Formerly Adam & Sam Brothers RepairNorth Kirkland · Ductless heat pumps
North Kirkland joined the city in pieces, and its homes show it: 1970s split-levels in Kingsgate and Juanita, wooded view lots on Finn Hill, and new condos around Totem Lake. We fit ductless heat pumps to each and keep existing ones running.
Totem Lake came into Kirkland in 1974, and Finn Hill, North Juanita and Kingsgate followed in the 2011 annexation, which added about 33,000 residents at once. Those northern neighborhoods were built mostly in the 1960s, 1970s and 1980s; across the city, 37% of homes date from 1960 to 1979 and another 31% from 1980 to 1999. Heating splits evenly, about 49% gas and 49% electric. On the electric side, that often means baseboards in older ramblers or an aging electric furnace in a split-level, both of which a heat pump can improve on. Juanita Beach Park, the Lake Washington Institute of Technology, Northwest University and the Cross Kirkland Corridor all sit within this northern half of the city.
A ductless system makes the most sense where ducts are missing, undersized or never reached a room: the lower floor of a Kingsgate split-level, a Finn Hill addition, a Juanita bonus room, or a condo near Totem Lake with no central cooling. We plan single-zone and multi-zone systems for those spaces, and we repair and deep-clean the mini-splits already installed. Our own technicians, not subcontractors, handle the refrigerant under EPA Section 608 rules, and each new system is leak-tested with nitrogen and pulled into a deep vacuum before the valves open. It is about 21–26 minutes from our shop by I-405, and a morning call, any day Monday through Saturday, usually gets a technician out the same day.
The split-levels and ramblers of Kingsgate and Juanita follow a familiar pattern. The upper floor holds the living room and bedrooms, the lower floor a family room and an extra bedroom, and the original electric furnace or baseboards struggle to keep both even. If the ducts are sound, a ducted heat pump may be the better whole-house answer, and we say so. Where the ducts are poor or missing, a two-zone ductless system, one head per level, usually fixes the imbalance. We check the panel before quoting, since a 1970s electrical service may need room for a new two-pole breaker. Lines run down an exterior wall in a cover to a pad at the side of the house.
Finn Hill is wooded and hilly, with houses tucked under tall firs and some lots looking out over Lake Washington. Outdoor units there collect needles, cones and moss, so we choose spots with open air above and plan for easy cleaning. In deep shade the coils also stay wet for days, which is why we rinse them on every service call. The November 2024 bomb cyclone, when PSE reported more than 400,000 customers without power, brought trees down across wooded hills like this one, so we look up before picking a location. View rooms facing the lake can heat up on summer afternoons, and we size heads for that glass. Steep driveways and narrow roads also affect install day, which we plan during the walk-through.
Around Totem Lake and EvergreenHealth, newer condo and apartment buildings add association rules and shared electrical rooms. About one Kirkland home in five is in a building of twenty or more units, and in those buildings the board decides where outdoor units may go. We prepare a written plan for approval. Older condo buildings in Juanita can have small balconies with weight limits, so a ground-level pad is sometimes the only spot the board will allow. Kirkland's electricity and gas both come from PSE, and the city has backed heat pump programs through Energy Smart Eastside; which of those, if any, fit your home is part of what we look up.
Mini-split repair and cleaning for Kirkland homes start at $285. Fan motors, indoor or outdoor, are a common job, and we clean the wheel or blade and check the board's output first, since a weak signal can look like a bad motor. A new ductless system with one zone starts at $4,000, installed and with the equipment counted, and a split-level's second floor is usually priced as an added zone starting at $2,250. Larger multi-zone systems are quoted on request. The site visit and written quote are at no cost. All of these figures are starting prices for the area, not a quote. A repair is spelled out in writing when the diagnostic is finished, and an install price follows the walk-through.
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.
Fan motors, sensors and drains are the most common mini-split repairs in north Kirkland, and as long as the unit has fewer than about twelve summers behind it, they are worth doing. Outdoor fan motors on units under heavy tree cover tend to wear sooner, because debris makes them work harder, but a new motor and a clean coil usually restore normal operation. A failed compressor or a leaking outdoor coil on an older system usually points toward replacement. In a split-level where one old head was meant to cover the whole lower floor and never quite did, replacement is a chance to size correctly or add a zone upstairs. Condo owners should also consider whether the board's rules allow a like-for-like replacement or require new approval. You see both prices together on the written estimate.
It depends on the ducts. If your electric furnace has sound ducts that reach every room, a ducted heat pump often covers the whole house well. If the ducts are undersized, leaky or missing on one level, a two-zone ductless system is often simpler. We look at both during the walk-through and recommend one in writing.
On many Daikin systems, E7 points to a problem with the outdoor fan motor, such as a seized motor, a failed motor circuit or a blade blocked by debris. Shut the system down at its breaker and look for sticks or leaves around the fan without reaching inside. If E7 returns after a restart, call us with the model number from the label.
With the power off at the breaker, sweep needles and leaves from the top and the sides by hand and cut shrubs back a couple of feet. Do not spray the fins with high pressure. A yearly professional coil cleaning helps under heavy tree cover. If you notice the fan straining or the unit icing more than usual, call us before it fails.
In many buildings, yes, with board approval. We check the rules for outdoor unit locations, line-set covers and electrical work, then give the board a written plan. Some buildings allow balcony or wall-mounted units; others require the roof. We size the head for your unit's sun exposure and floor plan.
Yes. Kirkland is in PSE's service area for electricity, and the city has supported heat pump programs through Energy Smart Eastside. Who qualifies depends on how you heat today, what equipment goes in and, for some programs, household income. That gets checked while we write your quote, and amounts stay out of it until a program confirms them.
Talk to Adam & Sam
Call (425) 570-9520 or use online booking to knock up to $18 off the repair. When you approve the repair, your $85 diagnostic is included in it, and the walk-through for a new ductless system costs nothing.
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.