Chapter 4
⚡ It Wasn’t a Big Problem — Until It Was
The tenant never called in a panic.
They didn’t threaten to leave.
They just adjusted, adapted… and eventually emailed.
“We’re not sure the building can support our needs long-term.”
This was a small café.
A few appliances. A warm counter. A debit machine.
Everything looked fine on the surface.
But behind the walls, the story was different.
What We Found
- The café unit had a 60-amp panel, original to the building installed in 1989.
- The espresso machine was plugged into a shared circuit with the microwave and lighting.
- No dedicated br /eaker for high draw equipment.
- No surge protection.
- The panel had never been load-tested since occupancy.
The tenant wasn’t being dramatic. The electrical capacity was outdated and it showed:
- Lights flickered.
- Microwaves reset.
- The POS system froze during transactions.
Most Owners Don’t See This Coming
Electrical issues in small commercial units often go unnoticed especially if tenants don’t speak up right away.
But to the tenant, these glitches feel like a warning sign:
- “Is this building safe?”
- “Will it get worse?”
- “Can I trust it to support our business?”
By the time you hear about it, the lease renewal is at risk.
What Owners Can Do Proactively
| Task | Timing | Why It Matters |
|---|---|---|
| ✅ Inspect panel age & capacity | Yearly | Know if you’re behind current code |
| ✅ Ask tenants directly | Quarterly | They won’t always volunteer complaints |
| ✅ Load test under business hours | Yearly | Confirm circuits can handle peak usage |
| ✅ Map circuits clearly | Once | Avoid overloading shared zones |
| ✅ Label panels with tenant contact info | Once | Quick access during emergencies |
Bonus:
Ask each tenant: “Do you have any electrical concerns, even minor ones?”
You’ll be surprised what they say.
What This One Fix Cost
This building owner upgraded the panel and added two dedicated circuits.
The job cost: $1,500.
The impact:
- ✔️ No more flickering
- ✔️ No more terminal resets
- ✔️ Tenant stayed
- ✔️ Peace of mind for both sides
And they avoided a $15,000 turnover risk.
The Takeaway
Tenants rarely leave because of rent alone.
They leave because something feels unstable and no one noticed.
Electrical systems are quiet until they fail.
Check them before your tenant decides to walk.
Because if a $10 cord short can put $1,500/month of rent in jeopardy…
It’s not a small problem.
It’s a preventable one.
Final Thought
If you’ve owned your building for more than 10 years…
And you’ve never mapped the electrical panel, load-tested the circuits, or asked tenants about their real usage…
Start this month.
Because it’s not about being perfect.
It’s about being proactive before a $15 fix becomes a $15,000 vacancy.
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