Spec & Production Home BuildersKing County, Snohomish County & Seattle

Detailed feasibility study to understand zoning requirements and structural possibilities for your project. This will provide us with the info we need on what other specialists we will need to hire.

Specialists Included:

• Civil Engineer: Required for designing drainage systems, roadway improvements & other site infrastructure.
• Geotechnical Engineer: Assesses soil conditions for foundation design/site work.
• Septic Design Engineer: Needed if property is not on municipal sewer.
• Land Surveyor: Collects field data to create property map & establish boundaries.
• Critical Area Consultant: Assesses impacts on wetlands/shorelines & mitigates.
• Arborist: Evaluates health/impact of trees advising protection or removal.

Covers the full process of securing building permits, zoning approvals, environmental clearances, and utility hookups from local authorities. Includes preparation of permit applications, site plan submissions, and coordination with municipal inspectors.

Timeline: 4–8 months.

Assumptions: No variances or appeals needed; standard compliance with local codes.

Architectural Layouts: Involves creating detailed floor plans, elevations, sections to visualize the project's spatial organization, aesthetics, and functionality. Ensures compliance with client vision and code requirements.

Material Selection & Specification Package:

• 3D Renders of key project areas illustrating material application.
• Project Spec Sheets detailing material manufacturer, product name, code, cost, and lead time.
• Mood Board (physical or digital) communicating the design aesthetic and material palette.

Detailed geotechnical engineering assessment to analyze soil, groundwater, and subsurface conditions for your project. Ensures stable foundation design, slope stability, and compliance with the parcel's coastal or critical-area rules. Edmonds, Seattle, and county codes differ.

Rough Timeline (4-6 weeks):

• Week 1: Initial site visit & proposal approval.
• Weeks 2-3: Field investigations (borings) & sampling.
• Weeks 4-5: Lab analysis & draft report.
• Week 6: Final report delivery.

Specialists:

• Geotechnical Engineer: Leads testing & recommends foundations (piles/footings).
• Soil Technician: Conducts on-site borings.
• Lab Analyst: Performs tests on soil bearing capacity/shear strength.
• Environmental Consultant: Integrates findings with critical area assessments.

Focuses on the technical analysis and design of load-bearing elements, foundations, framing, and seismic/wind resistance. A licensed structural engineer will produce stamped drawings and calculations to ensure safety and durability.

Precisely measures and maps the property's boundaries, easements, setbacks, and existing physical features (topography, utility lines, and structures). Establishes horizontal and vertical controls needed for plans.

Included Scope:

• Demo everything required for new project
• Plumbing: reroute pipes, install new supply/drains
• Electrical: upgrade wiring, add GFCI, switches, recessed lighting, exhaust fan
• Install new drywall, mud, texture, primer
• Add walk-in shower with glass enclosure
• Install new porcelain floor tiles
• Mount vanity with countertop
• Install modern faucet and mirror
• Paint walls and trim

Material Tier Pricing:

• Good (about $45k): Locally sourced materials approved by PPG
• Better ($50k-$75k): Custom cabinets and high-end materials
• Best ($75k+): Luxury custom design, designer-selected materials