Our Lighting Electrical Services
Pot Light Installation
Pot lights, also called recessed lights, are the most common lighting request we get. We plan the layout around how you use the room, not just a grid on the ceiling. Kitchens need light over the counters, living rooms usually need softer light on a dimmer, and hallways need even spacing so you are not walking from bright spot to dark spot. In top floor ceilings that touch insulation, we use IC rated, airtight housings or canless LED fixtures so the lights stay cool and you do not lose heat into the attic.
Light Fixture, Chandelier and Pendant Installation
Replacing a fixture looks simple until the ceiling box is loose, undersized or not rated for the weight. Heavy chandeliers and large pendants need a properly supported box, and high or vaulted ceilings need the right equipment to reach them safely. We check the box, the connections and the circuit before hanging anything, and we level and align pendants over islands and dining tables so they look right from every angle.
LED Lighting Upgrades
Switching older halogen, incandescent or fluorescent lighting to LED lowers your energy use and cuts down on bulb changes. The part people often miss is compatibility. Many LED fixtures flicker, buzz or will not dim smoothly on an older dimmer, so we match drivers and dimmers as part of the upgrade instead of leaving you with a new problem. For businesses, we retrofit troffers, strip lights and high bay fixtures in offices, retail units and warehouses.
Dimmers, Switches and Smart Lighting Controls
We install dimmers, three way and multi location switches, occupancy sensors, timers and smart switches that work with app or voice control. Many smart switches need a neutral wire in the switch box, which some older homes do not have. We check that before you buy, so the switch you choose will actually work in your wall.
Exterior, Landscape and Security Lighting
Outdoor lighting has to handle a wet coastal climate. We use wet rated fixtures, weatherproof boxes and covers, and GFCI protection where the code requires it. Common jobs include motion sensor lights over driveways and carports, soffit pot lights, deck and stair lighting, and low voltage landscape lighting along paths and gardens. We aim the light where you need it, not into your neighbour’s windows.
Lighting Repairs and Flickering Lights
Flickering, buzzing or dead lights are usually caused by one of a few things: a loose connection, a failing switch or dimmer, an LED that is not compatible with its dimmer, or an overloaded circuit. In homes built roughly between the mid 1960s and late 1970s, aluminum branch wiring can also be involved, and its connections need special devices and techniques. If a fixture is warm to the touch, smells burnt or keeps flickering after a bulb change, stop using it and have it checked.
Emergency Lighting and Exit Signs
Commercial and multi unit buildings need working emergency lights and exit signs so people can get out safely during a power failure. We install, replace and repair emergency lighting units and exit signs, and we help building owners and property managers keep these systems in working order between inspections. Because we offer 24/7 service, we can also respond when lighting fails outside business hours.
How Much Does Lighting Installation Cost?
The cost of lighting work depends mostly on access. If there is an attic above the ceiling and existing wiring nearby, the job is quick. If the ceiling is finished drywall with no access, plaster, or concrete, it takes more time and more patching. The ranges below are typical for labour and standard materials in Burnaby and the Tri-Cities. Fixtures you supply yourself are not included.
| Lighting Job | What Is Usually Included | What Affects the Price | Estimated Cost (CAD) |
|---|---|---|---|
| Replace an existing light fixture | Remove the old fixture, check the box and connections, install and test | Ceiling height, box condition, fixture assembly time | $150 to $350 per fixture |
| Chandelier or heavy pendant | Weight rated support box, assembly, levelling and alignment | Fixture weight, ceiling height, need for a new support | $300 to $900 per fixture |
| New pot lights with attic or easy access | Layout, IC rated or canless fixtures, wiring, switch connection | Number of lights, distance to power, insulation | $150 to $300 per light |
| New pot lights in a finished ceiling with no access | Fishing wire between joists, cut outs, basic patching | Joist direction, plaster ceilings, number of openings | $250 to $450 per light |
| Dimmer, smart switch or occupancy sensor | Device, compatibility check, installation and programming | Neutral wire availability, multi location switching | $100 to $250 per switch |
| Under cabinet kitchen lighting | LED strips or puck lights, driver, switch or sensor | Cabinet length, hardwired or plug in, hidden wiring | $500 to $1,500 per kitchen |
| Exterior or motion sensor light | Wet rated fixture, weatherproof box, connection to power | New circuit through an exterior wall, mounting height | $250 to $800 per fixture |
| Low voltage landscape lighting | Transformer, cable, path and accent fixtures, timer | Yard size, number of fixtures, trenching | $1,500 to $5,000 per project |
| Flickering light diagnosis and repair | Troubleshooting, tightening or replacing faulty parts | Cause of the fault, aluminum wiring, number of circuits | $150 to $400 for most visits |
| Commercial LED retrofit | Remove old fixtures or ballasts, install LED fixtures or kits | Ceiling height, fixture type, lift access, after hours work | $100 to $300 per troffer, $250 to $600 per high bay |
| Emergency light or exit sign | Supply and installation of a battery backed unit, testing | Unit type, mounting height, wiring route | $250 to $600 per unit |
The type of home also changes the price of the same job. This is how pot light installation typically compares across the areas we serve:
| Area and Home Type | Typical Ceiling and Wiring | Estimated Pot Light Cost |
|---|---|---|
| Newer homes on Burke Mountain and Westwood Plateau in Coquitlam | Drywall ceilings, modern wiring, attic access on upper floors, some vaulted ceilings | $150 to $300 per light |
| Split levels and ranchers in Mary Hill, Citadel Heights and Oxford Heights in Port Coquitlam | Mostly accessible attics, some original wiring from the 1970s and 1980s | $175 to $325 per light |
| Hillside homes on Heritage Mountain and College Park in Port Moody | Multi level layouts, finished ceilings between floors, high entry ceilings | $200 to $400 per light |
| Older homes in Capitol Hill and Burnaby Heights in Burnaby, and Maillardville in Coquitlam | Plaster ceilings, older or aluminum wiring that may need upgrades | $250 to $450 per light |
| Condo towers in Metrotown, Brentwood, Coquitlam City Centre and Suter Brook | Concrete ceilings, so slim surface mount fixtures or a dropped ceiling instead of recessed housings | $250 to $500 per fixture, plus strata approval |
These ranges are estimates based on typical jobs, not fixed prices. We confirm the price after seeing your ceiling, wiring and panel. Drywall finishing and painting, permit fees, and any panel or circuit upgrades are listed separately on your written quote.
Do You Need a Permit for Lighting Work?
It depends on the scope. Adding new pot lights, running new wiring, adding switches or circuits, and most commercial lighting work need an electrical permit and should be done by a licensed electrical contractor. In Burnaby, the City issues its own electrical permits and does its own inspections. Coquitlam, Port Coquitlam, Port Moody, New Westminster and Pitt Meadows fall under Technical Safety BC. Maple Ridge, Surrey, North Vancouver and West Vancouver also issue their own permits.
We take out the permit under our contractor licence whenever the work requires one, so the installation is inspected and on record. That matters for insurance, strata records and when you sell your home.
Lighting Electricians in Burnaby and the Tri-Cities
We used to keep separate lighting pages for each city. They now live here, because the code and the quality of work are the same everywhere. What changes from one city to the next is the permit office, the age of the homes and the type of ceilings we open up.
Lighting Electrician in Burnaby
Burnaby work goes through the City of Burnaby’s own permit and inspection process, and we plan our schedule around it. Older homes in North Burnaby, Capitol Hill and Burnaby Heights often have plaster ceilings and original wiring, so we check the circuits before adding load and keep patching to a minimum. In condo towers around Metrotown, Brentwood, Edmonds and Lougheed, concrete ceilings mean recessed housings are rarely an option, and we use slim surface mount LED fixtures or lighting in a dropped bulkhead instead, with strata approval where needed. We also handle LED retrofits for shops and offices along Kingsway and Hastings Street.
Lighting Electrician in Coquitlam
Newer homes on Burke Mountain and Westwood Plateau tend to have open plans and tall or vaulted ceilings, where layout and dimming make the biggest difference. Sloped lots in these neighbourhoods are also good candidates for path, stair and landscape lighting. In older parts of Coquitlam such as Maillardville and Austin Heights, we check for aluminum wiring and dated switch boxes before installing new fixtures or smart controls. Coquitlam permits are issued by Technical Safety BC.
Lighting Electrician in Port Moody
Port Moody homes on Heritage Mountain, College Park and Glenayre are often built into the hillside, with several levels, tall entryways and decks facing the inlet. That makes exterior stair, deck and soffit lighting popular, and we keep fixtures shielded so the view stays dark and the neighbours are not lit up. Townhouse complexes and condos around Suter Brook, Newport Village and Klahanie usually need strata approval for any change to common areas or exterior lighting. Port Moody permits go through Technical Safety BC.
Lighting Electrician in Port Coquitlam
Port Coquitlam is our home base, so homeowners in Mary Hill, Citadel Heights, Oxford Heights and Birchland Manor get quick site visits and follow ups. Many homes here are split levels and ranchers from the 1970s and 1980s, where we often add pot lights to main floors and basement suites and install motion sensor lighting over carports and driveways. We also do LED high bay and strip light upgrades in warehouses and industrial units around Port Coquitlam. Permits are handled through Technical Safety BC.
New Westminster, Maple Ridge, Pitt Meadows and Nearby Communities
We also provide lighting services in New Westminster, Maple Ridge, Pitt Meadows, Surrey, North Vancouver, West Vancouver and Langley. New Westminster’s older character homes often call for careful work in plaster ceilings, while Maple Ridge and Pitt Meadows have more newer homes with easy attic access.
Commercial and Industrial Lighting
For stores, offices, restaurants, strata buildings and warehouses, lighting affects safety, energy costs and how a space feels to customers and staff. We handle LED retrofits, new lighting for tenant improvements, parking lot and exterior lighting, occupancy and daylight controls, and emergency lighting and exit signs. We can schedule work after hours to keep your business open.
When Lighting Work Needs More Than New Fixtures
Sometimes the lighting problem is really a wiring or capacity problem. Lights that dim when the microwave or heater turns on, breakers that trip when you add fixtures, or a panel with no space for a new circuit are all signs the system needs attention first. We will tell you if that is the case before starting, so the new lighting is not sitting on a weak circuit.
How a Lighting Project Works With Us
- Tell us what you want to change. Call us or send photos of the room, the ceiling and the existing fixtures.
- Site visit and layout. We check access, wiring and the panel, and plan fixture positions with you.
- Written quote. Fixtures, labour, materials, patching and any permit are listed separately.
- Permit. We apply to Technical Safety BC or your municipality when the work requires it.
- Installation. We protect floors and furniture, keep dust under control and clean up at the end of each day.
- Testing and handover. We test every fixture and control, adjust dimmer settings and show you how smart controls work.
Why Homeowners and Businesses Choose Intel Power
Intel Power Electric was founded in 2005 by BCIT trained electrician Navid Sadeghi and has grown into a full service electrical contractor for homes, businesses and industrial sites. We are licensed, bonded and insured, carry WCB coverage and are BBB accredited, and we offer 24/7 service for urgent electrical problems.
We would rather tell you that a fixture swap is enough than sell you a full rewire you do not need. If the existing wiring is unsafe, we will show you why and explain your options before any work starts.
Book a Lighting Electrician
Call us at (604) 618-0977 or send us photos of the space you want to light. We will tell you what is possible with your ceiling and wiring, what it will cost, and whether a permit is needed, before any work begins.
