EXTERIOR &PARKING LIGHTING

We measure footcandle levels at the pavement surface across the parking area and walkways and compare them against the IES recommended minimums for multifamily residential properties — typically 0.5 to 1.0 footcandles for parking areas and 1.0 footcandle for pedestrian walkways. Where levels fall short, we identify the cause — whether it is fixture spacing, failed lamps, aging fixtures with reduced output, or areas that were never properly covered — and design a solution that brings the whole property up to a consistent standard.

It depends on the scope. A photocell replacement or a single-pole fixture swap can be done in a half day. A full LED conversion across a mid-size property — replacing fixtures on multiple poles, updating controls, and pulling permits — is typically a one to three-day project. For larger properties with underground feeder work or new pole installations, the timeline extends accordingly. We give you a specific timeline during the scoping visit so you can communicate it to your board and residents before work begins.

In most Twin Cities municipalities, yes. New pole installations, underground feeder work, and changes to the service feeding exterior lighting circuits all require permits and inspection. Fixture-for-fixture replacements on existing circuits may not be permitted, depending on the jurisdiction. We confirm what is required for your specific scope before the project starts and handle all permit applications and inspection coordination — so you are not managing that separately.

A photocell is a light-sensitive sensor that turns fixtures on at dusk and off at dawn automatically, adjusting for seasonal daylight changes without any manual intervention. A timer operates on a fixed schedule that needs to be updated seasonally. Most HOA exterior lighting benefits from photocell control because it is hands-off and accurate regardless of the time of year. We install and replace both and can upgrade timer-controlled systems to photocell control as part of a fixture replacement or as a standalone service call.

Yes. When one contractor already knows your property layout, your panel configuration, your inspection history, and your management team's preferences, every job is faster to scope and easier to coordinate. We offer maintenance agreements that give your property priority scheduling and formalize the relationship so you are not starting from scratch every time something needs attention. If you are currently managing multiple vendors for different electrical needs across the property, consolidating with one contractor is worth a conversation.