existing issues unrelated to the new panel, reducing disputes and unnecessary callbacks. It also creates a permanent record that can be referenced for future maintenance, insurance inquiries, or property transfers.
This made the installation team all the more confident when they started closing permits through the city inspection process. Working in a city where scheduling can be done online made this easy.
For some jurisdictions, inspections may go beyond looking at the panel itself requiring access to portions of individual units to verify proper grounding and bonding of the panel. In our project, several grounding and bonding connections were located in the garage areas, which necessitated additional coordination with homeowners during inspections to gain access for inspectors.
Why HOAs Should Not Self-Manage These Projects
This type of electrical service/panel replacement is not a typical maintenance project, and it is not something most boards or community managers are equipped to design or manage internally. The complexity, regulatory oversight, and coordination required at this scale make partnering with a qualified and experienced electrical contractor essential.
Projects involving dozens—or hundreds—of panels require far more than basic electrical knowledge. They demand a contractor who understands how current electrical codes apply to older buildings, how to work within occupied multifamily environments,
Final Takeaways for Boards and Community Managers
Electrical panel replacement has become a necessary part of risk management for HOA communities. While the process may seem overwhelming at first, a systematic and well-coordinated approach makes it manageable and repeatable. Addressing replacement of outdated electrical panels is no longer optional. These projects, if done correctly, can protect your community, preserve insurability and home values, and prevent far more costly expenses in the future.
and how to coordinate seamlessly with utility companies, cities, inspectors, and property management teams. Boards preparing to contract with electricians for a major project such as this one should be asking hard questions of the companies making offers about not only licensing but actual experience with this specific type of project. Boards and management should check references before signing a contract like this type.
An experienced contractor will anticipate common issues— such as grounding and bonding discrepancies, or utility service limitations—before they become costly delays. And from a liability perspective, relying on qualified professionals helps protect the association. Mistakes in electrical work can lead to failed inspections, prolonged power outages, insurance complications, or, in the worst cases, fire risk. A trusted contractor ensures the work is performed correctly, documented properly, and defensible in the event of future questions from homeowners or insurers.
1 2
With faulty electrical panels, sooner or later the panels must be changed.
The magnitude of the project can be much broader than just the panels.
• In a midrise HOA in Newport Beach the panels were only 20% of the project. From switchgear to panels, impacted common area electrical room equipment, buss ducts, sub panels etc. Unit panels were $680,000 of base bids.
the $3.9 million
3
A competitive bid process using a standardized technical scope of work and bid form ensures apples to apples bid results.
4
A qualified construction management resource can be a valuable
resource
to the association and take project management pressure off the community manager.
www.caioc.org
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