Issaquah Highlands, the foothills and in town
Architect in Issaquah, WA
Custom homes in the Issaquah Highlands and the Cascade foothills, plus additions, remodels and ADUs in Klahanie, High Point and the older neighborhoods near downtown. Permits through the city or King County, depending on the lot.
The first feasibility check is free.
Free feasibility check
Send the address and what you have in mind. David replies within one business day with what the site and the code are likely to allow.
- 1996Licensed architect since 1996
- 1992AIA member since 1992
- 20 to 30Projects designed each year
- 3Masonry Excellence Awards
- AIAAIA · NCARB · Washington licensed
Why local matters
Two sets of rules on many Issaquah lots
Issaquah sits between Lake Sammamish and the Cascade foothills, about 30 minutes from downtown Seattle and close to the Eastside tech corridor along I-90.
Which rules apply depends on where the lot is. Inside the city, permits go through the City of Issaquah. In the Issaquah Highlands, the community association has its own architectural standards on top of the city code. Outside city limits, King County is the permitting authority.
Sorting that out first is what keeps a design from being redrawn after review.
What gets designed here
Work in Issaquah
Issaquah work falls into four kinds.
- Custom homes in the Issaquah Highlands. Planned community lots with views toward Lake Sammamish and the Olympics, designed to meet the Highlands community architectural standards as well as city code.
- Foothill and rural homes. Larger forested lots east of the city, often with streams or steep slopes that trigger King County critical area review and a geotechnical study.
- Additions and renovations. Solid older houses in downtown Issaquah, Klahanie and High Point, updated for how people live now.
- ADUs. Attached and detached units under state ADU law. The I-90 corridor keeps rental demand strong.
Projects
Work in Issaquah and nearby
Real houses, real constraints. Photographs and drawings from the practice.
Permits
Issaquah permit timelines
Inside the city, permits go through the City of Issaquah’s Community Planning and Development department, filed on MyBuildingPermit.com. The zoning, slope, tree and shoreline rules are set out in the Issaquah zoning and permit guide. Outside city limits, King County reviews. In the Issaquah Highlands, the Architectural Review Committee must stamp your site plan and elevations before you submit the city permit.
| Project | Typical review |
|---|---|
| Residential addition, City of Issaquah | City target: 4 wk first review |
| New single family home, City of Issaquah | City target: 4 wk first review |
| Rural property, King County | Ask King County |
City targets are per review round (4 weeks first review, 3 weeks second, 1 week after, April 2026) and start when permit fees are paid, so total time runs longer. In the Highlands, the Architectural Review Committee stamp comes before you submit.
Site constraints
What shapes a foothill lot
The rural lots east of town are the ones that need the most early work.
- Steep slopes, which usually mean a geotechnical report before design is final.
- Streams and wetlands, which carry King County critical area buffers.
- Tree cover and access, which decide where a house can actually go.
Budget
What projects cost, in round numbers
These are the planning ranges used across this site. The estimators on the linked pages turn them into a number for your size and scope.
| Project | Typical range | Estimator |
|---|---|---|
| Architect led custom home | $400 to $900 per sq ft (planning range) | cost to build page |
| High end custom or waterfront | Top of the $400 to $900 per sq ft range | cost to build page |
| Whole house remodel | $300 to $550 per sq ft | whole house remodel page |
| Home addition | $350 to $650 per sq ft | home addition cost page |
| Detached ADU | $200,000 to $400,000 | ADU cost guide |
| Architecture fee | Fixed fee, most $10,000 to $200,000 | architect fees page |
Swipe the table sideways to see every column
Eastside figures from the cost pages on this site, each of which has an estimator that gives you your own number. Land, site work and permits sit on top of construction.
Where
Issaquah neighborhoods
Issaquah Highlands, Klahanie, High Point, the older residential streets near downtown, and the unincorporated foothills to the east.
Questions
Building in Issaquah, answered
Not answered here? Call David, most calls are answered the same day.
Do you work in Issaquah?
Yes. Piper Cole Architects is based in Kirkland and Issaquah is part of the regular work. Highlands custom homes, foothill lots and in-town additions are all part of it.
How long does a permit take in Issaquah?
The City of Issaquah targets 4 weeks for the first review of a single-family permit, 3 weeks for the second and 1 week for each round after, counted from payment of fees (April 2026). In the Issaquah Highlands, the Architectural Review Committee must stamp the site plan and elevations before you submit. As a benchmark, Seattle permits take 6 to 10 months for a new house and about 2 to 3 months for a remodel.
What does an architect cost in Issaquah?
I quote a fixed fee for design and permit, set by the project budget and location; most fall between $10,000 and $200,000 depending on scope. The architect fees page has a calculator for your own budget.
Do I need an architect for a house in Washington?
Not by law. RCW 18.08.410 exempts single family homes and buildings of four units or fewer from the stamp requirement. You will need permitted drawings and usually structural engineering. People hire an architect because the lot, the code or the design is complicated, not because the law requires one.
What happens on the first call?
You describe the property and what you want to do. David Meade tells you what the site and the code are likely to allow, what it tends to cost and what to check first. The first feasibility check is free and usually takes about a day.
Does the Issaquah Highlands have its own design rules?
Yes. The Highlands Architectural Review Committee must stamp the site plan and elevations before the city permit is submitted, and the city code lets the committee apply stricter setbacks than the city does.
Plan the project
Cost and service pages
- Cost to build a house in SeattleNew build cost by tier, with an estimator
- Architect feesWhat the design work costs, with a calculator
- Home addition costEvery addition type, with an estimator
- Whole house remodel costCost by depth, and the code trigger that moves budgets
- Custom home designNew houses on the lakes and on difficult lots
- Home additionsOut or up, and what it costs
- ADU and DADU designGarage conversions to backyard cottages
- Waterfront and lakefront homesShoreline lots and teardown rebuilds on the lakes
Read next
Guides for Issaquah projects
- HOA and design reviewGetting a design through community review
- Washington ADU laws in 2026What state law now allows on almost every lot
- ADU cost, Seattle and the EastsideAttached, detached and garage conversions, in real numbers
- Architect in Maple ValleyCustom homes on rural lots to the south
Nearby
Other Eastside cities
- Architect in Sammamish, WALocal permits, costs and the kind of work done there
- Architect in Newcastle, WALocal permits, costs and the kind of work done there
- Architect in Bellevue, WALocal permits, costs and the kind of work done there
- Architect in Snoqualmie, WALocal permits, costs and the kind of work done there
- Architect in Renton, WALocal permits, costs and the kind of work done there
- Architect in Redmond, WALocal permits, costs and the kind of work done there
Our Architecture Services
Full-service architecture for Issaquah Architect: Custom Homes, Additions, ADUs and the greater Seattle area:
Service area
Other cities we work in
Based in Kirkland. Each city page covers local permits, zoning, shoreline rules and costs.
Studio, KirklandEastsideSeattle and the NorthSouth King and Pierce
Next step
Talk about your Issaquah property
Describe the lot and what you want to do with it. You speak to David Meade directly, and the first feasibility check is free and usually takes about a day.
Free feasibility check
Send the address and what you have in mind. David replies within one business day with what the site and the code are likely to allow.