Commercial Tenant Improvement Electrical in San Francisco: A GC's Guide

What Is a Tenant Improvement (TI) Electrical Project?

A tenant improvement is the buildout of a commercial space for a new tenant. In San Francisco, this is most common in office buildings, retail spaces, and restaurants. The electrical scope typically includes:

• Lighting design and installation (LED fixtures, architectural lighting, emergency egress lighting)
• Power for equipment (POS systems, kitchen equipment, server racks, HVAC)
• Low-voltage and data rough-in (network drops, phone, security, AV)
• Panel and circuit additions (new circuits for tenant-specific loads)
• Code compliance upgrades (ADA-compliant lighting, emergency lighting, exit signs)

San Francisco Permit and Inspection Process

San Francisco has a specific process for TI electrical work:

1. Permit application. An electrical permit is filed with SF DBI (Department of Building Inspection). For TI work, the permit is usually filed as part of the overall building permit.
2. Plan review. For larger TI projects, electrical plans may need to be reviewed by DBI. Smaller projects may be over-the-counter.
3. Rough-in inspection. After wiring is installed but before walls are closed, the city inspects the rough-in.
4. Final inspection. After all devices, fixtures, and panels are installed, the city performs a final inspection and signs off.

San Francisco inspection scheduling can take 1 to 3 days, so plan your schedule accordingly. We coordinate directly with your super to make sure inspections are scheduled as soon as rough-in is complete.

Common TI Electrical Scope Items

Here is what we typically handle on a San Francisco TI project:

• Lighting layout and installation per the lighting design (often provided by a lighting designer or architect)
• Receptacles and power for workstations, break rooms, and equipment
• Dedicated circuits for kitchen equipment, server rooms, or specialized loads
• Emergency lighting and exit signs (required by code for all commercial spaces)
• Low-voltage rough-in for data, phone, and security (often coordinated with the low-voltage contractor)
• Panel upgrades or additions if the tenant's load exceeds the existing service
• Title 24 compliance (California energy code for lighting controls and efficiency)

Title 24 Lighting Controls

San Francisco TI projects must comply with California Title 24, which requires:

• Occupancy sensors in offices, conference rooms, and restrooms
• Daylight harvesting in spaces with windows (dimming based on natural light)
• Manual-on / auto-off controls in most spaces
• Multi-level lighting (fixtures must be able to dim or step down)

We are familiar with Title 24 requirements and make sure your lighting controls are code-compliant before inspection.

Keeping TI Projects on Schedule

TI projects in San Francisco run on tight timelines. Here is how we keep your project moving:

• We show up when we say we will. No chasing us down for updates.
• We coordinate with your other subs. Framing, drywall, HVAC, and low-voltage all need to work around our rough-in schedule.
• We schedule inspections early. SF DBI inspection lead times can be 1 to 3 days, so we schedule as soon as rough-in is complete.
• We flag issues early. If we see a design conflict or a code issue, we tell your super immediately, not at final inspection.
• We handle the permit. We pull the electrical permit and manage the inspection process.

What Does TI Electrical Cost in San Francisco?

TI electrical costs vary widely based on scope, but typical ranges are:

• Small office TI (1,000 to 3,000 sq ft): $15,000 to $40,000
• Medium office TI (3,000 to 10,000 sq ft): $40,000 to $120,000
• Restaurant TI: $30,000 to $100,000+ (kitchen equipment drives cost)
• Retail TI: $10,000 to $50,000

These are rough ranges. We provide itemized bids within 48 hours of receiving your plans.

Working With Russell Electric on Your TI

We work with GCs on TI projects across San Francisco. Here is what you can expect:

• 48-hour bid turnaround on your plans
• Itemized bids (no lump sum surprises at change order time)
• One point of contact throughout the job
• Permit and inspection management
• Title 24 compliance built into our scope

Email your plans to mason@russellelectricbayarea.com or submit a bid request and we will have a detailed bid back to you within 48 hours.

Russell Electric is a licensed C-10 electrical contractor (CA License #1106773) serving San Francisco and the Bay Area. We specialize in commercial tenant improvements, new construction, and service upgrades. Call (510) 303-2473.