Most fit-out delays we see on the electrical side don’t come from the install itself. They come from decisions made too late: a switchboard that can’t take the new load, a data layout that changed after the ceiling went up, or a landlord requirement nobody read until the week before handover. This checklist runs through the items we look at on every commercial fit-out, in roughly the order they need attention.
Before design is locked in
The first question on any tenancy is what the existing supply and switchboard can actually handle. Base building boards are often sized for a generic tenant, and a café, gym, medical suite or server-heavy office can easily outgrow them. Getting an electrician to look at the board, the incoming supply and the available capacity before the layout is final saves a lot of redesign later.
At this stage it’s worth confirming:
- The tenancy’s allocated supply and whether the landlord will approve an increase if needed
- Where the distribution board sits and whether it has space for new circuits and RCD protection
- Any base building services that must stay live during the works, such as fire systems, emergency lighting or common area lighting
- The landlord’s fit-out guide, which usually sets rules for contractors, switchboard labelling, metering and approved trades
- Any existing asbestos register or hazardous materials information for the building
Drawings and the scope of work
A clear electrical layout avoids most variations. We like to see a reflected ceiling plan for lighting, a power and data layout with outlet heights marked, and a list of any equipment with its own supply needs, such as commercial kitchen gear, hand dryers, hot water units, split systems or signage.
If the design is still loose, a walk-through with the tenant and builder is often the fastest way to pin it down. Small details matter here: which side of the desk the floor box sits, whether the reception counter needs power and data, and where the comms cabinet is going to live. For larger jobs, our commercial fit-out team works from the builder’s program so rough-in and fit-off line up with the ceiling and joinery trades.
Switchboard and circuit planning
Every new circuit needs to go somewhere. On an older board that might mean adding a new distribution board, replacing the chassis or upgrading the main switch. Newer tenancies usually have room, but it still pays to check the board has adequate RCD protection for the new final subcircuits under AS/NZS 3000.
Things we plan for at this stage include separate circuits for high-load equipment, sensible grouping of general power so one tripped circuit doesn’t take out a whole team, and spare capacity for the tenant to grow. Where a board is past its useful life, a commercial switchboard upgrade is often simpler than trying to squeeze more into it.
Lighting, emergency and exit lighting
Lighting layouts get changed more than anything else on a fit-out, usually because partitions move. Once walls are final, check that every room and corridor still has the lighting it needs and that switching and sensors make sense for how the space will be used.
Emergency and exit lighting is where fit-outs commonly slip. New partitions change egress paths, and a layout that was compliant for an open floor may not be compliant once offices and meeting rooms are built. Emergency lighting needs to be designed and installed to AS/NZS 2293, and new fittings need to be tested and recorded before the space is occupied. We cover this in more detail in our guide to emergency lighting testing.
Data, security and other low-voltage services
Data cabling, access control, CCTV and alarm systems all need pathways, power and a place in the comms cabinet. They’re much easier to install at rough-in, while ceilings and walls are open. Decide early on the cable category, the number of outlets per workstation, wireless access point locations and whether the comms cabinet needs its own dedicated circuit.
Keeping power and data with one contractor simplifies coordination. Our data cabling crew runs alongside the electrical, so outlets land in the same place on the same day, and there’s one set of as-built drawings at the end.
During the works
Good communication on site keeps the program moving. On the electrical side, that usually means:
- A site-specific SWMS for high risk work, such as work at heights, work near live parts or work in ceiling spaces
- Isolation and lock-out procedures agreed with building management, especially for shared boards
- Rough-in inspections before plasterboard goes on, so nothing gets buried that shouldn’t be
- Coordination with mechanical, fire and ceiling contractors on penetrations and ceiling layouts
- Early notice of any out-of-hours shutdowns needed for the base building
If there’s an ITP for the project, we work to it and sign off each hold point as we go. It’s a straightforward way for the builder to see progress and for the client to know what’s been checked.
Testing and handover
Before the tenant moves in, every new circuit needs to be tested and verified in line with AS/NZS 3000. That includes insulation resistance, earth continuity, polarity, RCD operation and correct circuit connection. Once it all checks out, we issue the certificate of testing and compliance for the work.
A good handover pack should include:
- The certificate of testing and compliance
- Updated switchboard schedules and clear circuit labelling
- As-built drawings for power, lighting and data
- Emergency lighting test records for new fittings
- Data cabling test results for each link
Landlords and building managers will often ask for these before releasing the bond or approving occupation, so it’s worth having them ready rather than chasing paperwork after the fact.
Common mistakes to avoid
The same issues come up across fit-outs of every size. Leaving the switchboard review until after the design is approved is the big one. Others include underestimating how many power points a modern workstation needs, forgetting circuits for equipment that arrives late in the job, and not checking whether exit signs are still visible after the joinery goes in.
The fix for most of these is the same: involve the electrician early and keep the scope in writing. We give upfront written quotes based on the drawings and a site look, and we flag anything that could change the price before work starts.
Getting started
We work with builders, project managers and tenants on fit-outs across the Gold Coast, Brisbane and Northern NSW. If you have drawings or a tenancy you want looked at, send them through via our contact page and we’ll talk through the scope and program with you.
Safety note: electrical work in Queensland and NSW must be done by a licensed electrician. This article is general information, not advice for your specific property. If something looks or smells wrong, switch off at the main switch if it’s safe to do so and call an electrician.