Electrical Wiring in San Francisco

Electrical wiring in San Francisco covers a specific scope: new wiring work, where the circuits, runs, and devices didn’t exist before. New construction rough-in, ADU electrical (detached, attached, garage conversion, or basement JADU), additions and bump-outs, garage-to-living-space conversions, and the entirely separate category of low-voltage and structured wiring (Cat6/Cat6a network, audio/video distribution, security, smart-home control). Each category has different code requirements, different permit paths, and different cost structures. The Reliable.Work C-10 electrician for San Francisco handles all of them, scoping the work against the 2022 (and from 2025) California Electrical Code, the California Energy Code (Title 24 Part 6), SF Ordinance 142-19 (no natural gas in new construction), and California’s mandatory EV-ready provisions for new residential builds.

What this page covers (and what other pages cover)

The electrical-wiring scope on Reliable.Work is split across several pages because the work and the decisions are genuinely different. This page covers new wiring. If you’re replacing existing wiring or adding to a single circuit, the right page is one of:

• Replacing all the wiring in an existing home — see San Francisco whole-house rewiring. The home is occupied, walls are mostly closed, and the scope is removing old wire and pulling new wire through existing structure.
• Replacing knob-and-tube wiring specifically — covered separately because of insurance and home-sale implications. See San Francisco knob-and-tube replacement.
• Replacing aluminum wiring — covered separately because of fire-risk and code-history specifics. See San Francisco aluminum wiring replacement.
• Adding or replacing individual outlets — not a wiring project, just a device install. See San Francisco outlet installation.
• GFCI outlet installation specifically — covered separately because of the kitchen/bath/exterior code requirements. See San Francisco GFCI installation.

What this page covers: any scope where new circuits, new runs, new subpanels, or new low-voltage cabling is being added to a structure. The walls are typically open (or being opened by a related construction scope), the work is being permitted, and SF DBI inspection is part of the workflow. Five common SF scenarios fall under this scope.

New construction electrical rough-in

Ground-up new SFR construction in SF is uncommon because of limited buildable lots, but it does happen — infill construction on small parcels, replacement of demolished structures, and full down-to-foundation rebuilds after significant damage. The electrical rough-in scope is comprehensive:

• Service entrance and main panel. Coordination with PG&E for the service drop or underground service lateral; meter base mounting per PG&E specs; main panel sizing (typically 200A for SF SFR, 225A or 400A for larger homes with EV charging, induction cooking, and heat pumps).
• Branch circuit layout. One 20A circuit for each small-appliance zone in the kitchen, dedicated circuits for refrigerator, dishwasher, garbage disposal, microwave, range/oven (often 50A for induction), bathroom circuits (20A GFCI), laundry circuit, exterior outlets, garage circuits, and one 15A or 20A circuit per ~600 sq ft of general living space. Modern SF SFR rough-in often runs 30 to 50 circuits.
• SF Ordinance 142-19 compliance. No natural gas in new SFR construction since 2021. All cooking, water heating, space heating, and clothes drying must be electric — which means significantly more electrical load than a comparable home from a decade earlier. Panel sizing reflects this.
• California EV-ready provisions. 2022 California Electrical Code (Title 24 Part 6) requires new SFR construction to provide either a Level 2 EV charger circuit installed or, at minimum, conduit and panel breaker space reserved for future installation. The Reliable.Work electrician plans for the full Level 2 install in most SF new construction. See San Francisco EV charger installation.
• Energy Code (Title 24 Part 6) compliance. Lighting controls (occupancy sensors in certain rooms, dimming controls in others), high-efficacy lighting requirements, automatic load management for EV charging where required, controlled receptacles in offices.
• Smoke and CO detector wiring. Hardwired interconnected smoke alarms in all required locations per CRC R314; combination smoke/CO units at sleeping-area-adjacent locations.
• Low-voltage rough-in. Done at the same time as line-voltage rough-in — Cat6 runs to every room, structured wiring panel location, security wiring runs, doorbell/intercom wiring. Detailed below.
• SF DBI permitting and inspection. Permit pulled before any work begins; rough-in inspection before insulation; final inspection before occupancy.

Ground-up new construction typically requires 4 to 12 weeks of electrical work spread across multiple visits (service install, rough-in before drywall, trim and finish after drywall and paint). Cost for a typical SF SFR new construction is $25,000 to $80,000 depending on size, complexity, and the structured wiring scope.

ADU electrical wiring — the dominant SF category

California streamlined ADU rules (SB 9, SB 8, AB 670, AB 671, AB 2221) and SF Planning Code §207 have made ADU construction one of the most active residential construction categories in SF. Four ADU configurations are common in SF, and the electrical scope is different for each:

• Detached new-construction ADU. A separate small structure in the backyard. Scope is essentially mini new construction: separate panel (or subpanel fed from main house), full kitchen and bathroom circuit count, separate metering decision (homeowner choice), separate or shared HVAC. Typical electrical scope $12,000 to $28,000 for a 500-1,200 sq ft ADU.
• Attached ADU carved out of the existing house. A wall is added to separate part of the main house into a separate dwelling unit with its own entrance. Electrical scope: subpanel from the main service to feed the ADU side, full kitchen and bathroom circuits, possibly separate metering, integration with the existing house wiring. Typical scope $8,000 to $20,000.
• Garage conversion ADU. The most common ADU type in SF. An attached or detached garage is converted to a living unit. The garage typically has minimal electrical (1-2 outlets, an opener, light) that needs to be expanded to full living-space wiring — kitchen circuits, bathroom GFCI, dedicated appliance circuits, multiple general circuits, smoke and CO detectors, EV-ready if the new ADU takes over the existing EV charging location. Typical scope $10,000 to $22,000.
• Basement-to-JADU (Junior ADU). Under 500 sq ft, no separate kitchen requirement (just a “wet bar” or kitchenette), shared entry permitted. JADU electrical scope is lighter than full ADU — usually a subpanel or expanded branch circuits from the main panel, kitchenette circuits, bathroom GFCI if added, smoke and CO detectors. Typical scope $5,000 to $12,000.

The metering decision deserves a separate note. California allows ADUs to share the main house’s electrical service (single meter) or have a separate meter for separate billing. Separate metering adds $3,000 to $8,000 to the scope (separate service drop or service lateral, separate meter base) but is often preferred when the ADU will be rented to a third party who pays their own utilities. PG&E rules and SF permitting both apply. The Reliable.Work electrician walks the homeowner through the metering decision during the initial scope visit.

Most SF ADU projects also require panel work on the main house. A 100A or 125A panel that was sufficient for the original SFR is often inadequate when an ADU is added; panel upgrade to 200A or 225A is common ADU-adjacent scope. See San Francisco panel upgrade.

Addition and bump-out wiring

Additions and bump-outs — expanding the footprint of an existing home with new rooms — have wiring scope between a single-room remodel and a full ADU. Common SF scenarios:

• Second-story add. Adding a full floor to an existing single-story home. Branch circuits extended from the main panel or, if the existing panel doesn’t have capacity, a subpanel feeds the new floor. Each new bedroom needs at least one 15A or 20A circuit; bathrooms need 20A GFCI; hallways and stairways need lighting circuits.
• Kitchen bump-out. Expanding an existing kitchen by adding square footage (often pushing into a side yard or backyard). New kitchen scope is significant — multiple 20A small-appliance circuits, dedicated dishwasher and garbage disposal, refrigerator, range, microwave, often a wine fridge or beverage center, under-cabinet lighting, recessed lighting, switched outlets for counter appliances.
• Master suite addition. A bedroom and bathroom added to an existing home, often replacing an unused space or pushing into a yard. Scope is a bedroom circuit, bathroom GFCI, lighting circuits, possibly a closet circuit, and HVAC tie-in.
• Family room or sunroom addition. Conditioned living space added to the back or side of the home. Standard general-purpose circuits, often with structured wiring tie-in for TV and Wi-Fi.

Addition wiring scope typically runs $4,000 to $15,000 depending on the size of the addition and whether panel work is needed. Many SF additions are tight enough on panel capacity that a panel upgrade is paired with the addition wiring.

Garage conversion wiring (non-ADU)

Garage conversions that aren’t ADUs — converting a garage to a home gym, office, workshop, or storage area — have lighter scope than ADU conversions but still require careful work:

• Existing garage wiring is usually minimal. One or two outlets, an opener circuit, an exterior light. Converting to living-grade space requires upgrading to current code — tamper-resistant outlets, GFCI protection on outlets within 6 feet of any sink or water source, AFCI protection on most new circuits, current spacing requirements (no more than 12 feet between outlets on most walls), dedicated circuits for specific use cases (workshop tools, home gym equipment).
• Subpanel from the main panel. Many garage conversions install a subpanel in the converted space to keep the new circuits organized and easier to manage. The subpanel feeds the new branch circuits while the existing garage feed becomes the subpanel feeder.
• HVAC tie-in. If the converted space is conditioned (heated or cooled), HVAC tie-in is part of scope — either branch circuits for the new HVAC equipment or tie-in to existing systems.
• Lighting upgrade. Garages typically have one or two ceiling lights. Living-grade conversion requires multiple lighting fixtures, switched outlets, and often dimmer control.

Garage conversion electrical typically runs $3,500 to $9,000 for non-ADU conversions; ADU garage conversions (which add kitchen and bathroom scope) run $10,000 to $22,000 per the ADU section above.

Low-voltage and structured wiring — the separate scope

Low-voltage wiring is an entirely different scope from line-voltage. Different cable, different connectors, different code, different installer skillset. The Reliable.Work C-10 electrician handles both, often in the same project, but they’re scoped and quoted separately. Low-voltage scope categories:

• Network/data cabling. Cat6 or Cat6a Ethernet cables run from a central structured wiring panel to outlets in each room. The standard SF residential structured wiring scope is 2 to 4 Cat6 jacks per main room, 1 to 2 in bedrooms, plus runs to specific locations (TV walls, office desk areas, smart-home device locations). 10 Gigabit Ethernet (Cat6a) is increasingly the spec for new construction; Cat6 (up to 1 Gbps over 100m) remains acceptable for shorter runs.
• Coax for cable TV / satellite. Less common in new SF construction (most TV is now streaming over Ethernet), but still standard in many specs — one or two coax runs per main room.
• Speaker wire for audio distribution. Whole-home or zone audio systems require speaker wire runs to each speaker location. Standard residential is 16-gauge 4-conductor speaker wire; high-end systems use 12-gauge.
• HDMI / fiber for AV distribution. Multi-room AV distribution (one source, multiple TVs) uses HDMI extenders over Cat6 or active optical HDMI cables. Less common but increasingly standard in custom installs.
• Security wiring. Alarm sensor wiring (door contacts, window sensors, motion sensors, glass breaks), camera wiring (typically PoE over Cat6 to IP cameras at exterior locations and key interior locations), keypad wiring, control panel wiring.
• Smart-home control wiring. Lutron RadioRA 3 or HomeWorks systems for whole-home lighting control, Crestron or Control4 for full home automation, RTI for AV-focused control. Each system has specific wiring requirements that need to be planned at rough-in.
• Doorbell and intercom wiring. Modern smart-doorbell wiring (16-24V AC transformer feeds, chime kit accommodations), traditional intercom wiring for multi-unit buildings (DoorBird, Comelit, Aiphone IP systems are increasingly standard).
• The structured wiring panel. A central enclosure (typically Leviton, Legrand, Open House, or ICRealtime) where all the low-voltage cabling terminates. Houses the cable modem/ONT, router, network switch, PoE injector or PoE switch for cameras, possibly the alarm panel, AV distribution equipment. Located in a closet, mechanical room, or basement.

Low-voltage rough-in is best done concurrently with line-voltage rough-in — walls are open, runs are easy, and the cost is a fraction of what it would be to retrofit later. Typical SF residential low-voltage scope runs $3,000 to $15,000 depending on the number of jacks, the system types, and the structured wiring panel complexity. See San Francisco smart home wiring for the smart-home-specific scope detail.

SF code-stack requirements for new wiring

SF new-wiring scope sits at the intersection of several code layers:

• California Electrical Code (2022, with 2025 update phasing in). CEC is the California adoption of NFPA 70 (National Electrical Code) with California amendments. Sets minimum requirements for branch circuit count, outlet spacing, GFCI/AFCI protection, panel sizing, grounding, bonding, and dozens of other specifications.
• SF Electrical Code amendments. SF DBI maintains some local amendments to the CEC; the Reliable.Work electrician scopes work to local requirements.
• California Energy Code (Title 24 Part 6). Energy-efficient lighting requirements (LED minimums, high-efficacy fixtures), automatic lighting controls in some spaces (occupancy sensors in offices, dimming in living rooms), controlled receptacles in offices and breakrooms.
• SF Ordinance 142-19 (Electrification). Effective 2021. No natural gas in new SFR construction; all-electric for cooking, water heating, space heating, clothes drying. Substantially increases electrical load for new construction.
• California EV-ready provisions. 2022 CEC Article 625 plus Title 24 Part 6 requirements. New SFR construction must provide Level 2 EV charger circuit installed or, at minimum, conduit and panel breaker space reserved for future installation.
• California Residential Code R314 / R315 (smoke and CO detectors). Hardwired interconnected smoke alarms throughout sleeping-area-adjacent locations; CO detectors per California Health & Safety Code §13260+.
• Federal Pacific / Zinsco panel prohibition. Existing FPE Stab-Lok and Zinsco panels in homes being renovated must typically be replaced as part of any significant electrical work in SF.
• SF DBI permits. Required for any new wiring scope. Permit pulled before work starts; rough-in inspection before drywall; final inspection before occupancy or final use.

Cost ranges in San Francisco

Electrical wiring in San Francisco prices by scope and project type. As of 2026:

• Ground-up new SFR construction (typical 2,000-3,500 sq ft): $25,000 to $80,000 turnkey including service install, rough-in, finish, low-voltage rough-in.
• Detached new-construction ADU (500-1,200 sq ft): $12,000 to $28,000 including panel/subpanel, rough-in, finish, and smoke/CO compliance.
• Attached ADU carved out of existing house: $8,000 to $20,000.
• Garage conversion ADU: $10,000 to $22,000.
• Basement-to-JADU (under 500 sq ft, kitchenette): $5,000 to $12,000.
• Second-story addition (1-2 bedrooms plus bath): $6,000 to $15,000 for the electrical scope.
• Kitchen bump-out: $4,000 to $10,000.
• Master suite or family room addition: $4,000 to $9,000.
• Garage conversion (non-ADU, to gym/office/workshop): $3,500 to $9,000.
• Separate metering for ADU (PG&E separate service): add $3,000 to $8,000.
• Panel upgrade paired with ADU or addition (100A or 125A to 200A or 225A): $2,500 to $5,500 incremental.
• Structured wiring rough-in (Cat6, coax, basic security and AV): $3,000 to $8,000 for a typical SF SFR.
• Premium structured wiring (Cat6a, full smart-home, multi-zone audio, integrated security): $8,000 to $20,000.
• Smart-home control system wiring rough-in (Lutron, Crestron, Control4): $3,000 to $15,000 depending on system scope.
• EV-ready conduit and breaker space (per California Title 24): $300 to $800 for the rough-in placeholder; $1,500 to $3,500 for the full Level 2 install during construction.
• Service entrance and meter base (PG&E coordination): $3,500 to $8,000 depending on overhead vs underground.

What moves a quote: total square footage and circuit count, whether ADU/addition or full new construction, separate-metering decision, structured wiring scope, panel size selected, electrification load (all-electric cooking, heat pump, EV charging all stack up), and whether the project is open-wall new construction (efficient) or retrofit into partially-finished structure (more labor).

Timing and permits

• SF DBI electrical permit: required for all new wiring scope. Standard permitting 2 to 6 weeks for ADU and addition work; 4 to 12 weeks for new construction; permits typically piggyback on the larger building permit for major projects.
• PG&E service coordination: 4 to 16 weeks for new service drop or service lateral installation. PG&E timing is often the long pole in new construction scheduling.
• On-site rough-in work, ground-up new construction: 2 to 4 weeks of electrical labor over a 3-6 month construction window.
• On-site rough-in work, ADU: 1 to 2 weeks of electrical labor over a 2-4 month construction window.
• On-site rough-in work, addition or garage conversion: 3 to 8 days.
• On-site rough-in work, structured wiring only: 1 to 3 days for typical residential scope.
• SF DBI rough-in inspection: happens before insulation/drywall; the Reliable.Work electrician schedules the inspection and is present for the inspector visit.
• SF DBI final inspection: happens after drywall, paint, and trim — verifies all devices are installed correctly, GFCI protection where required, AFCI protection, smoke/CO detector function, panel labeling.
• Scheduling lead time for new projects: 4 to 12 weeks during typical conditions; longer during peak construction season (typically late spring through fall).

Common San Francisco new electrical wiring questions

How much does electrical wiring cost for an ADU in San Francisco?

As of 2026: $12,000 to $28,000 for a detached new-construction ADU (500-1,200 sq ft); $8,000 to $20,000 for an attached ADU carved out of the existing house; $10,000 to $22,000 for a garage conversion ADU (the most common SF type); $5,000 to $12,000 for a basement-to-JADU under 500 sq ft. Separate metering for the ADU adds $3,000 to $8,000. A main-house panel upgrade is often paired with the ADU scope (most homes built before the mid-1990s have panels too small for an ADU addition) and adds $2,500 to $5,500.

What is included in new construction electrical wiring scope?

For a typical SF SFR new construction (2,000-3,500 sq ft) the electrical scope includes: PG&E service entrance coordination and meter base install; main panel sizing and install (typically 200A or 225A for all-electric homes); 30 to 50 branch circuits covering kitchen, bathrooms, bedrooms, living spaces, exterior, garage, and HVAC; dedicated circuits for major appliances (range, dishwasher, refrigerator, garbage disposal, microwave, washer, dryer, water heater, heat pump, EV charger); GFCI protection in kitchens, bathrooms, exterior, garages, and within 6 feet of sinks; AFCI protection on most new circuits; hardwired interconnected smoke and CO detectors per CRC R314 and California Health & Safety Code §13260; energy code lighting controls; California EV-ready conduit and panel space; and low-voltage rough-in (Cat6, coax, security, possibly smart-home control). Total electrical scope $25,000 to $80,000 turnkey depending on size and complexity.

Should I separately meter my ADU?

Depends on use case. If the ADU is occupied by family members and utilities will be paid as part of the household, single shared meter is typically more cost-effective — saves $3,000 to $8,000 in install cost and avoids PG&E’s fixed monthly charges on a second meter. If the ADU will be rented to a third party who should pay their own utilities, separate metering is usually preferred — cleanly separates billing and avoids the homeowner subsidizing tenant usage. PG&E has specific rules for separate ADU metering; the Reliable.Work electrician walks through the metering decision during the initial scope visit and coordinates the PG&E paperwork if separate metering is selected.

Do I need to install an EV charger circuit in a new SF home?

California’s 2022 Electrical Code (Title 24 Part 6) requires new SFR construction to provide either a Level 2 EV charger circuit installed OR, at minimum, conduit and panel breaker space reserved for future installation. The full Level 2 install adds $1,500 to $3,500 to the new construction electrical scope; the conduit-and-breaker-space placeholder adds $300 to $800. Most SF homeowners choose the full install during construction because labor cost is far lower with open walls than retrofitting later. The Reliable.Work electrician scopes both options during the initial conversation. See San Francisco EV charger installation for the full install detail.

Can I add low-voltage wiring (Cat6, security) without doing a full electrical project?

Yes, low-voltage is a standalone scope. Rough-in during open-wall construction is dramatically more cost-effective ($3,000 to $8,000 for typical residential scope), but retrofitting Cat6 into a finished home is also routine work. Retrofit scope depends on attic and crawl-space access, wall construction (lath-and-plaster SF walls are harder to fish than drywall), and the number of jacks. Typical retrofit cost is 50-100 percent higher than concurrent rough-in for the same scope. The Reliable.Work electrician handles both new-construction structured wiring and retrofit low-voltage work. See San Francisco smart home wiring for related smart-home integration.

Related San Francisco electrical services

• Whole-house rewiring — the replacement-side counterpart to this page; for homes where existing wiring (often K&T or aluminum, or just degraded 1960s wiring) needs to come out and be replaced.
• Panel upgrade — almost every ADU project, addition, and electrification scope pairs with a panel upgrade; the main panel sizing and install detail lives there.
• Smart home wiring — the low-voltage scope detailed on this page; smart-home control systems (Lutron, Crestron, Control4) and structured wiring are detailed there.
• EV charger installation — California’s mandatory EV-ready provisions for new construction; full Level 2 install detail lives there.

Apply for the San Francisco territory