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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Security lighting is a great way to protect your home from intruders at night—but only when it’s working properly! Malfunctioning security lights may stay on longer than they’re supposed to, not turn on when they should turn on, or face a number of other problems that prevent them from working effectively. The following is a guide to troubleshooting security lights for some of the most common issues people face. Here’s what to do if you have the same problems!

Motion sensor lights are designed to come on when they detect movement and shut off after a few minutes when everything stops. But sometimes, motion stops and the lights stay on—usually as a result of a spike in current.

The first step in troubleshooting security lights with motion sensors that won’t shut off is to check if the time interval has been changed. Most motion sensors allow you to set a length of time for the light to stay on, usually anywhere between 30 seconds to 10 minutes. If the interval has been changed and the lights are staying on for too long, change it back to the time you want.

If that doesn’t work, go outside during the day and see if there’s anything in range of the motion detector that might be constantly moving, like a flag or even an animal nest (you might even look outside at night and see if you can see anything). If you don’t see anything, try shutting the lights off at the breaker, then restarting them.

Lights that won’t shut off are bad enough, but what about lights that won’t turn on? One common reason this happens is that artificial light is coming in from another source and is mimicking daylight, preventing the sensor from activating properly. Try to find where the light is coming from, and cover or change the direction of the sensor to avoid the light.

The underlying issue behind constantly flickering lights may vary depending on a number of factors, including whether the problem is only occurring with a single bulb or more than one at a time. If it’s only a single bulb, carefully check it to see if it’s secure in its fitting. If it is, try replacing it with a new bulb. If that doesn’t work, call an electrician for a security light repair.

This one isn’t as common as the others on our list, but in the past we’ve had customers whose security lights have been faulty when the weather was damp, rainy, or snowy. This is usually the result of low quality motion sensors, which can be temperamental in very hot or very cold weather. The certified, DC-area electricians at Kolb Electric recommend spending a little more upfront to get a quality product that you’ll be able to rely on for years with little need for security light repair.

Improving your home energy efficiency is a worthy and admirable goal. You can help reduce your impact on the environment while saving money with savvy decision making. However, the up-front investment for some efficiency upgrades is substantial, so always do your due diligence before you find electrician services and commit to buy. Read on to clear up some misconceptions about home efficiency and make sure your money is being put to good use.

You Don't Have to Sacrifice Your Comfort: It's true that the best way to conserve energy is to use less of it with strategies like turning off the lights or keeping the temperature lower in the winter. But that doesn't mean you have to sit shivering in the dark. The key to efficiency is to get the same amount of utility for less energy input. That means replacing old incandescent bulbs with LED versions, or investing in better HVAC technology like a smart thermostat. That way, you can keep your home environment tuned to your comfort while reducing consumption at the same time.

Don't Rush into a Big Ticket Item: The most dramatic way you can upgrade your efficiency is with a brand new heating or cooling system. Equipment efficiency has improved drastically in recent years, and new technologies like geothermal heat pumps, biomass boilers and solar panels can all reduce your bills dramatically. However, they aren't risk free. You’ll often face a significant up-front investment when you find electrician services for these installations, and the actual savings that you will realize can vary widely based on factors like the price of fuel. You could also see a loss if you make a big purchase and decide to sell your home soon after; there’s no guarantee you’ll recoup the cost in the selling price.

That's not to say you should avoid large efficiency investments – just look before your leap. You will get the best return from these items if you already need to replace outdated equipment anyway, and if you plan to stay in your home for many years. To reduce some of the upfront costs, you can also look for federal tax credits that refund up to one third of what you spend, as well as options to lease solar panels so you don't have to put any money down at all.

Don't Forget the Insulation: On the other side of the coin, new HVAC technologies won't do you much good if all that treated air just leaks into the outdoors. One of the biggest ways you can improve your efficiency is by plugging leaks and upgrading your insulation, which is typically a much cheaper fix. With a leak detector, some caulk and spray foam insulation, you can seal up your house with minimal investment, saving you money in the short term as well as preparing the house to get greater efficiency out of newer technologies.

For more straight shooting about how to get the most value for your efficiency investments, find an electrician to conduct an energy audit on your house. Your local Mister Sparky® is always available to help!

One Hour Heating & Air Conditioning®, Benjamin Franklin Plumbing® and Mister Sparky® are North America’s most trusted home services brands thanks to the skilled, hardworking tradespeople who proudly wear our uniforms. That’s why we’re equally proud to announce a partnership with Mike Rowe, creator and executive producer of CNN’s “Somebody’s Gotta Do It” and Discovery Channel’s “Dirty Jobs.”

In addition to his TV work, Rowe is the founder of the mikeroweWORKS Foundation, which is dedicated to promoting honest work and reinvigorating the skilled trades. Our home services brands have committed to donating $100,000 in scholarships to mikeroweWORKS over the next 12 months, and will work alongside Rowe to promote the skilled trades industry and empower future and potential trade professionals.

The partnership, announced yesterday at our annual convention in Las Vegas, features Rowe in television, radio and print advertisements, where he will appear alongside real technicians from each of our brands. Rowe will also work with the companies to highlight the benefits of careers in the plumbing, electrical and HVAC industries. No other home services provider has embarked on a partnership of this kind to promote skilled trades and the professionals who’re carrying those industries forward.

“We are pleased to join forces with Mike and appreciate his commitment to the trades,” said Mark Baker, president of franchise for the three brands. “The men and women with careers in this field power all three of our brands. We are excited to support them and share the message of how our trusted technicians, plumbers and electricians are like superheroes to our customers, often saving the day when they encounter a problem and helping to protect their homes and families.”

Rowe became a household name by working alongside tradespeople in essential but often unglamorous fields in his two television programs. Since establishing mikeroweWORKS in 2008, he has written and spoken extensively about the value of hard work, the widening skills gap, offshore manufacturing, infrastructure decline and related topics. To date, his foundation has awarded more than $3 million in education “work ethic” scholarships for schools around the country.

“The goal of mikeroweWORKS is pretty simple - help close the skills gap by encouraging men and women to get the training they need to pursue good jobs that actually exist,” said Rowe. “One Hour Heating & Air Conditioning, Benjamin Franklin Plumbing and Mister Sparky are perfect partners because, collectively, they offer thousands of jobs waiting to be filled. And they know first-hand what a "good job" really is. I'm flattered for the chance to speak on their behalf and grateful for their generous donation to my foundation."

Join us in welcoming Mike Rowe to our home services family, and watch for him in new advertisements for our brands coming soon!