New Construction & Tenant Finish Electrical in Seattle
On a commercial new-build or tenant improvement, the electrical contractor either keeps the GC's schedule or breaks it. Konsker Electric has been pulling commercial rough-in and finish for Seattle general contractors since 1923 — long enough that we know exactly when the framing inspection will release us, when the drywall hangers actually show up versus when they were promised, and how to phase our crew so we are never the trade holding up the next inspection. We provide written look-ahead schedules every Friday for the upcoming two weeks and we hit them.
Get A Free Quote(206) 260-1981Working With General Contractors and Project Schedules
On a typical 15,000 sq ft Seattle TI we mobilize during demo to verify existing conditions, return for underground rough during slab work if applicable, then phase the wall rough-in to chase the framing inspection by no more than three days. We coordinate directly with the mechanical sub on chase locations, with the fire protection sub on sprinkler clearances around panels and conduit runs (NEC 110.26 working space is non-negotiable and we will not allow it to be encroached), and with the low-voltage sub on backbox provisions. Friday look-ahead schedules go to the GC superintendent every week with crew counts, expected inspections, and any anticipated coordination needs.
Load Calculations by Tenant Type
Restaurants, offices, and retail are not interchangeable. A typical 3,000 sq ft full-service restaurant pulls 200–400A at 208V three-phase once you account for a Type I hood with makeup air, walk-in refrigeration compressors, dish machine booster heater, and induction or convection cooking. A 3,000 sq ft Class A office in the same shell pulls 80–125A. A 3,000 sq ft retail tenant with display lighting and back-of-house computing typically pulls 100–175A. We perform a NEC Article 220 load calculation for every TI based on the actual tenant equipment list — not a square-foot rule of thumb — and we size feeders, panels, and the service contribution to the building's main accordingly. Undersizing during TI is the single most expensive mistake we see other contractors make.
Seattle and King County Commercial Permit Process
Inside Seattle city limits, commercial electrical permits go through Seattle DCI and require stamped electrical drawings (PE seal) for any project over the SDCI threshold for routine review — practically, anything beyond a single tenant lighting and receptacle TI. Inspections are scheduled through DCI's online system and inspectors typically respond within one business day. In King County (Bellevue, Kirkland, Redmond, Renton, Bothell, Shoreline) the permit goes through the city's building department, generally Washington State L&I for the electrical portion, and an L&I electrical inspector responds within 48 hours of inspection request. We maintain working relationships with inspectors in every Eastside jurisdiction and we know the local interpretations — for example, Bellevue's strict enforcement of NEC 110.16 arc-flash labeling on every piece of equipment, even small panelboards.
AFCI and GFCI in Commercial Tenant Spaces
AFCI protection in commercial space is more nuanced than residential. NEC 210.12(B) requires AFCI on dwelling-unit branch circuits, but the 2020 NEC also extended GFCI requirements significantly into commercial space: all 125V single-phase 15A and 20A receptacles in commercial kitchens (210.8(B)(2)), within 6 feet of any sink in any commercial space (210.8(B)(5)), in indoor commercial damp/wet locations (210.8(B)(8)), and in unfinished basements and crawl spaces of commercial buildings. Many TI designs we receive show only the old GFCI requirements; we flag those during shop-drawing review and add the required protection rather than waiting for the inspector to red-tag at final.
Close-Out Documentation
Final close-out includes a signed Washington State L&I or Seattle DCI inspection certificate, as-built electrical drawings showing any field changes, panel directories typed and laminated (not handwritten), arc-flash labels per NEC 110.16 and NFPA 70E with calculated incident energy values, manufacturer cut sheets and warranty documentation for all major equipment, infrared baseline scan results for the new switchgear, and a written one-year electrical warranty from Konsker Electric. Building inspectors do not release a certificate of occupancy without complete close-out — we deliver it at substantial completion, not weeks later.
Frequently Asked Questions
Can you bid design-build or do you only work from completed engineering drawings?
Both. On design-build TI projects under approximately 10,000 sq ft we frequently provide the electrical design in-house through our partner PE, which compresses the schedule and removes a coordination layer for the GC. On larger or more complex projects (medical, food service with multiple hood systems, mission-critical computing) we strongly recommend independent MEP engineering and we bid hard from those drawings. Either way, we provide a fixed lump-sum price with a clearly defined scope and schedule of values.
How do you handle change orders mid-project?
Every change order is documented in writing with a scope description, labor and material cost breakdown, and schedule impact statement before any work proceeds. We use a standard AIA G701 form or the GC's preferred CO format. T&M change orders are tracked daily with signed field tickets. We will not perform changed work and bill later — that is how disputes happen and we have built our reputation on not being that contractor. If a field condition is discovered that requires immediate action to keep the schedule moving, our PM will call your superintendent and get verbal authorization, then follow up with written documentation the same day.
What is your bonding capacity and insurance coverage?
Konsker Electric carries a single-project bonding capacity sufficient for typical Seattle commercial TI and mid-rise new construction work. Our general liability coverage is $2 million per occurrence with $4 million aggregate, and we carry $5 million umbrella coverage above that. Workers' compensation is fully Washington L&I-rated with no open claims affecting our experience modifier. Certificates of insurance naming the GC and owner as additional insureds are provided within 24 hours of contract award. For projects exceeding our standard bonding, we coordinate with our surety in advance.
Can you handle the low-voltage and fire alarm scope as well?
We perform the line-voltage and feeder work for low-voltage systems (data, AV, security) and we install the rough-in conduit and back boxes per the LV designer's drawings. We typically partner with specialized low-voltage and fire alarm contractors for the head-end equipment, terminations, and certifications, since fire alarm work in particular requires NICET-certified technicians and a separate FA permit. We can recommend trusted Seattle-area LV and FA partners who routinely work alongside our crews, or we can bid as a sub to your preferred provider.
How far in advance do you need to be brought onto a project?
Ideally during design development so we can flag constructability issues, panel placement conflicts, and service-size constraints before the drawings are issued for permit. Practically, we can mobilize on a TI within 2–3 weeks of contract award if the permit is in hand. For new ground-up construction we like 60 days of lead time to complete shop drawings, submittals, and major equipment ordering — switchgear lead times from Square D, Eaton, and Siemens currently run 16–28 weeks on commercial-class equipment, so the earlier the project starts the equipment ordering, the better the schedule outcome.
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Contact Konsker Electric today.
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