Formerly Adam & Sam Brothers RepairLynnwood · Ductless heat pump service
From 1970s split-levels in Meadowdale to condos near the City Center station, a lot of Lynnwood heats with wall-mounted electric. We size and install ductless heat pumps for those homes, and we fix and clean the systems already running.
Lynnwood grew fast and early. The population jumped 135% in the 1960s, then again after Alderwood Mall opened in 1979, and about 40% of today's homes date from 1960 to 1979. Many of those split-levels and ramblers were built with electric baseboard or cadet-style wall heaters and never had ducts, which is one reason about 63% of homes here still heat with electricity. You find them around Meadowdale, Cedar Valley and Scriber Lake. A ductless heat pump gives those rooms real heating and cooling without opening ceilings, and it moves heat rather than making it from resistance coils the way a baseboard does.
The other half of Lynnwood is attached living. More than a quarter of homes sit in buildings with between two and nineteen units, and another fifth sit in larger complexes, many of them around the City Center and the new apartments that followed the Link station opening in August 2024. Those buildings bring their own puzzle: shared walls, balconies, HOA rules and electrical rooms. We plan mini-splits for houses and condos alike, and we service the brands you see on Lynnwood walls, from Mitsubishi and Daikin to Fujitsu, LG and Gree. Our technicians do the refrigerant side in-house under EPA Section 608 rules, so the person who drills the wall is the same one who pulls the vacuum and checks the charge.
In a City Center condo or a townhome off 196th St SW, the outdoor unit is usually the hardest part. Balconies have weight limits, roofs belong to the association, and boards often want the line set hidden inside a painted cover that matches the siding. We start by reading the HOA's rules and checking where the building's electrical service can feed a new circuit. A short, straight line run is quieter and more efficient, so we design around the shortest path the building allows. In townhomes with a garage on the ground floor, the garage wall is often the easiest place for a bracket, with the line climbing through the garage ceiling to the head upstairs.
Martha Lake and the newer streets north of Lynnwood are a different story. Nearly half of the homes there were built after 2000, often with a gas furnace and ducts that serve the main floor well and the bonus room over the garage poorly. That room is where we add a single head most often, and because it sits over the garage, the line usually wraps around the garage wall to a pad at the side of the house. In older Alderwood Manor, which began as a community of five- and ten-acre poultry farms, larger lots sometimes mean a detached shop or studio that a second outdoor unit can cover on its own.
The heat on June 28, 2021 changed a lot of minds here. The Everett Herald reported an unofficial afternoon reading of 109°F in Lynnwood, and homes with no cooling at all became hard to sleep in. A mini-split installed for winter efficiency also handles that kind of week. Lynnwood also sits in the convergence zone, so the outdoor unit goes on a stand above the usual snow line and away from roof edges that drip and freeze. Lynnwood buys its electricity from Snohomish County PUD, and our quote notes whatever PUD heat pump programs your home might fit.
Our single-zone installs start at $4,000, equipment and installation included, and every added zone starts at $2,250. If you want three or four heads on one outdoor unit, we quote that multi-zone system on request after measuring each room; the visit and the written quote come at no charge. On the repair side, mini-split repair and cleaning start at $285, with control boards toward the top of that work. Inverter boards are model-specific, so the final cost depends on the brand. Our work on a board job includes finding out why the old one failed, since a surge or a shorted fan motor can take out a new board just as fast. These figures are starting points for the area, not a quote for your system; for a repair, the exact number is on the paperwork we hand you after diagnosing the unit.
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.
For a mini-split under ten years old, nearly every repair is worth doing: drains, fan motors, sensors and most board failures. Past that age, look at what the system does for the house. In a 1970s split-level where one aging head heats the living room and baseboards still carry the bedrooms, replacing a failed compressor rarely pays back; a new multi-zone layout can replace most of the baseboard use at once. In a condo with a single head that has been reliable, a board replacement often buys several more good years. Older systems built on R-22 refrigerant are a special case, because that refrigerant is no longer produced and leak repairs get expensive. We give you the repair price and a replacement option side by side on one written estimate.
Usually, yes, but the association decides where the outdoor unit can sit. Common spots are a ground pad beside the patio, a wall bracket, or a stand on a balcony that can carry the weight. We read the HOA rules first, then give the board a written plan with the unit location, the line-set cover and the electrical route so it can approve the work.
For a typical room over the garage, one correctly sized head is usually enough, and it heats the room in winter too. The furnace keeps serving the rest of the house. We measure the room, check how much afternoon sun it gets and look at insulation before choosing a size, because an oversized head cycles on and off and leaves the room clammy.
On many Mitsubishi systems, E6 points to a communication problem between the indoor and outdoor units. Sometimes the cause is simple, such as a breaker that tripped or a loose connection after an outage. Other times it is a damaged wire or a failing board. Check the outdoor breaker first, then call us with the code from the remote's display and the model number from the unit's rating plate.
Most owners keep them in place. A head in the main living area carries the bulk of the heating, and the baseboards in closed-off bedrooms come on only during the coldest stretch. Removing them is a choice, not a requirement. If you want every room covered by the heat pump, we plan a multi-zone system and quote it on request.
A single-zone system in a house usually takes one working day, including the vacuum test and startup. Condos can run longer because of access, building rules or a long route to the electrical panel. Multi-zone jobs take longer still. We give you the expected schedule in the written quote, so you know before install day how long we will be there.
Talk to Adam & Sam
Reach us by phone at (425) 570-9520, or book online and take up to $18 off your repair. Approve the work and the $85 diagnostic becomes part of the repair price; a site visit for a new ductless system costs 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.