Power from SCE
Commercial · IrvineCommercial electrical work in Irvine
An Irvine business bill splits electricity into two lines: SCE delivery and OCPA generation. A tenant space also goes through plan check on the IrvineReady portal before the permit issues.
- $73.08Irvine commercial electrical permit issuance fee (August 15, 2026 schedule)
- 30 percentPlan check fee for electrical plans, share of the permit fee (minimum $73.74)
- $192.82Each extra inspection trip beyond those allowed
- 4 pm to 9 pmOCPA commercial TOU-GS-1 on-peak window, summer weekdays
- 50 or moreParking spaces at which a commercial tenant may request a charger (Civil Code 1952.7)
Electric utility
SCE
Southern California Edison (SCE) for delivery; Orange County Power Authority (OCPA) for generation unless the customer opts out
Commercial service upgrades, meters and load letters go through the utility. Utility site
Building department
City of Irvine Community Development, Building and Safety (Permits)
(949) 724-6313 (permit counter); main line 949-724-6000 · Permit page
Electrical permit fees in Irvine
City fee lines. Commercial permits can also carry plan check and fire review.
| Item | Fee |
|---|---|
| Electrical permit issuance, residential (other than new construction) Schedule V, effective August 15, 2026 (Resolution 24-41 and 25-78). Commercial is $73.08. | $31.88 |
| Service, 600 V or less, 0 to 200 amps and 200 to 400 amps, per meter (residential) Schedule V, effective August 15, 2026. 401 to 1,200 amps is $171.59 residential. | $68.60 |
| Panel board, 400 amps or less (residential) Schedule V, effective August 15, 2026. 401 to 1,200 amps is $127.12. | $63.56 |
| Branch circuit, each (residential) Schedule V, effective August 15, 2026. Used for a new EV charger circuit. | $13.66 |
| Minimum electrical inspection fee (residential) Schedule V, effective August 15, 2026. | $63.77 |
| Additional inspection trip beyond those allowed Schedule V; each permit gets one re-inspection free. | $192.82 |
Taken from the city's fee page. Commercial valuation-based fees and plan check can apply on top. Confirm at the permit counter.
Reading an Irvine business power bill
Irvine is an Orange County Power Authority (OCPA) city. SCE still delivers the power, owns the wires and answers outages, while OCPA sets the generation price. The two show up as separate lines on a business bill. On September 9, 2025 the council voted 5 to 2 to cancel its notice to leave OCPA, so most accounts stay on the OCPA default unless they opt out.
OCPA’s commercial rate sheet effective March 24, 2025 follows SCE’s business schedules, for example TOU-GS-1 options D, E and ES. Summer runs June through September, and the summer weekday on-peak window is 4 pm to 9 pm. OCPA has three tiers. Smart Choice and 100% Renewable Choice are priced above Basic Choice per kilowatt-hour. Check the current sheet, because rates were updated more than once in 2024 and 2025. On the SCE side, TOU-GS-2 is for demand above 20 kW and below 200 kW. A move to a different tier is a bill question first and an equipment question second, so ask for a load calculation before adding chargers or kitchen equipment. The panel and service upgrades page explains how that load number is built.
Plan check for a tenant space
Irvine routes commercial work through the IrvineReady online submission portal. The city’s commercial EVCS e-submittal checklist shows the pattern for tenant work.
- Complete the building permit application, a commercial take-off sheet where it applies, and a recycling and diversion waste management plan. The checklist says every commercial project must have an approved waste plan before a permit issues.
- Add the OCFA plan submittal criteria. City staff email an OCFA form if the review requires one.
- Upload plans, starting with a tenant improvement plan check title sheet, a site plan and electrical plans.
- Pay plan check fees when the city requests them. The checklist says the plan review period does not begin, and the submittal is not sent to other departments, until payment arrives.
A parking lot change adds questions about the number of affected spaces and asphalt removal. The city’s Commercial and Industrial page lists tenant improvements and commercial charging, but its tenant improvement page was marked under construction when checked, so confirm the current steps with the counter at 949-724-6000. The tenant improvement electrical page lists typical scope.
The commercial fee column
Irvine’s August 15, 2026 fee schedule has a commercial column and a residential column for electrical work. The two differ a lot.
| Item | Commercial | Residential |
|---|---|---|
| Permit issuance | $73.08 | $31.88 |
| Panel board, 400 amps or less | $120.19 | $63.56 |
| Service, 401 to 1,200 amps, per meter | $324.41 | $171.59 |
| One sign and one transformer | $60.08 | $31.83 |
Plan check is 30 percent of the electrical permit fee, with a minimum of $73.74, and the state adds a 10 percent surcharge on plan check and inspection fees. Every permit includes one re-inspection. The schedule says an additional trip of $192.82 may be charged when more trips are needed because of an installer’s fault or error, so a clean first inspection saves money.
Business parks and the 2025 Energy Code
For offices and business parks, the California Energy Commission says the 2025 Energy Code applies to permit applications filed on or after January 1, 2026, with approved 2025 compliance software and forms. That affects lighting controls and new equipment in an Irvine tenant space, so the plan set and the lighting schedule need to match. The 2025 code changes guide and the LED lighting retrofit page cover what triggers the rules.
Tenants and chargers
For a tenant, a charger often starts with the lease. Civil Code 1952.7 voids lease terms that unreasonably restrict a charger in commercial leases signed, renewed or extended on or after January 1, 2015. It does not apply at properties with fewer than 50 parking spaces. The tenant pays for damage, maintenance, electricity and a $1,000,000 liability policy that names the landlord. For the apartment and condo side, see multifamily and HOA EV charging and commercial EV charging.
What to send
Commercial electrical work in Irvine is available through the partner electrician. Send the building type, the address, whether you are the tenant, the owner or the property manager, and what is wrong or planned. A photo of the panel and meter helps. Start from the commercial hub, the Irvine residential page or the Orange County overview.
For the rest of the county, see the Orange County commercial page. Business parks with critical loads can read the commercial standby generator page.
Send three things. Get a call.
Share the building, the job and a deadline. Your request goes to a licensed partner electrician, who contacts you about the building, the load and the permit path.
Commercial electrical work is available through the partner electrician.
- The buildingType of business, address and rough size.
- Who you areOwner, tenant, property manager or HOA board.
- The jobWhat is wrong or planned, and any deadline such as a lease date or inspection.
Commercial work in Irvine
Commercial electrical service and repair
Commercial EV charger installation for workplaces and retail
Commercial panel and service upgrades
Electrical maintenance agreements for commercial buildings
Exit signs and emergency lighting for businesses
What a property manager needs from an electrician
Electrical work in HOA and condo common areas
Commercial LED lighting retrofits and Title 24
EV charging for multifamily buildings and HOAs
Commercial electrical work in Orange County
Parking lot lighting for California businesses
Electrical work for restaurants and retail stores
Standby generator installation for businesses
Tenant improvement electrical: what a build-out needs
Warehouse and industrial electrical work in Ontario and the Inland Empire
Questions people ask
Why does my Irvine business bill show two electricity companies?
SCE delivers the power and owns the wires, and Orange County Power Authority (OCPA) supplies the generation. Irvine's council voted 5 to 2 on September 9, 2025 to cancel its notice to leave OCPA. Business accounts can opt out and return to SCE service. Rate sheets for the two are separate, so compare the full bill, not one line.
How do I submit a commercial charger permit in Irvine?
Use the commercial and multifamily EVCS application package, not the single-family worksheet. It asks for a building permit application, a tenant improvement plan check title sheet, a site plan with accessible charging details and electrical plans. Everything is uploaded to the IrvineReady portal, and plan review does not start until the plan check fees are paid.
What does Irvine charge for a commercial electrical permit?
The August 15, 2026 fee schedule lists a commercial issuance fee of $73.08, plus lines for panels, services, fixtures and signs. Plan check is 30 percent of the electrical permit fee, with a minimum of $73.74. The state adds a 10 percent surcharge on plan check and inspection fees. Each permit gets one free re-inspection.
Can my tenant ask the landlord for an EV charger?
Often yes. Civil Code 1952.7 voids lease terms that unreasonably restrict a charger for commercial leases signed, renewed or extended on or after January 1, 2015. It does not apply at properties with fewer than 50 parking spaces. The tenant pays for installation damage, maintenance, electricity and a $1,000,000 liability policy naming the landlord.
Does the fire authority review electrical changes in a tenant space?
It can. The city's commercial EVCS package lists an Orange County Fire Authority plan submittal criteria form, and city staff email an OCFA form if one is required after review. Fire alarm, sprinkler and exit lighting changes are the usual triggers. Ask city staff at pre-application which reviews apply, so the schedule includes them.
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