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Upgrading Electrical Service in Pre-War Apartment Buildings: Common Problems Needing Updating

New York City apartment buildings constructed prior to World War II offer many benefits: beautiful architectural details, spacious living, and prime locations. However, the electrical systems in these pre-war structures usually leave a lot to be desired. If you own or manage a pre-war apartment building in New York, your electrical service may not be pulling its weight. Here’s some advice on updating electrical problems from the experts at Bolt Electric.

Electrical Panel Concerns

Inadequate power supply

One of the first things we hear from clients with pre-war buildings is that the power supply isn’t up to snuff for the current tenants. Often, running simple appliances like a toaster oven will cause power outages, especially during peak times for electricity usage.

When these apartments were built, occupants weren’t using the electronics we have today, and appliances like dishwashers, clothes washers, portable heaters, and air conditioners weren’t around either. So, one of the main tasks in any electrical upgrade is to make sure the power supply is brought up to date to handle modern demands.

An upgrade of the electrical panel and wiring is called for when an older building doesn’t have an adequate power supply. We perform a load calculation for this to ensure that changes include the three kinds of electrical loads specified in the New York City building code:

• General receptacle and lighting
• Kitchen appliance
• Air conditioning

We want to consider future electrical needs as well, so the work we do doesn’t become outdated. Sometimes, this entails working with Con Edison to request additional power supply to the building. The property transformer may need to be upgraded, in addition to some of the fixes listed below.

Outdated panels

When increasing the power supply, we need to look at electrical panels first. As well as being inadequate for the demands of the building, many pre-war panels are actually dangerous and may have been discontinued or recalled. Even if they are safe, it’s impossible to find replacement breakers to do repairs. In some buildings, fuse boxes that definitely need to be replaced with a modern circuit breaker system for safety and functionality reasons are still in use.

Building-wide vs. individual unit metering

When executing these upgrades, think about whether you are better served by having one electrical meter for the entire building or submetering. With submetering, tenants for each unit pay their own electrical bill. This usually represents a cost savings to the property owner, as usage may vary from apartment to apartment. Tenants who may be carrying costs for other occupants when electricity charges are split evenly are happier when they no longer have to do this.

Wiring Worries

Old wiring

Old copper wiring usually stands the test of time, but its insulation may have hardened and fallen off. It can remain in some locations, but it may need new insulation. Also, the conductor diameter may need to be increased for a more modern electrical supply. Old wiring is made of a single strand of copper, whereas new wire uses multiple strands woven together, which can carry more load.

Outlet Problems

Outdated outlets

If you have tenants who are using “cheater” plugs (converting ungrounded two-prong electrical outlets to three-prong outlets), you need to upgrade your outlets. When we see this situation, we typically also see a lack of GFI (ground fault interrupter) outlets. These should be installed in kitchens and bathrooms where contact with water is likely. The risk of electrical shock is reduced with these simple modern outlets.

Insufficient outlets

Pre-war apartment buildings in New York City nearly always have too few outlets for the tenants’ requirements as well. Upgrading the electrical system presents a window to add outlets. This way, occupants can use television sets, computers, and kitchen appliances without running extension cords or using power strips, which are not desirable from a safety standpoint due to the potential for overheating or system overload.

Issues with Energy Conservation

Poor efficiency

While there are no safety issues associated with using incandescent lighting, performing an update on your building’s electrical system is an ideal time to improve on energy conservation by switching to LED lighting. You can provide tenants with information about the long-term cost savings and environmental friendliness of using LED light bulbs instead of incandescent ones.

Switching out bulbs in your public spaces will let you spend considerably less on electricity and labor used to constantly change burned-out incandescent bulbs. Depending on where your building is located, you may even be eligible for free LED bulbs or cash rebates from Con Ed. You may also enjoy tax savings by installing energy-efficient appliances in your units, which you can finally do once your upgrade is complete.

Upgrade Logistics Challenges

Thick walls and floors

There are some unique difficulties in upgrading the electrical systems in pre-war apartment buildings. These structures were built with thick concrete walls and floors, meaning wiring has to be routed along the surface. We work with property owners to find the most unobtrusive paths for wiring, while still providing adequate power supply in each unit. Decorative moldings that match the building’s original ones can be attached over the wiring once it’s laid to disguise it.

Be aware that you will likely need special work permits from the Department of Buildings to do an electrical upgrade. This is because pre-war buildings contain materials that have since been found to be unhealthy, like lead paint, or carcinogenic, such as asbestos. If this substance is present, you will need an asbestos survey before commencing work.

Cost and payment responsibility

Many building owners in New York have put off doing electrical upgrades due to the cost involved. However, in the long term, it’s wise to take care of this now to become more energy-efficient and tenant-friendly, as well as to reduce fire hazards.

The property owner is responsible for the cost of any needed transformer upgrade for the building. Who is considered a “property owner” varies with the type of building involved (apartment rental, condominium, co-op, etc.). Cooperative shareholders, for example, need to shoulder more costs than in a traditional landlord-tenant situation, so planning for upgrades well in advance is crucial for budgeting purposes.

Call Bolt Electric for Help with Your Pre-War Apartment Electrical Upgrade

New York City’s hyper-local blue-chip professionals

Performing a complete electrical upgrade on a pre-war building can seem daunting, but when you break it down step by step, it’s less of a hassle than it first appears. Bolt Electric is here to assist you throughout the entire process, from planning through final execution. We help our clients make the upgrade as minimally disruptive and cost-efficient as possible. Schedule an appointment today by calling 212-434-0098 or using our easy online form.