How to Troubleshoot Unusual Electrical Issues in Older Commercial Buildings

Diagnosing and resolving unusual electrical issues in older commercial buildings can be challenging. As electrical systems age and building uses change over time, problems can arise that may not follow textbook explanations. Successfully troubleshooting these types of issues requires patience, critical thinking, and a willingness to consider all possibilities. Here is an in-depth guide on how to approach and resolve the trickiest electrical problems in vintage commercial spaces.

Gather Background Information

When an unusual electrical issue crops up, your first step should be gathering as much relevant background information as possible. This can help you narrow down potential causes and identify where to focus your investigation. Useful information to compile includes:

• Building age and history. How old is the building? What was its original purpose and has it been renovated or repurposed since? Older systems may use outdated wiring that could contribute to problems.

• Electrical system age and type. When was the electrical system last upgraded? Is it still the original system? Understanding the age and capabilities of the equipment can reveal limitations.

• Recent changes. Have any changes or new loads been added recently, like new HVAC equipment or appliances? New introductions can overload older systems.

• Previous electrical issues. Have there been other electrical problems, even minor ones? Recurring issues may indicate underlying causes.

• Current electrical use. What equipment currently draws power? Heavy-load equipment like HVAC can strain electrical supplies.

• Architectural plans. Review any available architectural drawings to see wiring routes and electrical layouts.

Thoroughly Investigate On-Site Conditions

After compiling relevant background, your next step is to thoroughly investigate on-site conditions. Look at all electrical infrastructure in the area of reported issues, observe behaviors, and test components. Useful diagnostics include:

• Visually inspect. Check for damage, corrosion, discoloration or mods to electrical boxes, conduit, wiring, and connected equipment. Improper modifications are common in older buildings.

• Assess voltages and loads. Use a voltmeter to check incoming voltage. Confirm it matches equipment nameplate specs. Then use an ammeter to assess draw of connected loads. Overloads can cause failures.

• Evaluate grounding and bonding. Use a multimeter to ensure adequate grounding and bonding. Inadequate ground paths are problematic in vintage systems.

• Consider power quality. Use a power quality meter to assess voltage stability. Dips, spikes and noise can disrupt sensitive equipment.

• Document anomalies. Record any observed odd behaviors, like flickering lights, dimming bulbs, or tripped breakers. Capture video evidence if possible.

• Correlate issues. Note any patterns between documented anomalies, equipment operations, and time of day. These clues can indicate causes.

Consider Conditions That May Contribute to Electrical Problems

Equipped with thorough background information and on-site observations, you can now start considering which factors may be contributing to the unusual electrical issues plaguing the building. Contemplate these potential conditions:

• Overloaded circuits. Outdated wiring may be inadequate for added loads from new equipment and appliances. This can lead to tripped breakers, burns marks, and melted insulation.

• Faulty breakers. Aging circuit breakers may fail to trip properly when overloaded, resulting in further equipment damage.

• Deteriorated wiring. Brittle, cracked insulation from age and heat exposure allows wires to arc and short.

• Corroded connections. Oxidized contacts in electrical boxes and at breakers increase resistance. This lowers voltage reaching equipment.

• Single-phasing. On 3-phase systems, loss of a phase leg can cause negative effects like motors overheating.

• Unbalanced loads. 3-phase power problems can occur if loads are unevenly distributed across phases.

• Voltage fluctuations. Dips and spikes from heavy motor startup currents or issues with power company lines.

• Ground faults. Damage to wire insulation can enable stray current flows to ground.

• Equipment failure. Malfunctioning appliances, HVAC and other equipment can draw excess current.

Use Metering and Testing Instruments for Further Diagnosis

For deeper diagnosis, specialized metering and testing instruments are invaluable for pinpointing culprit issues. Use these advanced tools for detailed electrical assessments:

• Clamp meter. Clamps around wires to measure current without breaking connections. Ideal for identifying overloaded circuits.

• Megohmmeter. Applied to wiring and insulation to quantify deterioration by resistance measured.

• Circuit tracer. Injects a tracing signal on wires to locate specific circuits amongst many. Helpful for tracing errant voltage.

• Portable appliance tester. Plugs into outlets and small devices to evaluate wiring faults affecting them. Determines if issues originate within equipment.

• Voltage event recorder. Connected to circuits long-term to log any anomalies over time. Captures hard-to-witness intermittent events.

• Thermal imager. Scans electrical components using infrared heat signatures to identify hot spots and trouble areas.

Be Methodical When Multiple Issues Are Occurring

It is not uncommon in older buildings for multiple electrical gremlins to occur simultaneously across different equipment and circuits. This can make issues seem randomly intermittent. In these scenarios, be methodical by troubleshooting one problem at a time to avoid becoming overwhelmed. Prioritize safety-critical failures first.

Consider Rewiring or Electrical Panel Upgrade

For problematic electrical systems plagued by frequent issues, the best solution may ultimately be a complete rewiring or upgrade of the electrical panel and circuit breakers. While disruptive and costly in the short-term, replacement with modern wiring and integrated safety features can resolve chronic electrical headaches. Discuss options with ownership based on the age of existing systems and frequency of recently documented problems.

In summary, unusual electrical issues in aging commercial buildings can certainly present diagnostic challenges. But with smart gathering of background data, thorough on-site testing, use of advanced metering tools, and methodical problem-by-problem troubleshooting, even the trickiest electrical gremlins plaguing a vintage building can be effectively solved.