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Local Articles in San Francisco
It's the time of year when the winter weather can take a toll. Follow this winter maintenance checklist to protect your home, your car and your health.
If you're experiencing electrical problems in your home or want to add capacity for new projects, consider hiring an electrician for these four services.
The stockings are hung from the chimney with care, but have you prepped for your guests who will soon be there?
THE Cost of the recessed light is largly determinate on Where ,You purchase the product and the number you buy .Big Box dicount stores have products made oversea's that are less expensive than those found at Custom Bath & Kitchen Stores , but the products are often riddled with problems , missing parts , defects etc,
A typical light will run $ 35.00 to $ 85.00
However , the true cost of recessed lighting is involved in getting circuits or circuity to the switch and lighting system .In NEW construction , this matter is easily dealt with by installing circuits and hardware during framing . Whereas , with remodeling , installing new lighting into existing spaces , requires wall & ceiling opening ,closure , repair , repainting & finishing
I have been involved in projects where the lighting cost but $500.00 ,,
while the installation & finishing costs exceeded $ 2500.00
Here is about the same question (for 1 fan) a while back, with answer:
Your total cost could be from 1.5-3 times that shown in the answer, depending on how much of the wiring for the three fans he can combine - i.e. can he easily run one power circuit for all 3 fans, then just tap off that for switches and runs to the fans, are they fans only or with lights (double the wiring and switches), etc. Note the costs do NOT include drywall/panelling repair or painting to match. Also, you are going to be near the top end of the estimates, because in all probability your access is poor, and 3 fans are almost certain to require a totally new run from the breaker box.
Unless you have an open exposed-joist attic above where the fans are to go AND the top of the walls the switches will go in, you can expect substantial holes in walls and ceiling to pull the wires and fasten them - by code, you cannot just pull wires between joist and let them lie on the top of the ceiling drywall - you have to staple them to joists every few feet, so you end up with several 1-2 foot holes typically near top of the wall (to drill through top plate), near side of ceiling to grab and bend wire coming up wall, and maybe one mid-ceiling to reach in and fasten wire, then of course the two openings that are ultimately fully concealed by the switch plate and the fan mounting plate or dome.
Before you get into this project I would check with the condo management if you are allowed to do this - there are limits to how much you can modify your condo and how much you can modify or add in the way of electric circuits.
Depends a tremendous amount on access - if accessible from exposed-joist in attic above, then you might get this for about $300-500 or so for the wiring and installation, plus $200-400 for the materials and dimmer switches, plus the cost of the light fixtures themselves. Probably about $100-150 to repair ceiling if single hole for one fixture, to $200-300 if existing trough-type flourescent fixtures. Painting the repair could be $100 - 250 depending on whether he can match the patch, or has to repaint the entire ceiling to get a uniform effect - which is more common in kitchens, which usually have untextured ceilings and gloss paint. Another alternative it is have the hole patched and prime and plain paint it yourself, then cover the area with a decorative emblem or crest to avoid having to repaint the whole ceiling. Personally I would just put a compatible style fixture in its place, which you might or might not choose to use, so you avoid the cost of repairing the hole and painting entirely, as that is "lost" $.
If the kitchen/dining room ceiling is not accessible from above, then the electrician will have to tear into wall and ceilings, so installation labor might go to $400-600, and drywall reapir and painting probably to about $400-600, depending on how many holes the elecrtrician has to put in and assuming entire surface painting to get a uniform paint look on each disturbed wall or ceiling.
One possibility for savings might be low voltage lighting for some of the kithcen fixtures, which might reduce your wiring cost and number of holes if you do not have attic access.
Be careful on the dimmable LED bulbs - be aware that dimmable bulbs generally cost a lot more, and many brands don't perform well in dimming mode because they are designed to run at a constant voltage, and a lot will not dim past about 40% power before they flick out or start flickering. Some will actually fry the electronics and burn up at lower voltage. Also, there are three different types of dimmers and different bulbs need a different type dimmer switch, so you will have to be careful to always buy the right type bulb, and use all the same type bulb in a given circuit. Here is an article on the types of problmes you can have with LED dimming, even with bulbs designed to be dimmed -
Lighting Installation reviews in San Francisco
Our 'downhill' foundation was slipping due to age, not catastrophe. In the course of unearthing it, found a large crack! Strengthened and repaired it perfectly.
The work was superbly done. To code with inspections. Our garage room is splendidly done.
Cleanly. The crew tidied up every day. On the last day, I found
Responsively: if we had questions,
carbon dioxide detecters their value and where to place them. He will do that when he comes next time. He removed some extension cords and lights.
The kitchen is beautiful, the quality is great and I even have a little more room than before because they were able to make use of space that I had not been able to use before.
I would highly recommend them to friends and family.”
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