Serving the Seattle Eastside
Permanent Lighting
Permanent Lighting for Eastside homes — app-controlled, year-round, HOA-friendly. Licensed, Bonded, and Insured.
Every December, the same ritual: haul out the ladder, untangle the lights, clip them to the gutters in the rain, and pray nothing shorts out on Christmas morning. Then take it all down in January and store it in a bin that never quite closes. Permanent architectural lighting ends that. One installation — discrete aluminum channels mounted flush to your roofline — and then every year, every holiday, every weekend if you want, you control it from your phone. No ladder. No untangling. No wet afternoon in the dark.
Why Eastside Homeowners Choose PNW Softwash for Permanent Lighting
We install Trimlight, the leading permanent roofline lighting system, with commercial-grade weatherproof LEDs rated for Pacific Northwest climate conditions. The channels are color-matched to your trim and gutters so they're nearly invisible during the day — most neighbors won't notice the hardware until you turn the lights on.
The system connects to your home WiFi and is controlled through a dedicated app. You can set schedules, choose from millions of color combinations, run animated sequences for holidays, or set a simple white accent light for everyday evening ambiance. We handle all wiring to your electrical panel — no exposed extension cords, no power strips in the rain.
The Difference Is Visible
Real results from homes across the Eastside.
Permanent Lighting — Sammamish
Landscape Lighting — Sahalee
Patio Lighting — Bellevue
Drag the handle to reveal the transformation. Real homes, real results.
What Our Permanent Lighting Service Includes
Installation includes: roofline measurement and channel layout design, aluminum channel installation at the eave line (and gable ends if desired), LED strip installation and weatherproofing, wiring to your electrical panel by a certified electrical subcontractor, app setup and walkthrough.
The Trimlight system carries a 10-year product warranty. Our installation labor is warranted for 2 years. Most Eastside installations are completed in a single day.
Pricing depends on roofline linear footage. A typical single-family home (150–200 linear feet of eave) runs $4,000–$8,000 installed. Larger and complex rooflines run higher, up to $20,000+. We provide a free design consultation and firm quote before any commitment.
What Homeowners Say
★★★★★
“Reasonable price Brendan communicated very well as to schedule and work to be done. He seems young but really knows his stuff and is very capable. Our house looks amazing now. So clean! They work hard and are very conscientious and careful. I would hire them again and highly recommend them.”
— Beth C
Permanent Lighting — Every City We Serve
Select your city for local pricing, neighborhood-specific details, and free same-day quotes.
Permanent Lighting — Frequently Asked Questions
Honest answers from a Licensed, Bonded, and Insured crew that works on the Eastside every week.
How much does permanent lighting installation cost?
- Professionally installed permanent lighting starts at $4,000 and ranges to $20,000+ depending on roofline footage and complexity. Most single-family homes run $4,000–$8,000; a 150-foot roofline — standard for many Sammamish and Bellevue homes — runs approximately $4,500–$6,500 installed. Compare that to $1,500–$5,000+ per year for seasonal Christmas light installation, and most homes break even in 2–4 years with zero recurring costs after that.
Is permanent lighting weatherproof for PNW conditions?
- Absolutely. Our systems are IP67-68 waterproof rated — built for Pacific Northwest conditions, not California sunshine. Components include corrosion-resistant aluminum track, waterproof connectors throughout, sealed LED modules, and screw-mounted installation (not 3M adhesive that fails in two PNW winters). Everything we install is rated for the rain, cold, wind, and freeze-thaw cycles you actually live with.
How long do permanent LED lights last?
- Our LED modules are rated for 50,000 hours — roughly 20+ years of nightly use. With proper installation, you should expect to enjoy your lights for decades to come.
How long does permanent lighting installation take?
- Most homes: one day. Complex rooflines: two days. The process includes mounting the aluminum track, running wiring, snapping in the LED modules, testing every pixel, and a walkthrough where we configure your app and show you how everything works. The walkthrough takes about 15 minutes. System ordering takes 5–10 business days before installation day.
How is permanent lighting different from Christmas lights?
- It's a different category entirely. Permanent lighting is a building feature — aluminum track mounted flush to your soffit with LED modules that stay up year-round. During the day, it's invisible. At night, you control 16 million colors from your phone app. Use warm white every evening, team colors on game day, or holiday colors in December. One installation, zero ladders, zero annual hassle. Christmas lights come down in January. Permanent lighting is rated for 50,000 hours.
Ready to Book Permanent Lighting?
Free same-day quotes. Serving the entire Seattle Eastside.