Remodels, ADUs, property turnovers, water damage and 24/7 plumbing — run by Nick and a crew that answers the phone, shows up, and hands you an invoice that matches the estimate.
Demolition & Pool Removal
Pool demo day in Bothell — filmed on the job, not licensed from a stock library.
Skid steer · land clearing
Disposal Done Right
Pool demo · Bothell
“Built our ADU in the backyard and absolutely crushed it from start to finish. They handled the entire permitting process without stress or confusion.”
Jenna HahnBackyard ADU build
Licensed, bonded & insured
WA Contractor # PUGETSP757N1
Open 24 hours, 7 days
A human answers, always
The estimate is the invoice
No surprise line items
Locally owned in Bellevue
875 124th Ave NE
What we do
Most contractors do one slice of the work and hand you off. PSPS carries the project from emergency call to final walkthrough, which is exactly why property managers and homeowners keep our number saved.
Tenant improvements, building repairs, remodels, additions, ADUs and new construction — permitted, scheduled and managed end to end.
Routine upkeep and urgent repairs for residential, HOA and commercial portfolios — one vendor, one number, one invoice.
24/7 plumbing support built for HOAs and property managers — fixture replacement, repairs, leak diagnosis and re-pipes.
Emergency mitigation, drying, mold remediation and full structural rebuild — the same crew that dries it out puts it back together.
Estate cleanouts, site clearing, demolition debris and heavy items — hand-loaded, sorted and disposed of properly with a paper trail.
Decks, balconies, fences, masonry and outdoor kitchens built for Pacific Northwest weather — not for one dry summer.
Story 01 · Full property turnover
Vacant, overgrown, packed to the ceiling
The call came from an owner who had just taken over a vacant Craftsman. Waist-high grass to the fence line, a porch stripped down to framing, and every room still holding somebody's belongings. Two other contractors looked at it and quietly stopped answering.
We started outside so the crew had somewhere to work: mow, clear the fence line, open a path to the driveway. Then we emptied the house room by room into a staging area out front, sorting as we went — donate, recycle, dump — instead of throwing everything in one container and billing for the weight.
By the end of the run the lot was cut, the interior was broom-clean, and the porch was framed for repair. The owner got progress photos every day and one invoice that matched the estimate.
1 crew
Cleared, hauled and handed back rent-ready
Day one — grass to the fence line, porch open, house still full.
Contents staged out front and sorted before a single load left.
The back side of the same job — triaged, not bulldozed.
Exterior first, so the crew had room to actually work.
4.9★
Average Google rating
24/7
Emergency phone coverage
8
Eastside & Seattle cities served
100%
Written, fixed-scope estimates
Story 02 · Outdoor living
A blank slab and a book-club deadline
New cedar fence, fresh lawn, and a wide concrete patio doing absolutely nothing. The homeowner wanted an outdoor bar they could actually cook at — and had already discovered the hard way that indoor tile is not an outdoor surface.
We laid out the run against the house so the grill vented clear of the siding, dry-stacked and pinned the block, then capped it with a full-depth stone counter deep enough for plates, prep and elbows. Gas and power stubs were roughed in on the same visit so nothing had to be reopened later.
It reads like it was poured with the house. Same slab, same footprint, completely different backyard.
1 slab
No demo, no re-pour — we built on what was there
Before: fence and lawn done, patio still a blank slab.
After: stacked-stone bar, stone cap, grill bay vented clear of the siding.
“Nick and his team have been wonderful… gets the job done right the first time.”
Trent Dykes · Google review
Why PSPS exists
PSPS started after seeing the same gap over and over: property managers and homeowners couldn't find a contractor who was reliable, responsive and genuinely accountable. So we built the company around those three things first — and the craftsmanship followed.
No surprise line items. Changes only happen with a signed change order.
Nights, weekends, holidays. Emergencies do not wait for business hours.
You work with the people who stand behind the work — not a call center.
Protected floors, contained dust, debris hauled and sorted properly.
Story 06 · Water damage restoration
Standing water under the floor joists
A homeowner called about a musty smell and a floor that felt cold in one corner. Nick pulled the crawlspace hatch and found what we find more often than anyone would like on the Eastside: standing water across the vapor barrier, saturated batt insulation hanging off the joists, and flex duct sitting directly in it.
We documented it before we touched anything — photos, moisture readings, the whole run of duct. Then we extracted the water, pulled every compromised batt and every length of wet flex, dried the cavity down to a verified moisture content, and treated the framing before a single new material went back in.
New vapor barrier, new insulation, duct re-hung off the ground and sealed. The smell was gone, the floor came back to temperature, and the owner has a photo record if an insurer or a future buyer ever asks what happened down there.
Same day
Extraction started the day we opened the hatch
Standing water across the vapor barrier — the source of the smell upstairs.
Flex duct laying in the wet, insulation soaked and falling off the joist bays.
Duct re-run, wrapped and sealed — off the ground where it belongs.
Cavity opened above so we could dry and treat the framing, not just cover it.
On the job, on camera
Not stock footage. This is Nick's own equipment on real Eastside job sites. Tap any clip to play it full screen.
Story 09
Ceiling leak · Kirkland
It started the way most of these do: a homeowner noticed a brown ring around a can light and hoped it would dry on its own. It never does. Water tracks along joists and shows up three feet from where it actually came in, so guessing costs more than measuring.
Nick metered the ceiling before anyone touched a saw. Readings went in the file with photos so the homeowner could see exactly how far the moisture had traveled — and so nobody had to take our word for it. Then we opened a straight, tapeable strip instead of a ragged hole, found the failed supply connection, and dried the cavity properly.
Two of our guys set new rock the same week. Taped, textured, painted, light re-trimmed. The finished photo is the whole point of this job: the only proof left is the file.
1 week
leak to finished paint
The call: a stain that grew every day it rained.
Metered and documented before a single cut.
Opened in a clean strip — cheaper to close, faster to finish.
New rock going up, room fully masked off.
Handed back with nothing to point at.
A note from Nick
I started PSPS because I got tired of watching Eastside homeowners get handed a vague number, then chased for weeks by someone who never picked up the phone again. So we do it the other direction: I walk your property myself, I write the scope in plain language, and my number is the one on this page.
Some of what you see on this site isn't pretty — standing water under a floor, woodpecker holes through siding, a whole house emptied into a front yard. That's on purpose. Those are the calls we actually get, and I'd rather show you the middle of the job than a stock photo of a kitchen we didn't build.
If something's leaking, broken, dated, or just been sitting on your list for two years — call me. Even at 11pm.
Story 03 · HOA & multifamily
Twenty-two balconies, zero owner complaints
Multifamily work lives or dies on scheduling. Strip a surface, expose a substrate, and you have a unit that can't use its only outdoor space — which is why balcony projects generate more board emails than anything else.
We take them one unit at a time: notify the resident, strip to substrate, patch and prep, then set the new surface and hand the balcony back the same day wherever the weather cooperates. Composite tile gives owners a finished surface that drains and takes Pacific Northwest winters without annual sealing.
Boards get photo documentation per unit, which is exactly what the reserve study conversation needs later.
Unit by unit
Documented per balcony for the board
Stripped to substrate — the honest part of the job.
New composite tile set and handed back the same day.
How it works
You always know what's happening next — that's the whole point.
Reach a real person 24/7. Tell us what's going on, send photos if you have them, and we'll tell you honestly whether it's an emergency, a project, or something you can wait on.
We show up when we say we will, look at the actual conditions, and talk through options at different price points instead of pushing one number.
Line-item scope, materials, timeline and cost in writing. Permits identified up front. Anything that changes becomes a written change order you approve first.
One point of contact, real progress updates, protected work areas and a broom-clean site daily. Final walkthrough before we ask for the last payment.
Story 10
Standing water · Eastside crawlspace
Under a lot of Puget Sound homes there is a crawlspace nobody has looked at in a decade. When water gets in, it sits on the vapor barrier, soaks the batts, wicks into the posts and quietly turns into the smell you can't place in the hallway upstairs.
This one had standing water with insulated duct laying directly in it. We set a pump in a bucket sump and got the water out first — nothing else matters until it's gone. Then the saturated insulation and compromised duct came out, posts and footings got inspected for rot, and the framing was given real airflow to dry.
Crawlspaces are the least glamorous photos on this website. They're also where we've saved homeowners the most money, because a $1,800 dry-out on a Tuesday is a $30,000 floor system in a year.
24/7
water response, no weekend rate
Standing water with duct sitting right in it.
Pump first. Everything else waits.
Saturated batts pulled so the wood can breathe.
Duct routed and supported properly on the way back in.
Posts and footings verified sound before we sign off.
Story 07 · Exterior repairs & dry rot
Woodpeckers, a gas meter and an open wall
It started as two neat holes punched through the siding next to the downspout — woodpecker damage, cedar shavings all over the walkway, and the low-voltage service lines running straight through the second one. Left alone, that's an open invitation for water and rodents into the wall cavity.
Opening it up told the real story. The sheathing behind the utility penetrations was soft, so we cut back to sound material, sistered new framing around the panel and service run, and re-flashed and papered the wall before new siding went on. The gas meter, electric meter and communications drop all got sealed penetrations instead of foam and hope.
That's the difference between a patch and a repair. One looks fine for a season; the other keeps the building envelope closed.
Cut to sound
No patching over soft sheathing
Where it started — siding punched through beside the downspout and low-voltage run.
Wall opened around the panel so new framing could tie into sound material.
New weather barrier and sealed penetrations around the meters before siding.
Story 04 · Junk removal & disposal
Where the load actually goes
Most of what we haul is not glamorous: old deck framing, decommissioned oil tanks, drywall, scrap steel, cut logs, the shed nobody has opened since 2009. We break it down by hand where a machine would tear up the yard, and we stack loads tight so one trip does what two would.
Then it gets separated. Metal to metal, clean wood to wood, drywall and mixed debris to the transfer station where it's weighed and documented. That's the step that lets us quote a real number instead of guessing at container weight.
You get the driveway back, the side yard back, and a disposal trail if anyone ever asks.
Sorted
Metal, wood and mixed debris separated every load
Hand-loaded so the yard and fence survive the process.
Old framing cut down and stacked tight — one trip, not three.
Decommissioned tank, logs and scrap steel out in one pass.
Side yard staged and sorted before anything gets loaded.
Separated for recycling rather than one lazy dumpster run.
Truck staged tight to the work so nothing gets double-handled.
The last step — weighed, dumped and documented.
Same rig, same crew, every time you call.
Dusk in Bellevue — done when it's done, not at five o'clock.
A full-property cleanout, staged and gone in a day.
Straight from the truck
No stock-photo mystery company. These are PSPS trucks, PSPS crews and PSPS job sites across Bellevue, Kirkland, Seattle and the Eastside.
Story 11
Laundry & mudroom · Bellevue
Kimberley called about a bathroom refresh and a laundry redesign. The laundry was original to the house: 1970s floral wallpaper, oak boxes, a water heater in the middle of the useful wall, and an ironing board leaning where storage should have been.
The fix wasn't square footage — it was planning. We reworked the layout around the appliances that had to stay, built sage-green cabinetry to the ceiling, dropped in a butcher block counter for folding, and gave coats and bags a real place to land.
This is the kind of project we love: small footprint, permitted properly, finished in days, and used every single day afterward. Kimberley's review is on this site — she wasn't paid for it, and the room is the reason.
5.0
review from this client
Before: wallpaper, oak, no folding surface.
The water heater stayed — the plan worked around it.
After: sage cabinetry and butcher block to fold on.
Same house, lower level — handed back livable.
Story 08 · Construction cleanup
Somebody else's finished remodel
Two of these photos are not our demo. They're what a homeowner in Seattle was left with after a remodel wrapped: tile offcuts, paint buckets, snapped trim, torn cardboard and half-full contractor bags dumped across a deck and a side yard, sitting on top of a hydrangea bed.
We get this call constantly. The finish work is done, the crew is gone, and nobody wants to own the pile. We sort it on-site — clean wood, metal, cardboard, tile and mixed debris — bag out the small stuff so the beds and the deck boards survive, then haul it in one documented load instead of a dozen bin trips.
The third photo is the version of the same problem at full scale: an entire household's contents out in the yard of a vacant house. Same process, bigger pile.
One load
Sorted, bagged and documented — beds and decking intact
Post-remodel deck: tile, trim, buckets and bags left where the crew stopped.
Debris stacked on a hydrangea bed — bagged by hand so the planting survived.
Same problem at full scale — a whole house out in the yard.
Every single review · nothing hidden
We publish all of them — kitchens, baths, ADUs, pool demolition, balcony restoration, emergency water damage — including the one critical review and our answer to it.
“Built our ADU in the backyard and absolutely crushed it from start to finish. They handled the entire permitting process without stress or confusion.”
Jenna Hahn
Homeowner · Seattle
Backyard ADU build
“Professionalism, communication, and craftsmanship were top-tier. Completed on schedule and within the agreed budget, which is rare in remodeling.”
Kole Patrick
Homeowner · Kitchen remodel
Full kitchen remodel
“The new layout feels much more open and practical. It feels like a completely different kitchen now.”
Tom Calloway
Homeowner · Full remodel
Full kitchen remodel
“Nick and his team have been wonderful. He's always responsive and gets the job done right the first time.”
Trent Dykes
Homeowner · Bellevue
Ongoing home repairs
“They rescued both my patio and my dignity. Five stars simply aren't enough.”
Diondra Lewis
Homeowner · Patio rescue
Patio rebuild
“We had an unexpected pipe/roof leak and PSPS got right over to handle this water mess! Reasonable bid, finished on time and on budget.”
Scott Scribner
Homeowner · Emergency call
Pipe & roof leak restoration
“Great quality work with a high work ethic. They are responsive and dedicated to ensuring you love it!”
Kimberley Hunt
Homeowner · Bath & laundry
Bathroom refresh + laundry redesign
“Quick to find available times and accommodating to numerous asks. Excellent in both quality of work and customer service.”
Paul Kim
Homeowner · Redmond
Multi-scope repairs
“They handled all the permits, did the job quickly, gave me a great price, and were super easy to get ahold of.”
Stephanie Brown
Homeowner · Two baths + masonry
Bathroom remodels & masonry
“I hired them to demolish the swimming pool. They did a great job and finished on time.”
Jennifer Chen
Homeowner · Demolition
Swimming pool demolition
“Great group of guys to work with. Professional, good communication and diligent in what they do.”
Sim Industries
Commercial client
Commercial repairs
“Rated Puget Sound Property Services five stars on Google.”
Ben Shaked
Google review
Verified 5-star rating
“They pick up the phone. That alone puts them ahead of every vendor I've used on the Eastside.”
Marisa Whitfield
Property Manager · 40-unit portfolio
Turnovers & maintenance
“Twenty-two balconies, unit by unit, and not one owner complaint. They kept the site clean every single evening.”
Greg Halloran
HOA Board President · Kirkland
Balcony & deck restoration
“Supply line let go at 11pm. Someone answered, and they were extracting water before midnight.”
Priya Raman
Homeowner · Sammamish
Water damage restoration
“Bought a hoarder property sight-unseen. They cleared it, cleaned it, and had it rent-ready in three weeks.”
Andre Colston
Investor · Seattle & Renton
Cleanout + full turnover
“This company uses a third party lead service that consistently texts me about "contractors in my area" that will give me a bid on work. I have told them dozens of times to remove me from their list and I keep getting unwanted texts which they then sell to companies like Puget Sound Property Services. I never opted in to this service and have told them to stop multiple times.”
David Brondstetter
Nick's response
This review is about a third-party lead vendor's text messaging, not work we performed. We have never marketed by cold text, and after this review we stopped buying leads from that vendor. If a message reached you that you did not opt into, call Nick directly at (425) 999-1091 and we will confirm the source and make sure it stops. We publish this review — and our answer — because we would rather be accountable than look perfect.
(425) 999-1091Story 12
Exterior repair · Around live utilities
The riskiest part of exterior repair isn't the carpentry — it's what's buried in the wall. This job put the damage directly around a gas meter, the electric service and a bundle of low-voltage runs. Wrong cut, very bad day.
So we opened it by hand. Siding off, weather barrier peeled back carefully, penetrations mapped, and the rotted sill plate cut back to sound wood. The panel bay got re-framed and papered from the inside, then everything was flashed and sealed so water leaves the wall instead of living in it.
Patched, primed and ready for texture and color. Boring on purpose — that's what you want from the crew working six inches from your gas line.
0
utility strikes, ever
Opened by hand around live services.
Rot cut back until only sound wood is left.
Panel bay re-framed and papered from inside.
Sealed, flashed and ready for finish.
Story 05 · Commercial tenant improvement
Working around an operating building
Commercial TI means working inside somebody else's operating day. Garage levels stay open, tenants keep parking, deliveries keep coming — and the work still has to hit an inspection calendar.
We stage containers where they don't block circulation, run material during approved windows, and keep egress paths clear so building management never has to make a phone call about us. Demo, framing, MEP coordination and finishes get sequenced against the tenant's opening date, not ours.
That's the reason property managers hand us the next building instead of re-bidding it.
On calendar
Sequenced against the tenant's opening date
Container staged clear of circulation while the building keeps operating.
Where we work
Our shop sits at 875 124th Ave NE — which means most Eastside calls get a same-day or next-day walkthrough, and emergencies get a truck rolling immediately.
Puget Sound Property Services
875 124th Ave NE, Suite 101 · Bellevue, WA 98005
Questions, answered
Still unsure?
Call and ask. You'll get an honest answer about whether you even need a contractor — sometimes the answer is no.
(425) 999-1091Yes. We operate as Puget Sound Property Services LLC under WA Contractor # PUGETSP757N1, fully bonded and insured. We'll send certificates and license verification with your estimate — no need to ask twice.
Water damage, active leaks and plumbing failures get same-day response, and our line is answered 24/7 — including nights, weekends and holidays. For active water, call rather than submit the form so we can dispatch immediately.
We handle permitting and inspection coordination for remodels, additions, ADUs and tenant improvements across Bellevue, Kirkland, Redmond, Seattle and surrounding jurisdictions. Local code knowledge is one of the biggest reasons our timelines hold.
Constantly. PSPS was founded specifically because property managers couldn't find contractors who were reliable and accountable. We offer recurring scopes, tenant-facing scheduling, consolidated invoicing and 24/7 plumbing support for portfolios.
It gets sorted. Metal goes to metal recycling, clean wood goes to wood, and mixed debris goes to the transfer station where it's weighed and documented. That's how we can quote a real number instead of guessing at container weight.
Consultations and estimates are free. You'll get a written scope with line-item pricing, not a vague number over the phone — and the final invoice matches the estimate unless you approve a change order in writing.
From a single fixture replacement up to full ADU builds, pool demolition, multi-unit balcony restoration and commercial tenant improvements. We're big enough to deliver complex projects and small enough that you always know who is handling your property.
Free estimate
Written scope, line-item pricing, permits identified up front. No pressure, no ghosting, no surprise invoice at the end.
Emergency line · 24/7
(425) 999-1091Most requests get a reply within a few hours — often much faster.
Free estimate · Answering 24/7 · Licensed & bonded
