Formerly Adam & Sam Brothers RepairBothell · Ductless heat pump service
Bothell straddles King and Snohomish counties, and its homes range from manufactured homes to new townhomes near the UW campus. We install ductless heat pumps that fit each of them, and we repair and deep-clean the systems already running.
Bothell's growth came in layers. I-405 arrived in 1968 and made it a commuter town, office parks rose in North Creek and Canyon Park in the 1980s and 1990s, and the population climbed more than 40% between 2010 and 2020 as downtown filled with apartments and townhomes. Today about 39% of homes date from after 2000, another third from 1980 to 1999, and about 6% are manufactured homes. Roughly half of Bothell heats with electricity. That spread gives us a wide range of mini-split work, from a single head in an older Westhill rambler to a two-zone system in a Canyon Park townhome. Queensborough, Maywood and Shelton View sit between the older core and the newest subdivisions, with houses from nearly every decade since the war.
The other Bothell detail is the county line. On the King County side, around downtown and the 98011 ZIP, electricity comes from PSE. North of the line, in Canyon Park, North Creek and Thrasher's Corner, it comes from Snohomish County PUD. Heat pump programs differ between the two, so we confirm your utility and check which programs apply before the quote is final. We service the main mini-split brands, handle refrigerant with our own people under EPA Section 608 rules, and reach Bothell in about 17–22 minutes from our shop. Reach us in the morning, Monday to Saturday, and a technician can usually be there that day.
Bothell holds the state's second-largest biotech cluster, plus the UW Bothell and Cascadia campus, and plenty of its spare bedrooms now double as offices. An office with two monitors, a computer and a west window can run several degrees warmer than the rest of the house, and the ducts were rarely designed to cool that room. A single-zone head gives that room its own thermostat, and we aim the airflow so cold air does not land on the back of your neck during a video call. Offices also tend to run their heads year-round, so they collect dust faster and benefit from regular deep cleaning.
Manufactured homes make up about 6% of housing in Bothell, more in the unincorporated Bothell West area. Many came with a small electric furnace and ducts under the floor. Older units may also have limited electrical service, so we check the panel and its spare capacity before quoting. A mini-split works well in these homes if it is installed with care: we fasten the head's mounting plate into the wall framing rather than the panel, set the outdoor unit on its own pad instead of hanging it from the home, and route the line set neatly through the wall rather than through the skirting.
Townhomes in downtown Bothell and North Creek bring narrow side yards and association rules. Outdoor units often end up under a deck or between two buildings, where airflow is poor and meltwater from defrost can freeze in place. We look for a spot with open air and enough room for a technician to reach the service panel later, raise the unit off the ground, and make sure the condensate drains away from the foundation. Maltby and the unincorporated streets east of town are on our regular route as well. Bothell is a convergence-zone city, so snow can pile up quickly around a unit set too low.
In Bothell, mini-split repair and cleaning start at $285, and a deep cleaning here means washing the coil and blower wheel and flushing the pan and drain. On a head that has run every day for years, the wheel may need to come out, and we tell you before we start. A single-zone system for an office, a bonus room or a manufactured home starts at $4,000, with the equipment and the install already in that figure, and if you want a second room covered, plan on an added zone from $2,250. Larger multi-head systems are quoted on request, and the site visit and the written quote cost nothing. Read these as Bothell-area starting prices, not a quote. For a cleaning or repair, the exact number is on the estimate you approve, written after the diagnostic; a new install is priced once we have seen the space.
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.
Many Bothell systems are young, so most problems are cleaning, drainage, a sensor or a fan, and repair is the clear answer. The harder cases are older mini-splits in manufactured homes and early installs from the 2000s. If a compressor fails or a coil leaks on a unit past about twelve years, a new inverter system usually makes more sense than a major repair, especially if the old unit was undersized or installed with a long, poorly supported line set. For a home office, also think about how you use the room. If the old head barely kept up with a full workday, replacing it with the right size can solve two problems at once. We price the repair and a replacement on one written estimate, and on either side of the county line we check which utility programs apply.
It depends on the county. Bothell in King County, roughly the 98011 ZIP, is served by PSE for electricity. The Snohomish County side, including Canyon Park and North Creek, is on Snohomish County PUD. Heat pump programs differ between them, so we confirm your utility and check which programs apply when we write the quote.
Yes. We mount the head into the wall framing, set the outdoor unit on its own pad next to the home, and route the line set through the wall in a cover. Many manufactured homes have a small electric furnace, and a mini-split can take over most of that load and cool the home in summer too. We check the electrical service first.
On Daikin systems, U4 usually means the indoor and outdoor units have lost communication. Causes include a tripped breaker, a loose or damaged interconnect wire, or a failing board. Kill power at the breaker, wait about a minute, and switch it back on. If U4 returns, call us with the code and the model number from the label.
Rinse the washable filters every month or two when the room is in daily use. A head running most of the year collects dust and film on the blower wheel, so a professional deep cleaning every year or two keeps it efficient and stops the stale smell. If you notice black specks or an odor, schedule one sooner.
Sometimes, but it is often the worst place. Under a low deck the unit recirculates its own air, and in winter the meltwater from defrost can freeze around it. If there is no other spot, we raise it, keep the sides open and make sure water drains away. We show you the options during the visit.
Talk to Adam & Sam
Call (425) 570-9520 with your model number, or book online to save up to $18 on the repair. Once you approve the work, the $85 diagnostic is counted in the repair price, and new-install site visits cost 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.