Garwin Electric has been doing electrical work in Olathe and across Johnson County since 2006. That is 20 years of panel upgrades, wiring jobs, troubleshooting calls, and everything in between, for homeowners, landlords, property managers, and businesses of all sizes. We handle the full range of residential and commercial electrical work, and every job is completed by licensed electricians who take the work seriously. Safe wiring. Solid workmanship. Straight answers. The rest of this page walks through what we do, how we work, and why so many people in this area have kept our number on hand for two decades.
Wiring a home right takes the right tools and a licensed hand, and the same is true for any commercial space or rental property. We cover the everyday electrical needs of Olathe homes and businesses: repairs and troubleshooting, breaker panel work, outlet and switch installation, indoor and outdoor lighting, wiring and rewiring, dedicated circuits, and safety upgrades. Whether you are dealing with a frustrating problem or planning a renovation, we bring the same care to every job, from a single outlet to a full-service upgrade.
Flickering lights, dead outlets, a breaker that trips every time you run the microwave, a switch that stopped working for no obvious reason. These problems are common, and they are almost never as simple as they look on the surface. When we come out, we diagnose the actual source of the problem, not just the symptom you called about. That means checking the circuit, the connections, the breaker, and the wiring path before we recommend any repair. We cover arc-fault and ground-fault protection issues as part of that process. We'll trace it, fix it, and test it before we leave.
Electrical panels age out. A 100-amp service that was fine for a house in the 1970s may not be enough for a modern home running EV chargers, large appliances, and a home office at the same time. We handle panel replacements, fuse box upgrades, 200-amp service upgrades, service-entrance and meter upgrades, and subpanel installation. Every panel job starts with a proper load calculation so you get the right capacity for your actual needs. We give honest recommendations on repairs, never an upsell. Your panel is in good hands with us.
You need it to work, and we make it work. We install and repair outlets throughout the home, including GFCI outlets in bathrooms, kitchens, garages, and outdoor locations, and AFCI breakers where code requires them. We also run dedicated circuits for dryers, refrigerators, chest freezers, and other large appliances that need their own protected line. Dimmer switches, smart switches, weatherproof exterior outlets, and grounding and bonding work all fall under this category as well.
Good lighting changes how a space feels and how safe it is. We install recessed lighting, ceiling fixtures, ceiling fans, under-cabinet lighting, landscape lighting, and security and motion sensor lighting for exterior applications. Outdoor lighting adds curb appeal and gives your property a layer of security that matters day and night. We'll take care of the circuits from here.
Here is what most people get wrong about their wiring: age alone is not always the problem. The bigger issues are often the type of wiring that was used, whether it was installed correctly in the first place, and whether it can handle what the home demands today. Older Olathe homes with knob-and-tube wiring, properties with aluminum branch-circuit wiring, and houses adding square footage or new appliances all have legitimate reasons to consider a rewiring project. We handle whole-home rewiring, partial rewiring, and code-compliant wiring updates for additions and remodels. We also perform electrical safety inspections that give you a clear picture of where things stand before any work begins. We show up on time and ready to wire. We'll take care of the circuits from here.
Every job we do is wired to code. That is not a marketing line. It means the work is done in a way that protects your family, your tenants, and your property, and that will hold up to inspection. We stay current on the National Electrical Code requirements that apply to residential and commercial work in Kansas, and we do not cut corners to save time on a job. When we are done, the work is right.
Johnson County summers run hot, and the spring storm season here is serious. Those two facts drive a lot of the specialty electrical work we do for local homeowners and businesses. More people are adding EVs and need proper charging infrastructure at home. More families want a generator ready before the next severe weather system rolls through. And more homeowners are learning what a single lightning strike can do to a houseful of electronics. The services below reflect what this area actually needs.
A Level 2 home EV charger gives you a full charge overnight instead of waiting days on a standard outlet. We handle the dedicated circuit, the panel capacity check, and the charger installation from start to finish. If your panel needs an upgrade to support the load, we will walk you through that before any work begins. We also work with commercial property owners and businesses adding EV charging to their parking areas.
Spring storm season in this part of Kansas brings real outages, and a generator without a proper transfer switch is both dangerous and inconvenient. We wire standby generators with code-compliant transfer switches, handle whole-house generator hookups, and make sure the connection between your generator and your panel is safe, clean, and ready when the power goes out. We'll trace it, fix it, and test it before we leave.
A direct lightning strike or a utility surge can damage or destroy electronics, appliances, and HVAC equipment in seconds. Whole-home surge protection installs at the panel and stops that voltage spike before it reaches your devices. Given how active the storm season is in this area, it is one of the most practical upgrades a homeowner can make. We pair it with proper grounding and bonding to give your home the best protection available.
If you have never hired an electrician before, a safety inspection is one of the best places to start. We inspect the panel condition, the wiring, outlets, grounding, and AFCI and GFCI coverage throughout the property. Buyers and sellers use them before real estate transactions. Landlords use them to stay ahead of code issues. Homeowners use them after a storm or when they notice something that does not feel right. Same-day electrical service available means you do not have to wait long to get answers. We give you a clear, honest report of what we find, with no pressure to commit to repairs on the spot.
We work with offices, retail spaces, restaurants, warehouses, and property managers across Olathe and Johnson County. Tenant improvement projects, commercial panel upgrades, commercial lighting retrofits, outlet installation, and dedicated circuit work for commercial kitchens or equipment rooms all fall within what we handle. The tone in a commercial setting is a little different from a homeowner call, but the standard is the same: the work is done right, on schedule, and with honest communication throughout. We'll take care of the circuits from here.
We know schedules shift, so we keep booking flexible, and we work to get you on the calendar as quickly as possible, including same-day availability when it is open. Every job is different, which is why the best first step is a call for a quote. We will talk through what you need, give you a clear number before work starts, and explain any additional costs upfront if something unexpected turns up. No surprise add-ons. No vague estimates that balloon once we are on site. Know the price. Know the arrival window. Know your electrician. You know where to find us if you ever need us again.
We are based in Olathe and have been working throughout Johnson County for 20 years. Our crew regularly serves Lenexa, Overland Park, Shawnee, Gardner, Spring Hill, Leawood, and Prairie Village, along with the neighborhoods and communities in between. If you are in the area and need an electrician, there is a good chance we have already worked on a property near yours.
We have been doing electrical work in Olathe and across Johnson County since 2006, which puts us at 20 years in this area. Over those two decades we have worked on everything from single-outlet repairs to full-service upgrades for homes, rental properties, and commercial spaces throughout the region.
All work is performed by licensed electricians. That applies to every job we take, from a quick outlet replacement to a full panel upgrade or whole-home rewire. You will not have unlicensed workers on your property.
We do. If something we repaired or installed is not performing correctly, call us and we will come back out and make it right. We have been building a reputation in this area for 20 years, and that kind of accountability matters to us.
Yes, and we see them regularly. Older homes in the area often have knob-and-tube wiring, aluminum branch-circuit wiring, or panels that were sized for a different era. We know where to look, what to expect, and how to bring those systems up to current code without unnecessary work.
We have been working throughout Olathe and Johnson County for 20 years, so yes. We know the local neighborhoods, the housing stock, and the kinds of electrical issues that come up in different parts of the area. That familiarity helps us get to your job quickly and give you accurate information from the first call.
We are locally owned and personally accountable for every job we take. When you call, you reach someone who knows this area and can give you a straight answer. When we show up, the work is done by licensed electricians who take it seriously. You know where to find us if you ever need us again, and that accountability is built into how we operate.
We give honest recommendations on repairs and never push services you did not ask for. We explain what the job involves before work begins, give you a clear price upfront, and clean up after ourselves when we are done. The goal is a job that is done right the first time, with no surprises at the end.
We bring the right tools to every job. Proper equipment matters for accurate diagnosis, safe installation, and work that holds up over time. That is part of why we show up on time and ready to wire rather than figuring out what we need once we are on site.
Garwin Electric has spent 20 years building a reputation in Olathe on straightforward work and honest service. Licensed electricians on the job. Transparent pricing from the first call. Same-day availability when you need it most. Pick the date. We do the wiring. We clean up after. Call (913) 453-9459 to schedule your service or request a quote, and let us take it from here.
We handle the full range of residential and commercial electrical work in Olathe and throughout Johnson County. From a single tripping breaker to a whole-home rewire, work is performed by licensed electricians who show up on time and ready to wire. The table below covers what each service includes, who it fits, and what is practical to know before you call.
| Electrical Service | Scope of Work | Best For | Good to Know |
|---|---|---|---|
| Wiring for Additions & Remodels | new construction wiring, tenant improvement circuits, coordination with general contractors | homeowners finishing a basement, adding a room, or contractors needing electrical on a build schedule | We can coordinate directly with your contractor and keep the electrical moving on schedule so the project does not stall. |
| Dedicated Appliance Circuits | 240-volt outlets for dryers and ranges, garage and outdoor outlets, hot tub and pool electrical | large appliances, workshop equipment, and outdoor installations that need their own circuit | Sharing a circuit with a high-draw appliance is a common cause of tripping breakers and premature breaker wear. |
| Older-Home Rewiring | knob-and-tube replacement, aluminum branch-circuit remediation, two-wire system upgrades | owners of mid-century and older homes with outdated or ungrounded wiring | Older wiring is not just a code issue. It is a safety issue. We handle the full rewire, grounding, and bonding to bring the home up to current standards. |
| EV Charger Installation | Level 2 charger installation, 240-volt dedicated circuit, Tesla and all-make wall connectors | EV owners who want faster overnight charging than a standard 120-volt outlet provides | We evaluate panel capacity before the job starts. If the panel needs room for the new circuit, we handle that at the same time. |
| Basement & Sump-Pump Circuits | dedicated sump-pump circuit, basement outlet installation, GFCI protection in below-grade spaces | homeowners finishing a basement or ensuring the sump pump has reliable, dedicated power | A sump pump on a shared circuit is a risk during heavy rain. A dedicated circuit keeps it running when it matters most. |
| Electrical Panel UpgradesMost Popular | 200-amp panel replacement, subpanel installation, load calculation and service sizing | homes with 100-amp panels, frequent breaker trips, or new load demands like EV chargers and home offices | Many Olathe homes were built with panels sized for an earlier era. A 200-amp upgrade is the most common high-value job we schedule. |
| Outlet & Switch Installation | GFCI outlet installation, AFCI protection, standard outlet and switch replacement | kitchens, bathrooms, garages, outdoor areas, and any room needing added or updated receptacles | GFCI outlets are required by code in wet and high-risk areas. We install them to current code and test before we pack up. |
| Electrical Safety Inspections | panel and wiring condition review, grounding and outlet testing, pre-purchase inspections | home buyers, landlords, and owners of older homes with unknown wiring history | A safety inspection gives you a clear picture of what is in good shape and what needs attention before any other work begins. |
| Breaker & Fuse Repair | breaker replacement, worn or failing breakers, fuse panel evaluation | homes with a breaker that trips repeatedly or fails to reset | A breaker that keeps tripping may signal an overloaded circuit or a panel nearing the end of its service life. |
| Ceiling Fan Installation | new fan wiring and mounting, fan and light kit replacement, rooms without existing fan boxes | any room being upgraded or a new fan added where none existed before | Rooms without an existing fan-rated box need one installed before mounting. We handle that as part of the job. |
| Backup Generator Installation | transfer switch installation, standby generator wiring, whole-home generator hookup | homeowners in storm-prone areas who need reliable power when the grid goes down | Kansas storm season is real. We wire the generator to your panel and install the transfer switch so the system is ready before the next severe weather event. |
| Lighting Installation | recessed and LED lighting, exterior and security lights, under-cabinet and accent lighting | homeowners upgrading interior lighting or adding outdoor security and landscape lighting | Exterior lighting and motion sensors can be wired to existing circuits in most cases, keeping the job straightforward. |
| Electrical Repairs & Troubleshooting | flickering lights, dead outlets, tripping breakers, switches not responding | any homeowner or business with an active electrical problem | Same-day service is available for many repairs. We diagnose at the source and test before we leave. |
| Wiring & Circuit Installation | new circuit runs, grounding and bonding, wiring for renovations and additions | remodels, room additions, and any project requiring new circuit capacity | We do the load calculation before any circuit work begins so the new wiring is sized correctly for the application. |
| Whole-Home Surge Protection | panel-mounted surge protector, protection for appliances and electronics, single-visit installation | any home with sensitive electronics, smart appliances, or a history of nearby lightning strikes | Lightning is a genuine threat in this part of Kansas. A whole-home surge protector installs at the main panel and can typically be completed in one visit. |
How do I know if my home needs a panel upgrade?
A few signs point clearly in that direction: breakers that trip often, a panel rated at 100 amps or less, lights that dim when large appliances kick on, or a home that has added significant load over the years without a panel change. Many homes in and around Olathe were built with panels sized for a different era. If you are adding an EV charger, a home office, or any high-draw equipment, we recommend a load calculation before you proceed. Call us and we will walk you through what the panel can handle and what an upgrade would involve.
What causes a breaker to trip repeatedly?
Repeated tripping usually means one of three things: the circuit is carrying more load than it was designed for, a device or appliance on the circuit is drawing too much current, or the breaker itself is worn and no longer holding reliably. In some cases, a wiring fault is the cause. We diagnose the source rather than just resetting the breaker and leaving. If the panel or a specific circuit is the problem, we will tell you honestly what the fix looks like.
Is the electrical work permitted and inspected?
For jobs that require a permit under local code, we pull the permit and the work is inspected. Permit requirements vary by job type and jurisdiction. When you call for a quote, we will let you know upfront whether the job you are describing requires a permit and what that process looks like. Work performed by licensed electricians follows current code, and we do not cut corners to avoid the inspection step.
Same-Day and Emergency Availability
We keep scheduling flexible because electrical problems do not always wait. Same-day service is available for many jobs, and we give you a clear arrival window when you call.
Is older wiring in a home actually dangerous?
It can be. Knob-and-tube wiring was not designed for today's electrical loads, and it lacks the grounding that modern code requires. Aluminum branch-circuit wiring from the 1960s and 1970s has a higher risk of loose connections and overheating at outlets and switches. Two-wire systems with no ground create shock and fire risks that ungrounded outlets do not protect against. If your home has any of these systems, an electrical safety inspection is a practical first step so you know exactly what you are dealing with.
What do I need to install a Level 2 EV charger at home?
A Level 2 charger requires a dedicated 240-volt circuit sized for the charger's amperage, typically 40 to 50 amps for most home installations. We evaluate your panel capacity before the job starts to confirm there is room for the new circuit. If the panel is already near capacity, we handle the panel work at the same time. We install Level 2 chargers for all vehicle makes, including Tesla wall connectors, and we can usually schedule the job quickly.
How does backup generator wiring work?
A standby generator connects to your home's electrical system through a transfer switch, which safely isolates your home from the utility grid when the generator is running. We handle the generator hookup, the transfer switch installation, and the wiring from the generator to your panel. We size the transfer switch to the circuits you want protected and test the system before we leave. For homes in Johnson County, where severe storms and tornadoes can knock out power for extended periods, a properly wired standby generator is a practical investment.
Work Performed by Licensed Electricians
Every job on this list is handled by licensed electricians who do the work to code and test everything before they leave. We do not send someone who is figuring it out on your dime.
Do I need to be home while the work is being done?
For most jobs, yes. We need access to the panel, the work areas, and often the attic or crawl space depending on the scope. For a quick outlet repair or a single fixture swap, the job may not take long, but someone should be available to let us in and confirm the work when we are done. If your schedule is tight, call us and we will work out an arrival window that fits.
How does pricing work? Will I get a quote before work starts?
When you call, describe what you are seeing and we will give you honest information about what the job is likely to involve. Electrical work varies in cost depending on scope, materials, and what the job turns up once we open the wall or panel. We do not give vague ranges and then revise them at the door. Our goal is to give you a clear picture before any work begins so there are no surprises when the job is done.
Experienced With Older and Newer Homes
We work regularly on mid-century homes with aging wiring and newer builds pushing the limits of their original panels. Whatever the housing stock, we know what we are looking at when we open the panel.
Why would an outlet or switch stop working?
The most common causes are a tripped GFCI outlet upstream on the same circuit, a loose wire connection at the outlet or switch, a tripped breaker, or a worn device that has simply failed. A sparking switch or one that feels warm to the touch is a more urgent concern and should not wait. We repair and replace outlets and switches, trace the circuit when the cause is not obvious, and leave everything code-compliant.
What does it mean when lights flicker or dim?
Occasional dimming when a large appliance starts up is common and usually points to a circuit or panel capacity issue rather than a wiring fault. Persistent flickering, flickering in multiple rooms, or lights that dim and brighten on their own can indicate a loose connection, a failing breaker, or a larger wiring problem. It is worth having us take a look rather than waiting to see if it gets worse.
Is surge protection worth it for a home in this area?
For homes in Johnson County, we think it is one of the more practical electrical upgrades available. Lightning is a real and frequent threat in this part of Kansas, and a single nearby strike can damage or destroy electronics, appliances, and other equipment throughout a home. A whole-home surge protector installs at the main panel and catches voltage spikes before they reach your devices. It is a job we can typically complete in a single visit.
Every job is different, and the best way to get a straight answer about yours is to call us at (913) 453-9459 for a quote.
(913) 453-9459