives you a separate unit without touching your backyard footprint at all.
Not sure which applies to you? That is exactly what the first visit is for. Amir walks your property, looks at every angle and tells you specifically what your lot can support. No guessing. No generic answers. A real assessment of your real property.
Schedule your free ADU feasibility visit today.
This is where it gets interesting. Because an ADU is not just one thing. It is whatever your family needs it to be — and that need can change over time.
For your parents. They are getting older and you want them close. But everyone needs their own space. An ADU gives them complete independence, their own front door, their own kitchen, their own life — 40 feet away from yours. No assisted living facility. No awkward shared bathrooms. Just family, done right.
For your adult kids. They are coming home after college or their first job. They need independence. You need your house back. An ADU solves both problems at the same time and it costs a fraction of what a separate apartment would cost them in rent.
For rental income. Redmond. Kirkland. Issaquah. Sammamish. These are some of the most in-demand rental markets in the country because of the tech sector that surrounds them. A well-finished ADU here rents fast and rents well. $1,800 to $3,200 a month is realistic. Some are reaching $4,000 to $5,000 for premium finishes near the Microsoft campus. That is real money from a property you already own.
For Airbnb. The Eastside gets significant business travel and tech contractor traffic year-round. A well-designed ADU can generate strong short-term rental income, especially if it has a private entrance and its own outdoor space.
For a home office. Not a corner of the bedroom. Not a desk in the basement. A real, separate, beautifully designed workspace where you can close the door, take calls, think clearly and actually get things done — without the noise of family life bleeding through the walls.
For future value. Even if you have no immediate use for it, a legal permitted ADU adds substantial appraised value to your Eastside property. Land here is finite and getting more valuable every year. An ADU activates the value that is already sitting in your lot.
Detached ADU (Backyard Cottage): A completely independent structure in your backyard with its own kitchen, bathroom, bedroom and living area. The most flexible and most valuable ADU type. Most range from 400 to 1,000 square feet and command the highest rents and property value premium of any ADU option.
Attached ADU: An addition to your existing home that creates a separate living unit with its own entrance. Often built above garages or as side additions. Great for properties where the backyard footprint is limited.
Garage Conversion ADU: The fastest and most cost-effective path to adding a rental unit on your property. The structure is already there. We transform what is inside and bring it fully up to code.
Basement ADU: If your home has an unfinished or underutilized basement, this is often the smartest investment you can make. Lower cost, no new footprint, and the bones are already there.
Junior ADU (JADU): Up to 500 square feet within your existing home’s walls, typically from a bedroom with its own entrance. The most affordable entry point and ideal for housing a family member while maintaining a connection to the main home.
The number one reason Eastside homeowners do not build ADUs is not money. It is the fear of dealing with permits, contractors, engineers, inspections and all the complexity that comes with a construction project of this size.
We hear it all the time. “I would love to build one but I do not even know where to start.”
Here is where you start. You call Amir. He comes to your property. And from that moment forward we handle everything.
Design: Amir studies your lot and creates a full 3D rendering of your ADU before a single permit is filed. You see exactly what it will look like, exactly where it will sit on your property, exactly how it will feel to walk into. You make changes until you love it. Then we build it.
Permits: We handle all permitting on your behalf from start to finish. We know the systems in Issaquah, Sammamish, Redmond and Kirkland inside and out. Applications go in correctly the first time. You never talk to the city. You never fill out a form. You never deal with an inspector.
Engineering: We work with trusted local structural engineers and architects who understand Eastside codes and lot requirements. All structural work is designed correctly and compliantly from day one.
All trades: We coordinate plumbing, electrical, framing, roofing, insulation, drywall and finishing under one roof. One point of contact. No subcontractor chaos. No scheduling nightmares. No surprise bills from trades you did not know you needed.
Daily updates: You follow every stage of your project through our client mobile app with daily photos and real-time progress updates. You always know exactly what is happening on your property whether you are there or halfway around the world.
And at the end you get the keys to a beautifully built, fully permitted, income-producing asset on a property you already own. That is the American Remodeling Experts promise.
Every 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 Eastside homeowners typically invest.
A Junior ADU typically ranges from $50,000 to $100,000 and involves converting existing space within your home.
A garage conversion ADU typically ranges from $80,000 to $150,000 depending on size and finish level. Often the fastest path to rental income.
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 and site conditions.
Now here is the number that matters most. A detached ADU on the Eastside can generate $1,800 to $3,200 per month in rental income. That is $21,600 to $38,400 per year from a property you already own. On a $350,000 investment that is close to a 10% annual cash return in a hard asset that is also appreciating in one of the strongest real estate markets in the country.
Compare that to the stock market. Compare that to a savings account. Compare that to leaving a garage full of boxes sitting on land that could be working for your family every single month.
Thanks to HB 1337, ADU impact fees are capped at 50% of what is charged on the main home. And Issaquah, Sammamish, Redmond and Kirkland all exempt ADUs from school impact fees entirely.
You will know exactly what you are paying for before a single wall is touched. Transparent pricing from day one.
Every city on the Eastside has its own permitting requirements, lot characteristics and ADU opportunities. Click your city below to learn exactly what is possible in your neighborhood and what Amir finds on properties just like yours.
You do not need to have it all figured out before you call us. You just need a property on the Eastside and a curiosity about what it might be capable of.
Amir will come out, walk your lot, look at your existing structure and tell you exactly what is possible. What type of ADU makes the most sense for your property. What size you can realistically build. What it will cost. What it will rent for. And what the return on that investment looks like over time.
No pressure. No obligation. No generic estimates.
Just a genuinely exciting conversation about what your property can become.
Schedule your free ADU feasibility visit today. Let Amir show you what you have been sitting on.
We cannot wait to see what we can build together.
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.
