Remodeling & New Construction Electrical in Seattle
General contractors in Seattle keep our number because we hit rough-in inspection on the first call. Konsker Electric has wired more than 400 residential remodels and ground-up builds across King County, and our crews know exactly what Seattle DCI and King County DLS inspectors flag — incorrect AFCI placement on bedroom branch circuits, missing tamper-resistant receptacles in dwelling rooms, undersized neutrals on multiwire circuits, and improper bonding on metal water lines retrofitted with PEX sections.
Get A Free Quote(206) 260-1981The Seattle Permit Process — and Why It Matters
Every electrical project beyond like-for-like device replacement requires a permit from Seattle DCI (inside city limits) or Washington State L&I (most of King County outside Seattle). We file the permit in the homeowner's or GC's name as required, schedule the rough-in inspection before drywall, and return for the final inspection after devices are trimmed out. Skipping permits is the single biggest cause of failed real estate transactions in Seattle — the King County Recorder's office now flags unpermitted work during title searches, and you cannot legally sell a house with open or missing electrical permits.
Rough-In vs. Finish Phases
Rough-in is everything that gets covered by drywall: boxes set to depth, home runs to the panel, NM-B or MC cable secured per NEC 334.30 (within 12 inches of every box, every 4.5 feet thereafter), nail plates on any cable within 1.25 inches of the stud face, and grounding pigtails left long in every box. The rough-in inspection happens before insulation. Finish phase is devices, fixtures, panel trim, and the final megger and continuity tests. We do both phases with the same crew so nothing is lost in handoff between trades.
Load Calculations and AFCI/GFCI Requirements
Under the 2023 NEC adopted by Washington State, every 120-volt branch circuit serving a dwelling unit kitchen, family room, dining room, living room, parlor, library, den, sunroom, recreation room, closet, hallway, or similar room or area requires AFCI protection. GFCI is now required on all 125-volt and 250-volt receptacles in kitchens, bathrooms, garages, outdoors, basements, laundry areas, and within 6 feet of any sink. We calculate the load on every new or modified panel using the standard method in NEC 220.42 and add a 25% buffer for future EV chargers and heat pumps — both of which most Seattle remodels are now planning for, even if not installed at first occupancy.
Common Mistakes Contractors Bring Us in to Fix
We get called as the corrective electrician on roughly one job a month where another trade or a homeowner did the rough-in. The recurring failures are: kitchen island receptacles wired without GFCI, recessed cans installed in a vaulted ceiling without IC-rated housings (a fire risk and code violation under NEC 410.116), basement bedroom egress windows without an AFCI-protected outlet within 6 feet, and bonding jumpers omitted at the gas line where required by NEC 250.104. Catching these at rough-in costs hundreds; catching them at final inspection costs thousands plus a delayed CO.
Frequently Asked Questions
Do I need a separate electrical permit if my GC already pulled a building permit?
Yes. In Seattle and across Washington State, the electrical permit is always separate and must be pulled by a licensed electrical contractor — not the GC, not the homeowner. The combined building permit covers framing, mechanical, and plumbing under DCI, but electrical is regulated under WAC 296-46B and administered separately. We pull the electrical permit, schedule both inspections, and coordinate the timing with your GC so drywall does not go up before rough-in passes.
How long does electrical rough-in take on a typical kitchen remodel?
A standard Seattle kitchen remodel — about 200 square feet with an island, range hood, dishwasher, disposal, microwave, refrigerator circuit, and 8–12 recessed lights — takes our crew 2 to 3 working days for rough-in. That assumes framing is complete, the panel has capacity (we will know from the load calc), and access to the panel is open. Inspection scheduling through Seattle DCI is typically 2–4 business days out, so plan for a one-week window from rough-in start to inspection pass.
Can I add an ADU without upgrading my main electrical panel?
Sometimes. A detached ADU or basement DADU in Seattle requires its own subpanel and a calculated load — usually 60 to 100 amps. If your existing service is 200 amps and your main residence's calculated load leaves 80+ amps of headroom, you can feed the ADU off the existing service. Older homes on 100-amp or 125-amp service almost always require an upgrade to 200 or 320 amps, which means a Seattle City Light service application and 6–10 week lead time. We run the load calc as the first step of any ADU project.
What's the difference between an AFCI and a GFCI breaker — and do I need both?
AFCI (Arc-Fault Circuit Interrupter) detects the chaotic current signature of an electrical arc, which prevents fires from damaged cords or loose connections. GFCI (Ground-Fault Circuit Interrupter) detects current leaking to ground, which prevents shock. The 2023 NEC requires AFCI on nearly every 120V dwelling circuit and GFCI in any wet or potentially wet location. In a modern Seattle kitchen we install dual-function AFCI/GFCI breakers on small-appliance branch circuits — one device, both protections, one slot in the panel.
Will I have power during the remodel?
For most remodels, yes — we work circuit by circuit and only de-energize the area being worked on. Whole-house outages are scheduled in advance and typically last 2–4 hours, usually for the panel swap day. If the project includes a full service upgrade and the new meter base needs Seattle City Light involvement, there is one planned outage, scheduled with 48 hours' notice. We never leave a home without functioning refrigeration, heating in winter, or at least one working bathroom outlet overnight.
Get a Remodel Electrical Quote
Contact Konsker Electric today.
Get A QuoteCall (206) 260-1981