Complete electrical for secondary dwellings. Planned from the ground up. We carry out full electrical installations for granny flats across Sydney. From sub-mains and switchboard to wiring, lighting, power, and final fitout, all completed by licensed electricians to current NSW standards.
Verify our NSW Contractors Licence 493243C on the official NSW Trades register.
A granny flat (or secondary dwelling) in NSW requires its own complete electrical installation separate from the main dwelling. This includes a sub-mains cable from the property's main switchboard to a new dedicated switchboard in the granny flat, all internal wiring, circuits for lighting and power, a kitchen circuit, bathroom and laundry circuits, air conditioning provision, and an internet and communications point.
In NSW under the State Environmental Planning Policy (Housing) 2021, granny flats on eligible residential lots can be built as complying development without a full Development Application. The electrical installation is part of a broader construction project that requires a licensed builder and a licensed electrician. We coordinate with the builder and carry out all electrical rough-in, fitout, and final inspection stages.
We issue a Certificate of Compliance for Electrical Work (CCEW) for all notifiable granny flat electrical work. If the granny flat is being metered separately for rental or family use, we coordinate the sub-metering or separate meter connection with your electricity distributor. We hold Contractors Licence 493243C and Level 2 ASP Licence 6855 for any supply works required.
Granny flat electrical work needs to be planned from the start of the construction project, not added as an afterthought. If you are planning a granny flat in Sydney, call us early so we can align the electrical scope with your builder's schedule.
A sub-mains cable runs from the main dwelling's switchboard to the granny flat's own switchboard. It must be sized to carry the granny flat's full load without overloading the main switchboard supply. If the main property is already heavily loaded (solar, EV, air conditioning), the sub-mains and main switchboard may need upgrading to accommodate the additional dwelling load. We assess total property load before sizing the sub-mains.
AS/NZS 3000 and BCA (NCC) requirements for a habitable dwelling specify minimum circuits including lighting, power points, kitchen, laundry, bathroom, and air conditioning provision. NSW also requires safety switches (RCDs) on all circuits in new dwellings. We design the switchboard and circuit layout to meet both the minimum compliance requirements and the practical needs of a comfortable living space.
If the granny flat is rented, the tenant generally needs to be billed for their own electricity consumption. Separate metering requires either a second NEM meter point (requiring network application and a second account with a retailer) or a sub-metering arrangement using a certified sub-meter. We handle sub-metering installations and, where separate NEM metering is required, coordinate the Level 2 ASP network application as part of our scope.
If the main dwelling has solar, the granny flat can typically benefit from the same system via the shared switchboard. If the granny flat is metered separately, the solar and battery system arrangement becomes more complex and may require dedicated solar provision for the granny flat or an agreed consumption sharing mechanism. We advise on the most practical arrangement for your specific property and metering configuration.
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“Sam is an absolute legend. He fixed my hot water system this afternoon. He didn’t charge me a lot and he done a great job”
Yes. A granny flat is a separate habitable dwelling and requires its own switchboard (sub-distribution board) with its own circuit protection and safety switches. Running granny flat circuits directly from the main house switchboard without a dedicated sub-board is not compliant for a separate dwelling. The sub-board is fed from a sub-mains cable connected to the main switchboard.
A full electrical installation for a standard studio or one-bedroom granny flat in Sydney typically costs $4,000 to $8,000 depending on size, number of circuits, and whether the sub-mains need upgrading. Two-bedroom flats run $6,000 to $10,000. We quote a fixed price after reviewing the construction plans and assessing the main property's existing electrical capacity.
A separate NEM meter is not legally required for a family-use granny flat, but it is required if the tenancy is a separate rental arrangement where the tenant pays their own electricity bills directly. Separate metering requires a Level 2 ASP network application. Sub-metering is an alternative that allows separate billing without a second NEM connection. We advise on the best option for your situation.
As early as possible. Electrical rough-in (cabling) must happen before wall lining and insulation is installed. If we are involved after the walls are lined, cable access becomes significantly more difficult and expensive. We recommend engaging us when the construction plans are confirmed so we can schedule rough-in with the builder's framing stage.
For small temporary structures (garden studios, sheds), a single GPO circuit from the main board might be acceptable. For a habitable dwelling, NSW regulations require a dedicated sub-distribution board for the granny flat. Adding the granny flat as circuits on the main board creates compliance issues, metering difficulties, and safety switch protection complexity. We design a compliant installation from the start.
Yes. A full granny flat electrical installation involves multiple notifiable work categories including new electrical installation, sub-mains, and switchboard installation. We issue a Certificate of Compliance for Electrical Work (CCEW) covering the complete installation. The council certifier or private certifier overseeing the construction project will require evidence of electrical compliance before issuing an Occupation Certificate.
Describe your electrical issue or project and we'll schedule a time to assess the situation.
Our technician examines the work required and gives you a transparent price before anything begins.
We finish on time, clean up after ourselves, and ensure everything meets code and your expectations.
From booking through to final checks, we manage the details so you can get the job finished right.
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