Home » Services » Home Remodeling » Home Remodeling Sammamish
Sammamish plateau homes are bigger than they look on paper, with solid bones and generous floor plans. The interior finishes were the part that aged out — and that’s exactly what we rebuild.
Sammamish plateau homes are often larger than they look on paper. The 1990s and 2000s builds in Klahanie, Pine Lake, and Trossachs regularly run 2,800 to 4,500 square feet on lots with real outdoor space. The floor plans are generous. The structures are solid. What’s held many of them back is the same thing that holds back most builder-grade housing: the interior finishes were designed to close escrow, not to age well.
Twenty years later, those finishes are showing their age. The oak-stained cabinetry. The laminate countertops that have been refinished once already. The carpet in the bedrooms that has outlived several dogs. The bathrooms that still have the original fixtures. The kitchen that hasn’t been touched since 2006. These are the homes ARIID Build & Remodel transforms, and Sammamish is full of them.
Ariana Anderson, our founder, has 25 years of experience and two National NKBA Design Awards. The whole-home approach she brings to Sammamish projects starts with understanding the home’s existing structure — what can be opened, what can be changed, what should be left alone — and then building a renovation plan that addresses everything in a coordinated way rather than one room at a time.
The kitchen is almost always the anchor. Sammamish plateau kitchens were built for the 1990s: closed or semi-closed layouts, medium wood finishes, surfaces that have reached the end of their practical life. We open them toward the living space, replace the cabinetry with painted custom or semi-custom, upgrade to stone countertops, and install professional-grade appliances. The kitchen transformation alone changes how the whole main floor lives.
The primary bathroom is the second priority: garden tub removal, shower expansion, new vanity, new tile. Secondary bathrooms and powder rooms come next. Flooring and trim throughout — replacing carpet with hardwood or luxury vinyl, updating baseboards and casing — is often Phase 2 or done concurrently with the kitchen and baths.
Klahanie homes, built mostly in the early-to-mid 1990s, are the oldest on the plateau and sometimes have more complex conditions — older plumbing, electrical panels that need upgrading, structures that have settled in ways that newer construction hasn’t. We plan for that and price for it honestly. Pine Lake homes are slightly newer and often have more consistent conditions. Trossachs and the developments near the city center are the newest; the builder-grade finishes are fresher but the upgrade opportunity is the same. License ARIIDBL767NB.
Sammamish has one of the stronger real estate markets on the Eastside, and the gap between updated and original-finish homes is meaningful. A home that goes to market with original 1998 finishes competes with homes that have been thoughtfully renovated, and the price difference reflects that competition. For homeowners who plan to stay — which is most of the people we work with in Sammamish — the calculation is simpler: you’re investing in living well in a home you already love, in a city with good schools, easy access to outdoor recreation, and a community that tends to hold its value.
For clients considering a phased approach — kitchen now, bathrooms later, flooring in Phase 3 — we design Phase 1 with all subsequent phases in mind. That means the kitchen cabinetry color palette works with the bathroom tile we’ll specify later. The flooring material we plan for Phase 3 is accounted for in the kitchen kickboard heights we build in Phase 1. Phasing doesn’t have to mean disconnected. We plan it as a whole and build it in the order that makes sense for your timeline and budget.
Call: (425) 679-2463
Book online: book.ariidgroup.com
ARIID Build & Remodel • Kirkland, WA • License ARIIDBL767NB
Contact us at inquiry@ariidbuild.com.
Looking for design guidance? Our sister firm Ariana Designs & Interiors specializes in material selection, color palettes, and creating spaces that reflect your personal style.
Request a free consultation.
Projects covering kitchen, all bathrooms, and flooring typically run $200,000 to $450,000. Kitchen-plus-primary-bathroom scopes run $120,000 to $200,000. We provide detailed estimates before any work begins — no guesses, no surprise additions mid-project.
Klahanie homes can have older plumbing, electrical panels that need upgrading, and structures that have settled over 30 years. We inspect carefully before pricing, plan for what we find, and price honestly. We don’t lowball to win the job and then find surprises.
Yes. The City of Sammamish’s Development Services handles permits for structural, plumbing, and electrical work, and we manage that entire process. It’s included in our project scope — you don’t have to manage the permit process separately.
Kitchen-plus-bathrooms scopes typically run 14 to 22 weeks. Larger whole-home projects with flooring and additional scopes can take 6 to 9 months. We build realistic timelines before work begins and don’t compress schedules to get the job.
Office-by appointment only
1018 Market ST, Suite C
Kirkland, WA 98033
(425) 202-5360
