Tenant Improvement Electrical FAQ
Tenant improvement (TI) projects involve significant electrical work - from new lighting and power layouts to data cabling and HVAC connections. Whether you are a tenant building out a new space or a landlord preparing a space for lease, this FAQ answers the most common electrical questions that come up during commercial TI projects in Washington State.
For details on our TI electrical services, visit our tenant improvement electrician page.
Costs and Budgeting
How much does tenant improvement electrical work cost per square foot?
TI electrical costs typically range from $8 to $25 per square foot depending on the scope of work and space complexity. A basic office buildout with standard lighting and outlets may fall on the lower end, while restaurant, medical, or lab spaces with specialized equipment run significantly higher. These figures include rough-in wiring, panel work, fixtures, devices, and final connections.
| Space Type | Electrical Cost per Sq Ft | Notes |
|---|---|---|
| Basic office | $8 - $12 | Standard lighting, outlets, data drops |
| Retail | $10 - $15 | Display lighting, POS systems, signage |
| Restaurant / food service | $15 - $25+ | Hood electrical, walk-in coolers, high-amp equipment |
| Medical / dental | $18 - $30+ | Dedicated circuits, imaging equipment, emergency power |
How should I budget for electrical in a tenant improvement?
Electrical typically accounts for 15% to 25% of a commercial TI budget. Start by getting a preliminary estimate before finalizing your space plan - moving walls after electrical rough-in is expensive. Include a 10% to 15% contingency for change orders, because modifications during construction are common. Getting your electrician involved during the design phase prevents costly surprises.
Who pays for TI electrical work - the landlord or the tenant?
This depends entirely on the lease terms. In many commercial leases, the landlord provides a TI allowance (a dollar amount per square foot) that covers a portion of the buildout, and the tenant pays anything above that amount. Some landlords deliver a “vanilla shell” with basic electrical in place, while others provide a completely unfinished space. Review your lease carefully and get electrical estimates before signing.
How do change orders affect my TI electrical costs?
Change orders are one of the biggest budget risks in TI projects. Moving a wall after electrical rough-in can cost $500 to $2,000+ per wall because wiring, conduit, and boxes need to be relocated. Adding circuits after drywall is closed means cutting into finished walls. The best way to minimize change orders is to finalize your space plan before electrical rough-in begins and communicate changes to your GC immediately.
Scope and Requirements
What electrical work is typically included in a tenant improvement?
A standard TI electrical scope includes new or modified circuits, lighting layout and installation, receptacle (outlet) placement, switch locations, panel upgrades or sub-panel installation, and connections for HVAC, plumbing, and fire alarm systems. Depending on the space, it may also include data/low-voltage cabling, emergency lighting, exit signs, and specialized circuits for commercial equipment.
What are the electrical differences between open office and private office layouts?
Open office layouts require more floor boxes or power poles for workstation power and data, plus careful lighting design to avoid glare on screens. Private offices need dedicated switch legs for each room and typically more outlets per room. Open plans often use fewer circuits overall but cost more for the distribution infrastructure (raised floor systems or power poles). Private offices are more straightforward but use more wire and conduit.
Does TI electrical include data and low-voltage cabling?
Data cabling (Cat6/Cat6a) is often handled by the electrical contractor but is technically classified as low-voltage work. Your TI electrician can install data drops, patch panels, cable trays, and wireless access point locations. Some tenants prefer a separate low-voltage contractor for data. Either way, coordinate this early - data cabling is installed during rough-in alongside electrical wiring.
What HVAC electrical work is involved in a tenant improvement?
HVAC electrical work includes power connections for rooftop units, split systems, exhaust fans, and thermostats. If the landlord’s HVAC system is being modified or supplemented for your space, your electrician needs to ensure adequate panel capacity and proper disconnects. Restaurant and kitchen TIs often require the most HVAC electrical work due to makeup air units and commercial hoods.
What fire alarm work is required in a TI?
Most TI projects require modifications to the building’s fire alarm system, including adding or relocating smoke detectors, horn/strobes, pull stations, and duct detectors. This must be done by a licensed fire alarm contractor and tied into the building’s existing fire alarm panel. Your electrician coordinates conduit and power for these devices. Permit approval often depends on fire alarm plan review.
Code Compliance
What are the lighting code requirements for a tenant improvement in Washington?
Washington State Energy Code (WSEC) sets strict lighting power density (LPD) limits for commercial spaces. For example, offices are limited to 0.82 watts per square foot, and retail spaces are limited to 1.05 watts per square foot. LED lighting easily meets these limits, but your lighting plan must be documented and submitted with the permit application. Occupancy sensors or daylight controls are also required in most spaces. Visit our commercial lighting page for more on code-compliant lighting.
What ADA electrical requirements apply to tenant improvements?
ADA compliance affects electrical in several ways: outlet heights (15 to 48 inches from the floor for accessible reach ranges), switch heights (no higher than 48 inches), clearances around electrical panels, and accessible placement of thermostats and controls. Restrooms, common areas, and reception desks have specific requirements. Your architect should address ADA in the space plan, and your electrician installs devices at the specified heights.
What permits are required for TI electrical work?
Commercial TI electrical work requires a permit from the local jurisdiction or Washington L&I. The permit process includes plan submission, review by the building department, approval, and a final inspection after the work is complete. Your electrician or general contractor handles permit filing. Plan review can take 2 to 6 weeks depending on the jurisdiction, so factor this into your project timeline.
Working with Your Team
How does the electrician work with the general contractor on a TI project?
Your electrician is typically a subcontractor under the general contractor (GC). The GC manages scheduling, coordinates trades, and handles communication with the building owner and architect. However, the electrical scope is defined by the electrical plans, and your electrician should be involved in pre-construction meetings to flag potential issues. Direct communication between the electrician and GC prevents delays and rework.
When should the electrician get involved in a TI project?
As early as possible - ideally during the design phase before plans are finalized. Early involvement allows the electrician to identify panel capacity issues, flag expensive design choices, recommend cost-saving alternatives, and coordinate with other trades. Waiting until plans are issued for bid means any electrical issues discovered later become change orders.
What is the typical timeline for TI electrical work?
The electrical timeline depends on project size, but a rough breakdown for a 2,000 to 5,000 square foot office TI looks like this: permit review (2 to 6 weeks), rough-in wiring (3 to 7 days), trim and device installation after drywall (2 to 4 days), fixture installation (1 to 3 days), and final inspection (1 to 3 days after request). Total on-site electrical work is typically 2 to 3 weeks spread across the construction schedule.
Special Considerations
What if the building’s electrical panel cannot support my TI?
If the existing building panel lacks capacity for your space, you have two options: upgrade the building’s main panel (usually the landlord’s responsibility) or install a new sub-panel fed from available capacity. Negotiate panel capacity as part of your lease - this is a common issue in older buildings and multi-tenant spaces. Discovering a capacity issue during construction is costly and causes delays. See our panel upgrade FAQ for more details.
Can I reuse existing electrical from the previous tenant?
Sometimes, but it requires careful evaluation. Existing wiring, panels, and conduit may be reusable if they are in good condition and meet current code. Light fixtures, outlets, and switches are usually replaced to match the new layout. A pre-lease electrical assessment can determine what is reusable and what needs to be replaced, helping you budget more accurately before signing the lease.
Next Steps
Planning a tenant improvement project? Getting your electrician involved early saves money and prevents delays. Electrical Support Company works with tenants, landlords, and general contractors throughout the Seattle-Lynnwood area on commercial TI projects of all sizes.
Call (425) 583-4869 or contact us online to discuss your TI electrical needs.
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