Bathrooms we have finished
Our own completed projects, photographed as they were handed over. Open one to see the whole set — including what the rooms looked like before we started.
What a Sammamish bathroom remodel actually involves
Most of the homes we open on the Plateau were built between the eighties and the two-thousands. The layouts are good, but the showers are usually a fiberglass insert or tile over cement board with no real waterproofing behind it, and the bathroom fan often vents into the attic. A remodel here is rarely just new tile — it is fixing the part you can't see so the new room lasts.
The city's shower rules, in plain English
The City of Sammamish publishes its own shower subpan guideline, and the inspector checks it before any tile goes on. This is what it asks for:
- Size: at least 900 square inches of shower floor, large enough to fit a 30-inch circle.
- Entry: at least 22 inches of clear opening to step in and out.
- Slope: the pan slopes at least ¼ inch per foot to the drain, built into the base — not fixed later with grout.
- Threshold: on a standard pan, the finished threshold sits at least 2 inches above the drain. Accessible showers are held to a ½-inch maximum threshold.
- Liner: a listed waterproof membrane, pre-formed corners at the curb, seams overlapped at least 3 inches, and 2×6 blocking between the studs around the pan.
- Flood test: the pan is plugged and filled with at least 2 inches of water. Any water left standing or leaking means it fails.
We build every shower to that list and photograph each step, so you see the passed flood test before the tile starts. For a curbless shower the detail is different — the floor is recessed instead of stepped — and we confirm it with the inspector at rough-in.
The permit, handled
Sammamish takes remodel applications online, each document as its own PDF: a plan set, a written project narrative, a residential fixture count form, the applicant affidavit and the legal description. If the project adds plumbing fixtures, water and sewer availability certificates may be needed as well. We prepare all of it and answer the city's correction letters, so you never have to call the permit desk.
Ventilation for Plateau winters
Long wet winters and tight newer houses mean bathroom moisture has nowhere to go. We size the fan to the room, duct it outdoors and put it on a humidity sensor or timer — the cheapest line item in the remodel and the one that keeps mold off the ceiling.
Sammamish at a glance
- Permit prepared and submitted by us
- Shower built to the city subpan guideline
- Flood test passed and photographed before tile
- Fan ducted outdoors, sized to the room
- Tile laid out and approved before it's set
- Written workmanship warranty
What's included in a bathroom remodel
Design and layout
Fixture placement, tile layout drawings and a selections list with lead times attached.
Demolition
Contained, dust-controlled, with the surrounding floors protected.
Framing changes
Dropping the floor for a curbless shower, moving a wall, adding blocking for grab bars and floating vanities.
Plumbing
New supply and drain, valve and fixture rough-in, replacement of anything failing that we uncover.
Electrical and heat
GFCI protection, vanity and shower lighting, exhaust fan, and electric floor heat with its own thermostat.
Waterproofing
Bonded membrane on the pan, walls, curb, niche and bench — tested before tile.
Tile and stone
Laid out to the room so cuts land where they should, with the grout and sealant detailed properly.
Fixtures and finish
Vanity, mirrors, glass, hardware, paint and a final clean.
Three levels. Pick the one that matches your bathroom.
Every timeline below starts the day we open the wall, not the day you call.
Nothing moves. New tile, tub or shower, vanity, toilet, fixtures and lights in the boxes that are already there. The plumbing stays where it is.
Usually no permit — which is the only reason one week is possible.
Down to the studs. New waterproofing that gets tested before any tile goes on, plumbing and electrical moved, niche, glass, heated floor if you want one.
Permit and two inspections: rough-in before the walls close, then final.
Walls move and the footprint changes. Freestanding tub and a walk-in shower, double vanity, custom tile work.
Permit, engineering where it is needed, inspections — we pull and schedule all of it.
Five stages you sign off on — so you never have to be the inspector
A written quote, line by line, within two business days of the walkthrough. Then this:
One foreman runs all five, in English, and you have his number from day one. Hidden damage is priced separately and approved by you in writing before we keep going — it never shows up in the final invoice as a surprise.
Full bathroom remodel or shower-only replacement: two different jobs
A full bathroom remodel takes the room to the studs. We waterproof it, let it cure, test it, and only then set tile. On a small bathroom where nothing needs to move that is about a week; when plumbing, electrical or framing change, it becomes one of the longer rebuilds above.
If someone quotes you a week on a full rebuild, ask one question: does my job need a permit? If it does, there are two inspections — rough-in before the walls close, and final. Nobody closes a wall in the same week they opened it.
Replacing only the shower is a smaller, separate job: the rest of the bathroom stays as it is. How long it takes depends on the shower system and materials you choose, and on whether the plumbing stays where it is. We confirm the schedule for your specific shower before any work starts.
Frequently asked questions
Do I need a permit for a bathroom remodel in Sammamish?
What does the City of Sammamish check on a new shower?
How long does a bathroom remodel take?
Is a curbless shower a lot more expensive?
Do you use a waterproofing membrane, or just cement board?
Can you add heated floors to an existing bathroom?
Do I need a permit for a bathroom remodel?
Send us photos first. No visit, no obligation.
Not everyone is ready to have a contractor in the house. Text photos of the room to the number below and we will tell you what scope it looks like and what that kind of job normally involves — before anyone comes out.
Ready when you are
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Hours: Mon–Fri 9:00 AM – 6:00 PM · Sat–Sun closed
Based in Bellevue, WA — serving the Eastside and Greater Seattle