A tenant improvement, or TI, is the build-out that turns a commercial space into a working office, shop, clinic or restaurant. Electrical work is a large part of most TI projects. This guide explains what TI electrical covers, how plans and permits work, and how the electrician fits in with the general contractor, the landlord and the inspector.
What a tenant improvement is
When a business leases commercial space, the space rarely fits as is. Walls move, rooms are added, and lighting and power are laid out for the new use. That work is called a tenant improvement, a build-out or a TI.
Some spaces are a bare shell with only a service at the wall. Others are a second-generation space where the last tenant’s wiring is still in place. Both need an electrical plan that matches how the new tenant will use the space.
TI work in the West Valley ranges from small office and retail suites to restaurants, medical offices and light industrial units. A small suite may need only new receptacles and lighting. A restaurant or shop may need a larger service, dedicated equipment circuits and coordination with the kitchen or equipment supplier.
What TI electrical work covers
The scope depends on the space and the business, but most TI electrical work includes some of the following.
New branch circuits and receptacles for workstations, counters and equipment
Dedicated circuits for equipment such as refrigeration, ovens, compressors, medical or shop equipment
Lighting layout, fixtures and lighting controls
Exit signs and emergency lighting
Panel work, from adding breakers to adding or replacing a panel or feeder
Power for HVAC units, water heaters and signage
Removing or making safe old wiring left by a prior tenant
Pathways and power for data, phone, security and fire alarm systems
Coordinating low-voltage systems
Data cabling, phones, cameras, access control and fire alarm are often installed by separate specialty contractors. The electrician still plays a part. That can mean providing power where those systems need it, boxes and conduit pathways in the walls, and space and power in the equipment room.
Getting these trades talking early avoids opening finished walls later. A single drawing that shows power, data and device locations helps everyone.
Plans and permits
Commercial TI work generally needs a building permit from the city or county where the space is located. Most jurisdictions ask for drawings, and larger or more complex projects may require plans prepared by an Arizona registered design professional. Each city in the West Valley sets its own submittal requirements, so check with the local building department early.
Electrical plans usually show the panel schedule, circuits, lighting, load calculations and how the new work ties into the building’s existing service. The plan reviewer checks these against the adopted codes, which for electrical work is based on the National Electrical Code.
Working with the GC and the landlord
On most TI projects, the general contractor runs the job and the electrician works as a subcontractor. On smaller jobs, a tenant may hire the electrician directly. Either way, clear communication keeps the project moving.
The lease and landlord work letter often say what the landlord provides and what the tenant pays for
Landlords and property managers may have rules for when work can happen, building access and shared spaces
Some buildings require approval before work in shared electrical rooms or on the main service
The GC sets the order of trades, so rough electrical happens before walls close
Inspections
The city inspects the electrical work at set points. A rough inspection usually happens before walls and ceilings are closed, so the inspector can see the wiring, boxes and connections. A final inspection follows when devices, fixtures and panels are complete.
Passing inspections is part of the job. When an inspector asks for a correction, the electrician makes it and the work is inspected again. The space generally cannot be occupied until the required inspections are complete and approved.
Questions to answer before the work starts
A smoother TI starts with a few answers.
What equipment will the business run, and what power does each piece need?
Is the existing service and panel large enough for the new load?
Where will workstations, registers, displays and printers go?
Who is handling data, phones, security and fire alarm?
Does the landlord have building standards for lighting or panels?
Tenant improvement work with Solana Electrical
Solana Electrical holds AZ ROC license #341966, CR-11, covering residential and small commercial electrical work. We handle tenant improvements and commercial service calls across the West Valley, working with general contractors, landlords and tenants.
Call us at (602) 999-2770 and a real person answers, any hour. Tell us about the space and the scope, and we will talk through the next steps. Our work carries a two-year warranty on the labor and material we provide.
Leftover wiring in a vacant space is not always dead. Do not cut, move or reuse old wiring, boxes or panels until an electrician has traced and tested them.
Common questions
Does a tenant improvement need an electrical permit?
Commercial TI work with electrical changes generally needs a permit from the city or county, and most jurisdictions require plans for review. Check with the local building department.
Who hires the electrician on a tenant improvement?
Usually the general contractor hires the electrician as a subcontractor. On smaller projects, the tenant or the landlord may hire the electrician directly.
Does the electrician install data cabling?
Data, phone and security cabling are often handled by specialty contractors. The electrician typically coordinates with them and provides power and pathways where those systems need them.
