HVAC Services in Medina, Clyde Hill, Yarrow Point & Hunts Point
Four separate towns sit in roughly three square miles between Bellevue and the 520 bridge, and each one runs its own building department. Medina, Clyde Hill, Yarrow Point and Hunts Point do not permit through King County and they do not permit through Bellevue. Which office reviews your furnace replacement depends on which side of a street your house is on.
The second thing worth knowing is that equipment placement gets looked at here in a way it does not in most of the region. Clyde Hill asks for a site plan with any air conditioner or heat pump permit specifically so it can check where the unit is going against the zoning code. On these lots, where the outdoor unit sits is part of the permit, not an afterthought. To talk a project through, call (206) 900-9231.
What we do most in the Points communities
Each service has its own page with the detail on equipment, sizing and what the work involves.
Zoning and duct distribution
Houses here are individually designed rather than built to a plat pattern, so the distribution is individual too. Long runs, multiple wings and double height spaces rarely balance on a single zone, whatever the equipment is rated at.
Also: Indoor air quality · Ventilation
Boilers, hydronic and radiant
Common in the larger custom builds, and worth maintaining properly rather than replacing with forced air. We service and replace condensing gas boilers and work on in floor distribution.
Also: Radiant heat · Air to water heat pumps
Heat pump installation
Heating and cooling from one system. On these properties the siting conversation comes first, because the permit review looks at placement and the neighbours are close enough that it matters.
Also: Ductless heat pumps
Ductless and mini split systems
The usual answer for a guest wing, a pool house, an office over the garage or a room the original system never reached. One head per zone, and no ductwork through finished ceilings.
Also: Mini split repair
Air conditioning
Repair, replacement and new installation. Clyde Hill names air conditioners and heat pumps specifically as work needing a mechanical permit, and asks for a site plan with it.
Also: AC replacement · Emergency AC repair
Furnace repair and replacement
Repair, replacement and annual service. Every one of the four towns requires a permit for a furnace replacement, so this is not work to have done informally.
Also: All heating
Water heating
Tank, tankless and heat pump water heaters. Water heaters are named on Clyde Hill’s mechanical permit list alongside furnaces, which surprises people.
Also: Tankless repair
Geothermal
Worth considering where the lot is large enough for a loop field and the owner is planning around a long horizon rather than a replacement cycle.
Also: New construction HVAC
Four towns, four building departments
This is the thing that catches people out, and it catches contractors out too. The Points communities are not a single jurisdiction and they are not part of Bellevue. Each town issues its own building and mechanical permits and runs its own review.
Medina runs its own Development Services office on a SmartGov permit portal. Clyde Hill has its own building official and permit technician, and issues most mechanical permits over the counter. Yarrow Point has its own building official, with inspections booked directly rather than through a regional portal. Hunts Point maintains its own building department and its own mechanical permit application.
None of them route to MyBuildingPermit, the regional portal used across much of the Eastside. If a contractor tells you they will file your Medina permit the same way they file a Bellevue one, they have not done work here.
Permits for HVAC work in the Points communities
| Permit authority | Your own town. Medina Development Services, (425) 233-6414. Clyde Hill Building & Planning, (425) 453-7800. Yarrow Point Town Hall, (425) 454-6994. Hunts Point Building Department. |
|---|---|
| What needs a permit | Clyde Hill publishes the most explicit list, and it is a useful guide to what these towns treat as permitted work: furnaces, water heaters, gas appliances, ranges and indoor barbecues, fireplace inserts and log lighters, fans and vents, air conditioners and heat pumps, and hydronic heating systems. Confirm your specific job with your own town rather than assuming it matches. |
| Site plan for outdoor units | Clyde Hill requires a site plan with any air conditioner or heat pump permit application so the placement of the unit can be reviewed against the City’s zoning code. Worth designing around at quote stage rather than discovering at review. |
| Over the counter | Clyde Hill issues most mechanical permits over the counter. The air conditioner and heat pump site plan review is the exception that adds a step. |
| Electrical work | Not always the same office. In Yarrow Point the electrical permit comes from Washington L&I, not the town. A heat pump or ductless conversion normally needs an electrical permit alongside the mechanical one. We hold a Washington electrical contractor license, so both come from us rather than a second trade. |
| Utility | Puget Sound Energy supplies both electricity and gas here. Clyde Hill describes it as a franchise agreement allowing PSE to use the City rights of way. PSE territory is what determines the rebates below. |
We pull the permits on our own work and schedule the inspections. If one quote is noticeably cheaper than the others, ask whether permitting is included, because unpermitted mechanical work is the kind of thing that surfaces during a sale, and it surfaces harder on a house at this end of the market.
Rebates in the Points communities
All four towns are Puget Sound Energy territory for both fuels, so the programs are the same ones that apply in Bellevue. The conditions are where people come unstuck: the headline conversion rebate requires the existing primary heat to be electric resistance, which rules out most homes here that run on gas.
PSE only pays out when the installing contractor is a Recommended Energy Professional or Trade Ally, and NW Mechanical holds PSE Recommended Energy Professional status, so work we install qualifies.
Our heat pump rebates page sets out each program side by side, including the conditions that disqualify people most often.
Where we work
A small area, so we cover all of it. What changes is which office reviews the work and how the house sits on its lot.
Medina
The largest of the four by area, with the broadest mix of substantial mid century houses and newer custom builds. Permits through the City’s own Development Services office and its SmartGov portal.
Clyde Hill
Uphill and largely inland, with the most explicit published permit rules of the four. The site plan requirement for outdoor units is worth knowing before equipment is selected.
Yarrow Point
A narrow peninsula with close neighbours, which makes siting and sound a practical constraint rather than a courtesy. Electrical permits here come from L&I rather than the town.
Hunts Point
The smallest and most private of the four, with its own building department and its own mechanical permit application. Waterfront exposure is a real factor in equipment life here.
We also serve Beaux Arts Village and the rest of the Eastside. See Bellevue, Kirkland, Mercer Island, Redmond and all service areas.
Common questions
Which town am I actually in?
Worth checking before anyone files anything. The boundaries between Medina, Clyde Hill, Yarrow Point and Hunts Point are not obvious on the ground, and a Bellevue mailing address does not mean Bellevue permits your work. We confirm the jurisdiction as part of quoting.
Do I need a permit to replace a furnace?
Yes. All four towns require a mechanical permit for furnace replacement, and Clyde Hill’s published list also covers water heaters, gas appliances, fireplace inserts, fans and vents, air conditioners, heat pumps and hydronic systems.
Why does Clyde Hill want a site plan for a heat pump?
So the City can review where the outdoor unit will sit against its zoning code. It is a placement review rather than a capacity one, which is why it is worth settling the location while the system is still being specified.
Who issues the electrical permit?
It depends on the town. In Yarrow Point it comes from Washington L&I rather than the town itself. We hold a Washington electrical contractor license and handle the electrical permit alongside the mechanical one either way.
Can I keep my radiant floors and still get cooling?
Usually yes. Keeping the hydronic system for heat and adding ductless or ducted cooling is common here, and an air to water heat pump can serve the existing distribution directly in the right house. It is a design question rather than a product question.
Does being on the water change the equipment?
It changes how long it lasts. Salt air is hard on outdoor coils and cabinets, so on waterfront exposures we weigh coil protection and siting more heavily than we would a few streets inland.
Talk to us about your project. If you are weighing a system for a house in Medina, Clyde Hill, Yarrow Point or Hunts Point, we will confirm which town reviews the work and what its rules mean for where the equipment can go before we quote the equipment itself.
Call (206) 900-9231 or request an estimate.
Mechanical permit scope, the over the counter process and the site plan requirement for air conditioners and heat pumps from the City of Clyde Hill Building & Planning Department. Electric and gas service under franchise agreement from Clyde Hill Utilities & Regional Services. Building department arrangements and L&I electrical permitting from the Town of Yarrow Point Building Department. Medina permitting through the City’s own Development Services office and public permit portal. Permit rules and rebate amounts change, so confirm current requirements with your town and with PSE before relying on them. Last reviewed September 2026.
Licensed, Bonded and Insured in the Points communities
Each license can be looked up individually on the Washington State L&I contractor register.
Mechanical permits here are issued by each town building department in Medina, Yarrow Point and Hunts Point, and we pull them for the work we do. Natural gas and electricity are supplied by Puget Sound Energy.
If you ever smell gas, leave the building first and call Puget Sound Energy on 1-888-225-5773 before you call us.
