Introduction
Replacing the wiring in an older commercial building can be a daunting task, but with proper planning and precautions it can be accomplished safely and efficiently. In this comprehensive guide, I will walk you through all the key steps involved in replacing old, outdated wiring in a 50 year old office building from start to finish.
Knowing When It's Time
Determining when it's time to replace the wiring in your aging office building is an important first step. Here are some signs that your wiring is outdated and in need of replacement:
Frequent Tripped Breakers and Blown Fuses
If you find yourself constantly resetting tripped breakers or replacing blown fuses, it likely indicates your electrical loads have outpaced your old wiring's capacity. Upgrading the wiring will allow for higher capacity to meet your building's needs.
Flickering Lights and Electronics Malfunctioning
Flickering lights, screens, and electronics malfunctioning can point to voltage fluctuations due to worn wiring that can no longer handle the building's electrical load. New wiring will provide steady, reliable power.
Discolored or Cracked Insulation
Look closely at any visible wiring for cracked, brittle, or discolored insulation. This is a fire hazard and means the wiring is beyond its safe functional lifespan.
Building Expansions and Renovations
If your building has been expanded or renovated since the wiring was last replaced, the old wiring likely wasn't sized to meet the needs of the larger building footprint and increased number of devices and fixtures.
Choosing the Right Wire Type
Once you've determined a wiring update is necessary, you'll need to select the proper wire type during your replacement. Here are some options:
Copper
Copper wiring has been the standard for decades thanks to its optimal balance of conductivity, durability, and affordability. It comes in different gauge sizes to handle varying electrical loads. Copper is an excellent choice for wiring old office buildings.
Aluminum
Aluminum wiring came into use in the 1960s and 70s as copper prices rose. However, issues with expansion, contraction, and connections breaking down over time means aluminum is not recommended for commercial buildings.
Romex
Romex wire gets its name from Rome, NY where it was first manufactured. This plastic-insulated wire is for residential, not commercial use, and simpler to install than conduit wiring.
Conduit
Conduit wiring runs through a hollow metal or plastic pipe, offering maximum protection. Conduit is ideal for commercial buildings and required by electrical code in many areas.
Hiring an Electrical Contractor
Due to the complexity involved, I highly recommend hiring a professional electrical contractor to handle the wiring replacement in your commercial building rather than attempting a DIY job. Make sure to get multiple bids and check reviews.
Licensure
Always verify your electrical contractor is properly licensed and insured to perform commercial work in your state and municipality. Unlicensed work could endanger your building and leave you without recourse.
Experience
Look for an electrical company with extensive experience specifically retrofitting wiring in old commercial buildings. They should be able to explain past approaches and resolve issues.
Warranties
Choose a contractor who offers long-term warranties on parts and labor. Multi-year warranties provide peace of mind should any problems arise with the new wiring down the road.
Planning the Project Scope and Schedule
Once you've selected a qualified contractor, the next step is to agree on the project scope and schedule:
Electrical Blueprint
Have your contractor review your building's electrical blueprints to map out the scope of wiring that needs replacement, taking into account any past expansions or renovations.
Devices and Fixtures
Make a comprehensive list of all electrical devices, fixtures, and equipment that will need to be rewired. This ensures no area gets overlooked.
Capacity Upgrade
Discuss your current and future electrical needs to determine the appropriate wire gauge and capacity. A capacity upgrade can facilitate future expansions down the road.
Phased Schedule
To limit disruption, have your contractor provide a phased replacement schedule by section and floor of the building based on use, foot traffic, and other factors.
Preparing the Building
To get the building ready for the project, facility managers will need to complete the following preparatory tasks:
Relocate Tenants
Temporarily relocate tenants in sections of the building as work is actively underway. Provide ample advance notice of the schedule.
Back Up Data
Back up all data on servers and other devices ahead of time to avoid any loss of files during power shutdowns.
Notify Vendors
Contact vendors like your fire/security alarm company and telecom provider whose systems may be impacted by electrical work.
Clear Access Panels
Clear paths and remove obstructions to electrical access panels so workers can readily perform the wiring replacement.
Post Safety Signage
Post safety signage and caution barriers in all active work areas to prevent unauthorized access and keep occupants informed.
Step-by-Step Wiring Replacement Process
The wiring replacement process itself will involve the following steps:
Initial Power Down
Electrical workers will first shut off power to the relevant section and verify it is de-energized before starting work.
Remove Old Wiring
Crews will then access and remove old, degraded wiring and conduit running from the panels to devices.
Install New Wiring
Taking its place, new copper wiring properly sized for the electrical load will be run through conduit in accordance with commercial building codes.
Connect Devices
Workers will reconnect devices, fixtures, equipment to the new wiring using rated connectors and junction boxes. Proper polarity will be confirmed.
Insulation and Devices Testing
The new wiring system will undergo insulation testing to check for faults. Proper operation of devices and equipment will also be verified before powering up.
Restore Power
With the section rewired, crews will restore power from the panel once all safety checks are complete. The process then repeats for the next zone.
Wrapping Up the Project
As the project nears completion, there are a few final steps to wrap up:
Inspections
The contractor will coordinate with the local building department to conduct required inspections and approvals of the new electrical system.
As-builts
Updated architectural plans and drawings showing the new wiring should be provided for your records.
Cleanup
The contractor should ensure all work areas are cleaned and restored to their pre-project condition for tenants to resume occupancy.
Warranty Details
Review warranty details, coverage, duration, and instructions should issues arise with the new wiring down the road.
Conclusion
While rewiring an aging office building is a major undertaking, partnering with professional electrical contractors and following this comprehensive process can ensure a smooth, safe wiring replacement project with outstanding long-term results. Your building will benefit from modern wiring designed to meet its current and future needs.