When a new tenant moves into a commercial property — whether it’s an office remodel, a boutique, a restaurant, or a fitness center — the space almost always needs electrical customization before it’s move-in ready. This process, known as a tenant build-out or tenant improvement (TI), ensures the space is functional, safe, and tailored to the tenant’s specific needs.
At Smiley Electric, we work closely with property managers, general contractors, and business owners across Portland, Beaverton, and Hillsboro to deliver clean, code-compliant, and efficient electrical systems for even the most complex build-outs. From upgraded service panels to custom lighting layouts, our team ensures your TI project stays on schedule and passes inspection the first time.
What Is a Tenant Build-Out?
A tenant build-out involves modifying a leased commercial space so it’s suitable for the new occupant. While landlords typically provide the “shell,” tenants transform the space with:
- New room layouts and floorplans
- Custom lighting for productivity or ambiance
- Updated electrical distribution for equipment
- Low-voltage networks and data cabling
- Safety and code-required systems
Nearly every tenant build-out requires electrical design, installation, and upgrades — and that’s where Smiley Electric comes in.
Common Electrical Needs in Tenant Improvements
1. Lighting Design & Installation
Lighting is one of the most noticeable features of any commercial build-out. Offices need bright and efficient LEDs, restaurants rely on soft dimmable lighting, and gyms require high-output fixtures. We design lighting that enhances workflow, branding, and energy savings.
2. Power Outlets & Dedicated Circuits
POS systems, refrigerators, printers, espresso machines, treadmills — today’s commercial spaces draw a lot of power. We install strategically placed outlets and add dedicated circuits to prevent overloads and ensure smooth business operations.
3. Data Cabling & Low-Voltage Systems
Almost every tenant needs structured cabling for:
- Internet
- VoIP phones
- Security systems
- WiFi access points
Our team coordinates low-voltage layouts with electrical rough-in so everything stays clean, organized, and inspection-ready.
4. Panel Upgrades & Subpanels
Older commercial buildings throughout Portland and Beaverton commonly have outdated or undersized electrical panels. High-demand tenants — like restaurants or gyms — may require:
- 200A or 400A panel upgrades
- New subpanels for separate spaces
- Load calculations to ensure safe distribution
We handle everything from design to installation.
5. Service Upgrades & Utility Coordination
If the overall electrical demand exceeds the existing service capacity, a full upgrade may be needed. This includes:
- New meter base
- Service mast
- Conductors
- Coordination with PGE or Pacific Power
Smiley Electric manages all utility communication to reduce delays.
6. Code Compliance & Safety Systems
Every tenant build-out in Oregon must follow strict NEC and local codes. We ensure correct installation of:
- Exit and emergency lighting
- GFCI outlets in required locations
- ADA-compliant switching heights
- Proper labeling and documentation
Passing inspection the first time is a major priority — and we make that happen.
Smiley Electric’s Role in Tenant Build-Outs
When you bring in Smiley Electric for a TI project, you get a partner who ensures the electrical portion is delivered professionally, safely, and on schedule. Our services include:
- Full load calculations and capacity evaluations
- Custom lighting design tailored to the space
- Dedicated circuits for tenant equipment
- Permit and inspection handling with Portland or Washington County
- Clean, efficient, and respectful crews
- Clear communication with GCs and property managers
Whether it’s a simple retail refresh or a ground-up restaurant build, our electricians provide reliable craftsmanship backed by solid Smiley Electric reviews and long-standing community trust.
The Bottom Line
Commercial tenant build-outs go far beyond cosmetic improvements — they require a strong electrical foundation to support business operations, safety, and efficiency.
Whether you’re upgrading an office in downtown Portland, building out a boutique in Beaverton, or renovating a restaurant in Hillsboro, Smiley Electric is the team that ensures your electrical system is ready for success.
Ready to Start Your Tenant Build-Out?
Call Smiley Electric today to schedule an on-site consultation and receive a detailed estimate for your commercial TI project.