Commercial Tenant Improvement Electrical Planning Checklist

A tenant improvement (TI) is construction that changes leased commercial space to fit a tenant's use, such as a new office layout, a retail store or a medical suite. Electrical work is usually involved in every part of it: lighting, receptacles, equipment connections, panels, data cabling and life-safety devices. Decisions made late in the project, such as a change in equipment or a different ceiling layout, often force the electrical work to be redone.

This guide lists what the tenant, the landlord and the general contractor (GC) should settle before electrical work starts. Completing these items first shortens the schedule and reduces change orders. It applies to first-generation build-outs and to second-generation spaces that a previous tenant already occupied.

Which drawings and documents should exist before electrical work starts?

An electrician can only price and install what the drawings and specifications show. Incomplete drawings lead to allowances, assumptions and later changes. Gather these documents before bidding:

• A dimensioned floor plan with room names, walls, doors and furniture or equipment locations.
• A reflected ceiling plan showing ceiling type and height, light fixtures, exit signs and emergency lights, and where mechanical diffusers sit.
• A power plan showing receptacle locations, dedicated circuits, equipment connections and any floor or wall boxes.
• An equipment list with the voltage, phase and amperage of each item the tenant is bringing, taken from the manufacturer's spec sheet.
• A panel schedule, existing or proposed, showing which circuits are spare and which are in use.
• A low-voltage plan for data, phone, security, access control and audio-visual wiring.

Larger or more complex projects may need drawings prepared by a licensed architect or engineer before the building department will issue a permit. Ask the local building department early what it requires for the project's size and occupancy type.

How do you find out if the building has enough electrical capacity?

Electrical capacity is the amount of power a building's service, panels and wiring can supply at one time. It is measured in amperes (amps) at a given voltage and phase. Many commercial buildings in the Twin Cities were built or renovated decades ago, and the spare capacity may be less than a new tenant expects.

Ask the landlord for the following: the size of the main service, the voltage and phase serving the suite, the size and location of the tenant panel, the number of open breaker spaces, and whether the suite has its own meter. Then compare these numbers with the tenant's equipment list. A licensed electrician or engineer performs a load calculation using the method in the National Electrical Code (NEC) to confirm the existing equipment can carry the new load.

If the calculation shows the load exceeds what is available, the project may need a service upgrade or a new tenant panel. These items have long lead times for equipment and utility coordination, so identify them at the start rather than after framing.

What should the work letter say about electrical work?

A work letter is the part of a lease that states which party designs, builds, pays for and schedules the improvements. Vague electrical language in a work letter is a common source of disputes. The table lists questions the document should answer.

What existing conditions should be checked before demolition?

Walk the space with the electrician before the layout is final. Look above the ceiling, inside walls where access panels exist, and in the electrical room. Previous tenants often leave abandoned wiring, unlabeled circuits, extra junction boxes and panels with no directory.

• Identify circuits that serve the suite and circuits that pass through it to feed another tenant or common area. Those must stay energized.
• Check panel labels against what each breaker actually controls.
• Look for damaged wiring, open junction boxes, missing cover plates and equipment with no clear purpose.
• Note the condition of existing emergency lights and exit signs, which are often reused or must be relocated.

Demolition and make-safe work

Make-safe work means de-energizing circuits that will be removed, disconnecting and removing the wiring and devices, and terminating any conductors that remain so they cannot cause a hazard. Doing this before other trades start protects workers from live wiring in walls and ceilings. Electrical demolition should be planned as its own step, with a clear record of which circuits were removed and which remain.

How should low-voltage pathways be coordinated?

Low-voltage systems carry data, phone, security, access control, audio-visual and fire alarm signals. They use separate cable but share the same walls and ceilings as the power wiring. Decide early which trade installs which cables and where the pathways run.

• Reserve conduit, sleeves or cable supports for each system, and keep low-voltage cable separated from power wiring as the code and manufacturer instructions require.
• Locate the telecom room or data rack, and confirm it has dedicated power and adequate cooling.
• Check whether the ceiling space is an air-handling plenum, because cable installed there must be rated for that use.
• Provide wall blocking and boxes for devices such as card readers, cameras and wall-mounted displays before drywall is installed.

In what order do electrical inspections happen?

Electrical work generally requires a permit and one or more inspections by the state or the local jurisdiction. Which agency inspects depends on the city and the project, so confirm it with the building department. The usual order is:

1. The licensed electrical contractor obtains the permit before work begins.
2. The rough-in inspection takes place after wiring, boxes and conduit are installed and before walls and ceilings are closed.
3. Other trades, such as mechanical and fire protection, finish their own rough-in. Coordinate them so no inspection is blocked by another trade's work.
4. The final inspection takes place after fixtures, devices and equipment connections are installed, the panel directory is complete, and emergency lights and exit signs operate.
5. The building official issues any certificate of occupancy once all required inspections pass.

Failed inspections delay the opening date, so build time for corrections into the schedule. Commercial remodels and renovations in occupied buildings may also require inspections to be scheduled around the landlord's rules for access and shutdowns.

What are the next steps for a tenant improvement project?

Collect the drawings, the tenant's equipment spec sheets, the lease work letter and any information the landlord has on the electrical service. Have the electrician walk the space before the design is final so existing conditions and capacity are known. Plan new commercial lighting with the ceiling and emergency lighting layouts in mind.

Prime Time Electric MN, LLC (Minnesota Electrical Contractor License #EA807704) provides commercial tenant improvement electrical work and electrical demolition throughout the Twin Cities metro. To discuss a project, request a quote or call 612-991-4005.