Kirkland's home remodeling market covers more specification range than most Eastside cities. Waterfront estates near Juanita and the view homes above the city's bluffs operate at a tier where kitchen renovations mean Sub-Zero and Wolf appliances, custom stone work, and furniture-grade cabinetry — and bathrooms mean steam showers and natural stone with slab selection visits. Rose Hill and Kingsgate's 1980s homes have never been seriously renovated and represent the biggest opportunity in the city. Totem Lake and the Market Street corridor have newer construction with builder-grade finishes across the board. Armada Design & Build has been remodeling homes throughout Kirkland since 2011 — across all of these tiers.
Kirkland's Housing Stock and What It Needs
The Rose Hill and Kingsgate neighborhoods — 1980s split-levels and two-story homes on standard suburban lots — represent Kirkland's largest remodeling opportunity. Original laminate countertops, face-frame cabinets with lazy Susan corners, cultured marble bath surrounds, soffits that lower the ceiling line in the kitchen, and galley layouts that close off the cook from the family. These homes have solid construction and good square footage. What they've never had is proper design attention. When we open a Rose Hill kitchen to the living area, eliminate the soffit, add custom cabinetry to the ceiling, and gut and rebuild the bathrooms, the transformation is dramatic — and it's the first real investment these homes have seen since they were built.
Kirkland's waterfront and view-lot tier is a completely different brief: kitchens and bathrooms in homes whose values are measured in millions, where the remodel scope has to match the home's overall standard. We have the supplier relationships, the tradespeople, and the design experience to work at this level consistently, not just occasionally. And Totem Lake and the neighborhoods around 124th Street NE represent a middle tier: late-1990s and 2000s homes with builder-grade finishes in a price range where kitchen and bathroom investment directly affects buyer perception.
Home Remodeling Services in Kirkland
Kitchen Remodeling
From Rose Hill gut renovations with layout changes to Juanita waterfront kitchens with Sub-Zero and quartzite slab work. Every scope level, executed consistently. Full kitchen details →
Bathroom Remodeling
Full gut renovations for Rose Hill's 1980s bathrooms and high-specification steam shower and natural stone work for Kirkland's waterfront and view-home tier. Stone yard visits for slab selection on premium projects. Full bathroom details →
Whole-Home Remodeling
Kitchen, bathrooms, flooring, structural layout changes, and soffit eliminations as a single coordinated project. Particularly impactful for Rose Hill and Kingsgate's 1980s homes where everything material gets addressed at once. Full house remodeling details →
Home Additions
Second-story additions for Rose Hill and Totem Lake lots, shoreline-compliant additions for Juanita waterfront properties, and larger expansion projects for Bridle Trails' wooded parcels. Full additions details →
Soffit Removal & Layout Work
Eliminating the kitchen soffits that lower ceiling lines in Kirkland's 1980s homes, combined with wall removals to open the layout. These structural changes are often the most impactful part of a Rose Hill or Kingsgate remodel.
High-Specification Remodeling
Premium appliance integration, natural stone slab selection, furniture-grade custom cabinetry, and steam shower installations for Kirkland's waterfront and view-home properties. Execution at the level the home demands.
What Kirkland Homeowners Typically Do
1980s Home Transformation
Soffit removal, kitchen wall open, custom cabinetry to ceiling, quartz surfaces, two bathroom gut renovations, and new flooring throughout. The most common whole-home scope in Kirkland. Typically 4–6 months.
Waterfront High-Specification
Sub-Zero and Wolf kitchen with custom stone work and slab selection visits. Primary suite renovation with steam shower and natural stone. Specification matching the home's lakefront position. Typically 5–9 months.
Builder-Grade Upgrade
Kitchen replacement with semi-custom cabinetry and quartz, primary bathroom conversion to walk-in shower, flooring upgrade throughout. Mid-range scope producing significant market positioning improvement. Typically 2–4 months.
Kirkland's Waterfront Tier Requires Additions That Match the Home's Standard
Remodeling a kitchen or bathroom in a Juanita or Houghton waterfront home isn't just a construction problem — it's a design problem. The renovation has to match the existing home's standard, which means supplier relationships, tradespeople, and design process that consistently operate at that level. We've been executing high-specification remodeling projects in Kirkland for 14 years and have built the relationships that make consistent delivery at this tier possible.
Kirkland permitting runs through the City of Kirkland Building Division. Review typically runs 4–8 weeks for remodeling scope with structural changes, 3–5 weeks for finish-only work.
What You Get When You Work With Us
- 14+ years remodeling homes across all of Kirkland's neighborhoods and tiers
- High-specification experience for waterfront and view-home properties
- Stone yard slab selection visits for premium projects
- Single project manager from first consultation to final walkthrough
- Itemized estimates — no ballparks that shift mid-project
- Written change orders on every scope change
- City of Kirkland permitting managed start to finish
- References from completed Kirkland remodeling projects on request
Kirkland Neighborhoods We Serve
Ready to talk about your Kirkland remodel?
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