Residential Architectural Design in Bellevue & the Eastside
ECD's residential design service turns what you want from a house into floor plans, exterior studies and construction drawings, with a structural engineer and an estimator reviewing every option as it is drawn. It suits remodels, additions and ADUs. Design for a remodel typically costs $6,000–$25,000; additions and second stories run $15,000–$60,000.
Design lead Priya Raghunathan, Associate AIA · Structural review by Daniel R. Whitcomb, PE
How is design different when the engineer is in the room?
In a typical remodel, a designer draws the layout, then sends it to an engineer who reports back that the 18-foot opening needs a steel beam, a post where the island was meant to go and a new footing in the crawlspace. The design is revised, the budget grows and a few weeks are gone. At ECD, layouts are sketched with the engineer at the table, so the question "what does this opening cost structurally?" is answered before you see the option, not after you fall in love with it.
The same goes for price. Every design option you review carries a construction budget from our estimator, who builds these projects. Design and cost move together instead of meeting for the first time at the bid.
Washington does not require a licensed architect to design a detached single-family house or its remodel, which is why many residential projects are designed by residential designers working with an engineer. ECD's design work is led by Priya Raghunathan, Associate AIA.
What does each design phase deliver?
| Phase | You receive | Duration |
|---|---|---|
| Existing conditions | Measured floor plans, elevations and photos of the house as it is | 1–2 weeks |
| Schematic design | Two or three layout options with structural concept and budget for each | 2–4 weeks |
| Design development | Chosen layout refined; exterior elevations, 3D views, window and door choices | 2–4 weeks |
| Construction documents | Permit set with structural sheets, energy forms, schedules and details | 3–6 weeks |
| Interior selections | Cabinet elevations, lighting plan, tile layouts and finish schedule | 2–4 weeks, overlapping |
What our design service does not include
Interior decorating such as furniture and soft furnishings, landscape architecture and full design for commercial buildings, which require a licensed architect under Washington law. We can refer you to collaborators for each.
How does the design process run week to week?
- Goals and site visit1 meeting
How you live, what does not work and what the budget is.
- Measure and document1–2 weeks
The existing house is drawn accurately.
- Options review2–4 weeks
Layouts presented with structure and price; one is chosen.
- Refinement2–4 weeks
Exterior, windows, ceilings and key details settled.
- Permit set3–6 weeks
Construction documents and engineering completed and submitted.
How much does residential design cost?
| Project | Typical design fee |
|---|---|
| Kitchen or bath with layout changes | $6,000–$14,000 |
| Main-floor remodel with structural changes | $12,000–$25,000 |
| Ground-floor addition | $15,000–$35,000 |
| Detached ADU | $18,000–$35,000 |
| Second story or whole-home remodel | $30,000–$60,000 |
What design rules apply on the Eastside?
Design is shaped by each city's zoning code: height, setbacks, lot coverage and, in some cities, floor area limits. Some neighborhoods add another layer. Many Sammamish, Issaquah Highlands and Redmond subdivisions have HOA design guidelines for exterior materials and colors, and the smaller lakeside cities review exterior changes closely. Windows and insulation must meet the Washington State Energy Code, which affects glass area in large window walls. Each city page lists the reviews that commonly shape design there.
A design we drew and built
PROJECT · KIRKLAND · ROSE HILLSecond story designed to keep the rambler's low street profileUpper floor set back from the front wall and roof pitched low so the addition reads as a story-and-a-half from the street.Design questions
Architectural design FAQ
Do I need a licensed architect to remodel my house in Washington?
Not for a detached single-family house or its ADU. Washington's architect licensing law exempts these from the requirement, so residential designers commonly prepare the drawings, with a licensed engineer stamping the structural design. Commercial buildings and larger multifamily projects do require a licensed architect. Some owners still choose one for complex or high-design homes.
How much does it cost to design a home addition?
For an Eastside ground-floor addition, design typically costs $15,000 to $35,000 including measured drawings, options with budgets, structural coordination and the permit set. Second stories and whole-home remodels run $30,000 to $60,000 because both floors are redesigned. When ECD builds the project, the design fee is credited toward construction.
Will I see 3D views before construction?
Yes. During design development we provide 3D views of the exterior and key interior spaces from the same model used for the drawings, so window sizes, ceiling heights and rooflines are accurate. They are working views to make decisions, not marketing renderings, and are updated as the design changes.
How many design revisions are included?
Schematic design includes two or three initial options and one round of revisions to the chosen option. Design development includes a second round. Further rounds are billed hourly, and we tell you before starting them. In practice, having structure and budget visible at every option means most clients settle the layout well within the included rounds.
How do you keep a design within budget?
By pricing every option while it is still a sketch. Our estimator updates the budget at each design step using current costs from our own projects, and the engineer flags structural choices that drive cost, such as long spans, steel or new footings. If an option exceeds your budget, you see why and what alternatives cost before deciding.
Free estimate · Bellevue office
Talk to the engineer before you commit to a plan
A site visit, a scope conversation and a written budget range, at no cost.