Formerly Adam & Sam Brothers RepairEdmonds · Ductless heat pumps
In Edmonds the hard part of a mini-split is rarely the heating. It is the west-facing glass, the condo board, the neighbor three feet away and the salt air off the Sound. We plan around all four and repair the systems already in place.
Edmonds climbs away from the ferry dock in tiers. The Bowl holds older cottages, condo buildings and tight lots near Brackett's Landing; the hillsides above it filled with 1950s and 1960s subdivisions, and the city's largest annexations came in the early 1960s. Today about 42% of homes date from 1960 to 1979, roughly half heat with gas and half with electricity, and a good share of those hillside houses face west over Puget Sound toward the Olympics. That view comes with a cost in summer, because a wall of west glass can push a living room well past comfortable by late afternoon. East of the hill, near Swedish Edmonds and the Highway 99 corridor, many 1970s apartments and townhomes rely on wall heaters and have no cooling at all.
Ductless heat pumps fit Edmonds for that reason as much as for heating. A head sized for the sun on the view side cools the room the furnace or baseboards never could, and it heats efficiently the rest of the year. We install single-zone and multi-zone systems from Seaview and Westgate to Firdale, Perrinville and Five Corners, and in unincorporated Esperance and the larger lots of Woodway. We also fix and clean existing systems. The nitrogen test, the vacuum and the charge on a new system are handled by our own technicians under EPA Section 608 rules, never handed off. Our van reaches downtown in about 12–15 minutes along Edmonds Way.
View homes in Edmonds raise a sizing problem that floor area alone does not answer. A 300-square-foot living room with fifteen feet of west glass can need more cooling than a much larger room on the shaded side. We look at window area, shading, ceiling height and the angle of the afternoon sun, and we size the head for July rather than for the average day. Where a daylight basement sits below the view floor, the line can often drop straight down the wall to a pad tucked under the deck. Heads are mounted so the airflow does not blow straight at a sofa, and outdoor units are placed where they do not end up in the middle of the view from the deck.
Lots in the Bowl and along the older hillside streets are narrow, so the outdoor unit may sit a few feet from a neighbor's bedroom. Inverter units run quietly, yet a bracket on a thin wall can carry vibration into the house, so we choose ground pads or isolation mounts where we can. Condo buildings downtown and the hilltop complexes from 2007 and 2008 bring board approval, color rules for line-set covers and shared electrical rooms. We plan to those rules from the first visit and give the board a drawing it can approve without a second round.
Close to the water, salt air shortens the life of an outdoor coil. Near the ferry terminal and the Edmonds Marsh we prefer sheltered spots, rinse coils on service calls and look closely at flare connections, which is where small leaks often start. For units near the water we use brackets and stands with corrosion-resistant hardware where we can, because rusted fasteners are what fails first on a seaside mount. Edmonds also sits in the convergence zone, so units go on stands above snow. Power here is Snohomish County PUD's, and whether any of its heat pump offers suit your house is something we look into before you commit.
Edmonds mini-split repair and cleaning start at $285. Finding and sealing a refrigerant leak, then recharging, is one of the larger repairs in that category, and before any leak repair we confirm the coil is worth fixing; the diagnostic tells us that. A single-zone heat pump, supplied and installed, starts at $4,000, and each zone you add on starts at $2,250. For a view home that needs heads on two floors, or a Woodway house that wants every room covered, the multi-zone system is quoted on request; the visit and the written quote cost you nothing. These are starting prices that hold across our area, not a quote for your house. For a leak, you see the exact price in writing with the diagnostic results, once we know whether the fault is a service valve, a fitting or the coil. A new system gets its exact price on paper after we measure the rooms.
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.
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.
Near the water, the condition of the outdoor coil often decides it. If the coil is sound and the problem is a leaking flare, a fan motor or a sensor, repair is the sensible choice for a unit still in its first decade or so. If salt air has pitted the coil and it leaks in several places, patching one spot just moves the leak, and replacing the outdoor unit or the whole system makes more sense. Age matters too: older systems running R-22 are costly to recharge, because that refrigerant is no longer made. In a 1960s hillside house where the old head heats only the living room, replacement is a good time to rethink sizing for the view glass and add a bedroom zone. You get repair and replacement prices on the same written estimate.
We measure the room and the glass, check shading and roof overhangs, and account for afternoon sun coming off the water. A view room often needs a larger head than its floor area suggests. Too large is a problem too, because an oversized head short-cycles and leaves the room clammy. We explain the size we chose in the written quote.
On many Daikin systems, A5 relates to freeze-up protection in cooling or high-pressure control in heating. Common causes are dirty filters, a coated coil, a fan problem or low refrigerant. Rinse the filters and restart the unit. If A5 comes back, call us with the code and the model number from the label on the side of the head, and we will test airflow and pressures.
In most buildings, yes, with the board's approval. We propose where the outdoor unit goes, how the line set is covered and colored, and where the circuit comes from. Some buildings want units on the roof, others on a balcony stand or a wall bracket. We work from the written rules so the board has a clear plan to approve.
Inverter outdoor units are quiet at normal speed, often quieter than a kitchen fan. The bigger issue on narrow lots is vibration through a thin wall, which we avoid with a ground pad or isolation mounts. We show you the proposed location and talk through the neighbor's side before drilling anything.
Yes. Esperance sits inside Edmonds and Woodway is right next door, and both are within our regular area at no extra drive charge. Many homes there heat with gas, so a mini-split often covers one room, a studio or an addition rather than the whole house. Larger homes that want full coverage get a multi-zone quote on request.
Talk to Adam & Sam
Phone us at (425) 570-9520 from anywhere in Edmonds, Esperance or Woodway, or book online and save up to $18 on the repair itself. Approving the repair folds the $85 diagnostic into its price, and the site visit for a new ductless system is at no cost.
Mini-split
No ducts, room-by-room control, heating and cooling from one wall unit: why mini-splits suit North Seattle metro homes and what a clean install looks like.
Schedule a repair
Send the basics and we call you back with an arrival window, most days the same morning.