ASL
A new lease often means a new layout: walls moved, offices and conference rooms added, a break room or kitchen built, new lighting and power for workstations and equipment. Tenant improvement (TI) electrical work turns a shell or an outdated suite into a space that works for your business, on schedule and to code. ASL Electric provides TI electrical for offices, retail, restaurants, medical suites and light industrial spaces across Orange County.
We work with general contractors, landlords, property managers, architects and business owners. We review the drawings, coordinate with the other trades, pull the electrical permits and handle the inspections, including California's Title 24 lighting control requirements, so the space is ready for move-in on the date you planned.
Tenant improvement electrical services
⚡Power layouts and circuits
Outlets for workstations, conference rooms and equipment, dedicated circuits for copiers, servers and kitchen appliances, and floor boxes where needed.
⚡Lighting and controls
LED lighting with the occupancy sensing, multilevel dimming, daylight and automatic shutoff controls Title 24 requires.
⚡Panels and distribution
New panels, subpanels and circuit capacity for the space, coordinated with the building's service.
⚡Exit and emergency lighting
Exit signs and emergency lighting laid out for the new floor plan and tested on battery.
⚡Restaurant and break room power
Circuits for commercial kitchen equipment, refrigeration and break room appliances.
⚡Demolition and make-safe
Safely removing and making safe old wiring during demolition so the new layout starts clean.
When you need TI electrical
Plan TI electrical work when:
- You are moving into a new suite or building
- Walls, offices or conference rooms are being added or removed
- You are adding a break room, kitchen or restaurant equipment
- Workstation power or data needs are changing
- Lighting is outdated or does not meet Title 24
- Exit and emergency lighting must change with the layout
- A landlord is preparing a vacant suite for a new tenant
- A building inspection requires electrical corrections
Why the electrical contractor matters on a TI
Tenant improvements run on tight schedules tied to lease dates. Electrical work touches nearly every other trade, and lighting controls, exit lighting and panel capacity are all checked by inspectors. A contractor who reads the drawings carefully, coordinates with the team and knows the Title 24 requirements keeps the project on schedule and avoids failed inspections that delay move-in.
How we deliver TI electrical
Drawing review and pricing
We review the electrical drawings or help develop the layout, confirm panel capacity and provide a clear, itemized price.
Coordination and scheduling
We coordinate with the general contractor, landlord and other trades, and schedule around building rules and other tenants.
Installation to code
We install power, lighting, controls, exit and emergency lighting to the California Electrical and Energy Codes.
Inspections and turnover
We pass the inspections, including lighting control acceptance requirements, and test and label everything for turnover.
TI project types
Office build-outs
Offices, conference rooms, open workspaces and break rooms.
Retail suites
Display lighting, point-of-sale power and storefront lighting.
Restaurants and food service
Kitchen equipment circuits, refrigeration, dining and exterior lighting.
Medical and professional suites
Exam rooms, equipment circuits and careful lighting layouts.
Title 24 lighting controls in commercial spaces
California's Energy Code requires lighting controls in commercial spaces: manual on and off controls for each area, multilevel lighting so light can be reduced, automatic shutoff when spaces are unoccupied or after hours, and daylight-responsive controls near windows and skylights, among others. Some offices also require controlled receptacles that turn off when the space is unoccupied.
Many TI projects trigger these requirements, and lighting controls often require acceptance testing before the final inspection. We design and install to these rules so the space passes the first time.
Working in occupied buildings
TI work often happens in buildings with other tenants who need to keep working. We coordinate shutoffs with property management, schedule noisy or disruptive work around building rules, keep corridors and common areas clean, and protect existing finishes.
Clear communication with the landlord, property manager and general contractor keeps the project moving and keeps neighbors happy.
Planning power and data for an office
Workstation layouts drive the power plan: how many outlets per desk, whether furniture systems need power feeds, where floor boxes are needed in open areas and conference rooms, and where copiers, servers and kitchen appliances need dedicated circuits. Data and low-voltage cabling should be coordinated at the same time so pathways and boxes line up.
We review furniture plans and equipment lists with you or your designer, confirm panel capacity for the new load, and lay out circuits so the space works on day one and has room to grow.
Lighting and energy code in tenant improvements
Commercial lighting in a TI must meet California's Title 24 energy code, which commonly includes lighting power limits, occupancy or vacancy sensors, daylight controls near windows and skylights, and automatic shutoff. These requirements affect fixture selection and control wiring, and they are checked during plan review and inspection.
We select fixtures and controls that meet the code without sacrificing the look of the space, and we coordinate any required documentation with your designer or engineer. Planning controls early avoids last-minute changes that can delay final inspection and move-in.
What affects the cost of TI electrical
TI electrical is priced from the drawings and scope: square footage, the number of circuits, outlets and fixtures, lighting control requirements, panel and distribution changes, specialty equipment, demolition, after-hours work requirements, and permit and inspection needs. We provide an itemized estimate.
How it works with ASL Electric
We review the drawings, confirm capacity and provide an itemized price.
We plan the work with your GC, landlord and the other trades.
We install to code, pass inspections and hand over a tested, labeled space.
Tenant Improvement Electrical across Orange County
Orange County's business districts are full of TI work: offices and medical suites in Irvine's business areas around the Spectrum and the Irvine Business Complex, light industrial and flex spaces in Lake Forest, retail and restaurants in Costa Mesa near South Coast Plaza, and business parks in Tustin and Aliso Viejo.
We work with general contractors and property managers across the county, and our shop in Lake Forest keeps us close to many of these districts. Whether your project is a single suite or a full floor, we deliver the electrical on schedule and to code.