Home Remodeling Contractors and Services in Kenmore
Kitchens, baths, basements, additions and ADUs for Kenmore houses, whether the lot sits near Lake Washington, the Sammamish River, Swamp Creek or up on a hillside.
- Your permit set drawn up and submitted on MyBuildingPermit.
- A written, line by line price before the first wall opens.
- One project manager from the first site visit to the final inspection.
By appointment. Limited start dates.
- Over 200 projects
- 4.9 on Google
- 20+ years building
- WA license VOLCABI792C6
Three Kenmore rules that shape a remodel
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The Kenmore rule
Lake, river and creek frontage
Lake Washington, the Sammamish River and Swamp Creek are all regulated under Kenmore's Shoreline Master Program, which covers the upland area within 200 feet of the ordinary high water mark plus associated wetlands and floodplains. Lake Washington is the city's only shoreline of statewide significance.
What we doWe find where your lot sits on the city's shoreline map before any plan is drawn.
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The Kenmore rule
A dry season for digging
Under KMC 15.25.150, land alterations for projects within critical areas are restricted to the period between May 1st and October 1st, with all grading stabilized by October 1st. Work outside that window needs written approval from the city manager.
What we doWe time the excavation for an addition or ADU on those lots to fall inside that window.
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The Kenmore rule
Pre-1990 houses near a stream or slope
A single detached house that existed before November 27, 1990 and does not meet today's buffer or setback from a wetland, stream or landslide hazard area may still add up to 500 square feet of footprint inside that area, as long as no part moves closer to the critical area (KMC 18.55.150).
What we doWe pull the city's ECA maps for streams, wetlands and geologic hazards at your address before design.
Some Kenmore lots face none of these and a few face all three, so we answer that question before the drawings start.
What homeowners say about working with us
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.
Overall, we had a great time with Volcano Builders. There were a few small delays, but they were clear in their communication and kept things moving. The last kitchen remodel turned out great, and the quality seems like it will last for a long time.
I recently hired Bar from Volcano Builders to remodel my bathroom. Overall, the experience was satisfactory. Bar was professional and communicated well throughout the project. The work was completed on time and within budget. The quality of the remodel met my expectations, though there were a few minor details that could have been improved. I would recommend Bar for anyone looking for a reliable contractor for bathroom renovations.
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 builders did a phenomenal job on my bathroom remodel. They exceeded my expectations on many levels. Their designer helped me pick out all the tile and bathroom accessories to make sure everything matched in style. Communication was great and response time very fast whenever I had questions for them. They estimated the project would take 5-6 weeks but finished in 4 weeks! Excellent job! Loooooove my new bathroom! Including pics of the Before… and the After!
Gad an amazing experience with Volcano Builders on my kitchen project. Bar my project manager was friendly. He make sure to keep me updated during the whole project. Also is team is very nice.
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, a short drive from Kenmore. 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 Kenmore
Bathroom Remodeling
Bathroom remodels in Kenmore, from a tub to shower conversion to a full primary suite with new plumbing, waterproofing and tile.
Kitchen Remodeling
Kenmore kitchen remodels: new layouts, cabinets, counters and lighting. Cabinets and countertops alone need no city permit; moved plumbing does.
Basement Remodeling
Daylight basements and lower floors turned into a family room, guest suite or home office.
Deck Building
Decks built or replaced, with the shoreline and critical area checks a waterfront or hillside lot in Kenmore can need.
ADU and DADU
Kenmore code allows up to two ADUs, attached or detached, with no minimum lot size and no extra parking required.
Home Additions
Added bedrooms, baths and family rooms, sized around Kenmore setbacks and any stream, wetland or slope buffer.
Whole Home Renovation
Whole house remodeling for Kenmore homes, with every room, trade and inspection under one plan.
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 Kenmore 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 Kenmore building permit.
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Build and hand over
One project manager runs the build through the final walkthrough.
Kenmore home remodeling guide: permits, critical areas, ADUs and housing
Permits for a Kenmore home renovation
Kenmore Development Services takes permit applications through MyBuildingPermit, the regional portal, which connects directly to the city's permit system. Review comments and inspection results show up there under the permit number.
Painting, tiling, carpeting, cabinets, countertops and similar finish work need no building permit under KMC 15.30.205, and neither does in-kind window replacement that leaves the framing alone. Moving or replacing plumbing, gas lines or structure does need one, and the city warns that work in a critical area, shoreline or buffer may not be exempt at all.
Inspections are requested on MyBuildingPermit before 5:00 p.m. for the next business day, and electrical permits come from Washington State Labor and Industries. For larger projects the city offers a preapplication meeting, also booked through MyBuildingPermit.
Critical areas, slopes and trees
Kenmore's critical areas code, KMC 18.55, covers wetlands, streams, fish and wildlife habitat, geologically hazardous areas, frequently flooded areas and critical aquifer recharge areas. The code names landslides and steep slope failures, erosion, liquefaction and seismic hazards, and flooding among the risks it guards against.
The city's critical area maps are a general guide only; the exact boundary is set on site by a qualified professional. For geologic hazards the code points to the city's own inventory, the Department of Natural Resources liquefaction and slope stability maps, and King County's landslide map folio.
Trees are counted too. Removing a significant tree, one 6 inches or more in diameter, takes a permit, with a yearly limit of 2 trees on a lot up to 10,000 square feet and up to 8 on a lot of 30,000 or more. Clearing for a structure with a valid building permit is exempt.
ADUs and backyard cottages
Since June 30, 2025, KMC 18.73.100 allows up to two accessory dwelling units, attached or detached, anywhere a single-family home is permitted, with no minimum lot size and no added off-street parking.
An attached ADU is capped at 1,000 square feet unless it uses existing floor area on one level of the house. A detached ADU may take 17 percent of the lot area up to 1,500 square feet on lots of 6,000 square feet or more, or 1,000 square feet on smaller lots, and may reach 35 feet: one story over a detached garage or two stories at ground level. Existing structures, including legally nonconforming ones, may be converted.
Kenmore housing and whole house remodels
About 63 percent of Kenmore's housing units are detached single-family houses, and the median home was built in 1985, according to the Census Bureau's 2020 to 2024 American Community Survey. The 1980s is the largest single decade, and roughly 4 in 10 homes are older than 1980.
That mix means a Kenmore remodel can be a 1960s rambler that needs new wiring and insulation once the walls are open, or a 1980s split level ready for a new kitchen and baths. We scope the house we find and put the price in writing before work begins.
Permits: City of Kenmore Development Services web pages and KMC 15.30.205, checked September 2026. Shorelines: Kenmore Shoreline Master Program and KMC 16.10. Critical areas, grading and trees: KMC 18.55 and 15.25. ADUs: KMC 18.73.100 (Ord. 25-0630). Housing: US Census Bureau, American Community Survey 2020 to 2024 5-year estimates.
Kenmore remodeling questions
Does a kitchen remodel in Kenmore need a permit?
Only when it goes past finishes. Kenmore exempts cabinets, countertops, tile and similar finish work under KMC 15.30.205, but moving plumbing, gas or walls needs a permit, filed through MyBuildingPermit. We prepare and submit that application for you.
Who handles home remodeling permits in Kenmore, WA?
The City of Kenmore Development Services department. Applications, review comments and inspection requests all run through MyBuildingPermit, while electrical permits come from Labor and Industries. On our projects we file and track the permit, so you are not chasing it.
Can I build an ADU on my Kenmore lot?
Very likely. KMC 18.73.100 allows up to two ADUs on any lot where a single-family home is allowed, with no minimum lot size and no extra parking. Detached units top out at 1,500 square feet on larger lots and 1,000 on lots under 6,000 square feet.
My house is near Swamp Creek or the Sammamish River. What changes?
Your lot may be inside shoreline jurisdiction, which covers land within 200 feet of the water plus associated wetlands and floodplains. Streams and wetlands are also critical areas under KMC 18.55, and grading there is limited to May 1st through October 1st.
Can I remove trees to make room for an addition?
Usually, if the tree is cleared for a structure with a valid building permit. Removing a significant tree for other reasons needs a city permit and is capped each year by lot size, and trees in critical areas, shorelines or their buffers are held to stricter rules.
How much does a home remodel in Kenmore cost?
It depends on scope far more than square footage: keeping a layout costs less than moving plumbing or walls, and a pre-1980 house can need electrical or insulation work once opened. You get a written, itemized price before work starts, and typical ranges are in our Remodeling Pricing Guide.
Serving Kenmore
Volcano Builders 1750 112th Ave NE #B217 Bellevue, WA 98004 (206) 666-0412 Get directionsNearby cities
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