How to Troubleshoot Common Electrical Problems in Your Commercial Building

Introduction

As the owner or facilities manager of a commercial building, keeping the electrical systems running properly is critical. Electrical issues can lead to power outages, safety hazards, and disruption of business activities. By learning some basic electrical troubleshooting techniques, you can quickly resolve many common electrical problems on your own. In this article, I will provide an in-depth guide on how to troubleshoot and fix the most frequent electrical issues in commercial buildings.

Frequent Electrical Problems in Commercial Buildings

Some of the most common electrical problems in commercial buildings include:

Tripping Circuit Breakers

• Circuit breakers trip and shut off power to parts of the building when too much current flows through the circuit. This often results from overloaded circuits, faulty wiring, or faulty appliances.

• To troubleshoot, systematically reset each tripped breaker. If it trips again, unplug appliances on that circuit one by one until you identify the overloaded branch.

Faulty Electrical Outlets

• Outlets can stop working due to loose connections, worn parts, overloaded circuits, or damage from power surges.

• Check for loose or damaged wiring, blackened/melted spots, scorch marks, or faulty receptacles. Test with a multimeter or outlet tester.

Flickering or Dimming Lights

• Loose connections, overloaded circuits, faulty bulbs, or failing ballasts can cause light flickering and dimming.

• Inspect light fixtures for loose wires, test bulbs and ballasts, and reduce the number of devices per circuit.

Sparking from Outlets, Switches or Fixtures

• Loose wire connections often create sparks that are a serious fire hazard.

• Immediately disconnect power and inspect wiring connections. Replace charred or melted wires, clamps, and terminals.

Buzzing Electrical Panels or Fixtures

• Overloaded circuits and loose wirings vibrate and cause buzzing sounds from panels or fixtures.

• Tighten all wire clamps and connections. Consider upgrading to a higher amperage system.

Safety Precautions

• Turn off power at the main breaker panel before doing any electrical work.
• Use rubber insulated tools and wear rubber gloves/boots when working with electrical components.
• Test wires with a multimeter instead of touching bare wires to check for live current.
• Only handle components once power is confirmed off using a non-contact voltage tester.
• Place safety signs and cones when working on electrical panels or wiring.

Steps for Basic Electrical Troubleshooting

1. Talk to Tenants about the Issues They Are Experiencing

• Gather details from tenants on the exact type of problem, affected equipment/area, and when it started occurring.

• Ask follow up questions to understand the problem fully. Details like flickering patterns, timing, associated sounds/smell can help narrow down the cause.

2. Reproduce the Electrical Problem If Possible

• Go to the location where the problem was reported and try to recreate it.

• If it is intermittent, spend more time observing or testing appliances/equipment in the area during both normal operation and when the problem occurs.

3. Inspect Visible Electrical Components in the Problem Area

• Look for any loose, vibrating or hot connections on outlets, switches and junction boxes that point to loose wiring.

• Check for burn/scorch marks that indicate arcing and overheating.

• Examine wires for cracked insulation and exposed copper.

4. Consider Likely Causes Based on the Type of Problem

• Use your observations and tenants' descriptions to hypothesize what the cause could be.

• For example, buzzing equipment could point to loose terminations, overloaded circuits could cause tripping breakers, etc.

5. Test and Measure Circuit Parameters

• Use a multimeter to measure voltage and current on circuits and test outlets.

• An outlet tester can check for wiring faults.

• A non-contact voltage tester can identify live wires.

• Compare measured values to normal readings to identify abnormalities.

6. Turn Off Power and Inspect Components in Detail

• After testing, turn off the main breaker/switch and lock out power.

• Take apart outlets, switches and fixtures to closely inspect wires, clamps, screws, connectors, terminals etc.

• Check for any damaged, corroded, oxidized, loose or disconnected parts.

7. Repair or Replace Defective Parts as Needed

• Based on your inspections, repair or replace any damaged wires, loose connections, cracked insulation, defective outlets/switches, faulty bulbs etc.

• Use the manufacturer recommended parts, connectors, duct tape, electrical tape and wire gauges.

8. Restore Power, Re-Test and Confirm Proper Operation

• After repairs, turn power back on, re-test the circuit with multimeter and outlet tester, and operate equipment to confirm issue is resolved.

• If problem persists, re-inspect connections and wiring more closely.

9. Implement Longer Term Solutions

• For recurring issues like tripped breakers or buzzing fixtures, consider long term solutions like installing new circuits, higher capacity wiring, surge protectors, etc.

• Hire a licensed electrician if the issue is beyond your skill level to fix.

10. Document Details of Repair Work Done

• Keep log notes on the issue, troubleshooting process, and repairs done for future reference.

• Inform tenants about repair work done and follow up later to confirm issue was resolved fully.

Key Tools Needed

• Multimeter - Measures voltage, current, continuity to diagnose problems.

• Outlet tester - Checks for wiring faults like loose connections, reversed polarity.

• Non-contact voltage tester - Detects live voltage in cables so you don't touch bare wires.

• PPE equipment - Insulated gloves, boots, eye protection when working on electrical equipment.

• Wiring diagram - Helps tracing circuits and identifying components.

When to Call an Electrician

While basic troubleshooting and minor repairs can be done by building owners, it is best to call a licensed electrician for:

• Major electrical rewiring or upgrades

• Work on high voltage lines and main service panels

• Diagnosing complex intermittent problems

• Repairing appliances like ACs, motors, generators etc.

• Installations, repairs in hazardous/wet areas

• Any work beyond your skill/comfort level

Conclusion

Learning electrical troubleshooting techniques tailored to commercial buildings allows you to resolve common problems on your own quickly. Always exercise caution when working with electrical systems. While you can handle minor issues, more complex repairs should be left to licensed electricians. Keep the tenants informed and provide permanent solutions like upgrades to prevent recurring issues in the long run.