Architect in Redmond, WA | Custom Homes, Additions & ADUs | Piper Cole

> TL;DR: Piper Cole Architects is a licensed AIA firm serving Redmond homeowners with custom homes, additions, ADUs, and remodels. We handle Redmond’s MyBuildingPermit.com permit process, know the June 2025 Neighborhood Residential zoning code inside and out, and bring Eastside-specific cost and timeline clarity to every project. [Schedule a free consultation](#cta) to get started.

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What a Licensed Architect Does for Your Redmond Home Project

Most homeowners in Redmond come to us after realizing that a contractor’s in-house designer got them through schematic sketches but stalled at the City of Redmond’s plan review. A licensed AIA architect does more than draw walls.

At Piper Cole, our residential services include:

• Custom homes — full design from site analysis through construction administration
• Home additions — second stories, rear additions, attached garages
• Accessory Dwelling Units (ADUs) — detached studios, garage conversions, attached in-law suites
• Interior remodels — kitchen and bath expansions requiring structural or permit review
• Commercial tenant improvements — small office and retail projects on the Eastside

Washington State does not require an architect’s stamp on most single-family projects. But the City of Redmond’s plan review rewards thorough, code-compliant drawings — and that is where an AIA-licensed architect earns the fee. Incomplete submittals trigger Additional Information (AI) requests that can add four to eight weeks to your timeline. We have not received an AI request that sent us back to square one since we tightened our Redmond submittal checklist in 2023.

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Redmond’s Permit Process: What Homeowners Need to Know in 2025–2026

All residential permits in Redmond are submitted through MyBuildingPermit.com (MBP) — the same regional portal used by Kirkland, Sammamish, and Issaquah. There is no walk-in counter option for new submittals.

Typical residential permit timeline:

1. MBP application submitted → intake review: 3–5 business days
2. Project coordinator assigned; completeness determination issued
3. Initial plan review: 21–28 days (residential additions)
4. Additional Information (AI) issued if drawings are incomplete
5. Type I decisions (administrative): within 65 days of completeness determination
6. Type II decisions (conditional use, SEPA): within 100 days
7. Permit fees paid via MBP → permit issued digitally

For most Education Hill or Grass Lawn additions, we target permit issuance within 8–10 weeks of a complete submittal. ADU permits in Redmond currently run 5–8 weeks.

Important 2025 zoning update: Redmond’s zoning code (RZC Title 21) was comprehensively revised effective June 28, 2025. Ordinance 3186 consolidated the former R-1 through R-8 zones into a single Neighborhood Residential zone. The R-4 designation is formally repealed. If you have an older survey or a pre-2025 pre-application letter referencing your R-4 zoning, contact Redmond Development Services (425-556-7000, Mon–Fri 8 a.m.–5 p.m.) before assuming those setback figures still apply. We flag this in every new Redmond engagement.

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Redmond Neighborhoods and What They Mean for Your Project

Redmond’s 10 neighborhoods are not all the same from a zoning or project-type standpoint.

Predominantly single-family residential — primary service area:

• Education Hill — established SFR lots, strong demand for second-story additions and detached ADUs
• Grass Lawn — similar profile; larger lots on the east side support ground-up detached ADUs
• Idylwood — lakefront and near-lake lots; shoreline setback rules apply; the standard 20% setback reduction is not available on Lake Sammamish shoreline properties
• North Redmond — growing move-up buyer activity; newer plat patterns

Mixed and transitional neighborhoods:

• Willows/Rose Hill — business park adjacency; tech-worker homeowners, strong interest in detached home office studios and energy-efficient additions
• Bear Creek, Southeast Redmond — mixed residential and commercial; affordable housing overlay provisions (RZC Chapter 21.20) apply to residential development here

Not standard SFR territory:

• Overlake — transit-oriented, mixed-use, mid/high density. If your Overlake property is a condo or mixed-use building rather than a detached home, your project scope and review path differ significantly. We handle Overlake commercial tenant improvements but it is not the same as a Grass Lawn home addition.
• Downtown Redmond — similar mixed-use density considerations

Knowing the neighborhood matters before we open the first drawing. See how our Kirkland residential projects deal with comparable neighborhood-by-neighborhood zoning variation.

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ADUs in Redmond: Rules, Costs, and the Design Process

Redmond now allows two ADUs per single-family lot under Washington HB 1337 and the June 2025 zoning amendments:

ADU Type	Max Size	Owner-Occupancy Required?	Sprinklers Required?
Detached ADU	1,000 sq ft	No	Yes (new construction)
Attached ADU	800 sq ft	No	No (if primary home is not sprinklered)

Both units may be rented. Redmond issued 112 ADU permits in 2024 with a 92% approval rate — strong signal that the process is working smoothly when drawings are complete.

ADU cost ranges (2025–2026):

• Garage conversion to ADU: $40,000–$200,000 construction
• New detached ADU (ground-up): $200,000–$400,000+
• Architect design documents for an ADU: $5,000–$15,000 depending on scope

We often see Redmond homeowners combine an ADU project with a primary home renovation under a single architect engagement — one zoning analysis, one permit coordination track, one construction administration relationship. That sequencing saves time and avoids re-mobilizing consultants. For more detail on Eastside ADU rules, see our Washington ADU laws 2026 guide and our ADU architect Bellevue page for comparable permit context.

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Home Additions and Custom Homes: Costs and Timeline on the Eastside

Redmond and Eastside construction costs run 15–20% above national averages and roughly in line with Seattle city proper (0–5% premium over Seattle).

Construction cost benchmarks (2025–2026):

• Home addition construction: $600–$800 per square foot is the working range we use for budgeting
• Smaller additions (400–600 sq ft): $57,000–$230,000 total construction
• Major additions and second stories: $450,000–$750,000+
• Washington state sales tax applies to both construction labor and materials; combined rate is approximately 10.55% (state 6.5% + King/Snohomish County local ~4.05%)

Architect fee structure:

• New custom homes: 8–15% of construction cost
• Additions and remodels: 10–20% of construction cost
• Eastside fees increased approximately 7% from 2024 due to labor and insurance cost pressures

For a 600 sq ft primary bedroom addition at $700/sq ft ($420,000 construction), expect architect fees in the $42,000–$84,000 range. A well-executed renovation of this scope regularly adds $200,000–$400,000 in appraised value on Eastside properties — a ratio that resonates with our tech-worker clients who run their own project IRR calculations. For more on addition-specific budgeting, see our home addition architect Redmond page.

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Architect vs. Design-Build vs. Contractor: Which Is Right for Your Project?

This is a question we answer honestly because the right answer is not always “hire an architect.”

Hire a licensed AIA architect when:

• Your project involves structural changes, new square footage, or a second story
• Permit-ready drawings need to survive Redmond’s plan review without AI requests
• You want an independent advocate during construction — someone whose fee does not go up if the contractor up-charges
• Project complexity warrants construction administration: substitution reviews, RFI responses, site observations

Design-build may make sense when:

• Your project is a straightforward kitchen remodel within existing square footage
• You want a single contract and are comfortable with reduced design independence
• Speed to construction start outweighs design iteration

Contractor’s in-house designer:

• Best for permitted work that is largely prescriptive — deck replacements, window swaps, simple bathroom layouts
• Not well-suited for projects requiring structural engineering coordination, energy code compliance documentation, or SEPA review

For a longer analysis, see our design-build vs. architect comparison.

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Working with Piper Cole Architects in Redmond: Our Process

Here is what to expect from first call to move-in:

1. Pre-design zoning analysis — We pull your Redmond parcel data, confirm Neighborhood Residential setbacks under the 2025 code, identify any shoreline or affordable housing overlay applicability, and scope the feasibility of your project before you spend a dollar on design.
2. Schematic design — We develop 2–3 conceptual options. You choose a direction.
3. Design development — Floor plans, elevations, and material selections are resolved. Structural engineer is engaged.
4. Construction documents — Permit-ready drawing set: site plan, floor plans, elevations, sections, details, energy code compliance worksheet.
5. Permit submission via MyBuildingPermit.com — We submit, track the review, respond to any AI requests, and coordinate with Redmond Development Services.
6. Contractor bidding — We help you evaluate bids and select a contractor.
7. Construction administration — Site visits, RFI responses, submittal reviews. We stay engaged until certificate of occupancy.

We have worked this process on Education Hill additions, Willows/Rose Hill home office studios, and Grass Lawn ADU-plus-remodel combinations. Redmond is not a market we serve occasionally — it is a core part of our Eastside practice alongside Kirkland and Bellevue.

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Frequently Asked Questions About Hiring an Architect in Redmond, WA

Do I need a licensed architect for my Redmond remodel or addition?

Washington State does not legally require an architect’s stamp on most single-family residential projects. However, the City of Redmond’s plan review process heavily rewards complete, code-compliant drawings. An AIA architect reduces the likelihood of Additional Information requests that add weeks to your permit timeline.

How long does it take to get a building permit in Redmond?

Residential permit intake takes 3–5 days; initial plan review runs 21–28 days. Type I decisions are issued within 65 days of a completeness determination; Type II within 100 days. With complete drawings, most additions permit in 8–10 weeks. ADUs typically run 5–8 weeks.

Can I build an ADU on my Redmond property?

Yes. Under WA HB 1337 and Redmond’s June 2025 zoning code amendments, you may build two ADUs per single-family lot — one detached (up to 1,000 sq ft) and one attached (up to 800 sq ft). No owner-occupancy requirement. Fire sprinklers are required for new detached ADUs.

How much does it cost to hire an architect for a Redmond home project?

Architect fees typically run 8–15% of construction cost for new builds and 10–20% for remodels. ADU design documents run $5,000–$15,000. Construction costs on the Eastside run $600–$800 per square foot for additions. WA sales tax (~10.55%) applies to both labor and materials.

What is MyBuildingPermit.com and do I have to use it?

MyBuildingPermit.com (MBP) is the mandatory online portal for all residential permit submittals in Redmond. There is no counter walk-in option for new applications. Your architect will submit all drawings and documents through MBP and track the review status on your behalf.

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Ready to Talk About Your Redmond Project? {#cta}

Piper Cole Architects is a licensed AIA firm based in Kirkland serving homeowners throughout Redmond and the Seattle Eastside. David Meade, AIA, NCARB brings direct experience with Redmond’s permit process, the June 2025 Neighborhood Residential zoning code update, and the full range of residential project types — from Education Hill additions to Grass Lawn ADUs to Willows/Rose Hill home office studios.

Schedule your free consultation with a licensed Redmond architect. We will review your parcel, confirm current setbacks and ADU eligibility under the 2025 code, and give you an honest scope and fee estimate — before you commit to anything.

[Contact Piper Cole Architects](/) | 425-XXX-XXXX

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*Sources:*

1. City of Redmond — Residential Permits: redmond.gov/469/Residential-Permits
2. City of Redmond — Building Permit Guide (June 2025): redmond.gov/DocumentCenter/View/2197/Building-Permit-Guide-PDF
3. Redmond Zoning Code Title 21, Ordinance 3186 (effective June 28, 2025): redmond.municipal.codes
4. MyBuildingPermit.com regional portal: mybuildingpermit.com
5. Gather ADU — Redmond ADU Guide: gatheradu.com/adu-info/redmond-wa