Bellevue · October 2024
Designer lighting installation in a Bellevue high-rise condo
In October 2024, before HB Power Electric LLC was licensed, the owner wired a designer lighting package in a downtown Bellevue high-rise condominium: woven metal-mesh pendant clusters, halo-backlit disc sconces, brass globe sconces, recessed LED stair and path lights, and LED channel under floating shelves and in a walk-in closet. Bellevue issues and inspects its own electrical permits.
| City | Bellevue, King County |
|---|---|
| When | October 2024 |
| Property | Downtown high-rise condominium |
| Scope | A whole-unit designer lighting package in an occupied Bellevue high-rise: metal-mesh pendant clusters over the dining table and at two marble bathrooms, halo-backlit disc sconces, brass globe sconces, recessed LED step and path lights on the staircase and upper hallway, recessed downlights in a soffit, and LED channel under floating shelves and inside walk-in closet millwork. |
| Equipment | Woven metal-mesh cocoon pendants with bronze branch and gold ginkgo-leaf detail · Halo-backlit disc LED wall sconces · Marble-bathroom pendants on polished nickel canopies · Brass globe and double-globe wall sconces · Recessed LED stair step and hallway path lights · Recessed LED downlights in a wood-plank soffit · LED channel under floating shelves and in walk-in closet millwork |
Dated before the company licence. This job was completed in October 2024, before HB POWER ELECTRIC LLC was licensed on 20 October 2025. It is our owner’s prior work and is shown here as evidence of his craft, not as a job performed by the company.
What the customer needed
A two-level unit in a downtown Bellevue high-rise, at the stage where the floors are down, the millwork is hung and the fixtures are still in boxes. Hand-woven metal-mesh cocoon pendants with cast branch and gold ginkgo-leaf detail, backlit halo discs, brass globes on marble, recessed step lights and LED channel cut into shelving each had one place to land, set by the mirror, the table or the shelf below.
What we did
Three cocoon pendants hang in one line from chrome canopies set in the wood-plank soffit over the dining table, with the recessed downlights beside them doing the room’s working light. In the bedroom the halo discs sit on a plain wall: the glow behind the fixture is the light, so canopy height and spacing decide how the wall reads.
Both marble bathrooms take pendants on polished nickel canopies flanking the mirror. The vanity bathroom carries a three-gang plate and a receptacle in the tile beside them; the second has one switch, one recessed downlight and a glass shower. A brass globe sconce lands in the corner where a marble slab meets gold-inlay tile; a two-light brass sconce goes on a plain painted wall.
The staircase takes recessed rectangular step lights in the side wall at every other tread; the upper hallway takes three more, louvered, low above the baseboard. The kitchen run is LED channel under the upper cabinets, washing a full-height quartz backsplash, with two new receptacles and a rocker switch on the same wall. The walk-in closet, photographed a week later, has vertical LED strip recessed into the shelf uprights and the glass-front cabinets.
Details that matter
Every fixture landed in a surface that was already finished: wood-plank soffit, marble slab, gold-inlay tile, quartz, veneer millwork. Furniture was under sheeting. On a plain painted wall or a marble slab, nothing hides a canopy that ends up off centre.
For scale: published Puget Sound ranges put a millwork, cove and step LED lighting package at $5,000–$30,000 as of September 2026, a market range and not this job’s invoice.
Two honest notes. This is the owner’s prior work, done a year before HB POWER ELECTRIC LLC was licensed. And every photograph here is finished work: there is no rough-in shot, so the boxes and the layout behind these canopies are not something this page can show you.
Photographs from this job
Common questions
Why does a lighting package have to be planned before the ceiling closes?
Because the electrical work is mostly boxes, and a box is only easy to move while the ceiling is open. A pendant canopy, a recessed step light and a run of LED channel each need an opening in an exact place, and the exact place comes from the fixture's own dimensions and the furniture below it. Once the wood soffit is planked, the stair skirt is on and the millwork is hung, moving a canopy two inches stops being electrical work and becomes carpentry.
What makes an LED strip flicker or drop out at the low end of a dimmer?
A driver and dimmer that were never meant to work together. Low-voltage tape runs on a driver, and that driver has to be listed for the control in front of it: forward-phase and reverse-phase dimmers are not interchangeable, and a driver with a high minimum load will simply extinguish before the slider reaches the bottom. The failure shows up as flicker, an audible buzz, or a dead bottom of the range, and on a lit quartz backsplash it is visible from across the room. The pairing is chosen with the fixtures, not after them.
How do you keep the light the same colour from room to room?
By deciding one number early and holding everyone to it. Channel tape, recessed downlights and decorative lamps come from different manufacturers with different ideas of white, so a single nominal colour temperature and a single CRI are picked for the whole unit before anything is ordered. LED tape is also ordered in one batch, because bins vary between production runs and two reels of the same part number can read differently side by side.
Who issues the electrical permit for condo work in Bellevue?
The City of Bellevue, which runs its own electrical permitting and inspection rather than deferring to Washington L&I the way Bothell, Kenmore or Issaquah do. WAC 296-46B-901 requires the licensed electrical contractor to buy the permit before work starts. To be clear about this page: the job shown here was done in October 2024, before HB POWER ELECTRIC LLC existed, so we hold no permit record for it and nothing here should be read as a claim about a permit number or an inspection.
Shown with the customer’s permission. All location metadata has been removed from these files and no street address, unit number or identifiable person appears in them.
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