Add the room instead of buying it.
A suite, a second story, or an in-law wing — on the house you already love.
The house is right. The room isn't.
Two kids, one room
Fix the floor plan, keep the school and the street.
Own bath, own door
With a kitchen, it's an attached ADU and the ADU rules apply.
A door that closes
A 200–400 sq ft bump-out is the smallest project we study.
The room that seats everyone
The classic Washington addition. Lot coverage usually decides it.
The house's rules, not the ADU rules.
From public records
Lot coverage left, setbacks, height limit, stormwater and tree rules.
Only on site
Whether the foundation can carry a second floor. What's in the wall. Your HOA.
| Type | Typical size | What decides it |
|---|---|---|
| Bump-out | 200–500 sq ft | Remaining lot coverage; side and rear setbacks |
| Primary suite | 300–600 sq ft | Coverage, setbacks, where plumbing can run |
| Second story | Over the footprint | Height limit; foundation and framing |
| In-law suite | Own entrance, kitchen, bath | An attached ADU — ADU rules apply |
A planning range in the report. A price only from a proposal.
Every rate in the range is sourced and dated. A fixed price and schedule come after a site visit and design; permits, utility fees and sales tax are separate. Construction by United Signature, WA reg. UNITESE790Q3.
How much of the lot may be built on.
Foundation, framing, pipes.
For the type that fits. Never a promise.
Three quick questions
Will it match the house?
That's the architect's job. The report answers whether there's room at all.
Do we have to move out?
Most families stay for a ground-floor addition and leave for a second story.
Does a second story need a new foundation?
Sometimes. Only the site visit can say.