Furnace
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Formerly Adam & Sam Brothers RepairNorth Kirkland · Furnace service
North Kirkland furnace repair, Totem Lake to Finn Hill
Half of north Kirkland heats with gas and half with electricity, and many homes date from the 1960s and 1970s. We repair furnaces in Juanita, Kingsgate, Finn Hill and Totem Lake, and suggest replacement only when a furnace has truly earned it.
- Heating split
- About 49% gas and 49% electric across Kirkland
- Built 1960–79
- About 37% of homes, 23% in the 1970s alone
- Drive time
- 21–26 minutes off-peak to Totem Lake and Juanita
- $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.
- No-charge site visitInstalls are quoted in writing, equipment and installation work in one number.
Our Kirkland work centers on the north end: Totem Lake, North and South Juanita, Kingsgate and Finn Hill. Much of that area joined the city in the 2011 annexation, which brought in about 33,000 residents, and much of it was built out as suburbs in the 1960s and 1970s, between Juanita Beach Park on the lake and the Totem Lake district by I-405. Census estimates put 23% of Kirkland's homes in the 1970s alone. Those split-levels and ramblers are now on their second or third furnace, usually a gas unit in a garage or crawlspace, or an electric furnace in a utility closet.
PSE is the only utility in the picture here, carrying both the power and the gas, and households divide almost exactly in half between the two fuels. A typical day might take one of our vans from a Kingsgate rambler whose gas furnace will not light to a Totem Lake condo whose air handler has lost a heat strip. The sequence never changes: test, write one price, repair once you say yes. Most parts these furnaces need are already on board, which is why so many north Kirkland calls close out on the first trip, and when a part is unusual, we tell you plainly how long it will take to get.
Furnace symptoms we see in north Kirkland
1970s split-level: furnace runs, upstairs stays chilly
- Likely cause
- Undersized returns or tired ductwork, or a blower losing speed
- What we do
- Measure static pressure and temperature rise, check the blower and capacitor, and point out duct fixes
Gas furnace hums, but the igniter never glows
- Likely cause
- Failed hot surface igniter or no signal from the board
- What we do
- Test the igniter and the board's output, replace whichever has failed
Flame lights and drops after a few seconds
- Likely cause
- Oxidized flame sensor or a weak ground
- What we do
- Restore the rod with fine abrasive or fit a new one, then read the flame current
Gas valve clicks but no gas flows
- Likely cause
- Failed gas valve or low supply pressure
- What we do
- Measure inlet and manifold pressure, then replace the valve if it does not open
Condo air handler gives only lukewarm heat in cold weather
- Likely cause
- A heat strip or sequencer has failed
- What we do
- Check strip continuity and relay function, then swap the failed component
Gas smell anywhere in the house
- Likely cause
- Possible leak
- What we do
- Get clear of the house; from outside, dial 911 or PSE at 1-888-225-5773, and we follow once the utility clears it
Kingsgate, Juanita, Finn Hill and Totem Lake
Kingsgate and Juanita have many 1970s split-levels and ramblers with the furnace in the garage or a crawlspace. Ductwork in those houses was often designed for a single-speed furnace and has been patched with flexible runs over time, which can choke airflow when a newer, more efficient furnace is installed. We check that before blaming any part. Finn Hill's wooded lots add another factor: tree-heavy streets lose power in windstorms, and furnaces need electricity to run, so a few no-heat calls after a storm turn out to be a tripped breaker or a blown board fuse. Finn Hill also has some steep driveways; tell us if parking is tricky and we will plan for it. Many of these 1970s houses also keep their original thermostat wiring, sometimes only two conductors, which limits what a newer furnace or smart thermostat can do until a wire is added.
Totem Lake, anchored by EvergreenHealth's medical center, has been adding apartments and condos at a steady clip, and most of them run on electricity through closet furnaces, air handlers or heat pumps. Those units bring a different repair list: heat strips, relays, fan motors and wall thermostats. If the trouble traces back to the building's own systems, we write a note your property manager can act on, and we keep the repair inside your unit to what you approved.
With one utility on both fuels, heat pump talk in Kirkland is not limited to all-electric houses. In an electric home, a heat pump tied to the existing furnace can cut winter bills considerably. In a gas home, a dual-fuel pairing adds cooling and handles mild days, leaving the furnace for the coldest nights. Kirkland is part of the Energy Smart Eastside heat pump effort, and we check which PSE or local programs apply when we quote. Totem Lake, Juanita and Kingsgate are 21 to 26 minutes from us off-peak by I-405, with Finn Hill just beyond Juanita. Lake Washington Institute of Technology and Northwest University sit in the same corner of the city, and the rentals near them add tenant calls; we work with the owner's approval and send the written price to them.
North Kirkland furnace prices
Furnace repair in north Kirkland starts at $285. A worn hot surface igniter in a Kingsgate or Juanita rambler is one of the quicker jobs, and a gas valve sits nearer the top of what a repair usually involves. If your gas furnace is past repair, a new 80% unit starts at $4,750, equipment and installation included. Read these as the low end of local pricing, never a quote; the real figure is written up after we diagnose, and visiting to measure for a new furnace and writing that quote costs nothing.
- Flame sensor cleaning or replacementfrom $285
- Furnace igniterfrom $285
- Limit switchfrom $285
- Pressure switchfrom $285
- Sequencer or heat relayfrom $285
- Electric heat strip / elementfrom $285
- Furnace or air handler control boardfrom $425
- Gas valvefrom $425
- Blower motor (standard PSC)from $475
- Inducer motorfrom $550
- Blower motor (ECM / variable speed)from $850
- Diagnostic visit$85, included in the repair
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.
System, installed
- Gas furnace, 80% AFUEfrom $4,750
- Gas furnace, 95%+ AFUEfrom $6,500
- Electric furnacefrom $4,500
- Heat pump outdoor unit onlyfrom $5,250
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.
Repair or replace a north Kirkland furnace
Most Kingsgate and Juanita houses have already gone through one or two furnaces, and the one in the garage now is commonly from the late 1990s or 2000s. When that furnace loses an igniter or a limit, we fix it and move on. A bad gas valve or inducer on a unit past twenty years is a closer call, so both prices go on paper. If the heat exchanger has cracked, we show you the photo or the combustion reading and recommend a new furnace. A replacement bought today does not have to be 95%: the federal efficiency rule as it reads now requires 95% AFUE only for indoor gas furnaces built from late 2028. Still, in a garage the PVC venting for a condensing furnace is usually an easy run, while a crawlspace takes more planning. And since many 1970s houses here have cramped returns, a replacement is also the right moment to correct duct problems that have held back comfort for decades.
Common questions
Do you cover Finn Hill and Kingsgate?
Both, plus Totem Lake and North and South Juanita. We drive down I-405 from Mountlake Terrace, roughly 21 to 26 minutes when traffic is light, and nothing is added to the bill for the distance. Catch us early in the day, Monday to Saturday, and a technician will usually be at your door that same day.
My 1970s house has cold upstairs rooms. Is the furnace too small?
Not necessarily. In many Kingsgate and Juanita split-levels, the issue is ducts and returns rather than furnace size. We measure static pressure, temperature rise and airflow at the registers before suggesting anything. Often, opening up a return or fixing a crushed run makes a bigger difference than a larger furnace.
Can you repair the electric air handler in my Totem Lake condo?
Yes. Strips, relays, fan motors and thermostats in condo air handlers and closet furnaces are routine work for us. Send the unit number, any gate or garage code, and where the equipment lives. When the cause sits in something the building owns, we write it up for your HOA or manager so it reaches the right people.
Should I add a heat pump to my furnace?
It is worth pricing. In an electric-heated home, a heat pump cuts winter electricity use substantially. In a gas home, it adds cooling and covers mild days, with the furnace as backup. Refrigerant handling stays in-house with our own technicians, following EPA Section 608 rules, and we look up which PSE programs your address might qualify for.
If I smell gas, what do I do?
Leave first. Skip the switches and the thermostat, walk out, and from the street dial 911 or PSE at 1-888-225-5773. PSE decides when it is safe to go back in. After that, we can examine the furnace and its gas fittings and give you a price in writing for whatever needs repair.
Talk to Adam & Sam
Book online and up to $18 comes off your north Kirkland furnace repair, or call (425) 570-9520 if you would rather talk it through. The $85 diagnostic is rolled into any repair you approve, and a quote visit for a new furnace or heat pump costs nothing.
From Sam’s repair notes
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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.