Furnace
The Blinking Light on Your Furnace Is Talking: How to Read Error Codes
The LED behind your furnace's panel window blinks a code. Count the flashes, check the door legend, and learn what common codes mean and which are DIY.
Formerly Adam & Sam Brothers RepairEdmonds · Woodway · Esperance
Edmonds furnace repair, from the Bowl to Five Corners
Edmonds is split close to evenly between gas and electric heat, and its neighbors lean harder toward gas: about two-thirds in Esperance, more than four in five in Woodway. We repair both furnace types and are 12–15 minutes away on SR 104.
- Gas vs electric
- About 50% gas and 47% electric heat in Edmonds
- 1960s homes
- About a quarter of the city's homes date from the 1960s
- Drive time
- 12–15 minutes off-peak along SR 104, Edmonds Way
- $85 diagnosticBecomes part of the repair price when you say yes. If you pass on the repair, that visit is all you pay.
- Up to $18 offAny repair requested through the online form. The diagnostic itself is never reduced.
- No-charge site visitInstalls are quoted in writing, equipment and installation work in one number.
Edmonds' housing record follows its hillsides. The town was platted in 1884, spread across 1950s and 1960s subdivisions as the city annexed land in the early 1960s, added southern neighborhoods through annexations in the mid-1990s, and saw hilltop condos go up in 2007 and 2008. Census estimates place about 42% of homes in the 1960 to 1979 range. In many of those view houses, the furnace sits in a garage or a lower level, feeding ductwork that has been reworked through a remodel or two.
From Seaview and Westgate down to the Bowl, about half the homes we visit have gas furnaces and most of the rest run electric. Either way, our sequence holds: diagnose, write a price, fix what failed. Common igniters, sensors, limits and sequencers ride on the van, so plenty of Edmonds calls end with heat restored on that first visit. Replacement comes up only when a furnace's age and condition make another repair poor value, and even then we lay out both numbers so you can compare them at the kitchen table.
Edmonds furnace symptoms we diagnose
Garage furnace lights, runs briefly, then shuts off
- Likely cause
- Dirty flame sensor, or an igniter that has drifted out of position
- What we do
- Clean or replace the sensor, check the igniter's clearance, and verify the flame signal
Upstairs rooms cold, downstairs comfortable
- Likely cause
- A weak blower, closed dampers or leaky ducts in a remodeled house
- What we do
- Measure static pressure, check the blower capacitor and speed setting, and find the restriction
Board blinks a rollout or limit code
- Likely cause
- Blocked heat exchanger or vent, or a failed limit
- What we do
- Inspect the burners and vent, then test the switch; a rollout trip is never just reset and left alone
Electric furnace gives off a burning smell weeks into the season
- Likely cause
- First-run dust is normal; a lasting odor points to a hot terminal or element
- What we do
- Shut it off, then we inspect the wiring and elements before it runs again
Condensing furnace gurgles or drips
- Likely cause
- Condensate trap or drain partly clogged
- What we do
- Clean the trap and check the drain slope and any condensate pump
Smell of gas inside
- Likely cause
- Leak at the furnace, range or piping
- What we do
- Leave the house and call PSE at 1-888-225-5773 or 911 from outside; we follow up after the line is made safe
Esperance, Woodway and the Edmonds hillsides
Esperance, the unincorporated enclave inside Edmonds whose voters have turned down annexation five times, has a strong post-war character: about 35% of its homes were built in the 1950s, and roughly two-thirds heat with gas. Furnaces there are usually basement or crawlspace units feeding compact duct systems, and many are on their third generation of equipment. We treat Esperance like any Edmonds address, and it is closer than downtown, about 8 to 11 minutes from the shop. Meadowdale, on the north edge toward Lynnwood, mixes 1960s houses with newer infill, so its furnaces run the full range from aging 80% units to modulating condensing models.
Woodway, the small wooded town just south, is the gas-heat outlier of our whole area at roughly 83% of homes. Lots there run from a third of an acre to two acres, and larger houses sometimes split their heat between two furnaces, one per floor or wing. That makes zoning, thermostat wiring and keeping two systems in step part of the job. Woodway is 12 to 15 minutes from us off-peak, and we serve it as part of our Edmonds route. Woodway Highlands, first completed in 2003, is the newer exception, with condensing furnaces whose drains and vents need to stay clear.
Edmonds gets its electricity from Snohomish County PUD and its gas from PSE. The city sits in the Convergence Zone, so the hills between Five Corners and Perrinville can collect snow while the waterfront only sees rain, and furnaces up there run hardest on exactly those nights. If a heat pump is part of your plan, we check which PUD programs fit before writing the quote. Along the Highway 99 corridor and in the condo buildings near downtown, electric furnaces and closet air handlers are common, and the repairs there look different: sequencers, elements, blower capacitors and the occasional thermostat that has lost its wiring. Edmonds Way is our usual route in, and the narrow streets of the downtown Bowl and the ferry lines near the terminal are the only places we budget extra time.
Edmonds furnace prices
Edmonds furnace repair starts at $285. On the Five Corners and Perrinville hills the call is often a tripped limit switch after a hard night of running, and a gas valve on an older furnace sits at the upper end of what a repair involves. Swapping a worn-out 80% furnace for a 95% condensing model starts at $6,500, equipment and installation included. Each figure marks where pricing starts locally and is not a quote. If the chimney or water heater vent needs work during a replacement, the written quote shows that too. The diagnosis sets the actual written estimate, and the site visit for a replacement carries no charge.
- Flame sensor cleaning or replacementfrom $285
- Furnace igniterfrom $285
- Limit switchfrom $285
- Pressure switchfrom $285
- Sequencer or heat relayfrom $285
- Electric heat strip / elementfrom $285
- Furnace or air handler control boardfrom $425
- Gas valvefrom $425
- Blower motor (standard PSC)from $475
- Inducer motorfrom $550
- Blower motor (ECM / variable speed)from $850
- Diagnostic visit$85, included in the repair
Starting prices for the north Seattle area, 2026. The $85 diagnostic is included in any repair you approve, and the exact price is in the written estimate before work starts.
System, installed
- Gas furnace, 80% AFUEfrom $4,750
- Gas furnace, 95%+ AFUEfrom $6,500
- Electric furnacefrom $4,500
- Heat pump outdoor unit onlyfrom $5,250
Install prices start here, equipment and installation included, before any utility program. Multi-zone systems are priced after a visit. We do not charge for the site visit or the written quote.
Weighing repair against a new furnace in Edmonds
Most Edmonds gas furnaces we replace are 80% units venting into a metal flue or an old masonry chimney, often shared with the water heater. Moving to a 95% furnace changes that picture: the new furnace vents through its own PVC pipe, and the water heater is left alone in a flue that may now be too large for it to draft well. A good quote addresses that, either with a liner or a new water heater vent, and we include it rather than leave it for later. Under the federal efficiency rule as it now stands, gas furnaces of this type built from late 2028 must reach 95% AFUE, though 80% models remain legal to install until then. On the repair side, a furnace under fifteen years with an igniter, sensor or limit problem is a clear repair. Past twenty, with a failing gas valve or inducer, we price both options, show you the difference and leave the decision with you, with no follow-up pressure.
Common questions
Do you serve Woodway and Esperance as well as Edmonds?
Yes. Esperance is about 8 to 11 minutes from our shop and Woodway 12 to 15, both off-peak along SR 104. Both lean heavily on gas heat, so most of our calls there are for gas furnaces. Pricing is the same as anywhere else in our service area, with no extra charge for distance.
Why is my furnace's flame rollout switch tripping?
A rollout switch trips when flame spills out of the burner area instead of going up through the heat exchanger. Common causes are a blocked flue, a cracked heat exchanger or a dirty burner. Do not keep resetting it. Turn the furnace off and call us, because finding the reason is a safety matter, not a nuisance.
We have two furnaces. Can you service both in one visit?
Yes. In larger Woodway and Edmonds homes we often see one furnace per floor. We diagnose both during the same trip, and if both need work, you get one written estimate covering each. The $10 saving on a second appliance's diagnostic applies when we check another system on that same visit.
Do you check the venting when replacing a gas furnace?
Always. When an 80% furnace is replaced by a 95% model, the water heater that shared its flue may need a liner or a new vent so it still drafts safely. We inspect the chimney or flue, explain what we found and include any venting work in the written quote.
What should I do if I smell gas?
Leave the house first, without switching lights or the thermostat. Once you are outside, call PSE at 1-888-225-5773 or 911. Wait for PSE to make the line safe. After that, call us to check the furnace, its gas valve and its connections, and we will write a price for anything that needs repair.
Talk to Adam & Sam
Phone (425) 570-9520, or book on the website and enter the model number from the furnace label, for up to $18 off the repair. When you approve the fix, the $85 diagnostic is included in its price, and replacement site visits in Edmonds, Esperance and Woodway cost nothing.
From Sam’s repair notes
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No-ignition calls follow a chain: inducer, pressure switch, igniter glow, gas valve, flame sensor. Where each link fails and what the clicking means.
Schedule a repair
Request a visit from Adam & Sam
Send the basics and we call you back with an arrival window, most days the same morning.
- $85 diagnostic Becomes part of the repair price when you say yes. If you pass on the repair, that visit is all you pay.
- Up to $18 off Any repair requested through the online form. The diagnostic itself is never reduced.
- $10 off A second appliance’s diagnostic when we check it during the same trip.