As the owner or manager of an older commercial building, I inevitably have to deal with electrical issues from time to time. While newer buildings often have fewer problems, older electrical systems can begin to act up and cause weird electrical problems that can be frustrating to diagnose and repair. However, with some diligent troubleshooting and electrical know-how, I can usually get to the bottom of most electrical gremlins.
Common Electrical Issues in Older Commercial Buildings
Some of the most common electrical problems I see in my older commercial building include:
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Lighting Problems - Flickering lights, lights dimming or brightening randomly, lights burning out prematurely, and lights buzzing or humming are all common lighting issues in older buildings. These problems are often traced back to old wiring that is failing or faulty light fixtures.
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Power Fluctuations - Having lights or outlets that sporadically lose power or turn off completely can indicate problems with the electrical panel, wiring, or circuit breakers. Power fluctuations can damage equipment and disrupt business operations.
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Faulty Wiring - When an electrical system is old, the wiring insulation can become brittle and crack. This exposes the live wires and creates major fire and electrocution risks. Faulty wiring must be addressed immediately.
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Ground Faults - Ground faults occur when electricity escapes the normal path and flows into the grounding system. This can result in circuit breakers tripping for no apparent reason.
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Electrical Panels Issues - Older electrical panels often can't handle the power needs of modern business equipment. Signs of an overloaded panel include frequent tripped breakers, overheated components, and lights dimming when large appliances turn on.
Step-By-Step Troubleshooting Process
When odd electrical problems pop up in my building, I take a systematic approach to troubleshooting and repair:
1. Talk to Tenants about Any Issues
I start by talking to tenants about any electrical problems they've noticed. Getting information from the people who are in the building every day is invaluable. I ask about things like:
- Which lights or outlets are malfunctioning
- When the issues occur
- What makes the problem better or worse
2. Thoroughly Inspect the Electrical System
Next, I do a thorough inspection of the electrical system, looking for any obvious issues. This includes:
- Checking wiring for damage or burn marks
- Removing switch/outlet covers to check for discoloration
- Checking the electrical panel for damage, dirt/dust buildup, overheating signs, and labeling errors
- Checking light fixtures for worn or defective parts
I also use tools like a voltage tester to check for wiring problems.
3. Troubleshoot Circuit by Circuit
If I haven't found the culprit yet, I start systematically testing each circuit in the electrical panel. I'll turn off each circuit and see if the problem goes away. This helps isolate the malfunctioning circuit.
4. Replace any Damaged Outlets, Wires, or Breakers
If I've found any damaged electrical components, I replace them. Critical repairs include:
- Swapping out broken breakers
- Replacing cracked/melted outlets
- Rewiring any hazardous wiring
This often resolves any electrical gremlins.
5. Call an Electrician for Complex Issues
For any complex or challenging electrical problems, calling a licensed electrician is wise. They have specialized tools and expertise for dealing with complex wiring faults. I lean on their experience when needed.
Preventative Maintenance Is Crucial
To minimize electrical issues in my older building, I make sure to perform preventative maintenance regularly including:
- Annual electrical inspections to spot any problems
- Replacing old outlets/light fixtures before they fail
- Cleaning dust out of electrical panel to prevent overheating
- Having an electrician upgrade panel if it's outdated and overloaded
Proactive maintenance helps avoid major electrical headaches down the road.
By understanding common electrical problems, methodically troubleshooting issues, and performing preventative maintenance, I'm able to keep my older commercial building's electrical system running smoothly. While the occasional issue still pops up now and then, I'm able to quickly diagnose and repair it. With diligence and electrical vigilance, I can keep my tenants happy and avoid disruptions to my business.