If you own or manage apartments or offices, how can you tell whether your Beverly Hills electrician is treating you right? I’ve been providing electrical services to property managers and owners for over 30 years in the Beverly Hills and surrounding areas and have learned a lot about what they really need and want and how to treat them right. There are eight benefits that your electrician should provide you if are a property manager.

1) The electrical contractor should be easy to reach. A live person should always answer the phone during business hours. After hours, there should be an emergency number that you can call.

2) If you have an urgent electrical situation, your electrical company should handle it right away. Let’s say that one of your office buildings loses its exterior lights at 8 p.m. on Sunday night. You want an electrician who can fix it, whether it’s as simple as flipping on a circuit breaker or whether troubleshooting is needed to find where bare wires are touching. The electrical company should be large enough that it can send you experienced and knowledgeable electricians right away to get the lights back on.

3) Your electrician should quote you prices in advance of doing work. If you want something new installed, the electrician should be able to give you a price up front in writing once he’s seen the job. New installations include, for example, a new light fixture, a rewire of an apartment, an electrical panel upgrade, or installing any other new electrical equipment.

If there’s something broken, for example, an electrical outlet that no longer works, he’ll want to charge you per hour for troubleshooting. However, within about an hour, he should either have fixed it or have figured out the problem and be ready to give you a written estimate for fixing it.

4) You should be able to trust that the electrician has the judgment to give you accurate estimates. For example, the doorbell for one of your apartment units has broken. Even though door bells look small and simple, in this case, looks can be deceptive. Hunting for an electrical short or loose wire somewhere in the walls could turn into a larger project. Your electrician should have the judgment to realize this and give you an accurate estimate early on so that you can decide if you want to go ahead.

5) The electrician should act professionally with your tenants. Electricians should have a friendly, professional manner with tenants. They should also have the training to give information to tenants on a need-to-know basis, knowing what to say and what not to. For example, an electrician should start by saying something like, “The management company asked us to come out to get your power back on for you.” The electrician should know not to say, “The wiring in your apartment is scary. I’m going to recommend a rewire to the management before it burns down!”

6) The electrician should make sure that you know when the job is done. When the electrician finishes, he should check that everything works, clean up after himself, and if the tenants are home, let them know that the job is done. He should also tell you.

7) The electrician in Beverly Hills should keep you posted on the condition of the electrical in your units. Let’s say that you asked the electrician to add a circuit for a computer. He adds the circuit, but also notices that a bedroom has no smoke detector. Or the tenants might tell him that at night, when a hair dryer is turned on in the lit bathroom, the circuit breaker trips off. Without saying anything to the tenant that would obligate you to do electrical work, the electrician should give you a heads up.

8 ) The electrical office should provide you with accurate bills. Bills should arrive when expected with the detail needed to provide you with a clear accounting for the property owners. Paperwork should be smooth and simple, just as the electrical work should be smooth and complete. During business hours, an office manager should be available to answer any questions about billing.

If your electrician gets the job done, charges honest and reasonable rates, and offers you these eight benefits, you’ve found a keeper. Keep his contact information at hand and you’ll know who to call the next time you have an electrical problem.

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LED fixtures, such as

With energy consumption that is less than half of what 150-watt LED parking lot light that is a direct replacement for 400-watt metal-halide (MH) fixtures. That’s 250 watts less for the same amount of light!

The average price of electricity per kilowatt-hour (kWh) is 12 cents. To figure out the monthly cost of running 25 LED parking lot lights for 11 hours per day, use this formula: (combined wattage x monthly hours of use)/1,000 x price per kWh. For 25 LED lights, (3,750 x 330)/1,000 x .12) the total would be $148.50 per month or $1,782 per year.

When the same formula is used for 400-watt MH fixtures, the monthly cost is $396, and yearly cost would be $4,752. So, in this situation, switching to LED fixtures would save approximately $3,000 per year. When coupled with the savings on maintenance, LED fixtures can save $6,470 per year. At that rate, the cost of 25 $340 LED fixtures would be recouped within two years.

Left: LED wall packs; Right: HID wall packs

Unlike LED fixtures that light up instantly, HID parking lot lights require a warmup period of up to 10 minutes before they reach full brightness. They also can’t be turned immediately back on after being switched off; this is called restrike time, and it can take up to 15 minutes before they can be turned on again. Attempting to power on the lights before the bulbs have cooled can damage a fixture’s components and cause the HID bulb to fail sooner.

HID lamps consist of a ballast and a quartz tube that contains gas, metal salts, and two tungsten electrodes. In order to create light, an electric arc passes from one electrode to the other through a gas (most commonly mercury, metal halide, or sodium). The mercury used in this process is dangerous if enough is inhaled or released into the environment. If an HID bulb bursts, all contents should be put into a sealed container or sealed bag and taken to a recycling center or hazardous waste facility. If HID fixtures are used indoors, wall packs and canopy lights, are used indoors, the possibility of ultraviolet (UV) radiation exposure should be taken into consideration. HID bulbs emit a substantial amount of UV radiation, but an outer glass envelope prevents the radiation from escaping. However—according to the FDA—”If the outer bulb breaks and the inner tube continues to operate unshielded, intense UV radiation is emitted. UV exposure at this level can cause eye and skin burns, as well as blurred or double vision, headaches, and nausea.” The UV light from an HID bulb with a broken envelope can also lead to discoloration of items and fabric. LEDs emit little to no UV radiation.

In short, LED lights are a better alternative to HID parking lot lights. They offer a great deal in the way of savings, longevity, maintenance reduction, brightness, color, and safety. While it may take a short amount of time to recoup the price of switching to LEDs, all of their qualities make it easy to see why so many businesses have started the process.

For technical questions, don’t hesitate to call us toll free at 866-590-3533. Our customer service and technical support teams are available from 8:30 a.m. to 8 p.m. CDT Monday-Thursday and 8:30 a.m. to 4 p.m. CDT on Friday.