Home Remodeling Contractors in Edmonds, WA
Kitchen, bathroom, ADU and whole house remodeling for Edmonds homes, from the Bowl and Perrinville to Five Corners and Westgate.
- Your drawings and permit are filed through MyBuildingPermit, the portal Edmonds uses.
- A written, itemized price is in your hands before demolition starts.
- One project manager takes your calls from design through handover.
By appointment. Limited start dates.
- Over 200 projects
- 4.9 on Google
- 20+ years of experience
- WA license VOLCABI792C6
Before an Edmonds remodel: slopes, critical areas and the shoreline
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The Edmonds rule
The North Edmonds slide area
Part of North Edmonds is mapped as the Earth Subsidence and Landslide Hazard Area. Under ECDC 19.10, a permit there is issued only after an approved geotechnical report, and swimming pools, hot tubs, ponds, irrigation systems and rockeries are prohibited unless a geotechnical engineer's written analysis supports a waiver.
What we doWe find out whether your lot is inside that mapped area before any design work begins.
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The Edmonds rule
A critical areas determination on file
Edmonds expects a Critical Areas Determination, issued by the Planning Division, to be on file for the lot. The city tells applicants to look for one issued within the past five years and, if there is none, to apply for an initial or updated determination through the MyBuildingPermit portal.
What we doWe look up the determination for your parcel and request a current one through MyBuildingPermit when it is missing.
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The Edmonds rule
Puget Sound, Lake Ballinger and the marsh
The Edmonds Shoreline Master Program covers Puget Sound, Lake Ballinger and the tidally influenced portions of the Edmonds Marsh, and it reaches upland areas within 200 feet of the ordinary high water mark, along with associated wetlands.
What we doBefore a plan is drawn, we confirm whether your parcel falls inside that 200 foot band.
All three questions are answered for your address before the city receives a single drawing.
What homeowners say about working with us
Volcano Builders did a great job on our master bathroom. The tile work and finishing touches were great. Even though they weren't the cheapest quote we got, you can tell they care about quality.
Volcano did a master bath remodel for us. The project was completed efficiently and on time. All of their workman were courteous and hard working. When we had a couple of material delivery delays they kindly adjusted their schedules. Their pricing was fine and the terms of the contract were fulfilled. We highly recommend Volcano Building.
I had an amazing experience with Volcano Builders! Bar was incredibly kind, communicative, and made the whole process smooth. We completely redid the bathroom,new flooring, vanity, tub, and wall tiles, and it turned out fantastic. I'm so happy with their work that I'm already planning my second bathroom and hopefully the kitchen too. Highly recommend them to anyone looking for quality work and great service!
I just got my bathroom redone by Volcano, and Wow im in love With the final look! Bar was very communicative. Its feel like he was there with me every step of my way, making sure i was kept in the loop. His team was super friendly and professional. They made tge tge process smooth. My new bathroom is everything i hoped for and more. Thank you Volcano!
We were nervous about hiring a contractor because we were first-time homeowners, but Volcano Builders made it easy to understand. They made everything clear and helped us stick to our budget. I'm very happy with how everything turned out.
Had a great experience working with Volcano Builders on remodeling bathroom and flooring in my condo! Bar and his team were very professional from estimates to timely completion of the job! Highly recommend!
Homeowners on camera
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Mark
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Yoshio Inoue
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Stephanie
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Linda, Part 1
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Clinton & Joan
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Mr. Will
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Teresa
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Linda, Part 2
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Michelle
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Sarah & Robert
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Clifford Harris
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Rebecca
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Mrs. Sergeant
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Paul & Burley
I'm Bar, founder of Volcano Builders. I have been building for 20+ years, and our main office is in Bellevue, with our Seattle office the closest of our five Washington offices to Edmonds. Most remodeling problems start before any work does: a vague price, a missed permit step, nobody answering the phone. So every project we take on gets a written, itemized price before work starts, a design and permit plan built around your city's rules, and one project manager you can actually reach.
Bar UngerFounder, Volcano Builders
Licensed, bonded and insured · CC VOLCABI792C6 · UBI 604-700-955
Remodeling services in Edmonds
Bathroom Remodeling
Bathroom remodel projects in Edmonds, WA: showers, tile, vanities and lighting, with the plumbing and venting behind them.
Kitchen Remodeling
Edmonds kitchens rebuilt around how you cook: cabinets, counters, backsplash, lighting and a better layout.
Basement Remodeling
Finished living space, a guest suite or a media room below the main floor.
Deck Building
New decks and stair replacements, checked against the shoreline band and the North Edmonds slide area first.
ADU and DADU
Since July 3, 2025, Edmonds allows two ADUs with a house, attached, detached or one of each.
Home Additions
Extra bedrooms, primary suites and family rooms that respect Edmonds setbacks and the lot's critical areas.
Whole Home Renovation
A whole house remodel for an Edmonds home from the 1950s, 1960s or 1970s, planned and built as one job.
Siding
Siding repair, replacement and installation, with the barrier and flashing behind it done first.
Window Replacement
Replacement windows measured, ordered and installed, sized for egress, safety glass and energy rules.
Foundation Repair
Crack repair, drainage, basement waterproofing and seismic retrofits, engineered where the city requires it.
How your Edmonds remodel works
Three steps, one team, and a written price before anyone picks up a tool.
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Consultation
We visit your home, walk the space and talk through your goals and budget.
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Design and permits
We design the project, price it in writing and handle the City of Edmonds building permit.
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Build and hand over
One project manager runs the build through the final walkthrough.
Recent projects
Home remodeling in Edmonds, WA: permits, slopes, shoreline and ADUs
How permits work in Edmonds
The City of Edmonds Planning and Development Department reviews building permits and handles inspections. Building, engineering and land use applications are filed entirely online through MyBuildingPermit, the city no longer accepts paper applications, and inspections are scheduled through the same portal.
The department's walk-in permit counter is open Monday, Tuesday, Thursday and Friday from 8:30 to 3:00 and is closed on Wednesdays; staff answer phone and remote questions on weekdays. Edmonds does not publish review times, so your schedule is set once the city responds to the application.
Landslide ground, creeks and the Edmonds Marsh
Edmonds rewrote its critical areas code in 2026: Ordinance 4424, codified in March 2026 as ECDC chapter 23.10, covers wetlands, critical aquifer recharge areas, frequently flooded areas, geologically hazardous areas, and fish and wildlife habitat conservation areas.
Short, deeply cut ravines such as Lund's Gulch Creek, Perrinville Creek and Shell Creek run down through the bluff to Puget Sound, and Willow and Shellabarger creeks feed the Edmonds Marsh. In North Edmonds, grading inside the mapped Earth Subsidence and Landslide Hazard Area requires grading plans and peer review regardless of the amount of fill.
On a sloped lot, the city's building handout also calls for a soils report by a geotechnical engineer once overall site slopes exceed 15 percent.
Backyard cottages and other ADUs
The ADU rules that took effect in Edmonds on July 3, 2025 allow accessory dwelling units on all residential lots, inside, attached to or detached from the house. A house may have two, in any mix of attached and detached, and a detached garage that was legally permitted can be converted.
Gross floor area is capped at 1,000 square feet in the LDR-S zone and 1,200 in LDR-M and LDR-L. The first ADU needs no extra parking, a second needs one off-street space, and none is required within half a mile of a major transit stop. Each ADU needs a residential building permit and may also need a critical areas determination, plumbing, water meter, fire sprinkler or side sewer permits.
What Edmonds houses are like
The typical Edmonds home was built in 1974, according to Census Bureau estimates for 2020 to 2024. The 1960s account for about a quarter of the city's housing, more than any other decade, and roughly six in ten homes predate 1980.
About 60 percent of Edmonds homes are single-family detached houses. In a house from those decades, a kitchen or bathroom project often opens walls where the wiring, plumbing and insulation are original, so that work is priced in writing at the start.
Permits: City of Edmonds Planning and Development Department and Apply For A Permit pages, September 2026. Critical areas: ECDC chapter 23.10 (Ordinance 4424, 2026), ECDC 19.10.070 and city handouts B62, B73 and P9. Shoreline: Edmonds Shoreline Master Program (Ordinance 4072, 2017) and its shoreline inventory. ADUs: city handout B2 and ECDC 16.20.050. Housing: US Census Bureau, American Community Survey 2020 to 2024 five-year estimates.
Questions about remodeling in Edmonds
Do I need a permit for a bathroom remodel in Edmonds, WA?
Usually yes, once the work moves plumbing, adds wiring or opens walls rather than just replacing finishes. Edmonds takes every building application online through MyBuildingPermit, and a separate plumbing permit can apply. We prepare the drawings and file them for you.
Is my North Edmonds house in the landslide hazard area?
Possibly: the city maps an Earth Subsidence and Landslide Hazard Area in North Edmonds and shows it on its critical areas web map. Inside it, a permit needs an approved geotechnical report, and pools, ponds, irrigation systems and rockeries are prohibited without a waiver. A current Critical Areas Determination confirms what applies to your lot.
How far from the water do Edmonds shoreline rules reach?
Two hundred feet: the Shoreline Master Program applies to upland areas within 200 feet of the ordinary high water mark of Puget Sound, Lake Ballinger and the tidally influenced part of the Edmonds Marsh, plus associated wetlands. Shoreline permit applications are also filed through MyBuildingPermit.
Can I build a DADU or backyard cottage in Edmonds?
Yes, on residential lots, under the code that took effect on July 3, 2025. You can have up to two ADUs, attached or detached, up to 1,000 square feet in LDR-S and 1,200 in LDR-M and LDR-L, and a legally permitted detached garage can be converted. A second ADU needs one off-street parking space unless the lot is within half a mile of a major transit stop.
What does home remodeling in Edmonds, WA cost?
The scope sets the price: keeping the current layout costs less than moving walls, plumbing or gas, and a 1960s or 1970s Edmonds house may need electrical or insulation upgrades once it is opened. You get a written, itemized quote before any demolition, and typical ranges by project type are in our Remodeling Pricing Guide.
Edmonds neighborhoods we serve
- The Bowl
- Five Corners
- Westgate
- Perrinville
- Firdale
- Seaview
- Sherwood
- Highway 99
Nearby cities
Book your Edmonds consultation
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