Landlords and property managers in Dunwoody deal with electrical problems differently than homeowners do. A failed outlet in a rental unit is not just an inconvenience. It is a habitability issue, a potential code violation, and a call from a tenant that needs a fast, clear answer. Five Pines Electrical handles that kind of work routinely, and we understand that the job is not finished until the unit is ready and the tenant is satisfied.
Property managers running multiple units across DeKalb County often need a reliable electrician who can schedule efficiently, communicate clearly about what was found, and leave the work in a condition that passes inspection. We handle electrical safety inspections before a tenant moves in, dedicated circuit installations for updated kitchens and laundry rooms, and repairs that have to be done on a schedule that does not leave a unit sitting vacant. Work is carried out by licensed electricians, and the scope of the electrical work is priced before it starts.
The kind of electrical work a property generates depends on what the property is. A single-family home in a well-established Dunwoody neighborhood may have wiring that has not been touched in decades. A newer multi-unit building may have panels that were sized for a lighter load than tenants now put on them. A commercial space being fitted out for a new tenant is a different project entirely. We work across all of it, and we approach each call based on what the situation actually is.
Electrical problems don't wait, and neither do we, especially when the symptom is something intermittent. A breaker that trips occasionally, a light that flickers only under certain conditions, or an outlet that works most of the time are the calls that take the most careful diagnosis. We trace the problem to its source before any work begins, so you understand what is going on and what it will take to fix it. Guessing at the cause and replacing parts is not how this gets done right.
The homes and wiring in this area have their own quirks, and panel capacity is one of the most common issues we find. An older panel that was never sized for modern appliances, EV chargers, and home office equipment shows the strain in ways that are easy to read once you know what to look for: repeated breaker trips, lights that dim when the HVAC kicks on, or a fuse box that has simply run out of room. We handle panel replacements, 200-amp service upgrades, and subpanel additions, and we run a load calculation before recommending a size so the upgrade is right for what you actually need.
New circuits, outlet additions, lighting installations, and ceiling fan wiring are jobs that come up constantly across residential and commercial properties alike. Whether it is a dedicated appliance circuit for a dryer or range, a weatherproof outdoor outlet, or recessed lighting in a renovated space, the installation has to be done to code and tested before the job is complete. The service page carries the full breakdown of what we install and how each type of job is approached.
Getting your power back is easier than you think, and so is understanding what the work will cost. When you call, we ask the right questions to get a clear picture of what you are dealing with. We give you the scope and the rate before anything is scheduled. You know what the job covers before we arrive, and you can ask what the price includes and get a straight answer.
What changes a quote is what the job actually involves. A straightforward outlet repair is a different conversation than a panel upgrade or a whole-home rewire. If a diagnostic visit turns up something beyond the original call, we explain what was found and what the additional work would involve before we proceed. The scope of the electrical work is priced before it starts, and that applies to every job we take on.
We do not offer a free inspection or a free estimate. When you call (943) 292-6289, you get a real conversation about the work, a clear explanation of what it covers, and a rate that is confirmed before anything is scheduled.
We are available every day from 6:00 AM to 11:00 PM, and same-day service is often available for calls that cannot wait. For urgent situations, a tripping breaker, a dead panel, or an outlet that shows signs of heat or burning, getting someone out quickly matters. We handle those calls the same way we handle scheduled work: a proper diagnosis first, then a clear explanation of what the fix involves.
For landlords and property managers, we understand that coordinating access with a tenant adds a layer of complexity. We work with the schedule you have, confirm the appointment window when you book, and make sure the right person knows who is coming and when. For commercial properties that need to stay open, we plan the work around your hours and keep the disruption to a minimum. Every job gets treated like it matters, because it does.
A detached garage, workshop, or outbuilding that needs its own power supply does not always require a full service upgrade at the main panel. A subpanel installation feeds the structure from the existing service while giving it its own breakers and its own capacity for the circuits it needs. We assess the main panel first to confirm it can carry the added load, then size the subpanel and run the feed correctly, with proper grounding and bonding throughout.
Intermittent problems are the hardest to resolve without a methodical approach. A breaker that trips under specific conditions, a circuit that loses power only at certain times, or a fixture that behaves differently depending on what else is running all point to something that a visual inspection alone will not find. We work through the circuit systematically, check for loose connections, undersized wiring, and load imbalances, and identify the actual cause before recommending a fix.
Older homes with wiring that was never updated, aluminum branch-circuit wiring, or knob-and-tube remnants are a genuine safety concern. Whole-home rewiring replaces that wiring with copper conductors run to current code, including the grounding and bonding that older systems often lack. Partial rewiring addresses specific areas, such as a kitchen or a bathroom, where the existing wiring cannot support the outlets and protection that code now requires. We explain what the scope covers before the work begins.
A panel that is failing, a breaker that will not hold, or a fuse box that has outlived its usefulness are all situations where replacement is the right answer. We handle the full replacement, from pulling the permit where required to coordinating the utility disconnect and reconnect, and we test the new panel under load before the job is closed out. Aluminum-wiring remediation is often part of this work in older Dunwoody properties, and we handle that side of it as well.
our electrical work page covers what the work involves before you call.
Yes. Commercial and light industrial premises have different demands than residential properties, and we plan the work accordingly. A retail space being fitted out for a new tenant needs circuits sized for the equipment going in, not just the outlets that were already there. An office that needs additional circuits for workstations, server equipment, or a break room requires a load calculation and a plan that does not disrupt the rest of the building while the work is happening.
Out-of-hours scheduling is available for businesses that cannot afford downtime during operating hours. We coordinate with property managers and business owners to keep part of the site live while the work proceeds on another section. Code-compliant wiring is the baseline on every commercial job, and we do not move to the next phase until the current one is tested and confirmed.
Fast turnaround. Fair pricing. Safe results.
Dunwoody is where this page is focused, but we cover the surrounding communities across DeKalb County and into the neighboring areas as well. If your property is in Sandy Springs, Doraville, Chamblee, Peachtree Corners, or Brookhaven, we cover those too. The same scheduling, the same pricing process, and the same standard of work apply regardless of which community the property is in.
If you are not sure whether we reach your address, call and ask. We confirm coverage on the call and find a time that works for the property and the people who need to be there.
We work with whatever access arrangement the property manager has in place. If a letting agent is coordinating entry, we confirm the details when the job is booked so the visit can proceed without delays. The person booking the job does not need to be present as long as access is arranged and someone with authority to approve the work has signed off on the scope.
Most electrical work leaves very little mess. Outlet and switch replacements, panel work, and fixture installations involve no wall opening at all. Running new wiring through finished walls sometimes requires small access holes, which we keep as minimal as the route allows. We clean up the work area before leaving, though patching and painting any openings is typically handled by the homeowner or a separate contractor.
Yes, that information is genuinely useful. Knowing whether a fault happens under load, at a certain time of day, or only when specific appliances are running helps narrow down the cause before we arrive. Write down what you observed and mention it when you call, and we will factor it into the diagnostic approach.
It starts with a circuit from the main panel, sized for what the shed will be used for. A shed used only for lighting and a few outlets needs a much smaller circuit than one running power tools or a compressor. We confirm panel capacity, run the circuit, and install the appropriate outlets and any subpanel the space requires. The job scope depends on the shed's intended use, so it helps to describe that when you call.
It usually points to a tripped GFCI outlet that is wired upstream of the others, a tripped breaker, or a loose connection at one of the outlets in the circuit. GFCI outlets have a reset button, and one tripped outlet can cut power to several others downstream. If resetting the GFCI and the breaker does not restore power, call us and we will trace the circuit.
We explain what we found, why the upgrade is needed, and what it involves before any additional work is scheduled. Nothing is added to the scope without your approval. If the original job can still be completed independently, we talk through whether to proceed with it as planned or address the service issue first.
A full panel does not automatically mean a service upgrade is required. In some cases a tandem breaker can create room, or a subpanel can be added to handle the new circuits without replacing the main panel. We look at what is actually there and explain the options before any work is scheduled.
It can. A photo of the panel label, the breaker arrangement, and any visible wiring gives us useful context before the visit and can help us arrive with the right materials for common panel makes and configurations. It is not required, but if you want to send something along when you call, it is worth doing.
Rental properties in this area tend to generate calls around GFCI outlet failures, overloaded circuits in kitchens and laundry rooms, and panels that were never sized for the appliances tenants now use. Electrical safety inspections before a new tenant moves in are also a regular part of what we handle for landlords and property managers in Dunwoody. Call (943) 292-6289 and we will walk through what a pre-occupancy inspection covers and what it costs.
Permit requirements vary depending on the scope of the work and whether the property is in the city or an unincorporated part of the county. Panel replacements and whole-home rewiring typically require a permit and inspection, but the specifics depend on your address and the jurisdiction that covers it. We confirm what applies before the work is scheduled so there are no gaps in the process.
Five Pines Electrical is available every day from 6:00 AM to 11:00 PM for electrical repairs, panel work, installations, and everything in between. Clear communication from the first call to the final test is how every job runs. Call (943) 292-6289 for a quote, and we will tell you what the work involves and how soon we can get there.
Licensed electricians. Code-compliant wiring. Fair rates.
Everywhere else we go is in our service area. Close by, we also work in: Sandy Springs, Peachtree Corners, Roswell.
From a tripped breaker to a full panel upgrade, we handle the electrical work that keeps homes and businesses in Dunwoody running safely. The rows below cover every service we offer, who each one fits best, and what is practical to know before you call. Work is carried out by licensed electricians, and the scope is priced before anything is scheduled. Browse what applies to your situation, then call us to talk through the details.
| Service Type | What's Included | Ideal For | Worth Knowing |
|---|---|---|---|
| Wiring & Circuit Installation | New circuit runs, 240-volt and 220-volt outlet installation, Garage and workshop wiring, Basement circuit installation | Homeowners adding capacity or setting up a dedicated workspace | Every new circuit is sized for its intended load and connected at the panel with the correct breaker. |
| Whole-Home Surge Protection | Panel-level surge protector installation, Whole-house voltage spike protection, Protection for appliances and electronics, Surge protection for HVAC circuits | Homeowners in storm-prone areas or anyone with sensitive electronics | DeKalb County sees active summer storm seasons with frequent lightning. A panel-mounted surge protector covers the entire home, not just the outlets with a strip plugged in. |
| Older-Home Rewiring | Aluminum wiring remediation, Knob-and-tube removal and replacement, Whole-home rewiring, Grounding and bonding upgrades | Owners of pre-1980 homes with outdated or unsafe wiring | Aluminum branch-circuit wiring and knob-and-tube systems were not built for modern electrical loads. A rewire brings the home up to current code and removes the safety risks that come with outdated wiring. |
| Dedicated Appliance Circuits | Dryer and range outlet installation, Refrigerator and dishwasher circuits, Microwave and washer circuits, Load calculations for new appliances | Kitchens and laundry rooms getting new or upgraded appliances | Running a high-draw appliance on a shared circuit is a common cause of repeated breaker trips. A dedicated circuit fixes that at the source. |
| Basement & Sump-Pump Circuits | Basement outlet and lighting circuits, Dedicated sump pump circuit, GFCI protection in below-grade spaces, Basement workshop wiring | Homeowners finishing a basement or protecting against water damage | A sump pump on a shared circuit is a risk during a storm outage. A dedicated circuit with proper GFCI protection is the right setup for below-grade equipment. |
| Electrical Panel & Service Upgrades | 200-amp service upgrades, Subpanel installation, Panel replacement, Meter and service entrance upgrades | Older homes with undersized panels or anyone adding significant electrical load | A 100-amp panel that worked fine decades ago often cannot keep up with today's appliances, EV chargers, and home office equipment. A 200-amp upgrade resolves the capacity problem and supports what you actually need. |
| Breaker & Fuse Repair | Breaker replacement, AFCI and arc-fault breaker installation, Fuse box troubleshooting, Breaker panel repairs | Homes with breakers that trip repeatedly or fail to reset | A breaker that keeps tripping under normal load is often a sign of an undersized circuit or a failing breaker, not just a nuisance. |
| Electrical Repairs & Troubleshooting | Dead outlets and switches, Flickering or dimming lights, Tripping breakers, Circuit diagnosis | Homeowners and tenants dealing with an immediate electrical problem | A proper diagnosis comes first so you know exactly what the repair involves before any work begins. |
| Lighting Installation | Recessed and LED lighting, Pendant and chandelier installation, Under-cabinet lighting, Exterior and security lighting | Homeowners remodeling or anyone replacing outdated fixtures | We handle the wiring and the fixture, so the job is complete in one visit rather than requiring a separate electrician follow-up. |
| Ceiling Fan Installation | New fan installation, Wiring a new ceiling location, Fan control and switch setup, Fan replacement | Homeowners adding comfort or replacing an old fan | If there is no existing wiring at the ceiling location, we run the circuit and install the correct box before mounting the fan. |
| Outlet & Switch Installation | GFCI outlet installation, USB outlet installation, Dimmer switch installation, Standard outlet and switch replacement | Homeowners upgrading interiors or landlords bringing rental units up to code | GFCI protection is code-required in kitchens, bathrooms, garages, and outdoor areas, and older homes frequently lack it. |
| Wiring for Additions & Remodels | Electrical rough-in for new additions, Remodel wiring and circuit updates, Inspection-ready wiring at each stage, Load calculations for expanded spaces | Homeowners adding square footage or renovating existing rooms | Getting the electrical rough-in right from the start means the project passes inspections at each stage without delays. |
| Backup Generator Installation | Transfer switch installation, Standby generator wiring, Whole-home generator hookup, Generator circuit setup | Homeowners and businesses that need power during outages | A proper transfer switch isolates your home from the utility grid before the generator connects, which is both a safety requirement and a code requirement in Georgia. |
| Electrical Safety Inspections | Pre-purchase wiring inspections, Pre-renovation code checks, Rental unit inspections, Panel and outlet condition review | Homebuyers, landlords, and property managers | An inspection before closing or before a renovation starts gives you a clear picture of the wiring before you commit to the next step. |
| EV Charger Installation | Level 2 charger circuit installation, 240-volt outlet for EV charging, Panel capacity check, Commercial EV circuit installation | Homeowners and businesses adding electric vehicle charging | A Level 2 charger runs on a dedicated 240-volt circuit. We check panel capacity first and handle any upgrade needed before running the circuit to your garage or driveway. |
Every situation is a little different, so call us at (943) 292-6289 and we will walk through what the work involves and what it will cost before anything is scheduled.
(943) 292-6289