heaters, many factors need to be considered. Some potential complications include:
1. DETERMINING RESPONSIBILITY:
The division of responsibility within an association’s CC&Rs needs to be carefully evaluated to determine who is responsible and how the cost for such improvements should be distributed. Always consult with your association attorney early in the process. Cities and insurance companies may require associations to make new installations from the utility meters up to and including the new breaker panel to ensure building code compliance and inspection meet requirements.
2. UPGRADING THE ELECTRICAL INFRASTRUCTURE: 5.
If the existing infrastructure in the building is not sufficient to support additional electrical demand, wiring and electrical panels may need to be upgraded. Similarly, if the electrical supply to the building from the utility is insufficient, several factors may come into play. If the existing transformer is at its maximum capacity, the utility company may need to install a new transformer to increase the electrical supply to the building. If the building has multiple tenants or uses, the utility company may be able to install an additional service to provide expanded electrical supply. This can involve installing a new meter socket and service entrance cable and may require additional utility infrastructure such as transformers or distribution lines.
3. SPACE LIMITATIONS: 6. DISRUPTION TO RESIDENTS:
Depending on the layout and design of the building, there may be limited space available for new electrical equipment or wiring. This could require creative solutions to find space or even renovations to accommodate new equipment. The existing routing of wiring within each unit would dictate how intrusive the process could be for each rewiring.
For example, townhouses within planned developments
typically have utility closets at the end of the building where power enters the building. Rewiring could be done via the building utility chase that commonly runs through garages and then connects into electrical panels in the garage or elsewhere within the unit. Getting new power from the panel to a kitchen or laundry area may be the greatest challenge since wiring replacement could involve accessing walls behind cabinets, countertops, backsplashes, etc. However, a townhouse owner may have more latitude to make these changes within their unit once the power supply is confirmed to be adequate.
Condominium buildings pose a separate challenge due to the ownership structure and physical characteristics of the property. Approved renovations for unit owners are typically limited to the interior of the unit, with restrictions on major alterations that could impact the building’s structural integrity or systems. For example, condo owners may not be able to move load-bearing walls or make significant changes to plumbing or electrical
Any construction or renovation work to add electrical supply can cause disruption to residents, which could lead to complaints or even legal action. Association boards of directors and managers may need to plan carefully to minimize disruption and ensure that residents are informed and accommodated during the process. Make sure to create a fully detailed, step- by-step plan outlining the work to be done before work starts. A schedule should accompany this plan to outline the activities to be performed in each location and how long the work will take. Any utility service disruptions should be clearly outlined in this schedule. A plan for safely executing this work is critical to ensure workers and residents follow electrical safety protocols to avoid electrocution and prevent fire hazards so everyone goes home safely at the end of the day.
If there’s one thing we’re all accustomed to in the community association industry, it’s change. California continues to pave the way for the rest of the country, specifically with initiatives dealing with environmental protection. Although the ramifications of this specific reduction of natural gas usage may not be completely understood, we can help our communities to be prepared by staying updated on local regulations, environmental trends, and emerging technologies that may impact our communities. By educating themselves about these factors, boards of directors can more effectively plan for the future.
www.caioc.org 33 COST:
Adding electrical supply to a building can be expensive, especially if significant upgrades or renovations are needed. Building owners or managers may need to consider the cost- benefit analysis of adding electrical supply, particularly if there are a limited number of tenants who would benefit from the added supply. The sooner you start planning, the better. Add this to board meeting agendas now to schedule an initial consultation with an experienced contractor and electrical engineer to avoid surprises later. Once you have a good understanding of the ramifications, make sure your reserve study is updated to reflect the timing and cost of these new requirements.
systems without review and approval from the association. This limits a homeowner’s options for controlling the cost of renovations. Larger condominiums typically have a more robust power distribution systems which can complicate large-scale modifications to unit-specific services.
4. REGULATORY COMPLIANCE:
Adding electrical supply to a multifamily building will require compliance with local building codes and regulations. This will involve running calculations and creating an electrical design, submitting plans for municipal approval, obtaining permits, and following specific guidelines for the installation of electrical equipment.
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