Ideal Construction & Renovation serves Seattle homeowners from our Mukilteo base, less than 30 minutes north. We specialize in Craftsman and mid-century home renovations, legal DADU and ADU construction, and full-scope kitchen and bathroom remodels. Careful craft with King County permitting expertise.
Seattle's housing stock is unlike anywhere else in the region. Craftsman bungalows from the 1900s through the 1930s, post-war Cape Cods, mid-century moderns in Madrona and Mount Baker, and modern infill DADUs in Ballard and West Seattle. Each era has its own construction details, its own quirks, and its own preservation considerations. We've worked on all of them. Christian Hannesschlaeger, owner of Ideal Construction & Renovation, is a Master Builders Association of King & Snohomish Counties member and AIA affiliate. Serving Seattle from Mukilteo means a short drive, close attention to your project, and a contractor who respects the character of your home.
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Seattle was largely built in waves. The Craftsman bungalow boom of 1900 through 1930 left neighborhoods like Ballard, Wallingford, Phinney Ridge, Green Lake, Madrona, Mount Baker, and parts of West Seattle full of homes with real character: box-beam ceilings, built-in buffets, leaded glass, oak floors, and knob-and-tube wiring that now needs rethinking. Post-war expansion added Cape Cods and starter ranchers in the 1940s through 1960s. Mid-century modern homes followed in the eastern neighborhoods. And since the 2019 DADU ordinance, backyards across the city have gained legal accessory dwelling units.
What we see across Seattle renovations:
The upside: Seattle Craftsman homes have framing and foundations that were built to last a century. Old-growth lumber, plaster over lath, and generous window openings give you a starting point most modern construction can't match. Renovate them well and you have a home that keeps its soul and gains modern function.
Seattle's 2019 DADU ordinance changed the game. You can now build two accessory units on most single-family lots, owner-occupancy is no longer required, and size limits run up to 1,000 square feet for detached units. We design to SDCI requirements, handle permitting, and build legal units that add rental income or multigenerational space without shortcuts.
Learn more about DADU and ADU constructionOpen up your Craftsman galley kitchen while preserving the built-ins and trim details that matter. We handle load-bearing wall removal, electrical panel upgrades, in-wall plumbing relocation, and the ventilation work older homes need. Modern function, original character.
Learn more about kitchen remodelsSeattle bathrooms in pre-war homes need waterproofing systems the originals never had. Kerdi membranes, linear drains, proper exhaust CFM, and moisture-tolerant cabinetry are standard for us. Heated floors too, because PNW mornings are cold.
Learn more about bathroom renovationsStructural assessment, insulation and window upgrades to current Seattle energy code, electrical and plumbing modernization, and thoughtful floor plan changes. We renovate older Seattle homes the way they deserve, with precision and respect for what's already there.
Learn more about home remodelingUrban decks for Seattle lots need careful design for small footprints, sight lines, and drainage. We build with composite or pressure-treated lumber, install flashing that handles 150 rainy days a year, and design for the way Seattle residents actually use outdoor space.
Learn more about deckingGround-up new home construction on Seattle lots, including tear-down rebuilds in established neighborhoods and custom builds on infill lots. We coordinate SDCI permitting, design review where it applies, foundation engineering for sloped sites, and the full build through final walkthrough.
Learn more about custom home buildsSeattle's renovation market has plenty of volume firms that run jobsite after jobsite on tight margins. That approach works for them, but it rarely works for a 1915 Craftsman that needs patient, thoughtful work. We run projects the opposite way: fewer jobs at a time, more attention per project, and craftsmanship that survives inspection and survives the next twenty years of Seattle weather.
As members of the Master Builders Association of King & Snohomish Counties and the American Institute of Architects, we work regularly across both counties. King County and Seattle SDCI requirements differ from Snohomish County in permit review workflow, DADU rules, design review triggers, and stormwater standards. We know the differences. We know what each building department expects. We know which Seattle neighborhoods have historic overlay considerations and which designs clear review quickly.
Our approach shows up in the details: clean joints where casing meets baseboard, trim that fits tight against plaster walls, cabinet installation to fine tolerances, and surface prep that sets paint up to last. That kind of detailed work translates beautifully to the craft that older Seattle homes were originally built with.
Seattle's permitting runs through the Seattle Department of Construction & Inspections (SDCI), and it moves on its own rhythm. Over-the-counter permits for straightforward work clear in days. Full plan review for a DADU or substantial remodel typically runs four to ten weeks depending on queue length, completeness of plans, and whether the project triggers additional review (design review, environmental, SEPA, tree code). We plan for realistic timelines upfront so you aren't surprised.
DADU specifics: Seattle's ordinance allows up to 1,000 square feet for a detached accessory dwelling unit on most single-family lots, with maximum heights that vary by zone. Lot coverage, setbacks (typically 5 feet from side and rear), and impervious surface limits still apply. We run the numbers before design starts so your DADU is buildable on your specific lot.
Historic and special review districts: Landmark homes and properties in designated historic districts (Harvard-Belmont, Pike Place Market neighborhoods, Ballard Avenue, International District) require Landmarks Preservation Board review. We've worked within those processes before and design to meet the standards the first time.
Energy code: Seattle has adopted stringent energy requirements ahead of the rest of the state. Insulation, window U-values, air sealing, and ventilation specifications are all stricter here. We design to the current Seattle Energy Code, and we document it clearly for inspection.
Stormwater and impervious surface: Seattle's stormwater code affects almost any project that adds roof, deck, patio, or driveway area. We design for permeable pavers, rain gardens, or other compliant solutions when a project tips over the threshold.
Seattle gets 37 inches of rain across 150 wet days a year, and the city's hillsides, tight lots, and mature tree canopy make moisture management a real design problem. We build with that reality in front of us.
Exterior moisture management: Proper flashing at every penetration, correct grade away from foundations, perimeter drainage on hillside lots, and vapor barriers where they belong. We do not skip details that show up as rot five years later.
Interior moisture control: Kitchen and bath exhaust ducted to the outdoors, not dumped into the attic. Cabinet boxes in plywood that resists warping. Moisture-resistant drywall and paint systems in wet areas. Thoughtful ventilation in tight, well-sealed homes so the air stays healthy.
Insulation and window performance: Seattle's energy code demands real numbers. We hit or exceed them, because older homes that don't insulate properly stay cold, lose money to utility bills, and develop condensation problems.
Freeze protection: Seattle sees occasional freeze events and when pipes burst, the water damage is expensive. We insulate lines in exterior walls, specify PEX where it makes sense, and build with freeze risk in mind.
“Christian's attention to detail is top notch. He handled every curveball we hit when opening up walls, and the finished work speaks for itself.”
— Google Review, 5.0 stars
Ideal Construction & Renovation maintains a 5.0 average across 35 Google reviews. Christian is a Master Builders Association of King & Snohomish Counties member and AIA affiliate, and every project is backed by Washington state licensing, bonding, and insurance. We serve Seattle alongside our neighboring cities of Edmonds and Mountlake Terrace.
Yes. Seattle is roughly 25 miles south of our Mukilteo office, about a 30 to 40 minute drive. We work Seattle projects regularly and are Master Builders Association members for King County as well as Snohomish. Being based just north means our overhead stays lean, our attention stays on your project, and we bring the same build quality to Seattle jobs that we deliver in our home county.
Seattle's 2019 ordinance allows up to two accessory dwelling units on most single-family lots (one attached ADU and one detached DADU). Owner-occupancy is no longer required. Detached DADUs can typically be up to 1,000 square feet with height limits that vary by zone. Setback, lot coverage, and tree code requirements still apply. We evaluate each property individually before design begins.
Over-the-counter permits for minor work can clear in days. Full plan review for a substantial remodel or DADU typically runs 4 to 10 weeks depending on queue length, plan completeness, and whether the project triggers design review, SEPA, or tree code review. We plan for realistic timelines and handle the plan submittal and review correspondence end to end.
Yes, and that is the work we prefer. Craftsman homes deserve renovators who respect their original detailing. We preserve and replicate trim profiles, repair rather than replace where we can, and integrate modern kitchens and baths without erasing the character that makes these homes worth owning. Our attention to detail shows up most clearly on this kind of project.
Yes. Certain zones, sizes, and locations in Seattle require Design Review Board review before permitting. We've been through the process. We design to the applicable guidelines from the start, prepare submittal materials, attend review meetings, and respond to comments. The key is designing for review from day one rather than trying to retrofit after a rejection.
Seattle pricing runs higher than suburban Snohomish County due to labor and permitting costs, but the variables that drive cost are the same: scope of structural and mechanical changes, finish level, custom versus stock cabinetry, and site conditions. We provide transparent ranges during consultation and detailed quotes once scope is settled. We don't lowball bids to win work and then hit you with change orders.
Our Process
We visit your Seattle home, listen to your goals, evaluate the existing structure, and identify what the project actually requires. We discuss permitting realities, timelines, and budget range. You get an honest read, not a sales pitch.
We work with you and any designer or architect you bring to create plans that function, fit the property, and will clear SDCI review. For Craftsman and historic properties, we think carefully about what to preserve and what to modernize.
We prepare the submittal, file with SDCI, respond to plan review comments, and manage any design review or special review process that applies. Four to ten weeks is typical for substantial work. We keep you informed as reviewers come back with questions.
We schedule the build, coordinate inspections, order materials with lead-time buffers, and line up trades. We give you a realistic timeline and stick to it. Living through a remodel is disruptive, so we move efficiently and communicate clearly.
We build with quality, precision, and respect for your home and neighborhood. On-time arrivals, clean jobsites, and steady progress. Careful craft means taking the extra minutes to do details correctly, because those minutes compound into a finished result that lasts.
We pass final inspections, work through any punch-list items, clean up completely, and hand you the keys. You get documentation, warranty information, and a contractor who is reachable if questions come up later.
Call Ideal Construction & Renovation today. We build DADUs, renovate older Seattle homes, and deliver the quality your project deserves.
Call 206-200-2486