Electrical & Plumbing Upgrades — Step-by-Step SOW
Purpose: Replace outdated/unsafe electrical and plumbing systems so the building meets current code, supports Phase-2 program needs (kitchen, laundry, fitness center, clinic, daycare, computer lab), and provides safe, reliable infrastructure for residents and staff.
High-level combined timeline: 6–10 weeks (tasks overlap; final timing depends on building size, permitting, and contractor availability).
Pre-Work (Assessment + Permits) — (1–2 weeks)
Site survey & system inventory
Licensed electrician and licensed plumber perform detailed walkthroughs; document existing panels, wiring, conduit, fixtures, water/service piping, drains, hot water systems, backflow devices, and risers.
Inspect for asbestos/lead/hidden hazards before cutting/penetrations; if present, coordinate abatement first.
Deliverable: Existing Conditions Report with photos and recommended replacement scope.
Design & engineering
Prepare electrical one-line diagrams, load calculations, panel schedules, and plumbing riser diagrams. Include lighting layout, emergency lighting, and kitchen/laundry equipment power needs.
Provide drawings for permit submittal and contractor bidding.
Deliverable: Permit-ready drawings and specifications.
Permitting & coordination
Submit plans to local building/electrical/plumbing inspectorates; obtain permits.
Coordinate shutdown windows with Owner and other trades (mold/lead work, roof, HVAC).
Deliverable: Permit approvals and scheduled inspection windows.
Task A — Electrical Upgrades (major steps & rough timeline: 4–6 weeks)
Power shut-down planning & safety
Develop lockout/tagout and temporary power plan (phased if necessary). Notify occupants and post signage.
Deliverable: Shutdown plan.
Demolition / removal of unsafe systems
Remove unsafe knob-and-tube, undersized circuits, damaged panels, exposed splices, and obsolete conduit. Carefully cut and cap conductors per code.
Deliverable: Demolition log & photos.
Service / Meter / Main Panel
Upgrade service capacity if required by load calc (e.g., replace service entrance, meter base, main breaker, or add new service).
Install or reconfigure main distribution panel(s) and required subpanels with appropriately sized breakers and clear labeling.
Deliverable: New main/subpanel installation; one-line diagram updated.
Branch circuits & conduit
Install new branch circuits sized for kitchen equipment, laundry, fitness center, clinic, computer lab (dedicated circuits for ovens, commercial washers, treadmills, server/IT equipment). Use code-compliant conduit and cable types.
Add AFCI/GFCI protection where required (kitchen, bathroom, daycare, exterior).
Deliverable: Circuit schedule and as-built wiring map.
Lighting & controls
Rewire lighting circuits; install LED fixtures, emergency egress lighting and exit signs on emergency circuits, occupancy sensors where appropriate, and centralized lighting controls as specified.
Prepare for Phase 2 drop-ceiling and LED retrofit (coordinate layout with ceiling heights).
Deliverable: Lighting punch list and energy-report (if requested).
Life safety & low voltage
Install/upgrade fire alarm panel/interconnects and smoke/CO detectors as required by code. Wire and test emergency lighting and exit pathways.
Install or prepare pathways for data/voice (CAT6) and security system (camera/power/PoE) for Phase 2 security buildout.
Deliverable: Fire alarm test report, low-voltage pathway layout.
Grounding & bonding
Ensure proper grounding electrode system, grounding conductors, and bonding for gas/water/metal piping. Perform continuity and resistance tests.
Deliverable: Ground test results.
Testing & commissioning
Perform insulation resistance (megger) tests, polarity and continuity tests, breaker coordination/load testing, and verify GFCI/AFCI operation. Conduct load testing on major equipment circuits.
Schedule and pass electrical inspections with authority having jurisdiction (AHJ).
Deliverable: Test reports and inspection approvals.
Electrical Acceptance Criteria
New service and panels installed per plan and accepted by AHJ.
All circuits labeled, grounded, and protected; GFCI/AFCI functioning.
Emergency lighting & exit signs operational on backup/emergency circuit.
Documentation: as-built one-line, panel schedules, test results, warranty info, and O&M manuals delivered.
Task B — Plumbing Upgrades (major steps & rough timeline: 5–7 weeks)
Shutoff & isolation planning
Plan domestic water shutdowns and temporary water provisions; notify Owner.
Deliverable: Water shutdown plan.
Remove & replace damaged water piping
Replace corroded or inadequate supply piping (galvanized to copper/PEX/approved material). Replace sections as needed from mains to fixtures. Install metering and backflow prevention as required by code.
Deliverable: Piping replacement log and material submittals.
Drainage & sanitary upgrades
Replace/repair damaged soil stacks, waste lines, venting; confirm slope to drain and proper trap installations. Install or replace floor drains, grease trap for kitchen per local health codes, and sewage ejectors where required.
Deliverable: Sanitary riser diagrams and slope verification.
Hot water system
Replace or install commercial hot water system sized for kitchen, laundry, clinic (tank or tankless, with recirculation pump if required). Install expansion tanks and appropriate temperature/pressure relief valves.
Deliverable: Hot water system specs and startup report.
Fixtures, ADA & water efficiency
Replace fixtures (toilets, sinks, showers) with ADA-compliant and water-efficient models where specified. Install commercial laundry hookups and laundry room plumbing for Phase 2.
Deliverable: Fixture schedule and installation photos.
Gas piping (if applicable)
Inspect and, if needed, upgrade gas piping for kitchen equipment; perform leak tests and regulator/valve checks. Coordinate with gas utility if service upgrades needed.
Deliverable: Gas pressure test certificates.
Testing & commissioning
Conduct hydrostatic pressure tests for supply piping, air or water testing for waste/vent systems per code, verify hot water temps and recirculation operation, and perform trap priming and flow tests for fixtures and drains.
Schedule and pass plumbing inspections with AHJ.
Deliverable: Hydrostatic & waste test reports, inspection approvals.
Plumbing Acceptance Criteria
No leaks under static and operational testing.
Hot water at fixtures within acceptable timeframe and temp settings per code/owner spec.
Backflow preventer installed and certified, grease trap installed per health code.
Documentation: as-built risers, fixture schedules, test reports, warranties, and O&M manuals.
Combined Sequencing & Coordination Notes
Coordinate with lead/mold abatement: Perform hazardous-material abatement prior to opening walls/ceilings. If abatement occurs concurrently, use containment and negative-pressure zones.
Electrical rough-in and plumbing rough-in should be scheduled after demolition but before new insulation/gypsum board. Inspections for rough-in must be passed prior to concealment.
HVAC and roof work may need to precede some electrical/plumbing finish work (e.g., rooftop unit power and condensate drains).
Temporary systems: Provide temporary power/water where necessary to maintain basic operations.
Phased occupancy: If some areas remain occupied, establish strict isolation, PPE, and safe egress paths.
Safety, Codes & Qualifications
All work by licensed electricians and master plumbers with commercial experience.
Contractors must carry General Liability, Workers’ Comp, and Pollution coverage where required; provide certificates.
Work must comply with NEC, local electrical code, International Plumbing Code (or local), and AHJ requirements.
Use lockout/tagout, confined space procedures (if applicable), and respirators when working near abatement zones.
Deliverables (to require in proposals)
Permit-ready drawings and signed permits.
Daily logs & photo documentation.
As-built drawings (electrical one-line & plumbing risers).
Panel schedules and circuit labeling.
Test reports (megger, ground, hydrostatic, gas pressure).
Inspection sign-offs from AHJ.
Warranties and O&M manuals.
Final commissioning checklist and owner walkthrough sign-off.
Testing & Acceptance Checklist (for final acceptance)
Electric: Service voltage correct, insulation resistance pass, AFCI/GFCI functional, all breakers/trip settings verified, emergency lighting & exit signs tested, AHJ sign-off.
Plumbing: Supply pressure stable, no leaks, drain flows within expected rates, hot water system delivers required temps, backflow preventer certified, AHJ sign-off.
Documentation: As-built drawings, test results, and manuals submitted and approved by Owner.
Timeline Summary
Pre-work (surveys, design, permits): 1–2 weeks (parallel)
Demolition & hazardous checks: 1 week
Electrical rough-in & panel work: weeks 2–5
Plumbing rough-in & drain work: weeks 2–6
Inspections (rough-in): end of week 4–6 (as scheduled)
Finish wiring, lighting, fixtures, hot water commissioning: weeks 6–8
Final testing, commissioning, AHJ inspections & sign-offs: weeks 8–10
(Adjust for building size and permit scheduling.)
Cost Guidance (high level)
Costs vary by scope, local labor rates, and required service upgrades. Require detailed line-item bids for: demolition, materials (panels, breakers, conduit, piping, fixtures), labor, inspections, testing, and contingency for unknowns (old wiring, concealed rot, asbestos).
Recommend 3 competitive bids and hold a pre-bid walkthrough.
Contractor Selection Checklist
State license numbers for electrical and plumbing.
Evidence of commercial experience (projects similar size/type).
Proof of insurance and bondability.
Provide schedule, staged shutdown plan, and list of sub-contractors.
Include manufacturer warranties and maintenance training for staff.
Provide references and past AHJ inspection pass records.
Quick SOW Sentence
“Contractor shall perform electrical and plumbing upgrades in accordance with the provided design drawings and applicable codes; work includes service/panel upgrades, new branch circuits and lighting, fire alarm/egress wiring, replacement of domestic water and sanitary systems, hot water system installation, testing, third-party inspections, and delivery of as-built drawings and test reports prior to final acceptance.”