Additions and Remodeling in Redmond, WA
A ground-floor addition in Redmond costs $360 to $560 per square foot, and a second story over part of the house $410 to $630. Redmond's subdivision lots often have limited room to build out, so many owners gain space by converting bonus rooms, garages or daylight basements, or by adding over a garage.
Redmond addition and remodel costs
| Project | Typical Redmond range | Redmond factors |
|---|---|---|
| Rear ground-floor addition | $360 – $560 per sq ft | Setbacks, buffers, HOA |
| Second story over garage | $410 – $630 per sq ft | Common primary-suite addition |
| Garage conversion to living space | $90,000 – $180,000 | Parking rules, HOA |
| Bonus room or loft conversion | $40,000 – $120,000 | Stairs, egress, HVAC |
| Whole-house remodel | $250,000 – $650,000 | Subdivision homes |
Gaining space on Redmond lots
Over the garage. Many Redmond two-stories have attached garages with a low roof beside a full second floor. Building over the garage adds a primary suite or office without enlarging the footprint.
Inside. Bonus rooms, lofts and two-story entries can be converted to bedrooms or enclosed floor area.
Out. Rear additions are possible where setbacks, lot coverage and stream buffers allow.
Down. Daylight basements on Overlake and Viewpoint slopes can be finished or reconfigured.
Redmond buffers, aquifer areas and HOAs
Stream and wetland buffers along Bear Creek, Evans Creek and the Sammamish River limit additions on many lots. Parts of the city in critical aquifer recharge areas have added rules for excavation. Most subdivisions require HOA approval for additions, which usually reviews height, materials and colors.
Redmond permits for additions and remodels
Additions, second stories and structural remodels need building permits with engineered drawings and energy compliance through MyBuildingPermit, plus HOA approval where covenants require it.
Redmond addition and remodel questions
Can I build over my garage?
Often. The engineer checks the garage walls and foundation for the new load.
Will my HOA approve an addition?
Most approve additions that match the house's materials and roofline. Submit drawings early.
Can I convert my garage to living space?
Possibly, if parking rules and your HOA allow it. Insulating the slab and replacing the door wall are the main tasks.
How do stream buffers affect my addition?
They may prevent building in part of the yard. The city's maps show them.