Formerly Adam & Sam Brothers RepairTotem Lake · Juanita · Kingsgate · Finn Hill
Repair service for the north end of Kirkland
We serve Kirkland's north end, Totem Lake, Juanita, Kingsgate and Finn Hill, which sit twenty-one to twenty-six minutes from our shop down I-405. Downtown and the south end are farther away and depend more on traffic.
- $85 diagnostic, included in the repair
- Same-day visits Mon–Sat
- 5.0 on Google
- $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.
- $10 offA second appliance’s diagnostic when we check it during the same trip.
Much of north Kirkland joined the city fairly recently. Totem Lake was annexed in 1974, and the 2011 annexation, effective June 1 of that year, brought in Finn Hill, North Juanita and Kingsgate with about 33,000 residents. Kirkland now has about 98,860 people. Its housing comes mostly from two waves: 37 percent of homes were built between 1960 and 1979, 23 percent in the 1970s alone, and 31 percent between 1980 and 1999. About 54 percent are detached houses and 20 percent are in buildings of 20 or more units.
The north end has its own landmarks: EvergreenHealth's 318-bed medical center at Totem Lake, Lake Washington Institute of Technology, Northwest University, Juanita Beach Park and the Cross Kirkland Corridor trail. PSE supplies both electricity and gas. Water comes from the City of Kirkland, which buys Seattle's Tolt supply through the Cascade Water Alliance, or from Northshore Utility District north of NE 124th St and the Woodinville district in the northeast corner. We reach it all by I-405 with common parts on the van, so a longer drive rarely turns into a second one.
21–32 min from our shop
North Kirkland, neighborhood by neighborhood
Totem Lake
Apartments and condos sit close to the medical center and the commercial core, with houses on the hills around them. Multi-unit buildings mean stacked laundry, compact dishwashers and electric or ductless heat; building access and parking garages shape the visit. Newer buildings fall under the 2021 state energy code, which steers new construction toward heat pumps, so a gas furnace is rare in them.
Juanita
Around Juanita Bay and Juanita Beach Park, houses and condos from several decades sit side by side. Split-levels often have a gas furnace with AC added later, and kitchens have been remodeled at least once. Damp lakeside air is hard on outdoor coils and dryer vents.
Kingsgate
Subdivision streets east of I-405 that came in with the 2011 annexation, where much of the housing reflects Kirkland's 1960s–80s building waves. Equipment is often on its second or third generation, ducts are original, and an older electrical panel can limit what a new heat pump or range may draw.
Finn Hill
A wooded ridge between Juanita and the lake, also annexed in 2011. Tall trees mean shade, needles in outdoor coils and power cuts in windstorms. Homes north of NE 124th St usually get Northshore water, and hillside lots can make outdoor unit placement a puzzle.
Heating and cooling on PSE
Kirkland splits evenly, about 49 percent gas and 49 percent electric, and PSE supplies both, so there is one utility whose heat pump programs we check when you are replacing a system. Heat pumps installed in north-end houses over the past two decades are reaching the age when bigger parts fail, such as a stuck reversing valve that leaves the system cooling when it should heat. AC and heat pump repair in Kirkland starts at $285, and a reversing valve is one of the larger jobs in that category; the figure is a floor, not a quote, and the estimate drawn up after the diagnostic gives the exact price. On the gas side, Juanita and Kingsgate furnaces bring flame sensor, igniter and blower calls. Hybrid setups are a popular choice in the gas homes: a heat pump does most of the work and the furnace takes over in a hard freeze, which is where thermostat settings matter. The June 2021 heat dome, 108°F at Sea-Tac, pushed many north-end households to add cooling, most often with a heat pump that also handles the heating.
Heating & cooling in Kirkland
Kitchens on Kirkland's soft water
Kirkland's 2025 water report gives a hardness of 1.43 grains per gallon with a pH of 8.0 to 8.5: soft, Tolt-sourced water that rarely scales a dishwasher or an ice maker. Customers of Northshore or the Woodinville district get Tolt water as well, so the softness holds across the whole north end. About 5 to 10 percent of residents are on septic, which is worth mentioning if every drain in the house slows at once, since the problem may then sit outside the appliance. Inside, the common calls follow housing age: oven temperature sensors that make baking run hot or cold, worn washer suspensions, and built-in refrigerators in remodeled kitchens. Oven and range repair in Kirkland starts at $259, and a sensor swap is one of the oven jobs we do most here. In the Totem Lake apartments, stacked laundry and compact dishwashers make up most of the work.
Appliance repair in Kirkland
Common questions
Do you serve all of Kirkland?
Our regular Kirkland area is the north end: Totem Lake, Juanita, Kingsgate and Finn Hill, twenty-one to twenty-six minutes from our shop off-peak. Downtown and Houghton are about twenty-six to thirty-two minutes, near the edge of our range, so call and we will tell you what the day's schedule and I-405 traffic allow.
Our heat pump blows cold air in heat mode. Is it the reversing valve?
Not always. First check that the thermostat is set to heat, not cool or auto with a low setting. A heat pump also blows cooler air during a defrost cycle, which lasts a few minutes. If cold air continues, the cause may be the reversing valve, its solenoid coil, the defrost board or low refrigerant, and we test each before naming the part.
We are on septic. Does that affect appliance repairs?
Only indirectly. If every drain in the house runs slowly, the issue is likely outside the appliance, and we will say so rather than replace a pump that works. Dishwashers and high-efficiency washers use modest water, which suits septic homes; what matters most is that drain hoses have a proper high loop or air gap so nothing siphons back.
Is a heat pump worth it in a 1970s Kirkland house?
Often, yes. With sound ducts, a heat pump with an air handler, or a heat pump added to the existing gas furnace, covers both heating and cooling. On baseboards, ductless heads skip the ductwork entirely. We give a written quote, the site visit costs nothing, and we look up which PSE programs apply before you commit.
Talk to Adam & Sam
Call (425) 570-9520, or book online and up to $18 comes off your repair. When you approve the repair, its price already covers the $85 diagnostic.
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.