Bellevue asks more of a builder, and it should
Bellevue projects tend to be bigger, better-documented and more closely reviewed than the regional average, and the homes themselves span an enormous range: mid-century ramblers in Lake Hills and Crossroads, 1980s and 90s view houses on Somerset and Cougar Mountain, and West Bellevue properties where the land is worth more than anything standing on it.
That range matters for scope. A kitchen in a 1962 rambler often turns into a structural conversation the moment you want the wall gone, because the ceiling above it is carrying roof load. A view-lot addition in Somerset turns into a slope and drainage conversation. We would rather have those conversations at the estimate stage than as a change order in month three.
Neighborhoods we work in
West Bellevue · Enatai · Beaux Arts · Somerset · Newport Hills · Factoria · Woodridge · Wilburton · Bridle Trails · Crossroads · Lake Hills · Eastgate · Cougar Mountain · Northwest Bellevue
Permits and inspections in Bellevue
Bellevue runs its own Development Services department with its own submittal, review and inspection process, and it is generally a more documentation-heavy review than smaller Eastside cities — which is a good thing when you are the one paying for the house. Structural changes, additions, ADUs and decks above a certain height require permits. Properties on the steeper slopes above Coal Creek, Somerset and Cougar Mountain, and lots near Kelsey, Coal and Mercer Slough waterways, can trigger critical-area review, geotechnical reports or drainage review.
We handle the submittal and the back-and-forth on corrections. What we will not do is start swinging hammers on permit-required work and hope nobody notices — unpermitted work becomes your problem at resale, not ours.
What we build in Bellevue
- Kitchen remodels that remove a bearing wall — with the beam engineered and permitted properly
- Primary suite and second-story additions on Somerset and Newport view lots
- Whole-house renovations of 1960s–80s Bellevue homes, including systems and insulation
- Custom homes and tear-down rebuilds in West Bellevue and Northwest Bellevue
- Spa-level bathroom rebuilds with bonded waterproofing and proper ventilation
- Detached ADUs and garage conversions where the lot and current code allow
Bellevue at a glance
- Based in Kirkland — Bellevue is a core service area
- We pull the permits and meet the inspectors
- Written, itemized estimates — no verbal numbers
- Bonded and insured in Washington
- Free walkthrough, written estimate
What Bellevue lets you build in the back yard, in 2026
Washington rewrote the accessory dwelling unit rules statewide, and Bellevue rewrote its code to match. Most of what homeowners here believe about ADUs is two or three years out of date.
| What people ask | Bellevue, 2026 |
|---|---|
| How many you can build | Up to two, attached or detached |
| Biggest detached unit | 1,200 sq ft for a detached unit |
| Height | 24 ft; 28 ft when built over an existing accessory structure |
| Parking | None for a unit under 1,000 sq ft, and none within half a mile of a major transit stop. Otherwise one space |
| Can you sell it separately | Yes — Bellevue allows an ADU to be sold to a separate owner |
| Owner occupancy | Not required. Washington abolished it statewide under RCW 36.70A.681 — you do not have to live on the lot to have an ADU, and you may rent both units |
| Who issues the permit | City of Bellevue Development Services |
Worth knowing in Bellevue
Detached ADUs were not allowed in Bellevue at all until 1 July 2025. Any guide that says otherwise is out of date — and most of them still do.
Ready-made plans
Bellevue has a pre-approved plan pilot in the works, up to ten plans, detached units to 1,200 sq ft. Not live yet.
Source: Bellevue LUC 20.20.120, as amended by Ordinance 6851, effective 1 July 2025, plus RCW 36.70A.681. Checked 4 September 2026. Codes in this region are being rewritten faster than any web page keeps up with — we verify your parcel against the code in force on the day we submit, not against a summary.
Four ways to add a unit — a new detached building, the garage, the basement or a suite inside the house — with a calculator that takes your own numbers: see all four and what each returns →
What it costs: a new detached unit on the Eastside runs roughly $325,000 to $550,000 all in, and advertised "starting at" prices leave out $120,000 to $180,000 of site, utility and permit work. Here is the whole number, line by line →
Building in Bellevue: what works in your favor
- Bellevue updated its code (Ordinance 6810, Oct 2024) to fully align with state ADU law — the permit path is clear today.
- The city is developing its own pre-approved ADU plan program; you do not have to wait for it — the standard permit path works now.
- Bellevue permits are filed through the regional MyBuildingPermit portal — one system we work in every week.
- School impact fees are currently waived for ADUs in Bellevue.
Statewide, Washington law (HB 1337) is on your side in Bellevue: up to two ADUs are allowed on most residential lots, a detached ADU may be up to 24 ft tall with side and rear setbacks of no more than 5 ft, units up to 1,000 sq ft must be permitted, there is no owner-occupancy requirement, and no parking can be required near major transit.
Rules change and every lot is different — we verify your exact address with the city before any design work. This page is information, not legal advice.
Bellevue questions we get asked
Do you build new custom homes in Bellevue, or only remodel?
Bellevue review seems slower than other cities. Is that true?
Can you work with our architect and designer?
Nearby areas we serve
Building in Bellevue? Let's talk.
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Tell us about your project — we'll come out, listen, and give you an honest number.
Call or text(425) 866-3940Email: office@nwhomesremodel.com
Hours: Mon–Fri 8:00 AM – 6:00 PM · Sat by appointment
Based in Kirkland, WA — serving the Eastside and Greater Seattle