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Upgrading Electrical Service on Your NYC Renovation: 6 Changes to Plan For

Are you renovating a property in New York City and planning on upgrading the electrical service? While every building is unique, it’s been our experience at Bolt Electric that there are certain updates that nearly every property requires. There are also specific requirements for buildings constructed before World War II. Understanding what’s likely to be involved in your electrical renovation will help you budget and plan your time better.

Replacing Your Electrical Panel

Safety and increased amperage

Unless your property has had recent work done, it’s highly probable that your electrical panel will need to be replaced. You may need this done for safety reasons; there are some electrical panels that have been recalled over the years.

You may also need the increased power supply for modern-day appliances that weren’t around when your property was last wired. Today, whether you are renovating a single-family home, duplex, or large apartment building, you will need to consider having adequate amperage for things like:

• Dishwashers
• Clothes washers and dryers
• Larger refrigerators
• Luxury kitchen extras, like restaurant-quality range hoods and wine chillers
• Air conditioners
• Big entertainment centers and home electronics
• Business electrical equipment
• Industrial machinery for commercial properties
• Smoke detection, fire suppression, and emergency egress
• Electric heat or heating devices to supplement radiators
• Smart home technology (see more below)

If the difference in the power supply is quite substantial, you may even need to increase it at the street level, which can be accomplished by working with Consolidated Edison.

All electrical panels have a lifespan of a few decades. It’s better to replace yours now if it’s getting close to its probable expiration date than to wait for problems to arise. One day, you may not be able to find replacement breakers for it in a power emergency.

Eliminating Hazardous Wiring

Fire precautions and fewer nuisances

If you have frequent power outages, tripped breakers, or flickering lights, it could be old wiring at fault. This is a common problem in New York City. Often the old copper wiring in pre-war buildings is fine with some tightening of connections, but its insulation may need to be replaced.

If your wiring is deemed to be unsafe, it will need to be redone and brought up to current code standards, along with all associated switches and outlets (see below). This is worth it, in the long run, to reduce the risk of electrical fire and get rid of those nuisances that have tenants calling you or your property manager at all hours.

If you own a pre-war building, it will have thick concrete walls and floors. Rather than trying to drill into this, we usually try to run any new wiring along unit surfaces in the least intrusive manner possible. If we do have to go into your walls during your electrical upgrade, be aware that you will likely need a permit from the Department of Buildings if there is a risk of asbestos or lead paint exposure.

Installing New Outlets

Accessibility and code requirements

Electrical outlets are another area where we often see the need for updating to meet the New York City building code. Signs you need outlet upgrades include:

• Not having enough outlets in units (too many power strips)
• Outlets are two-prong, not three-prong
• Loose, cracked, or damaged outlets
• Tenants getting shocked when they plug in items
• Signs of smoke or fire around the outlet
• No GFI (ground fault interrupter) outlets in kitchens or bathrooms

Ground fault interrupter outlets reduce the risk of shock in rooms where water is typically in close proximity to electricity. They are now a requirement in New York City properties, especially rentals.

Improving Energy Efficiency

Good for you and the environment

A renovation is a perfect time to upgrade your property to make it more energy-efficient. This saves you money in the long run and helps the city conserve energy as well, which is good for the environment overall.

Some of the changes we recommend considering for improved efficiency include:

• Replacing regular light fixtures with motion sensor, solar-powered, or photocell models, including in your landscaping
• Adding dimmer switches
• Swapping out incandescent bulbs for LED bulbs in units and public spaces
• Installing programmable thermostats
• Changing to ENERGY STAR rated appliances

There are often state and federal initiatives for making your property more environmentally friendly, with either tax savings or rebates worth looking into.

Adding Smart Technology

Tenant appeal

Lately, many of our clients are capitalizing on smart technology available to them as landlords. Adding smart home technology increases the value of your property and attracts tenants too, letting you ask more in rent.

Some common smart elements include automatic control of temperature, lights, window treatments, and security. All of these things can be managed via one central hub, which can also be accessed via mobile device if the tenant is not on the premises.

Smart apartment technology can save you hassles too. For example, you can rekey smart locks yourself, rather than calling a locksmith. Nannies and other home workers can come and go more easily without worrying about lost keys and lockouts.

Submetering for Cost Savings

Occupants billed by unit

If you still have one meter for your entire rental property, whether it’s commercial or residential, a renovation provides a window to submeter your property. This means giving each unit its own electrical meter. There are multiple benefits to submetering:

• You aren’t paying for your tenants’ excessive electrical use.
• Tenants only pay for what power they use, not their neighbors.
• It’s less work for you when it comes to lease contracts or collecting bills.
• If there is a problem with the electricity in one unit, it’s easier to track it down.

There are new smart meters that let tenants track power consumption in real-time and will alert users if their bill is starting to run high.

As you can see, there are many areas where you should plan for change with your electrical upgrade, but also opportunities to introduce cost savings and features to make life easier for you and your tenants. To get an estimate on your renovation and start the planning process now, call Bolt Electric at 212-434-0098, or reach out online to schedule an appointment.