Redmond's code has caught up with Washington's ADU law, and on parking it goes further than the state requires. Two ADUs are allowed on every residential lot, at up to 1,000 sq ft each, with no owner-occupancy requirement, no recorded covenant, and — anywhere in the city, not just near transit — zero required off-street parking. In the Neighborhood Residential zone an ADU takes the same setbacks as the house: 10 feet front, 3 feet side interior, 5 feet rear, and a detached ADU may sit right on a lot line that abuts a public alley or right-of-way. The rules were rewritten by Ordinance 3220, approved June 17, 2025 as part of Redmond 2050, and amended by Ordinance 3261, approved June 2, 2026; in the process they moved out of RZC 21.08.220 and into RZC 21.04.1110, Accessory Dwelling Units and Tiny Homes. Three things to watch: the 1,000 sq ft cap is exactly the floor state law sets, not a foot above it; the accessory-structure rule that limits a detached structure's footprint to 60 percent of the house's ground-floor living area can bind before the 1,000 sq ft does; and RCW 36.70A.681(4) turns off every state protection on a lot designated with critical areas or their buffers.
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.
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| 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 (Redmond Zoning Code 21.04.0100, Residential Use Table, Ord. 3186; Ord. 3220). Standards are at RZC 21.04.1110, Accessory Dwelling Units and Tiny Homes. For most homeowners the zone is NR, the Neighborhood Residential zone created by Ordinance 3186 in place of the old R-4/R-5/R-6 single-family zones. RCW 36.70A.681(1)(c) independently requires two ADUs in every zoning district inside an urban growth area that allows single-family homes — except on lots designated with critical areas or their buffers, which RCW 36.70A.681(4) exempts entirely. Confirm your parcel's zone with Redmond's Planner on Call at 425-556-2494 or planneroncall@redmond.gov |
| Max Size (Detached) | 1,000 sq ft. "The total square footage of an ADU shall not exceed 1,000 square feet" (Redmond Zoning Code 21.04.1110.C.3.a), which is exactly the floor RCW 36.70A.681(1)(f) sets — a city may not cap an ADU below 1,000 sq ft, and Redmond has not gone above it. Two discretionary escapes exist: if the ADU occupies an entire single floor of the primary dwelling the Administrator may allow more square footage to use the floor area efficiently, and on a site larger than 10,000 sq ft the Administrator may allow more if the ADU is an affordable housing unit or a public benefit is provided (RZC 21.04.1110.C.3.b-c). Watch the separate accessory-structure cap: the footprint of accessory structures may not exceed 60 percent of the footprint of the ground-floor living area (excluding garage) of the primary dwelling, and in no case may the ADU portion of an accessory structure exceed 1,000 sq ft (RZC 21.04.1120.C.2). On a small house that 60 percent rule bites before the 1,000 sq ft does — if it would push your ADU below 1,000 sq ft, raise RCW 36.70A.681(1)(f) with the planner |
| Max Size (Attached) | Same 1,000 sq ft cap (Redmond Zoning Code 21.04.1110.C.3.a). Where an attached ADU occupies an entire single floor of the primary dwelling, the Administrator may allow an increase in order to use all of the floor area efficiently, so long as 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 designation. What it does have instead is the tiny home: a tiny home counts against the two-unit allowance and may not exceed 400 sq ft (Redmond Zoning Code 21.04.1110.C.1 and C.3.d) |
| Max Height | The height limit of the underlying zone — 38 feet in the Neighborhood Residential zone (Redmond Zoning Code Table 21.08.200.B, Base Maximum Height). Accessory structures are normally capped at 22 feet, but RZC 21.04.1120.C.1 carves out "accessory structures that contain accessory dwelling units, which shall not exceed the height maximum of the underlying zone." State law separately bars any roof height limit on an ADU below 24 feet unless the principal unit's own limit is lower (RCW 36.70A.681(1)(g)). Note that Redmond's older Accessory Structure handout (DR-014) has circulated with a 28-foot ADU figure that predates Ordinance 3220 — confirm with Planner on Call at 425-556-2494 |
| Max Units | 2 ADUs per residential lot. "Two ADUs or tiny homes shall be allowed on each residential lot" (Redmond Zoning Code 21.04.1110.C.1), matching RCW 36.70A.681(1)(c). Read the fine print on density, though: allowed density in the Neighborhood Residential zone "is measured in dwelling units per lot, inclusive of accessory dwelling units and exclusive of bonuses" (RZC 21.16.300.B.2), and the NR base maximum is 6 dwelling units per lot without an on-site affordable unit, 8 with one (Table 21.08.200.B). The same inclusive count drives the maximum gross floor area for all structures on the lot — 4,500 sq ft at one dwelling unit, 6,000 at two, 7,500 at three (Table 21.08.200.C), so a house plus two ADUs is measured against 7,500 sq ft, not 4,500 |
Setback Requirements [1][2][3][4]
Redmond requires a rear setback of about 5 ft for a detached ADU, and one off-street parking space is required. Owner-occupancy is not required — you can rent it out without living on the property.
| Rear Setback | 5 feet in the Neighborhood Residential zone — the same rear setback as the house (Redmond Zoning Code 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), so a detached ADU takes the same 5 feet; in the Neighborhood Multifamily zone the accessory-structure side interior and rear setbacks are 5 feet. The alley setback is 2 feet, and RZC 21.04.1110.C.2.b goes further: "Detached ADUs may be sited immediately abutting a lot line if the lot line abuts a public alley or right-of-way, overriding other setback regulations." That is broader than the state minimum, which covers only alleys (RCW 36.70A.681(1)(i)) |
| Side Setback | 3 feet side interior and 10 feet side street in the Neighborhood Residential zone, the same as for the house (Redmond Zoning Code Table 21.08.300.A; RZC 21.04.1120.C.5). Both may vary for developments complying with the zero lot line regulations at RZC 21.16.200.D. State law bars setbacks for ADUs more restrictive than those for principal units (RCW 36.70A.681(1)(h)) |
| Front Setback | 10 feet in the Neighborhood Residential zone (Redmond Zoning Code Table 21.08.300.A). Accessory structures are prohibited within the front yard setback altogether, with a narrow exception for garages where lot width at the front street is under 50 feet, steep grades are present, or compliance would endanger pedestrian and vehicular safety (RZC 21.04.1120.C.4). RZC 21.08.300.A.2 adds that no structures, accessory structures included, are permitted in setback areas at all — only improvements under 30 inches above grade, fences, landscaping and similar |
| 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: within a quarter mile of frequent transit or in a TOD focus area, in a Center but not within a quarter mile of frequent transit, and All Other Locations. By comparison a detached principal dwelling still needs 1.0 space in All Other Locations. Redmond has gone past what state law demands: RCW 36.70A.681(2)(a) only forbids requiring parking within a half mile walking distance of a major transit stop, and caps what a city may require elsewhere at one space per unit on lots under 6,000 sq ft and two per unit on larger lots. The old rule at RZC 21.08.220.C.6, one off-street space per ADU, was repealed with the rest of that section |
| Owner Occupancy | Not required. RZC 21.04.1110 contains no owner-occupancy provision, no prohibition on renting the owner's unit and no recorded-instrument requirement — all of which the repealed RZC 21.08.220.C.5 used to impose ("Either the primary dwelling unit or the ADU must be occupied by an owner of the property. The owner-occupied unit shall not be rented to others."). Redmond could not reinstate it if it wanted to: RCW 36.70A.681(1)(b) bars a city from requiring the owner of a lot with an ADU to reside in or occupy the ADU or another housing unit on the same lot. The old ban on subdividing or segregating an ADU in ownership (former RZC 21.08.220.C.4) is likewise gone |
| Min Lot Size | No ADU-specific minimum. State law requires a city to allow an ADU on any lot that meets the minimum lot size for the principal unit (RCW 36.70A.681(1)(e)), and RZC 21.04.1110 imposes none. The Neighborhood Residential zone's own lot standards run to a 3,000 sq ft average minimum lot size, 20-foot minimum lot width and frontage, and a 30-foot minimum lot width circle (Redmond Zoning Code 21.08.143.B.2 as adopted by Ord. 3186, renumbered to RZC 21.08.200 by Ord. 3220) |
Permit Process & Fees [5][6]
An ADU permit in Redmond goes through a standard permit review. Confirm with Redmond Development Services at 425-556-2494 — no ADU-specific review timeline is published in the zoning code, and the city's own permit pages could not be retrieved for this entry (www.redmond.gov blocks automated access). Redmond adopted Ordinance 3174 in 2024 to conform its permit review procedures to Washington's SB 5290 permit-timeline law, so statutory review clocks apply; ask which category your application falls into. Permit fees: Confirm current building permit and plan review amounts with Redmond Development Services at 425-556-2494 — the fee schedule is not part of the zoning code and the city's fee page could not be retrieved for this entry.
| Approval Process | A building permit through Redmond's Development Services / Planning and Building. There is no separate ADU land use permit, no conditional use permit, and — since Ordinance 3220 — no recorded covenant or affidavit: the covenant-recording and cancellation machinery of the repealed RZC 21.08.220.C.5 and C.9 was not carried into RZC 21.04.1110. The portion of the dwelling containing an attached ADU must meet all applicable health and safety codes, except that the Building Official may waive the International Building Code ceiling height requirement where the structure was built in compliance with past building code requirements (RZC 21.04.1110.C.6). State law bars the city from requiring public street improvements as a condition of permitting an ADU (RCW 36.70A.681(1)(l)). Start with Planner on Call at 425-556-2494 or planneroncall@redmond.gov |
| Review Timeline | Confirm with Redmond Development Services at 425-556-2494 — no ADU-specific review timeline is published in the zoning code, and the city's own permit pages could not be retrieved for this entry (www.redmond.gov blocks automated access). Redmond adopted Ordinance 3174 in 2024 to conform its permit review procedures to Washington's SB 5290 permit-timeline law, so statutory review clocks apply; ask which category your application falls into |
| Permit Fees | Confirm current building permit and plan review amounts with Redmond Development Services at 425-556-2494 — the fee schedule is not part of the zoning code and the city's fee page could not be retrieved for this entry |
| Impact Fees | Capped by state law at 50 percent of the impact fees that would be imposed on the principal unit: "The city or county may not assess impact fees on the construction of accessory dwelling units that are greater than 50 percent of the impact fees that would be imposed on the principal unit" (RCW 36.70A.681(1)(a)). For scale, Redmond's adopted schedules for a single-family residence are $148.78 fire, $6,778.37 park and $5,972.00 school per housing unit, plus a transportation impact fee of $10,022.14 per dwelling unit for Single-Family Detached ($7,604.20 in Centers) or $5,757.40 for Middle Housing ($4,368.37 in Centers) (Redmond Municipal Code 3.10, as amended by Ordinance 3217, approved June 17, 2025). Which land-use category Redmond applies to an ADU is not stated in the schedule — ask Development Services, and cite the 50 percent cap if the quote looks high |
| Plan Check | Standard building plan review; no ADU-specific plan check process appears in the zoning code. Where an ADU is created inside an existing structure, expect the Building Official to look at the ceiling-height waiver at RZC 21.04.1110.C.6. Note that Redmond's code does not itself carry the state's conversion protection — RCW 36.70A.681(1)(j) requires a city to allow ADUs converted from existing structures, detached garages included, even where they violate current code requirements for setbacks or lot coverage, while RZC 21.04.1110.C.2.b still says detached ADUs "must each conform to all lot coverage restrictions." If you are converting a garage that does not meet today's setbacks, cite the statute |
| Pre-Approved Plans | None found in a City of Redmond source as of September 1, 2026. Neighbouring Kirkland runs a pre-approved detached ADU plan gallery; no equivalent Redmond programme appears in the zoning code, and the city's own pages could not be retrieved for this entry. Confirm with Planner on Call at 425-556-2494 before assuming you must pay for a full custom set |
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Construction Costs [7]
Building an ADU in Redmond typically costs $255,000-$460,000 ($310-$510 per sq ft); a garage conversion runs $125,000-$255,000.
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| Average Build Cost | $255,000-$460,000 |
| Cost per Sq Ft | $310-$510 |
| Garage Conversion | $125,000-$255,000 |
| Prefab ADU (Installed) | $185,000-$355,000 |
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Rental Income Potential [8][9]
A 2-bedroom ADU in Redmond rents for around $2,600-$3,400/mo, an estimated 5-7% annual return.
| Avg Rent (1 Bedroom) | $2,050-$2,700/mo |
| Avg Rent (2 Bedroom) | $2,600-$3,400/mo |
| Short-Term Rental | Confirm with the City of Redmond before you list. Redmond's zoning code treats bed and breakfast inns and boarding houses as a separate, limited use in the neighborhood zones (RZC 21.04.0100, note 2: no more than eight rental rooms), but no short-term rental chapter of the Redmond Municipal Code could be retrieved for this entry — www.redmond.gov and the hosted municipal code both block automated access. A city business licence is the usual starting point. Long-term letting of an ADU is unrestricted: the owner-occupancy and rental limits in the repealed RZC 21.08.220 are gone |
| Est. Annual ROI | 5-7% annual return |
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Recent Law Changes
What's Changed Recently
- Washington HB 1337 (2023 c 334), codified at RCW 36.70A.681, preempts local ADU regulation in cities planning under the Growth Management Act: two ADUs on every lot in a zoning district inside an urban growth area that allows single-family homes, no owner-occupancy requirement, no maximum floor area under 1,000 sq ft, no roof height limit under 24 feet, no setbacks or yard coverage limits more restrictive than for the principal house, mandatory allowance of conversions of existing structures including detached garages, detached ADUs at a lot line abutting a public alley, impact fees capped at half the principal unit's, no public street improvements as a condition, and no off-street parking within half a mile walking distance of a major transit stop
- Redmond Ordinance 3220, approved June 17, 2025, amended Title 21 (the Redmond Zoning Code) to implement Redmond 2050. It repealed RZC 21.08.220 and re-adopted the ADU standards as RZC 21.04.1110, Accessory Dwelling Units and Tiny Homes — raising the allowance from one ADU to two, deleting owner-occupancy, deleting the recorded-covenant requirement, deleting the ban on segregating an ADU in ownership, deleting the one-space parking requirement and the front-entrance restriction, and adding lot-line siting where the lot line abuts a public alley or right-of-way
- Redmond Ordinance 3186, approved November 19, 2024, replaced the old R-4/R-5/R-6 single-family zones with the Neighborhood Residential (NR) and Neighborhood Multifamily (NMF) zones and set NR at 6 dwelling units per lot by right, 8 with an on-site affordable unit
- Redmond Ordinance 3261, approved June 2, 2026, amended Title 21 again to address 2025 state legislation and conduct clean-up; it made no substantive change to the two-ADU allowance, the 1,000 sq ft cap or the lot-line siting rule at RZC 21.04.1110
- Table 21.40.010.D now sets the required off-street parking ratio for an accessory dwelling unit and a tiny home at zero in every location category in the city — further than RCW 36.70A.681(2)(a), which only bars a parking requirement within half a mile of a major transit stop
- A stale copy of the Redmond Zoning Code on the enCodePlus platform still displays the repealed RZC 21.08.220 — one ADU per lot, owner occupancy required, one parking space required — with an effective date of March 29, 2014. Its archive list confirms it is current only through Ordinance 3010 of October 17, 2020. Do not rely on it; 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 one of the state's ADU protections. 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. The single most valuable change in Ordinance 3220 is that 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
- Do not budget for parking. Redmond requires zero off-street spaces for an ADU citywide, not just near transit — a driveway space you were going to sacrifice is yours to keep
- 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. That is a large gain in usable yard and it is written into the city's own code, not just the statute
- Check the accessory-structure footprint rule before you draw anything: a detached structure's footprint may not exceed 60 percent of the ground-floor living area of your house, excluding the garage. On a modest house that caps you well below 1,000 sq ft — and RCW 36.70A.681(1)(f) says no city may set an ADU maximum under 1,000 sq ft, so raise it if it bites
- Ignore any online copy of RZC 21.08.220 you find. That section was repealed by Ordinance 3220 in June 2025, but a stale mirror of the code still shows it, complete with the owner-occupancy rule that no longer exists
- 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 — but that cuts your way here: 3 units on the lot buys 7,500 sq ft of total floor area rather than 4,500
- 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 including detached garages even where they violate current setback or lot coverage requirements
- 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 — Ordinance 3220, Attachment D Exhibit 1 (31 RZC Repealed and Amended Chapters), approved June 17, 2025 Municipal Code — Accessed 2026-09-01
- Redmond Zoning Code Chapter 21.04 as amended by Ordinance 3261, Attachment B (Ordinance Exhibits 1-15), approved June 2, 2026 Municipal Code — Accessed 2026-09-01
- RCW 36.70A.681 — Accessory dwelling units, limitations on local regulation (2023 c 334 s 4, HB 1337) state_statute — Accessed 2026-09-01
- Redmond Zoning Code (RMC Title 21), enCodePlus document viewer — stale mirror still showing repealed RZC 21.08.220, current only through Ordinance 3010 (2020) Municipal Code — Accessed 2026-09-01
- Redmond Municipal Code 3.10, Impact Fees — Ordinance 3217 Attachment A, approved June 17, 2025 Municipal Code — Accessed 2026-09-01
- Redmond City Council legislative record (Legistar) — AM No. 25-099 Ordinance 3220 approved 6/17/2025; AM No. 26-090 Ordinance 3261 approved 6/2/2026 Planning Department — Accessed 2026-09-01
- Angi — ADU Construction Cost Data Market Data — Accessed 2026-09-01
- Zillow Rental Manager — Market Rent Data Market Data — Accessed 2026-09-01
- HUD Fair Market Rents Government Data — Accessed 2026-09-01
- 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 (Redmond Zoning Code 21.04.0100, Residential Use Table, Ord. 3186; Ord. 3220). Standards are at RZC 21.04.1110, Accessory Dwelling Units and Tiny Homes. For most homeowners the zone is NR, the Neighborhood Residential zone created by Ordinance 3186 in place of the old R-4/R-5/R-6 single-family zones. RCW 36.70A.681(1)(c) independently requires two ADUs in every zoning district inside an urban growth area that allows single-family homes — except on lots designated with critical areas or their buffers, which RCW 36.70A.681(4) exempts entirely. Confirm your parcel's zone with Redmond's Planner on Call at 425-556-2494 or planneroncall@redmond.gov 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" (Redmond Zoning Code 21.04.1110.C.3.a), which is exactly the floor RCW 36.70A.681(1)(f) sets — a city may not cap an ADU below 1,000 sq ft, and Redmond has not gone above it. Two discretionary escapes exist: if the ADU occupies an entire single floor of the primary dwelling the Administrator may allow more square footage to use the floor area efficiently, and on a site larger than 10,000 sq ft the Administrator may allow more if the ADU is an affordable housing unit or a public benefit is provided (RZC 21.04.1110.C.3.b-c). Watch the separate accessory-structure cap: the footprint of accessory structures may not exceed 60 percent of the footprint of the ground-floor living area (excluding garage) of the primary dwelling, and in no case may the ADU portion of an accessory structure exceed 1,000 sq ft (RZC 21.04.1120.C.2). On a small house that 60 percent rule bites before the 1,000 sq ft does — if it would push your ADU below 1,000 sq ft, raise RCW 36.70A.681(1)(f) with the planner. 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 $255,000-$460,000. Garage conversions run $125,000-$255,000, and prefab ADUs cost $185,000-$355,000.
How much can I rent an ADU for in Redmond?
Average ADU rents in Redmond are $2,050-$2,700/mo for a 1-bedroom and $2,600-$3,400/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: within a quarter mile of frequent transit or in a TOD focus area, in a Center but not within a quarter mile of frequent transit, and All Other Locations. By comparison a detached principal dwelling still needs 1.0 space in All Other Locations. Redmond has gone past what state law demands: RCW 36.70A.681(2)(a) only forbids requiring parking within a half mile walking distance of a major transit stop, and caps what a city may require elsewhere at one space per unit on lots under 6,000 sq ft and two per unit on larger lots. The old rule at RZC 21.08.220.C.6, one off-street space per ADU, was repealed with the rest of that section. 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 — confirm with Redmond Development Services at 425-556-2494 — no ADU-specific review timeline is published in the zoning code, and the city's own permit pages could not be retrieved for this entry (www.redmond.gov blocks automated access). Redmond adopted Ordinance 3174 in 2024 to conform its permit review procedures to Washington's SB 5290 permit-timeline law, so statutory review clocks apply; ask which category your application falls into. Permit fees: Confirm current building permit and plan review amounts with Redmond Development Services at 425-556-2494 — the fee schedule is not part of the zoning code and the city's fee page could not be retrieved for this entry.
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