A commercial electrical load calculation fits on one page, and three decisions hang from it. It sets the service size you ask the utility for. It sets the feeder and panelboard ratings on the one-line diagram. It also decides whether a rooftop array or a pair of EV chargers can be added later without new gear. The arithmetic is short. The errors come from three places: the code edition, a continuous-load multiplier applied twice, and treating solar as if it lowered the load.

This guide is for electrical contractors and design firms that prepare or check service calculations for US commercial buildings. It uses the 2023 National Electrical Code (NEC, NFPA 70) numbering. It walks one illustrative office building from unit loads to a service rating. It then shows how two EV chargers and a rooftop inverter change the answer. For the wider question of what to hand to an outside team and what to keep, read our MEP design outsourcing guide for US contractors. The MEP design services hub covers the other disciplines.

Quick answer. Under NEC 2023 Article 220, Part III, add lighting from Table 220.42(A), which already includes the 125 percent continuous factor. Add receptacles at 180 VA per yoke with Table 220.47 demand, then HVAC, equipment and EV load. Apply 125 percent to other continuous loads, convert to amperes, and round up to the next standard rating. Solar does not reduce the total. It adds a busbar check under 705.12.

Which NEC edition and which parts of Article 220 apply?

Name the edition on the sheet before any number. The 2023 NEC reorganized Article 220, and many jurisdictions still enforce the 2017 or 2020 edition, where the same tables carry different numbers. In those editions the non-dwelling lighting unit loads sit in Table 220.12 and the lighting demand factors in Section 220.42. The unit values and notes can also differ, so do not reuse an old worksheet without checking. Our guide on which NEC edition each state enforces tracks adoption, and NEC 2023 against 2020 lists the changes that matter to solar designers.

The 2023 article is organized in parts. NFPA’s 220.1 scope text, reproduced in the committee record cited below, divides the work. Part II covers branch-circuit loads. Parts III and IV cover feeder and service loads. Parts V to VII cover farms, health care facilities and marinas. For a commercial building you work in Parts II to IV.

PartWhat it doesSections you will use on a commercial job (2023 numbering)
Part II, branch-circuit loadsSets the minimum load of each outlet220.14 (lamps, signs, receptacles at 180 VA per yoke), 220.42 (lighting unit loads), 220.43 (office receptacles), 220.44 (hotel and motel rooms)
Part III, feeder and service loadsThe standard method. Starts from the Part II loads and applies demand factors220.45 (lighting demand), 220.47 (receptacle demand), 220.50 (motors and air conditioning), 220.56 (kitchen equipment), 220.57 (EV supply equipment), 220.60 (noncoincident loads), 220.61 (neutral), 220.70 (energy management systems)
Part IV, optional calculationsPermitted in place of Part III where its conditions are met220.86 (schools), 220.87 (existing loads from measured demand), 220.88 (new restaurants)

Section 220.40 ties the parts together. The calculated load of a feeder or service is not less than the sum of the Part II branch-circuit loads. That sum is taken after any demand factors that Parts III to VII permit or require.

The 2026 NEC cycle moves content around, and the committee record shows proposals to relocate and rename some sections. Every section number in this guide is 2023 numbering. If your AHJ has adopted another edition, re-map the references before you reuse a calculation.

Source for all 2023 Article 220 text and table values in this guide: NFPA’s own Code-Making Panel 2 Public Input Responses report for the 2026 cycle (printed 7 February 2024). Public Input 4294 in that document reproduces the full text of NFPA 70-2023 Article 220 with 2023 numbering, shown as the text a proposal would delete. The panel rejected that proposal, so the quoted text stands as the 2023 requirement. This is NFPA’s public record, not the code book itself. Check your own copy of the adopted edition before you put a number on a sheet.

What are the 2023 lighting unit loads and demand factors?

Table 220.42(A) sets a minimum general lighting load per square foot by occupancy. Multiply it by the floor area, measured from the outside dimensions of the building under 220.5(C). The Informational Note says the values rest on minimum load conditions and 80 percent power factor. It adds that they might not provide sufficient capacity for the installation contemplated. Treat them as a floor, not a prediction.

Occupancy (NEC 2023 Table 220.42(A))VA per ft2VA per m2
Automotive facility1.516
Convention center1.415
Courthouse1.415
Dormitory1.516
Exercise center1.415
Fire station1.314
Gymnasium (armories and auditoriums count as gymnasium-type)1.718
Health care clinic1.617
Hospital1.617
Hotel or motel, or apartment house without provisions for cooking by tenants (lodge rooms are similar)1.718
Library1.516
Manufacturing facility (industrial commercial loft buildings count)2.224
Motion picture theater1.617
Museum1.617
Office (banks count as office-type)1.314
Parking garage (commercial storage garages count)0.33
Penitentiary1.213
Performing arts theater1.516
Police station1.314
Post office1.617
Religious facility2.224
Restaurant (clubs count as restaurant-type)1.516
Retail (stores, barber shops and beauty parlors count)1.920
School/university1.516
Sports arena1.516
Town hall1.415
Transportation1.213
Warehouse1.213
Workshop1.718

Source: NFPA 70-2023 Table 220.42(A), as reproduced in the CMP-2 Public Input Responses report linked above.

Demand factors come next. Section 220.45 allows Table 220.45 to reduce the general lighting portion of the load. It states that the factors are not used to determine the number of branch circuits for general illumination. That sentence matters when you build the panel schedule, and the schedule section below returns to it.

Occupancy (NEC 2023 Table 220.45)Portion of the lighting load (VA)Demand factor
Hotels and motels, including apartment houses without provision for cooking by tenantsFirst 20,000 or less60%
20,001 to 100,00050%
Over 100,00035%
Warehouses (storage)First 12,500 or less100%
Over 12,50050%
All othersTotal VA100%

The table also has rows for dwelling units, which a commercial job does not use. The hotel and motel factors do not apply where the entire lighting is likely to be used at one time, as in ballrooms or dining rooms.

Read the last row twice. The 2023 table has no row for offices, retail or hospitals, so those occupancies fall under “all others” and take 100 percent of the lighting load. A worksheet on file may show a hospital row from an older edition. The 2023 text above has none. Only warehouses and hotels or motels get a lighting reduction.

Here is the warehouse arithmetic, as an illustration. A 40,000 ft2 warehouse has 40,000 x 1.2 = 48,000 VA of lighting. The first 12,500 VA counts at 100 percent. The remaining 35,500 VA counts at 50 percent, which is 17,750 VA. The lighting demand is 30,250 VA.

How do you avoid applying the 125 percent continuous factor twice?

The 2023 note under Table 220.42(A) reads: “The 125 percent multiplier for a continuous load as specified in 210.20(A) is included, therefore no additional multiplier shall be required when using the unit loads in this table for calculating the minimum lighting load for a specified occupancy.” Lighting taken from the table is already at 125 percent. Multiplying it again is the most common double count on a commercial service calculation.

Three related points keep the rule straight:

  • Connected lighting above the table. The table is a minimum. In the 2026-cycle Second Draft of Annex D, the committee’s retail example compares actual connected lighting at 125 percent with the table figure. It uses the larger. Cite your adopted edition’s Annex D when you rely on that method.
  • The energy-code option. Section 220.42(B) lets you use the adopted energy code’s lighting values where a power monitoring system and alarm conditions are in place. Under that option the 220.45 demand factors are not applied, and the 125 percent continuous multiplier is applied.
  • The 2026 direction. The Second Draft removes the table note. It states that the table values are not to be adjusted by 125 percent for continuous loading. The committee describes the change as a clarification, so the arithmetic stays the same: no second multiplier on table values.

For every other continuous load, the 125 percent goes in once, at the sizing step. Section 210.19(A)(1) requires branch-circuit conductors with ampacity not less than the noncontinuous load plus 125 percent of the continuous load. NFPA’s record lists parallel provisions for feeder conductors at 215.2(A)(1) and service-entrance conductors at 230.42(A)(1). It does not reproduce them, so read both in your adopted book. Section 625.41 states the same sum for EV supply equipment overcurrent protection.

Which loads count as continuous?

A continuous load is one expected to run for three hours or more. Four categories show up on most commercial calculations:

LoadTreatmentWhere the multiplier sits
General lighting from Table 220.42(A)Continuous, multiplier already in the table valueNone. Do not add it
Sign and outline lighting1,200 VA minimum for each required circuit (220.14(F))125 percent at the sizing step
EV supply equipmentLarger of 7,200 VA or the nameplate rating (220.57). EV charging loads are continuous under 625.42125 percent at the sizing step (625.41)
EMS setpointWhere an energy management system limits a feeder or service, the maximum ampere setpoint is the load, and 220.70 treats that setpoint as continuous125 percent at the sizing step

Two cautions apply to the EV row. First, a committee statement on a public input to 220.57 says that the continuous load requirements “apply to the sizing of the conductor and overcurrent device, and not to load calculations.” So 220.57 gives the load. The 125 percent comes later. Second, some calculation sheets carry the charger at 125 percent inside the load total. Both conventions can reach the same service rating, but the sheet must say which one it used so a reviewer can retrace it.

Receptacles and HVAC are judgment calls, not a table value. Receptacle loads are usually treated as noncontinuous. For air conditioning and motors, Section 220.50 sends you to Articles 430 and 440, which add their own largest-motor and compressor adjustments. Ask the mechanical engineer what the figure on the schedule already includes before you add anything, and record the answer. Our HVAC load calculation guide covers the mechanical side of that handoff.

How do you run a commercial electrical load calculation? An illustrative office building

This is an illustrative example with teaching numbers. It is not a design for any site, and the assumptions below are chosen for the example, not code requirements.

Assumptions. One single-story office building, 12,000 ft2 measured from outside dimensions. A new 208Y/120 V, 3-phase, 4-wire service. NEC 2023 numbering. Loads are balanced across phases. The mechanical schedule gives 36,000 VA for HVAC and motors, already adjusted under Articles 430 and 440, so no further multiplier is applied here. Other fixed equipment is 9,000 VA from the equipment schedule. The building has 150 receptacle yokes and one exterior sign circuit. Receptacles and the equipment above are treated as noncontinuous.

Step 1: calculate each load

LoadInputs and ruleCalculated load (VA)Continuous?
General lighting12,000 ft2 x 1.3 VA per ft2 = 15,600 VA. Table 220.42(A), office. Table 220.45, “all others,” 100%15,600Yes, 125% already in the table value
Receptacles150 yokes x 180 VA = 27,000 VA (220.14(I)). Table 220.47: first 10,000 VA at 100% plus 17,000 VA at 50% = 18,500 VA. Office floor under 220.43: 12,000 ft2 x 1 VA per ft2 = 12,000 VA, which is lower, so 18,500 VA stands18,500No
Exterior sign1 circuit x 1,200 VA (220.14(F))1,200Yes
HVAC and motorsInput from the mechanical schedule (220.50)36,000No, as assumed
Other fixed equipmentInput from the equipment schedule (220.14(A))9,000No
Subtotal, building loads80,300

The office floor under 220.43 is the larger of the demand-factored receptacle calculation and 1 VA per ft2. Here the calculation wins. On a building with few outlets, the floor would win, and the sheet should show both numbers so the reviewer sees which one governed.

Step 2: apply the continuous multiplier once

Take each group and add it in. Lighting stays at 15,600 VA because the multiplier is already in it. The sign becomes 1,200 x 1.25 = 1,500 VA. The noncontinuous loads are 18,500 + 36,000 + 9,000 = 63,500 VA.

Sizing total, no EV: 63,500 + 15,600 + 1,500 = 80,600 VA.

Step 3: convert to amperes and pick the rating

At 208 V, 3-phase, the current is VA divided by (1.732 x 208), which is 360.26.

80,600 VA / 360.26 = 223.7 A, which rounds to 224 A under 220.5(B). The next standard overcurrent rating in Section 240.6 is 225 A.

The standard rating is a minimum. A real project rounds up for spare capacity and for the utility’s available service sizes. Conductor size then follows the ampacity tables, which is a separate step. See our conductor ampacity entry for the ampacity concept, and our overcurrent protective device entry for the device side.

Step 4: add the EV chargers

Add two Level 2 chargers with a nameplate of 40 A at 208 V single-phase. Each is 40 x 208 = 8,320 VA, which is above the 7,200 VA floor in 220.57. Two chargers are 16,640 VA. They are continuous, so at the sizing step they become 16,640 x 1.25 = 20,800 VA.

Sizing total with EV: 80,600 + 20,800 = 101,400 VA.

101,400 / 360.26 = 281.5 A. Under 220.5(B) a fraction below 0.5 is dropped and this one is 0.46, so the figure is 281 A. The next standard rating is 300 A.

Two small chargers moved the service from 225 A to 300 A. That is the number to put in front of the owner early, before the utility application is filed.

Step 5: check what the calculation does not cover

  • Neutral. Section 220.61 sets the neutral at the maximum unbalance. It prohibits reductions for nonlinear load on a 4-wire wye system. Do not shrink the neutral on a building full of electronic loads.
  • Spares and growth. The code value is a minimum. Record the spare capacity you added, and why.
  • Demand data. For an existing building, Section 220.87 lets you use measured maximum demand in place of nameplate math, with conditions. One of them is a 12-month demand record. The 30-day alternative is not permitted if the feeder or service has a solar photovoltaic system or any form of peak load shaving.

How do you format a panel schedule so it matches the calculation?

No code section in this guide dictates the layout of a panel schedule. The columns below are common drafting practice. Check the AHJ’s submittal checklist and the panel manufacturer’s directory format before you finalize them.

A schedule that supports review carries:

  • the panel name, voltage, phase and wire count, bus rating, and the main breaker or main lug only;
  • the circuit number, a description specific enough to find the load in the field, the breaker rating and pole count;
  • the connected load in VA on each phase, with a column or flag for continuous loads;
  • phase totals, so a reviewer can see the balance;
  • spare breakers and spaces, so the feeder calculation and the panel agree on growth.

Here is an illustrative schedule for one small lighting and receptacle panel, LP-1, 208Y/120 V, 3-phase, 4-wire. The loads are connected values, not demand values.

CktDescriptionPhaseBreakerConnected VAContinuous?
1Lighting, open office northA20 A, 1P2,000Yes
2Lighting, open office southB20 A, 1P2,000Yes
3Lighting, corridors and restroomsC20 A, 1P1,600Yes
4Exterior signC20 A, 1P1,200Yes
5Receptacles, zone 1 (10 yokes)A20 A, 1P1,800No
6Receptacles, zone 2 (10 yokes)B20 A, 1P1,800No
7Receptacles, zone 3 (10 yokes)C20 A, 1P1,800No
8SpareA20 A, 1P0n/a
Phase totalsA 3,800, B 3,800, C 4,600Total 12,200

Check the arithmetic against the rule. Phase A carries circuit 1 and circuit 5, which is 2,000 + 1,800 = 3,800 VA. Phase B carries circuits 2 and 6, which is 3,800 VA. Phase C carries circuits 3, 4 and 7, which is 1,600 + 1,200 + 1,800 = 4,600 VA. Phase C is the highest at 4,600 VA. If a later change widens the gap, move one receptacle zone to the lightest phase.

Two rules link the schedule to the calculation. Section 220.45 says lighting demand factors are not used to determine the number of branch circuits. The schedule therefore shows circuits for the full connected load. In the Second Draft Annex D example, the committee says the feeder capacity and the number of panelboard positions must reflect the full calculated lighting load. A schedule that reflects only the demand-factored number will run out of spaces.

How do solar and EV charging change the service size?

Solar does not appear in the load total. A rooftop inverter is a source, not a reduction in the Article 220 load. The 2023 text of 705.12(B)(2) says the busbar “shall be sized for the loads connected in accordance with Article 220.” The source is then tested on top of that. Subtracting array output from the calculated load is the quickest way to get a redlined permit set.

What solar adds is a busbar check under NEC 705.12(B). In the 2023 numbering in NFPA’s Code-Making Panel 4 record, 705.12(B)(1) is the 100 percent method. Add 125 percent of the source output circuit current to the rating of the overcurrent device protecting the busbar. The sum must not exceed the busbar rating. Section 705.12(B)(2) is the 120 percent method. It applies where the two sources sit at opposite ends of a busbar that contains loads. It allows the same sum up to 120 percent of the busbar rating and requires a permanent warning label at the back-fed breaker. Our guide to NEC 705.12 and the 120 percent rule works the busbar arithmetic, and the NEC 705 glossary entry defines the article. A supply-side connection avoids the busbar sum entirely, as explained in supply-side connections under NEC 705.11. Commercial services add three-phase details covered in three-phase commercial solar interconnection.

Return to the illustrative building and add a 30 kW AC, 208 V, 3-phase inverter. Its output current is 30,000 / 360.26 = 83.3 A, and 125 percent of that is 104.1 A. Assume the distribution equipment has a 400 A busbar, which is an assumption for this example. The service main in each scenario is the standard rating from the calculation.

Scenario (illustrative)Sizing total (VA)AmperesService main100% method: 104.1 A + main vs 400 A bus
Building loads only80,600224 A225 A329.1 A, passes
Plus two 40 A chargers, uncapped101,400281 A300 A404.1 A, fails by 4.1 A
Plus chargers capped by an EMS at 30 A total88,400245 A250 A354.1 A, passes

The middle row shows how EV and solar interact. The chargers push the main from 225 A to 300 A, and the 100 percent busbar test then fails by 4.1 A. The 120 percent method would pass, since 404.1 A is below 480 A. That holds only if the inverter breaker can sit at the opposite end of the bus from the main. That is a layout condition the schedule must respect, not a free pass.

The third row uses an energy management system. Section 220.70 lets a single value equal to the maximum ampere setpoint of the EMS stand in for the load on a feeder or service. Section 625.42(A) says the maximum EV equipment load on a service and feeder is the maximum load the EMS permits. Here, a 30 A cap at 208 V is 6,240 VA. At 125 percent for continuous duty, 7,800 VA replaces 20,800 VA. The sizing total falls from 101,400 VA to 88,400 VA. That is 245 A and a 250 A main. In the 2023 CMP-4 record, 705.13 also allows an energy management system to limit current and loading on busbars and conductors supplied by sources. These are different sections with different jobs, and both must be satisfied. The EMS must comply with 750.30, so the plan set has to show the device, the setpoint and who may change it.

For the residential side of the same question, see our guide to solar plus EV charging permit design. It covers the dwelling-unit calculation methods that differ from the commercial ones above.

What legitimately lowers the calculated load, and what does not?

Every reduction below has a source and a condition. Anything outside this list needs engineering judgment and a note on the sheet.

LeverRule (NEC 2023)Condition or limit
Warehouse and hotel lighting tiersTable 220.45Hotel factors do not apply to areas where all lighting is on at once, such as ballrooms
Receptacle demandTable 220.47: first 10 kVA at 100%, remainder at 50%Applies to receptacle loads under 220.14(H) and (I). In an office, 220.43 sets a floor of 1 VA per ft2
Kitchen equipmentTable 220.56: 100% for 1 or 2 units, 90% for 3, 80% for 4, 70% for 5, 65% for 6 and overEquipment must be thermostatically controlled or intermittent. The feeder or service load is never less than the two largest kitchen loads
Noncoincident loads220.60Only if it is unlikely that the loads run at the same time. A motor or air-conditioning load that is not the largest uses 125 percent of the larger of the two types
Energy management system220.70, 625.42(A)The system must meet 750.30. The setpoint counts as continuous
Existing building, measured demand220.87One year of demand data, maximum demand at 125 percent plus new load within the rating, and the 30-day shortcut is barred with solar or peak load shaving
Schools and new restaurants220.86, 220.88Optional methods with their own tables, in place of Part III

Three things do not reduce the load. Array output is a source, not a load reduction. Lighting demand factors do not reduce the number of branch circuits. A multiplier that “feels safe” does not belong on the sheet unless a code section or a documented owner requirement puts it there.

What belongs on the calculation sheet?

A calculation that cannot be retraced cannot be reviewed. Put these on the sheet:

  • the NEC edition, the adopting jurisdiction, and the AHJ’s checklist if it names one;
  • floor areas and how they were measured, with the occupancy classification used from Table 220.42(A);
  • every load with its table or section number, the demand factor applied and the result;
  • which loads are continuous, which already include 125 percent, and where the multiplier was applied;
  • the source of each input that did not come from the code, such as the mechanical schedule or the charger nameplates;
  • the voltage, phase, the conversion to amperes, and the standard rating selected;
  • the EV treatment, either at the 220.57 value with the multiplier at sizing, or at 125 percent in the total, with the choice stated;
  • any EMS setpoint, the 750.30 basis for it and who can change it;
  • for solar, the busbar method, the inverter output current used and the check result.

The same sheet then feeds the one-line diagram. Panel schedules and one-line diagrams are usually separate deliverables, so keep the numbers identical on both. For tenant work, panel capacity can decide whether a new service is needed. Our guide to MEP drawings for commercial tenant improvements shows how the electrical sheets fit a permit set.

When does it make sense to hand the calculation and schedules to an outside team?

It helps when calculations arrive in clusters and your senior electrical engineer is the bottleneck. It works when the inputs are written down. That means the plans or model, the mechanical and equipment schedules, the adopted edition, the utility’s requirements, and who reviews and releases the result. The outsourcing control guide sets out those controls. Short-circuit, coordination and arc-flash work should be named in scope, never assumed from a generic electrical request.

The Heaven Designs electrical design services page lists power distribution layouts, panel schedules and single-line concepts among its deliverables. It also describes electrical BIM models coordinated with the other trades. Whether a load calculation is part of a given package is agreed at scoping. Stamping requirements are confirmed at quote stage, and turnaround is agreed at scoping.

FAQ

Is a commercial load calculation the same as a panel schedule?

No. The load calculation produces demand loads, a service rating and feeder ratings. The panel schedule lists circuits with connected loads, breaker sizes and phase assignments. They must agree, but they answer different questions, and demand factors reduce one and not the other.

Do I apply 125 percent to the Table 220.42(A) lighting load?

No. The 2023 note under the table says the 125 percent multiplier is included, and no additional multiplier is required. Under the 220.42(B) energy-code option the rule flips: the 220.45 demand factors are not applied and the 125 percent continuous multiplier is applied.

How do I size the service for EV chargers?

Use the larger of 7,200 VA or the nameplate rating for each charger under 220.57. Treat the charger as continuous when you size conductors and overcurrent protection. An energy management system that complies with 750.30 can set the load at its maximum setpoint under 220.70 and 625.42(A). State the convention on the sheet.

Does rooftop solar reduce my service size?

No. The Article 220 load stays the same. Solar adds a busbar check under 705.12(B), and a supply-side connection under 705.11 avoids that check. Either way, the service is sized for the connected loads.

Which NEC edition do I use?

The edition your AHJ has adopted, with any local amendments. This guide uses 2023 numbering. Earlier editions use different section and table numbers, and the unit values can differ, so confirm the edition before you reuse a worksheet.

Can I use the existing demand data for a service upgrade?

Under 220.87 you can use measured maximum demand for an existing installation if you meet its conditions. The conditions include a one-year demand record, 125 percent of that demand plus the new load staying within the service rating, and proper overcurrent protection. The 30-day alternative is not permitted when the feeder or service has solar photovoltaic or peak load shaving.

Put the edition, the loads and the multiplier on one page

Start the sheet with the edition and the AHJ. Add each load with its table number and its demand factor, apply 125 percent once, and convert to amperes at the service voltage. Then test the answer against the two changes that most often reverse it, which are EV charging and solar. If the sheet shows each step, a reviewer can retrace it in minutes.

If your team needs capacity for the calculation, the schedules and the one-line diagram, the electrical design services page describes the scope Heaven Designs lists. Use our contact page to share the plans, the AHJ and the adopted edition. Scope and deliverables are agreed at scoping, and stamping requirements are confirmed at quote stage.

Sources