Two Issaquahs, two kinds of project
There is the Issaquah of Olde Town and the older valley streets — genuinely old houses, small lots, character worth keeping and systems worth replacing. And there is the Issaquah of the Highlands and Talus — newer, larger, built on the hillsides in the last twenty-five years, with tight design covenants and dramatic grade.
The remodels are different in kind. Down in the valley the work is often restoration and infrastructure: wiring, plumbing, insulation, a kitchen that respects the age of the house. Up on the hill it is layout, finish level and outdoor space, wrapped in an HOA review process. We do both, and we do not use the same playbook for them.
Neighborhoods we work in
Issaquah Highlands · Talus · Olde Town · Squak Mountain · Tiger Mountain · Providence Point · Montreux · Lake Sammamish shoreline
Permits and inspections in Issaquah
The City of Issaquah permits work within its limits; some surrounding areas are unincorporated King County. Issaquah's setting brings specific site issues into review more often than in flatter cities: steep slopes and landslide hazard areas on the mountain flanks, streams and wetlands through the valley, and historic coal-mine hazard areas in parts of the region, any of which can require geotechnical work or additional review.
Highlands and Talus properties also typically carry design covenants with their own approval process. We confirm which of these apply to your address before design so the drawings are made once.
What we build in Issaquah
- Kitchen and bath renovations in Highlands and Talus homes
- Careful restoration-minded remodels of older Olde Town properties
- Additions engineered for hillside lots and grade change
- Decks, stairs and covered outdoor space on sloped sites
- Systems upgrades — electrical, plumbing, insulation — in older valley houses
- Whole-house renovations and custom builds on mountain-side parcels
Issaquah at a glance
- Based in Kirkland — Issaquah 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 Issaquah lets you build in the back yard, in 2026
Washington rewrote the accessory dwelling unit rules statewide, and Issaquah rewrote its code to match. Most of what homeowners here believe about ADUs is two or three years out of date.
| What people ask | Issaquah, 2026 |
|---|---|
| How many you can build | Two, in any combination of attached and detached |
| Biggest detached unit | 1,000 sq ft each, excluding garage, storage and decks |
| Height | The height allowed for the principal house in your zone — 25 ft in SF-D, 30 ft base in SF-E, SF-S and SF-SL |
| Parking | No minimum. One space is the maximum, not a requirement |
| Can you sell it separately | Yes — the city may not block the sale of a condominium unit merely because it was built as an ADU |
| 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 Issaquah Community Planning and Development |
Worth knowing in Issaquah
Issaquah exempts accessory dwelling units from impact fees entirely. On a comparable lot in a neighbouring city those fees run into five figures.
Ready-made plans
Issaquah has no pre-approved plan programme.
Source: Issaquah Land Use Code 18.500.090, current through Ord. 3144 (June 2026), 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 Issaquah: what works in your favor
- Issaquah permits are filed through the regional MyBuildingPermit portal — one system we work in every week.
- Slopes and critical areas are common here — we check the mapped constraints on your parcel before any design money is spent.
Statewide, Washington law (HB 1337) is on your side in Issaquah: 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.
Issaquah questions we get asked
My lot is steep. Does that rule out an addition?
What about coal-mine hazard areas?
Do you work with Highlands design covenants?
Nearby areas we serve
Building in Issaquah? Let's talk.
Tell us about your project — we'll listen, come out, and give you an honest number.
Get a Free EstimateGet a free estimate in Issaquah
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