Additions
More room built onto your home and tied into its existing foundation, roof and systems, with septic, setbacks and critical areas checked before design.
Residential
Garages and shops in Kitsap County
Attached and detached garages, workshops and storage buildings, built around the slab, doors and power that the use inside requires.
Who this is for
This service is for owners who need more than a carport: a two- or three-bay garage, a detached workshop, space for woodworking, a boat or an RV, or a home business. Most are detached; some attach to the house. We build to the use, because a woodshop, a car collection and a boat each ask different things of the slab, the doors and the power.
What's included
- A lot review for setbacks, driveway access, drainage, and any critical-area or septic constraints
- Slab, footing and foundation design sized to what will sit on it, including heavy equipment and lifts
- Framing, roofing and siding that match or complement the house
- Overhead doors, entry doors and windows, with clear heights set for the vehicles or equipment you plan to store
- Electrical service and sub-panels sized for tools, chargers and welders, with outlets and lighting laid out for how you will work
- Optional plumbing, a half bath, heating and insulation, and loft or storage space
- Permit application with the city or county
- Final inspections and a walkthrough
How the work runs
Step 1: Use and lot
We start with what goes inside and where on the lot it fits, including access and drainage.
Step 2: Plan and price
Slab, structure, doors, power and finishes are priced separately, so you can decide which to build now.
Step 3: Permit
The application goes to the city or county, with any septic or critical-area review the site triggers.
Step 4: Site and structure
Clearing, grading, utilities, slab and framing, with the roof and walls closed in before interior work.
Step 5: Power and finish
Electrical, insulation and finishes, then doors, final inspections and a walkthrough.
On the Kitsap Peninsula
Garages and shops are common on the peninsula's larger lots, so many are county projects. In unincorporated Kitsap County, an accessory building is reviewed against setbacks, height and lot coverage. If the building has plumbing, Kitsap Public Health District may need to review the septic system, because a plumbed shop can affect its capacity. A building with no plumbing on a larger lot is a simpler review.
Slopes and drainage matter because a big roof sheds a lot of water, and wet winters make a graded, drained pad important. Concrete is best poured when it can cure in mild weather, so we plan the slab for the drier months where we can.
Inside city limits, the same building is an accessory structure under the city's rules, and a shop used for business can raise zoning questions, so tell us the intended use at the start. This service is for building a garage or shop. Replacing doors on an existing building is covered under exterior envelope.
Permit guides
The office that issues the permit depends on the parcel. Start with the authority that covers yours.
What it costs
We price garages and shops from plans and the site, not from a table. The Estimate Desk does not cover them, and its garage-door type is for replacing doors, not building a garage.
The drivers are the footprint and height, the slab thickness and any lifts or heavy equipment, foundation and site work, the power service and sub-panel, insulation and heat, plumbing, doors and windows, and whether the roof and siding match your house. We show each as its own line so you can choose what to build now and what to leave for later.
Questions about this work
How big can a garage or shop be on my lot?
It depends on the zoning, the lot size, the setbacks, and local limits on height and lot coverage. We check with the authority for your parcel before we price, so the plan is something that can be permitted.
Does a shop need a permit if it has no plumbing?
Anything beyond a small storage shed generally needs a building permit, and the size, height and use decide the rest. Having no plumbing makes the septic question simpler, but it does not remove the permit. We confirm with your authority.
Can I run a business out of my shop?
It depends on the zoning and the type of business. Some uses are allowed as home occupations, others are not, and the answer can change what the building needs. Tell us the use up front so we can check before the design is set.
What slab do I need for a car lift?
A lift needs a slab specified for its loads. Manufacturers publish minimum thickness and strength, and we confirm those against the lift's spec sheet and your engineer's design before the concrete is poured.
Can the shop have a bathroom or an apartment above it?
A bathroom adds plumbing, and on a septic lot that means review by Kitsap Public Health District. A living unit above a shop falls under ADU rules; see ADUs and DADUs.
Can you heat and insulate a shop?
Yes. Insulation, a ductless heat pump or another heating system, and ventilation are common additions. Welding, finishing and woodworking each change the ventilation and fire-safety needs, so we ask what you will be doing.
Talk with us about garages and shops
Call Ian Laughlin at (206) 226-1988, or send the details and we will set up a site visit.