House Framing in Seattle That Passes Inspection the First Time
Additions, ADUs, garages, roofs and full new-home frames — built square, plumb and to Washington code by a licensed crew that shows up when it says it will. Fixed-price estimate in 24 hours after a free site visit.
- Fixed price in writing. The number on the estimate is the number on the invoice.
- Permits and inspections handled. We draw the permit set, meet the inspector, and fix anything they flag — at our cost.
- In Washington since 2020. WA L&I #INREAI*784MG, $30k bonded, $1M insured. 4.9★ from 61 verified Thumbtack reviews.
Framed level and square, then finished.
Every trade after us builds on our work. If the frame is off by half an inch, you pay for it three times.
Homeowners in the Seattle area tell us the same four stories. They’re the reasons we run our jobs the way we do.
The inspection fails and everything stops
Missing hangers, wrong nailing pattern, header undersized. The inspector red-tags it, the drywall crew goes to another job, and your project slips a month.
“That wasn’t in the estimate”
A vague bid becomes change orders once the walls are open. Engineered beams, blocking, sheathing — suddenly they’re extras.
The crew disappears mid-project
Two days of work, then silence for a week. An open frame in Seattle rain is exactly how mold and warped lumber start.
Hidden rot nobody mentioned
Older Puget Sound homes hide rotted sill plates, rim joists and deck ledgers. A framer who covers it up instead of fixing it leaves you with a structural problem behind new drywall.
Square, scheduled, and signed off — with nothing hidden.
- Itemized fixed-price estimate. Lumber, engineered beams, hardware, labor and permit fees listed line by line before you sign.
- Pass-the-inspection promise. If the inspector flags our framing, we correct it on our time and our dime.
- One crew, start to finish. Dated schedule, daily photo updates, and the frame dried-in before we leave for the day.
- We show you what we find. Rot or damage gets photographed, priced, and fixed properly — never covered.
Residential and light-commercial framing across the Puget Sound
From a second-story addition in Bellevue to a pole barn in Kitsap County — wood, engineered lumber or steel, all built to the current Washington State Building Code.
Home Additions & New House Framing
Room additions, second-story additions, bump-outs and full new-home frames. We tie new framing into your existing structure so the roofline and floors line up, not just “close enough”.
ADU & DADU Framing
Backyard cottages, garage conversions, basement ADUs and attached units under Seattle’s and King County’s ADU rules — including fire-separation and egress framing the inspector will check.
Roof Framing & Trusses
Stick-framed and truss roofs: gable, hip, gambrel, shed and vaulted or cathedral ceilings. Correct bearing, ventilation and hurricane ties so the roof handles Puget Sound wind and snow loads.
Garages, Shops & Pole Buildings
Detached garages, workshops, RV and boat storage, barns and agricultural buildings. Post-frame goes up fast and costs less per square foot; stick-framed garages match your house.
Structural Repair & Load-Bearing Walls
Open up a kitchen with an LVL or steel beam, sister sagging joists, replace rotted sill plates and rim joists, or add seismic hold-downs to an older Seattle home. Engineering included.
Deck, Pergola & Patio Cover Framing
Decks, covered porches, pergolas and patio roofs framed with proper ledger flashing, footings and hardware — the three things that fail first on Pacific Northwest decks.
What framing actually costs — before you call anyone
Most contractors won’t put numbers on a website. We’d rather you walk in knowing the ballpark. These are ranges from our recent King, Pierce and Kitsap County jobs; your fixed price comes after a free site visit.
| Project | Typical range | Timeline |
|---|---|---|
| Rough framing, new home or additionLabor + lumber, walls, floors and roof | $14–$28 / sq ft | 2–4 weeks |
| Detached ADU (DADU) shell, ~600 sq ftFrame, sheathing, roof structure | $18,000–$40,000 | 1–3 weeks |
| Detached garage, 24×24 ftStick-framed or post-frame | $11,000–$22,000 | 4–8 days |
| Load-bearing wall removal with beamLVL/steel beam, posts, footings, engineering | $4,500–$12,000 | 2–4 days |
| Roof re-frame or truss installPer square foot of roof area | $9–$18 / sq ft | 3–10 days |
| Deck frame, 12×16 ftFootings, ledger, joists, hardware | $5,000–$9,000 | 2–4 days |
What happens after you request an estimate
No mystery, no chasing. You’ll know who’s coming, when, and what it costs at every step.
We call you back
Within one business day. We ask about the project, plans you already have, and your timeline.
Same dayFree site visit
We measure, check existing framing and access, and talk through options on site.
Within 48 hrsFixed-price estimate
Itemized and in writing: materials, labor, engineering, permit fees, schedule.
24 hrs after visitPermits & engineering
We submit the permit set, coordinate with the engineer, and schedule inspections.
2–6 weeks (city)Framing & sign-off
One crew, daily updates, dried-in each night. Inspector signs off; you get photos and paperwork.
3 days – 4 weeks
The guarantees we put in the contract
Licensed, bonded & insured
WA L&I registration #INREAI*784MG, a $30,000 contractor bond and $1M/$2M general liability. Certificates emailed before day one.
Pass-the-inspection promise
If the inspector flags our framing, we fix it free — no change order, no debate.
Fixed price, 30-day hold
The estimate is the invoice. Changes only happen if you ask for them — in writing, priced first.
Dated schedule, daily updates
You know the start date, the inspection date and who’s on site. Photo update every working day.
Clean, protected site
Floors masked, lumber stacked and covered, debris hauled. Reviewers mention it more than anything else.
1-year workmanship warranty
If anything we framed moves, squeaks or fails, we come back and make it right.
Check us before you let us in the door
Washington law requires every contractor to be registered, bonded and insured. Plenty of “handymen” quoting your job are not. Here’s our paperwork so you can verify it yourself in about a minute.
Verify it yourself: search our registration number on the Washington State L&I Verify a Contractor page — you’ll see the active licence, the bond, the insurance, and that we have no lawsuits, violations or L&I tax debts on record. A current certificate of insurance and our L&I printout go out with every quote, and we’ll name you as certificate holder on request.
Get my free quoteMost contractors show you the finish. We show you the frame underneath it.
Three recent projects in the Seattle area, photographed at every stage — including the part you never see once the boards go on.
Rotted 10×12 deck replaced with a two-level cedar deck and new stairs
The old deck sat on rotted posts with no ledger flashing. We demoed it, poured new footings, framed the upper landing and stairs on 6×6 posts and doubled beams, then finished with cedar decking and a horizontal-slat privacy fence.
Bare concrete step turned into a covered porch with a composite landing
We framed a shed-roof canopy tied into the existing eave, set 4×4 posts on new footings, framed the low deck on pressure-treated joists, and finished it in grey composite with a picture-frame border.
Multi-level deck re-framed to carry a hot tub and an outdoor kitchen
The existing structure couldn’t take the load. We re-framed with doubled 2×10 beams on new post bases, 12-inch joist spacing under the tub, and a step-down platform — then laid composite with a diagonal inlay.
What Seattle-area homeowners say after the job
Very professional, excellent work ethic, clean job site, great staff, and nothing changed on the agreement on price. The quality of the work was perfect.
Roof vents, meeting code for crawl space, painting deck and a bunch of other work. Responsive and demonstrate huge ownership of their work. Hard to find such contractors.
Project was completed quickly and on budget. They refaced a dated fireplace and installed two picture windows. Really high quality job in record time.
I was especially impressed by how thoroughly they protected the floors before getting started. Once the job was complete, they left the place spotless.
Framing contractors for King, Pierce and Kitsap County
Based in the Seattle area and working across the Puget Sound — including the peninsula. Outside the list? We travel up to 50 miles; ask.
King County
- Seattle
- Bellevue
- Redmond
- Kirkland
- Renton
- Kent
- Issaquah
- Federal Way
- Shoreline
- SeaTac
Pierce County
- Tacoma
- Gig Harbor
- Puyallup
- Lakewood
- Fife
- Key Peninsula
Kitsap County
- Bremerton
- Port Orchard
- Silverdale
- Poulsbo
- Bainbridge Island
- Olalla
- Burley
- Wauna
Questions Seattle homeowners ask before hiring a framer
How much does house framing cost in Seattle?
Rough framing in the Seattle area typically runs $14–$28 per square foot for labor and lumber, depending on design complexity, engineered lumber and site access. A 600 sq ft ADU shell usually lands between $18,000 and $40,000; a 24×24 detached garage between $11,000 and $22,000. You get a fixed-price written estimate after a free site visit.
How long does framing take?
A single-family home frame takes 2–4 weeks. An addition or ADU is typically 1–3 weeks; a garage or deck frame 3–7 days. You get a dated schedule before we start, and we dry the structure in each night so Seattle rain doesn’t get into open framing.
Do I need a permit for framing in Washington?
Yes. Any structural framing — new construction, additions, ADUs, garages, load-bearing changes and most decks over 30 inches — requires a building permit from your city or county. We prepare the permit set, coordinate engineering, and schedule and attend every framing inspection.
Can you frame an ADU or DADU in Seattle?
Yes. We frame attached ADUs, detached ADUs (DADUs), garage conversions and basement ADUs under Seattle’s and King County’s current ADU codes, including the fire-separation and egress framing inspectors check first.
Can you remove a load-bearing wall?
Yes. We install engineered beams (LVL, PSL or steel) with proper posts and footings, temporarily shore the load during the work, and pass the structural inspection. Engineering is included in the quote — typically $4,500–$12,000 all in.
Do you repair rotted or damaged framing?
Yes. Older Puget Sound homes often have rot in rim joists, sill plates and deck ledgers from moisture. We sister joists, replace sills and beams, and add hold-downs where needed — with photos of what we found and what we fixed.
Wood framing or steel — which should I choose?
Wood is the cost-effective standard for homes, ADUs and garages and is easy to modify later. Steel makes sense for long open spans, commercial buildings, or where pests and moisture are a concern. We’ll recommend the right one for your plans and budget.
Are you licensed and insured?
Yes, and you can check it in a minute. Inreal Construction is registered as INREAL INC with the Washington State Department of Labor & Industries — general contractor registration #INREAI*784MG, UBI 604 922 738 — with a $30,000 contractor bond (Contractors Bonding & Insurance Co, bond SN7110) and $1,000,000 per occurrence / $2,000,000 aggregate general liability through CBIC (RLI), plus workers’ compensation for our crew. Look us up on the L&I Verify a Contractor page: no lawsuits against the bond, no licence violations and no L&I tax debts on record. Certificates go out with every quote, and we’ll add you as certificate holder on request.
Do you build and replace decks?
Yes — deck replacement, new cedar and composite decks, elevated decks with stairs, covered porches and structural deck repair. Pricing, photos of the framing stage and a cedar-vs-composite comparison are on our Seattle deck builder page.
Do you work with my architect or engineer?
Yes — we build from your stamped plans, and if you don’t have an engineer yet we bring in ours. We’ll flag anything on the drawings that will be a problem in the field before it becomes a change order.
What if the inspector fails something?
If it’s our framing, we fix it at no charge and re-schedule the inspection — that’s the pass-the-inspection promise in your contract. Since 2020 it’s rarely happened, because we frame to what the inspector is going to look for.
Tell us what you’re building. We’ll tell you what it costs.
Talk to the person who’ll actually run your job — not a call center. Estimates are free, itemized and good for 30 days.
(425) 474-3124Mon–Sat 8:00–17:30 · Seattle, King, Pierce & Kitsap County
INREAL INC · Washington State contractor registration #INREAI*784MG · UBI 604 922 738 · $30,000 contractor bond and $1M/$2M general liability through Contractors Bonding & Insurance Company (an RLI company).
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Get your framing estimate
Tell us what you’re building — we call back within one business day. In a hurry? (425) 474-3124