Yes — Redmond allows two ADUs (or tiny homes) on every residential lot, each up to 1,000 sq ft, with no owner-occupancy requirement and zero required off-street parking anywhere in the city (Redmond Zoning Code 21.04.1110 and Table 21.40.010.D). In the Neighborhood Residential (NR) zone an ADU takes the same setbacks as the house — 10 ft front, 3 ft side interior, 5 ft rear — and a detached ADU may sit on a lot line that abuts a public alley or right-of-way; a detached ADU may rise to the 38 ft zone height, not the 22 ft accessory-structure cap. It is a standard residential building permit: at the city's February 2025 fee table a $300,000 detached ADU runs about $8,600 in permit, plan-review, planning, fire and technology fees before impact fees, and detached ADUs must be sprinklered. The rules were adopted by Ordinance 3220 (June 17, 2025), amended by Ordinance 3261 (June 2, 2026), and left untouched by the 2026 Annual Code Cleanup (Ordinance 3269, September 15, 2026). Two limits to check first: a detached structure's footprint may not exceed 60 percent of the house's ground-floor living area (RZC 21.04.1120.C.2.a), and RCW 36.70A.681(4) switches off the state ADU protections on lots designated with critical areas or their buffers.
In Redmond you will also hear an ADU called a DADU — short for detached accessory dwelling unit, the usual term across Washington. The rules on this page apply either way.
Outside city limits? If your property is in unincorporated King County (not within Redmond's boundaries), different rules apply — see our King County (unincorporated) ADU rules.
Zoning & Size Requirements [1][2][3][4]
Yes — Redmond allows ADUs. A detached ADU can typically be up to 1,000 sq ft under current Washington and Redmond zoning rules.
See what this means for your lot — ask Redmond ADU builders for a quote →
| Allowed Zones | Permitted (P) in the Neighborhood Residential (NR), Neighborhood Multifamily (NMF), Neighborhood Mixed-Use (NMU), Citywide Mixed-Use (CMU), Marymoor Village Edge (MME), Downtown Edge (DTE), Downtown Core (DTC), Town Center (TWNC), Urban Recreation (UR) and RA-5 zones; not permitted in UMU, MMC, MMM, the Overlake zones, BP, MP, I or COS (RZC 21.04.0100, Residential Use Table, as amended by Ord. 3261). Standards: RZC 21.04.1110. Confirm your zone with Planner on Call, 425-556-2494 |
| Max Size (Detached) | 1,000 sq ft: "The total square footage of an ADU shall not exceed 1,000 square feet" (RZC 21.04.1110.C.3.a) — exactly the floor RCW 36.70A.681(1)(f) sets. On a site over 10,000 sq ft the Administrator may allow more if the ADU is an affordable unit or a public benefit is provided (C.3.c). Watch the accessory-structure rule: accessory footprints may not exceed 60 percent of the house's ground-floor living area, excluding garage (RZC 21.04.1120.C.2.a) |
| Max Size (Attached) | Same 1,000 sq ft cap (RZC 21.04.1110.C.3.a). If the ADU occupies an entire single floor of the primary dwelling, the Administrator may allow an increase to use all of that floor area efficiently, provided every other standard of the section is met (RZC 21.04.1110.C.3.b) |
| Max Size (JADU) | Not a category in Washington — Redmond's code has no junior ADU. Its second small-unit type is the tiny home: it counts against the two-unit allowance, may not exceed 400 sq ft, and where in public view its trailer base must be fully screened by landscaping (RZC 21.04.1110.C.1, C.2.c and C.3.d) |
| Max Height | The height limit of the underlying zone — 38 ft base maximum in the Neighborhood Residential and NMU zones, 60 ft in NMF (Table 21.08.200.B). Ordinary accessory structures are capped at 22 ft, but RZC 21.04.1120.C.1 excepts "accessory structures that contain accessory dwelling units, which shall not exceed the height maximum of the underlying zone." State law separately bars any ADU roof-height limit below 24 ft unless the principal unit's own limit is lower (RCW 36.70A.681(1)(g)) |
| Max Units | 2 ADUs per residential lot: "Two ADUs or tiny homes shall be allowed on each residential lot" (RZC 21.04.1110.C.1). NR density "is measured in dwelling units per lot, inclusive of accessory dwelling units" (RZC 21.16.300.B.2), against a base maximum of 6 units per lot, 8 with one on-site affordable unit (Table 21.08.200.B). The same count sets the maximum gross floor area for all structures on the lot — 4,500 sq ft at one unit, 6,000 at two, 7,500 at three (Table 21.08.200.C) |
Setback Requirements [1][2][3][4]
Redmond requires a rear setback of about 5 ft for a detached ADU, and parking requirements vary by unit size or location. Owner-occupancy is not required — you can rent it out without living on the property.
| Rear Setback | 5 ft in the Neighborhood Residential zone, the same as the house (Table 21.08.300.A); accessory structures in NR and NMU "shall comply with the underlying setback regulations of the zone" (RZC 21.04.1120.C.5). The alley setback is 2 ft, and RZC 21.04.1110.C.2.b goes further: detached ADUs may be sited immediately abutting a lot line that abuts a public alley or right-of-way, overriding other setbacks — broader than RCW 36.70A.681(1)(i), which covers alleys only |
| Side Setback | 3 ft side interior and 10 ft side street in the Neighborhood Residential zone, the same as the house (Table 21.08.300.A; RZC 21.04.1120.C.5); NMU is also 3 ft interior, NMF 15 ft. No minimum building separation applies to an accessory structure unless the building or fire code dictates one (RZC 21.04.1120.C.3). Zero-lot-line developments under RZC 21.16.200.D may vary. State law bars ADU setbacks more restrictive than the principal unit's (RCW 36.70A.681(1)(h)) |
| Front Setback | 10 ft in the Neighborhood Residential zone (Table 21.08.300.A). Accessory structures are prohibited in the front-yard setback, with a narrow exception for garages where lot width at the front street is under 50 ft, grades are steep, or compliance would impair pedestrian and vehicular safety (RZC 21.04.1120.C.4). RZC 21.08.300.A.2 allows only improvements under 30 inches above grade, fences, landscaping and the like in any setback — "No other structures, including accessory structures" |
| Parking Required | None, anywhere in Redmond. Table 21.40.010.D, Required Off-Street Parking, gives the accessory dwelling unit and the tiny home a ratio of "Dwelling unit (0, –)" in all three location columns — near frequent transit or in a TOD focus area, in a Center, and All Other Locations — while a detached house still needs 1.0 space in All Other Locations. That exceeds the state floor: RCW 36.70A.681(2)(a) only bars parking within a half-mile walk of a major transit stop |
| Owner Occupancy | Not required. RZC 21.04.1110 (as adopted by Ord. 3220 and amended by Ord. 3261) contains no owner-occupancy clause, no ban on renting the owner's unit and no recorded-covenant requirement; the repealed RZC 21.08.220.C.5 used to impose all three. The city could not reinstate them: RCW 36.70A.681(1)(b) bars requiring the owner of a lot with an ADU to reside in or occupy the ADU or another unit on the lot. Home businesses are allowed in both the ADU and the primary unit (RZC 21.04.1110.C.4) |
| Min Lot Size | No ADU-specific minimum: RZC 21.04.1110 sets none, and RCW 36.70A.681(1)(e) requires the city to allow an ADU on any lot that meets the minimum lot size for the principal unit. The Neighborhood Residential zone's own standards are a 3,000 sq ft average minimum lot size, a 20 ft minimum lot frontage and 20 percent minimum open space (Table 21.08.200.B, as amended by Ord. 3261); lot coverage is 50 percent, or 60 percent on a lot of 18,000 sq ft or less with at least three dwelling units (note 8) |
Permit Process & Fees [5][6][7][8][9][10]
An ADU permit in Redmond goes through a standard permit review. Review time: not published for ADUs. State law requires a final decision within 65 days of the completeness determination for permits needing no public notice, with a partial fee refund if missed (RCW 36.70B.080(1)(d), (l)); Redmond's own time frames are in RZC 21.76.040 — ask the Permit Technician. Permit fees: Valuation-based (Residential Building Permit Fees, effective Feb. 1, 2025): a $300,000 detached ADU is about $4,069 permit + $2,645 plan review (65%) + $795 planning + $767 fire + 4% technology surcharge, roughly $8,600 before impact and utility fees.
| Approval Process | A residential building permit through Redmond Development Services — the city's Residential Permits page lists "Adding an Accessory Dwelling Unit (ADU)" alongside new homes and garage conversions. Apply through the Plan Review Online (PRO) request form (no paper plans are accepted; first-time applicants are asked to book an intake appointment); each application gets a Project Coordinator, and the permit is valid for 365 days with each passed inspection extending it 365 days. There is no separate ADU land-use permit, no conditional use permit and, since Ord. 3220, no recorded covenant. Detached ADUs must be fire-sprinklered (city Residential Permits page). Permit Technician: 425-556-2473, permits@redmond.gov |
| Review Timeline | Not published for ADUs. State law requires a final decision within 65 days of the completeness determination for permits needing no public notice, with a partial fee refund if missed (RCW 36.70B.080(1)(d), (l)); Redmond's own time frames are in RZC 21.76.040 — ask the Permit Technician |
| Permit Fees | Valuation-based (Residential Building Permit Fees, effective Feb. 1, 2025): a $300,000 detached ADU is about $4,069 permit + $2,645 plan review (65%) + $795 planning + $767 fire + 4% technology surcharge, roughly $8,600 before impact and utility fees |
| Impact Fees | Capped by state law at 50 percent of what the principal unit would pay (RCW 36.70A.681(1)(a)); RMC 3.10 itself carries no ADU line or exemption. For scale, the adopted single-family rates are $148.78 fire, $6,778.37 park and $5,972.00 school (plus a $65 school admin fee) per unit, and a transportation impact fee of $10,022.14 per Single-Family Detached unit ($7,604.20 in Centers) or $5,757.40 for Middle Housing ($4,368.37 in Centers), the category whose ITE basis includes ADUs (RMC 3.10 as amended by Ord. 3217, June 17, 2025; 2025 Impact Fees Schedule). Rates index each January 1 — get the current figure from Development Services and cite the 50 percent cap if the quote looks high |
| Plan Check | Standard building plan review at 65 percent of the permit fee, with planning ($794.94 new construction or $312.15 residential addition) and fire ($767.32 new residential construction) review lines; additional reviews after the third are $185 per hour (2025 residential fee table). For an ADU created inside an existing structure the Building Official may waive the IBC ceiling-height requirement where the structure met the code of its day (RZC 21.04.1110.C.5). Redmond's code still says detached ADUs must conform to all lot coverage restrictions (C.2.b), but RCW 36.70A.681(1)(j) requires the city to allow ADUs converted from existing structures, detached garages included, even where they violate current setback or lot coverage rules — cite it if you are converting a garage |
| Pre-Approved Plans | None. The city's Residential Permits page (captured Feb. 2026) lists only the standard residential building, demolition and trade applications for an ADU, and no pre-approved ADU plan program appears there or in the zoning code. Neighbouring Kirkland runs a pre-approved detached ADU plan gallery; Redmond does not, so budget for a full plan set |
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Construction Costs [11][12][13][14]
Building an ADU in Redmond typically costs $325,000-$550,000 ($400-$650 per sq ft); a garage conversion runs $100,000-$225,000.
See what this means for your lot — ask Redmond ADU builders for a quote →
| Average Build Cost | $325,000-$550,000 |
| Cost per Sq Ft | $400-$650 |
| Garage Conversion | $100,000-$225,000 |
| Prefab ADU (Installed) | $300,000-$450,000 |
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Rental Income Potential [15]
A 2-bedroom ADU in Redmond rents for around $3,100-$3,350/mo, an estimated 5-7% annual return.
| Avg Rent (1 Bedroom) | $2,650-$2,850/mo |
| Avg Rent (2 Bedroom) | $3,100-$3,350/mo |
| Short-Term Rental | Confirm with the City of Redmond before you list: the Redmond Municipal Code was not readable, and the zoning code limits only bed-and-breakfast inns (RZC 21.04.0100, note 2). Long-term letting is unrestricted |
| Est. Annual ROI | 5-7% annual return |
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Recent Law Changes
What's Changed Recently
- Redmond Ordinance 3269, the 2026 Annual Code Cleanup, passed September 15, 2026 (AM No. 26-141), amended RZC Chapters 21.04, 21.12, 21.13, 21.32, 21.36, 21.55, 21.67, 21.70, 21.76 and 21.78 but left RZC 21.04.1110 (ADUs and tiny homes), 21.04.1120 (accessory structures) and the ADU rows of the Residential Use Table unchanged — the exhibit's administrative notes say only the retirement-residence, emergency-housing, B&B and hotel rows were amended
- Redmond Ordinance 3261, approved June 2, 2026 (AM No. 26-090), amended Title 21 to address 2025 state legislation and clean up the code. In RZC 21.04.1110 it struck the old C.5 "Affordability Requirement" (ADUs shall not be used to meet affordable-housing requirements) and renumbered Applicable Codes to C.5; the companion RZC 21.20.030.L now lets an ADU of at least 900 sq ft satisfy an affordable-unit requirement in the Neighborhood zones if all other Chapter 21.20 requirements, including an affordable housing agreement, are met. The two-ADU allowance, 1,000 sq ft cap, zero parking and lot-line siting were untouched
- Redmond Ordinance 3220, approved June 17, 2025 (AM No. 25-099), rewrote Title 21 to implement Redmond 2050. It repealed RZC 21.08.220 and re-adopted the ADU standards as RZC 21.04.1110: two ADUs instead of one, no owner occupancy, no recorded covenant, no ban on segregating an ADU in ownership, no parking requirement, and lot-line siting where the lot line abuts a public alley or right-of-way
- Redmond Ordinance 3186, approved November 19, 2024, replaced the R-4/R-5/R-6 single-family zones with the Neighborhood Residential (NR) and Neighborhood Multifamily (NMF) zones; NR allows 6 dwelling units per lot by right, 8 with an on-site affordable unit (Table 21.08.200.B)
- Washington HB 1337 (2023 c 334), codified at RCW 36.70A.681, preempts local ADU regulation in GMA cities: two ADUs per lot, no owner-occupancy requirement, no size cap under 1,000 sq ft, no roof-height limit under 24 ft, no setbacks more restrictive than the house's, mandatory allowance of conversions of existing structures including detached garages, impact fees capped at half the principal unit's, no street improvements as a condition, and no parking within a half-mile walk of a major transit stop
- Impact fees are being reworked in 2026: a Park Impact Fee Schedule Update (CM 26-466, April 2026, with a draft RMC 3.10 amendment) and a Redmond Fire Impact Fee Update (CM 26-572, September 2026) are before Council committees. The 2025 schedule said rates would next update January 1, 2026; RMC 3.10 indexes fire and park fees each January 1
- The Redmond Zoning Code moved to a new host in 2025-26 (redmond.municipal.codes, General Code). The old enCodePlus mirror that still showed the repealed RZC 21.08.220 — one ADU, owner occupancy, one parking space — no longer renders; do not rely on any copy of 21.08.220 you find. The current text is RZC 21.04.1110
- RCW 36.70A.681(4) exempts lots designated with critical areas or their buffers under RCW 36.70A.060 from every state ADU protection. Redmond's critical areas are regulated at RZC 21.64, and much of the city sits over a Critical Aquifer Recharge Area
Tips for Building an ADU in Redmond
- You can build two. RZC 21.04.1110.C.1 allows two ADUs or tiny homes on each residential lot — one attached and one detached, two attached, or two detached — and a home business is allowed in both the ADU and the main house (C.4)
- Do not budget for parking. Table 21.40.010.D requires zero off-street spaces for an ADU citywide, not just near transit
- If your lot backs an alley or a right-of-way, a detached ADU may sit immediately on that lot line, overriding the normal setbacks (RZC 21.04.1110.C.2.b) — a large gain in usable yard written into the city's own code
- Check the accessory-structure footprint rule before you draw anything: a detached structure's footprint may not exceed 60 percent of your house's ground-floor living area, excluding the garage (RZC 21.04.1120.C.2.a). On a modest house that caps you well below 1,000 sq ft; RCW 36.70A.681(1)(f) says no city may cap an ADU under 1,000 sq ft, so raise it with the planner if it bites
- Budget for fire sprinklers on a detached ADU — the city's Residential Permits page says sprinklers are required for new homes and detached ADU units, and the fire-sprinkler permit is a separate application
- Cost basis: build and per-square-foot ranges are the 2026 Seattle-metro industry guides used for the Bellevue, Kirkland and Bothell pages (Kolmo Jan. 2026, ADU Glossary May 2026, Ballard Backyard Cottages 2025-26, OwnADU May 2026); rents are HUD FY2026 and FY2027 Small Area Fair Market Rents for ZIPs 98052 and 98053 (1BR $2,670-$2,840 / 2BR $3,110-$3,310). Permit-fee example uses the city's Feb. 2025 residential fee table at a $300,000 valuation
- Count your dwelling units before sizing the house. In the Neighborhood Residential zone density and the maximum gross floor area for all structures are calculated inclusive of ADUs (RZC 21.16.300.B.2) — which cuts your way: three units on the lot buys 7,500 sq ft of total floor area rather than 4,500 (Table 21.08.200.C)
- Converting a garage that breaks today's setbacks? Redmond's code does not say you may, but RCW 36.70A.681(1)(j) does — cities must allow ADUs converted from existing structures, detached garages included, even where they violate current setback or lot coverage requirements
- An ADU of at least 900 sq ft can now count toward an affordable-unit requirement in the Neighborhood zones if you sign an affordable housing agreement (RZC 21.20.030.L, as amended by Ord. 3261) — and affordable units may qualify for the transportation impact fee exemption in RMC 3.10.105 (RZC 21.20.030.I)
- Check for critical areas first. RCW 36.70A.681(4) switches off every state ADU protection on a lot designated with critical areas or their buffers, and Redmond has streams, wetlands and a Critical Aquifer Recharge Area
ADU Builders in Redmond
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Sources & References
All data on this page is sourced from official government records and verified market data. View our full methodology.
- Redmond Zoning Code 21.04.1110, Accessory Dwelling Units and Tiny Homes; 21.04.0100 Residential Use Table; Tables 21.08.200.B, 21.08.200.C and 21.08.300.A; RZC 21.20.030.L — Ordinance 3261, Attachment B (Ordinance Exhibits 1-15), approved June 2, 2026 Municipal Code — Accessed 2026-09-20
- Redmond Zoning Code 21.04.1120, Accessory Structures; 21.16.300.B.2, Neighborhood Residential density calculation; Table 21.40.010.D, Required Off-Street Parking — Ordinance 3220, Attachment D Exhibit 1 (RZC repealed and amended chapters, for adoption), approved June 17, 2025 Municipal Code — Accessed 2026-09-20
- Ordinance 3269, 2026 Annual Code Cleanup — Attachment B (Exhibits 1-10), passed September 15, 2026; administrative notes confirm no change to RZC 21.04.1110, 21.04.1120 or the ADU rows of the Residential Use Table Municipal Code — Accessed 2026-09-20
- RCW 36.70A.681 — Accessory dwelling units, limitations on local regulation (2023 c 334 s 4, HB 1337) state_statute — Accessed 2026-09-19
- City of Redmond, Residential Building Permit Fees, effective February 1, 2025 (Development Services fee schedule page; Wayback capture June 25, 2025) Planning Department — Accessed 2026-09-20
- City of Redmond, 2025 Impact Fees Schedule, effective January 1, 2025 (school, fire, park and transportation; Wayback capture July 13, 2025) Planning Department — Accessed 2026-09-20
- Redmond Municipal Code 3.10, Impact Fees — Ordinance 3217 Attachment A, approved June 17, 2025 Municipal Code — Accessed 2026-09-20
- City of Redmond, Residential Permits — ADU permit path, Plan Review Online, sprinkler requirement for detached ADUs (Wayback capture February 23, 2026) Planning Department — Accessed 2026-09-20
- Redmond City Council legislative record (Legistar API) — AM No. 26-090 Ordinance 3261 passed 6/2/2026; AM No. 26-141 Ordinance 3269 passed 9/15/2026; CM 26-466 Park Impact Fee Schedule Update; CM 26-572 Fire Impact Fee Update Planning Department — Accessed 2026-09-20
- RCW 36.70B.080 — Development regulations, time periods for project permit review (SB 5290, 2023 c 338) state_statute — Accessed 2026-09-20
- Cost to Build a DADU in Seattle (2025-2026 Update) | Ballard Backyard Cottages industry — Accessed 2026-09-19
- How Much Does It Cost to Build an ADU in Seattle? 2026 Guide (Jan. 8, 2026) | Kolmo industry — Accessed 2026-09-19
- Seattle ADU Cost 2026 by Type and Size (updated May 12, 2026) | ADU Glossary industry — Accessed 2026-09-19
- Prefab ADU 2026: Brands, True Costs (updated May 19, 2026) | OwnADU industry — Accessed 2026-09-19
- HUD FY 2026 and FY 2027 Small Area Fair Market Rents, Seattle-Bellevue, WA HUD Metro FMR Area, ZIP codes 98052 and 98053 Government Data — Accessed 2026-09-20
- Washington State Office of Financial Management — April 1, 2026 Population of Cities, Towns and Counties Government Data — Accessed 2026-09-01
Frequently Asked Questions
Can I build an ADU in Redmond?
Yes. ADUs are allowed in Permitted (P) in the Neighborhood Residential (NR), Neighborhood Multifamily (NMF), Neighborhood Mixed-Use (NMU), Citywide Mixed-Use (CMU), Marymoor Village Edge (MME), Downtown Edge (DTE), Downtown Core (DTC), Town Center (TWNC), Urban Recreation (UR) and RA-5 zones; not permitted in UMU, MMC, MMM, the Overlake zones, BP, MP, I or COS (RZC 21.04.0100, Residential Use Table, as amended by Ord. 3261). Standards: RZC 21.04.1110. Confirm your zone with Planner on Call, 425-556-2494 in Redmond. The maximum size for a detached ADU is 1,000 sq ft: "The total square footage of an ADU shall not exceed 1,000 square feet" (RZC 21.04.1110.C.3.a) — exactly the floor RCW 36.70A.681(1)(f) sets. On a site over 10,000 sq ft the Administrator may allow more if the ADU is an affordable unit or a public benefit is provided (C.3.c). Watch the accessory-structure rule: accessory footprints may not exceed 60 percent of the house's ground-floor living area, excluding garage (RZC 21.04.1120.C.2.a). Owner-occupancy is not required, so you can rent out the ADU.
How much does an ADU cost in Redmond?
ADU construction in Redmond typically costs $325,000-$550,000. Garage conversions run $100,000-$225,000, and prefab ADUs cost $300,000-$450,000.
How much can I rent an ADU for in Redmond?
Average ADU rents in Redmond are $2,650-$2,850/mo for a 1-bedroom and $3,100-$3,350/mo for a 2-bedroom unit.
Do I need parking for an ADU in Redmond?
None, anywhere in Redmond. Table 21.40.010.D, Required Off-Street Parking, gives the accessory dwelling unit and the tiny home a ratio of "Dwelling unit (0, –)" in all three location columns — near frequent transit or in a TOD focus area, in a Center, and All Other Locations — while a detached house still needs 1.0 space in All Other Locations. That exceeds the state floor: RCW 36.70A.681(2)(a) only bars parking within a half-mile walk of a major transit stop. Check with Redmond planning department for the latest Washington ADU parking rules, as many states have relaxed requirements in recent years.
How long does it take to get an ADU permit in Redmond?
Redmond does not publish a standard ADU review timeline. State law requires a final decision within 65 days of the completeness determination for permits needing no public notice, with a partial fee refund if missed (RCW 36.70B.080(1)(d), (l)); Redmond's own time frames are in RZC 21.76.040 — ask the Permit Technician. Permit fees: Valuation-based (Residential Building Permit Fees, effective Feb. 1, 2025): a $300,000 detached ADU is about $4,069 permit + $2,645 plan review (65%) + $795 planning + $767 fire + 4% technology surcharge, roughly $8,600 before impact and utility fees.
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