Formerly Adam & Sam Brothers RepairDuctless heat pumps
For a baseboard-heated rambler, a hot upstairs bedroom or a condo with no ducts, a ductless heat pump heats and cools without a remodel. We install them, repair them and take the indoor heads apart for a proper cleaning.
A large share of homes north of Seattle were built without ducts. The 1950s and 60s houses in Mountlake Terrace and Shoreline, many 1970s split-levels around Lynnwood and Edmonds, and countless condos heat with electric baseboards or wall heaters, and almost none of them had air conditioning until the summers changed. After the June 2021 heat dome, ductless heat pumps started appearing on side yards and balconies all over the area. A single outdoor unit connects through a small wall opening to one or more indoor heads, each heating and cooling its own room, and in our mild winters a modern inverter unit carries the heating load on all but the rarest cold nights. Condo owners like them because the outdoor unit can sit on a balcony or a wall bracket, though many associations want to review the plan first.
Mini-splits have a weak spot that shows up fast in a damp climate: the indoor head. Its coil and blower wheel stay wet during cooling and pull in dust and kitchen grease year round, so after a few seasons many develop a musty smell, black specks on the louvers or drips down the wall. Cooking grease and pet hair speed up the buildup, and so does running the system in dry or cool mode through most of the summer. A filter rinse does not reach that. Deep cleaning means taking the head apart, bagging it and washing the coil and blower wheel until the water runs clear. The rest of our mini-split work is repair: fan motors, control boards, condensate pumps, and refrigerant leaks at flare connections, handled by our own technicians under EPA Section 608 rules.
An install begins with a visit to measure rooms, look at windows and insulation, and choose the right wall for each head and a solid spot for the outdoor unit. Sizing matters more than with ducted systems: an oversized head short-cycles and leaves rooms clammy, while the right size runs low and steady. On install day we mount the heads and the outdoor unit, run and insulate the line set and condensate drain, pressure-test with nitrogen, pull a deep vacuum confirmed on a micron gauge, and adjust the charge for the line length. Line sets and drains are routed to look tidy outside, with a cover where the run is visible and a steady slope on every drain so water never pools. We install and service Mitsubishi, Fujitsu, Daikin, LG and Bosch equipment.
Repairs start with the fault code, which most brands flash on the indoor head or display on the outdoor board. We test the sensor, fan motor or board the code points to, check the communication wiring between units, and measure refrigerant pressures only when the symptoms call for it. Common fan motors, sensors and condensate pumps ride on the van. Units from the early 2010s may need boards or motors that are harder to find, and then we tell you the lead time and whether a newer system is the better use of the money. Utility support differs by address: Snohomish County PUD, Seattle City Light and Puget Sound Energy each set their own heat pump programs, and we check which ones, if any, apply to your system when we quote.
Mini-split repair and cleaning start at $285; deep cleanings and drain clearing are the common visits, while leak repairs with a recharge, fan motors and control boards make up the rest. A complete single-zone ductless heat pump starts at $4,000, equipment and installation included, with each added zone priced on top; multi-zone systems are quoted on request after we see the rooms. The repair and cleaning figure marks where our prices begin locally, not a quote; the exact number is set in writing once we have diagnosed the head. The install site visit and its written quote cost nothing. Every cleaning includes a check of the drain and filters so the head stays fresh longer.
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.
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.
It depends on use and the room. A head in a bedroom that mostly heats may go a few years; one in a kitchen, or one that cools all summer, may need it every year or two. Rinse the filters monthly in heavy-use seasons. A musty smell at startup, black specks on the vanes or drips are the signs it is due.
Yes, a multi-zone outdoor unit can feed two to five or more indoor heads. It saves wall and yard space, but every head then depends on one compressor, and small rooms can end up oversized. Sometimes two single-zone systems work better. We look at the floor plan and quote multi-zone systems on request.
Modern inverter units keep producing heat well below freezing, and our lowland winters rarely test that limit. A home with one head may still have cool back rooms, since heat does not travel well past closed doors. Many owners keep baseboards in bedrooms as backup. We size the system for your rooms and point out where backup heat helps.
Note how many blinks and which light is flashing, then switch the unit off at its breaker or disconnect for a few minutes and restart it. If the code returns, call us with the pattern and the model number, or put both in the booking form. Many codes point to a specific sensor or fan, which helps us bring the right part.
Yes. We service most major brands no matter who installed them. If we find installation problems, such as a drain line without slope, leaking flare joints or a missing disconnect, we explain them and include the fix in the written price so you can decide.
Talk to Adam & Sam
Musty head, dripping wall or a room that will not cool? Call the shop, or book online and repairs come with up to $18 off. The $85 diagnostic is part of any approved repair, and the site visit for a new ductless system costs nothing.
Schedule a repair
Send the basics and we call you back with an arrival window, most days the same morning.