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Furnace burner and igniter being servicedFormerly Adam & Sam Brothers Repair

Lynnwood · Gas & electric furnaces

Lynnwood furnace repair, from Alderwood to Martha Lake

Lynnwood heats mostly with electricity, and much of it runs through closet furnaces in condos and townhomes. We fix those, the gas furnaces in 1960s and 1970s split-levels, and the newer condensing units near Martha Lake, six to eight minutes from our shop.

Call (425) 570-9520Book online
From our shop
6–8 minutes off-peak via I-5 or 44th Ave W
Electric heat
About 63% of Lynnwood homes; roughly 33% use gas
Multi-unit homes
Nearly half of homes are in buildings of two or more units
  • $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.

Lynnwood grew in bursts. Its population more than doubled during the 1960s, and the 1979 opening of Alderwood Mall set off another wave of building. Census estimates place about 40% of the city's homes in the 1960 to 1979 era, and fewer than half are detached houses. So the furnace that quits on a January night here might be a gas unit in a split-level garage near Scriber Lake, or a compact electric furnace behind a bifold door in an apartment off 196th St SW. Edmonds College, founded in 1967, and the rentals around it add plenty of tenants to the mix, and their furnaces get fixed once the owner approves the price.

Whichever one you have, our technicians test before they replace anything. We read the control board's fault code, meter the circuit, look at the filter and the venting, and then hand you a single written price. Most common furnace parts travel on our vans, which is why so many Lynnwood repairs wrap up during that first visit. If fixing the furnace no longer makes sense, we quote a new one or a heat pump and let you decide in your own time. If the furnace sits in a shared garage or a locked utility room, tell us how we get in.

Lynnwood furnace symptoms and what usually causes them

  • Closet furnace fan runs, but the rooms never fully warm

    Likely cause
    A failed element or sequencer, very common in condo electric furnaces
    What we do
    Check each heat stage with the thermostat calling, replace the bad relay or coil, tighten any scorched connection

  • Water pooling under a newer gas furnace

    Likely cause
    Blocked condensate trap or drain line on a 90%-plus furnace
    What we do
    Flush the trap and the line, confirm the drain slope, and make sure the pressure switch reads correctly afterward

  • Board flashes a code; the inducer spins but nothing lights

    Likely cause
    Cracked pressure switch tubing, a restricted vent, or a failed switch
    What we do
    Test the switch against measured draft, repair the tubing, and inspect the PVC vent ends outdoors

  • Furnace is completely dead

    Likely cause
    Tripped breaker, door safety switch not pressed in, or a blown board fuse
    What we do
    Confirm power and the door switch, then trace the low-voltage wiring for the short that blew the fuse

  • Screech or rumble when the blower starts

    Likely cause
    Worn blower motor bearings or a weak run capacitor
    What we do
    Measure the capacitor and the motor's current draw, then replace whichever is failing

  • Blower never stops, even between heating cycles

    Likely cause
    Thermostat fan set to On, a stuck relay on the board, or a limit held open by overheating
    What we do
    Check the thermostat setting first, then test the board relay and the limit circuit

Lynnwood housing and the furnaces inside it

The apartments and condos that ring the City Center, and the newer buildings rising near the Lynnwood City Center Link station and its 1,670-stall garage, lean toward electric heat. Many units have a small upflow or horizontal electric furnace serving a handful of rooms, and when it fails the owner or tenant wants it running by bedtime. We carry the usual sequencers, limits and blower capacitors for these, and we put in writing which repairs fall inside the unit and which belong to the HOA or the building. Townhomes from the last decade often use a slim air handler with electric strips rather than a true furnace, and the same staging parts wear out in them.

Out in the 1960s and 1970s neighborhoods around Cedar Valley and Meadowdale, and in Alderwood Manor, once a planned community of five- and ten-acre poultry farms, gas furnaces in garages and basements are common. Most are on their second or third replacement. The 80% models among them still vent through a metal flue, and in many houses that flue also carries the gas water heater's exhaust. That pairing matters when you upgrade: a 95% furnace leaves the water heater alone in a flue sized for two appliances, and the quote has to account for it.

North of the city limits, Martha Lake and North Lynnwood tell a different story. About half of their homes went up after 2000, so the furnaces are younger, condensing, and full of electronics: variable-speed ECM blowers, two-stage gas valves and boards that store a fault history. Those reward a careful read of the codes rather than a guess. Snohomish County PUD supplies the electricity across all of it and PSE the gas; when a heat pump enters the conversation, we check which PUD programs fit your home. Heritage Park, which preserves Alderwood Manor's Wickers Building and interurban Car 55, sits near some of the older streets we visit, where crawlspace furnaces turn up regularly.

Our team after a furnace installation

Lynnwood furnace repair and replacement prices

Lynnwood furnace repair starts at $285. On gas furnaces in the split-levels, the most frequent fix is a flame sensor that needs cleaning or swapping, with pressure switches close behind. For a condo or townhome whose electric furnace is past saving, a replacement starts at $4,500, equipment and installation included. These are starting figures for south Snohomish County, not a quote; the written estimate after diagnosis carries your real number, and measuring for a replacement and writing up that quote cost nothing.

See all prices

  • 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: how we weigh it in Lynnwood

For a condo electric furnace, the deciding factor is usually how many parts are worn at once. One failed sequencer on an otherwise clean unit is a repair. A unit original to a 1980s building that needs a blower motor and two elements in the same winter is a different case, because a new furnace that fits the same closet often costs about what those repairs add up to, and it starts the clock over. Check your HOA rules before any replacement, since some buildings limit equipment changes or require board approval. For gas furnaces in Lynnwood's split-levels, a fifteen-year-old unit with a bad igniter gets repaired without discussion. Once a furnace passes twenty years and needs an inducer or a board, we write both prices side by side. And because most of the city heats with electricity, a heat pump paired with the existing furnace is often the change that lowers the bill most.

Common questions

Do you cover Martha Lake and Alderwood Manor?

Yes. Both unincorporated areas border Lynnwood and are part of our regular route, about ten to fourteen minutes from the shop off-peak. Many Martha Lake houses have newer condensing gas furnaces, while Alderwood Manor mixes older homes with infill. We repair and replace both kinds, and the pricing is the same as inside city limits.

Can you fix the furnace in my rental or condo?

We can, with the owner's go-ahead if you rent. Tell us the unit number, where to park and where the furnace closet is. The written price goes to whoever approves the work, and if the fault traces to something the building controls, such as a shared vent or a supply circuit, we document it for the manager.

Why does my furnace start, run a minute, then stop?

That pattern usually means the board senses a flame or temperature problem and shuts down to protect itself. A dirty flame sensor, a clogged filter tripping the high limit, or a condensate trap backing up are the usual suspects. Replace the filter if it looks gray, then call us; we read the stored fault codes to confirm which it is.

Is replacing an electric furnace with a heat pump a big job?

Less than people expect. In most Lynnwood homes we keep the furnace as the indoor blower and backup heat, add a coil, and set a heat pump outside. Our own technicians handle the refrigerant work under EPA Section 608 rules. We visit, measure and quote at no charge, and we check which PUD programs apply.

What if I smell gas?

Leave right away without touching lights or the thermostat. From outside, call PSE at 1-888-225-5773 or 911, and do not go back in to check the furnace. Once PSE has inspected the line and given the all-clear, we can test the furnace's gas valve and connections and write up anything that needs repair.

Talk to Adam & Sam

Call (425) 570-9520 with the model number from your furnace label, or book online to save up to $18 on the repair. If you approve the work, the $85 diagnostic is folded into the repair price, and replacement estimates begin with a site visit that costs nothing.

Call (425) 570-9520Book online

From Sam’s repair notes

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.

Requests sent from this form get up to $18 off the repair. The $85 diagnostic stays the same and is folded into any repair you approve.

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