Don't let a small wiring issue turn into a fire risk. Flickering lights, dead outlets, and breakers that trip repeatedly are not just inconveniences. They are signs that something in the circuit needs attention. We diagnose the problem at the source, whether that's a loose connection, an overloaded circuit, a failing breaker, or a wiring fault deeper in the wall.
We install and replace GFCI and AFCI outlets and breakers where code requires them, including kitchens, bathrooms, garages, and finished basements. Proper grounding and bonding are part of every repair we do, not an afterthought. Work performed by licensed electricians means the repair is done right and documented correctly.
We'll trace it, fix it, and test it before we leave.
Here's what most people get wrong about their wiring: they assume an outlet replacement or a new light fixture is a quick DIY fix. In older homes especially, what looks simple at the surface often reveals outdated wiring, missing grounds, or a box that was never sized for modern devices. We handle all of it cleanly.
We install standard, USB, GFCI, and AFCI outlets, along with dimmer switches, smart switches, and light switch replacements. For interior lighting, we do recessed lighting, under-cabinet lighting, and fixture installation throughout the home. Ceiling fan installation and wiring is a frequent request for bedrooms and living areas, and we handle both new installs and replacements.
Outside, we install weatherproof outlets, security lighting, motion sensor lights, and landscape lighting wiring for garages, driveways, and yards. These upgrades come up often during kitchen and bathroom remodels, garage conversions, and room additions, and we're glad to be part of the project from the start. We give honest recommendations on repairs, never an upsell.
We'll take care of the circuits from here.
Wiring a home right takes the right tools and a licensed hand. Older homes in the Olathe area sometimes still have knob-and-tube wiring or aluminum branch-circuit wiring, both of which carry real safety and insurance concerns. We replace knob-and-tube wiring, perform aluminum wiring remediation, and rewire homes where the existing wiring no longer meets current code or the demands of modern electrical loads.
For major appliances, a dedicated circuit is not optional. Refrigerators, dryers, washers, dishwashers, ovens, and microwaves each need their own circuit to run safely and without nuisance tripping. We install 240-volt and 220-volt outlets, dryer outlet installations, and dedicated circuits sized to match the appliance load. We run load calculations before the work begins so the panel can handle what we're adding.
Basement wiring, garage circuits, shed and workshop wiring, and circuits for additions and remodels are all part of what we do. We show up on time and ready to wire.
Your panel is in good hands with us.
Johnson County's four-season climate puts real demands on a home's electrical system. Hot summers push cooling loads hard. Winters bring heating demand and ice storms that knock out power for days. Severe thunderstorms and tornadoes are a seasonal reality here, and the area's older housing stock was not built to carry the electrical load that modern households need. The three services below come up constantly in this area, and we handle all of them.
Many homes in the area are still running on 100-amp service, which was adequate decades ago but falls short when you add a home office, an electric vehicle charger, a large air conditioning load, or a kitchen remodel. We upgrade 100-amp panels to 200-amp service, replace worn or outdated panels, and install subpanels where a detached garage or finished basement needs its own distribution point. Arc-fault and ground-fault breakers go in where code requires them, and we handle the service-entrance work from the meter to the main panel. Same-day electrical service is available for panel issues that affect safety or leave part of the home without power.
We'll take care of the circuits from here.
Kansas storm season is not gentle. Tornadoes, severe thunderstorms, and winter ice storms can pull power for hours or longer, and that is a real problem when a sump pump, refrigerator, or medical equipment depends on it. We wire transfer switches, connect standby generators to the home's electrical system, and run the dedicated circuits that feed the generator hookup. Every installation is done to code so the transfer switch isolates the home properly and utility workers stay safe. If you already have a generator unit and need the electrical side handled, we can do that too.
Your panel is in good hands with us.
A whole-home surge protector installs at the main panel and catches voltage spikes before they reach the circuits inside your home. Kansas storm season brings lightning strikes and grid fluctuations that can damage sensitive electronics, appliances, and the circuits that feed your heating and cooling equipment. A single surge can destroy devices that took years to accumulate. The installation is straightforward, the protection is immediate, and it covers every outlet in the house from one point at the panel.
We'll trace it, fix it, and test it before we leave.
We know schedules shift, so we keep booking flexible for commercial clients and property managers who need work done around tenant schedules or business hours. We serve small businesses, office buildings, retail spaces, warehouses, and multi-unit residential properties including apartments, duplexes, and condos throughout the area.
Landlords and property managers often call us for code violation repairs, electrical safety inspections ahead of a sale or lease renewal, and permit work to bring older wiring up to current standards. We also handle renovation and remodel electrical for commercial kitchen buildouts, office reconfigurations, and basement conversions. The work is done to code, documented properly, and completed without unnecessary disruption to the space.
You know where to find us if you ever need us again.
We'll take care of the circuits from here.
EV adoption has grown steadily across Olathe and Johnson County, and a Level 2 home charger makes daily driving practical without depending on public stations. We install the dedicated circuit, run the wiring to the garage or driveway, and mount the charger unit. Before the work starts, we check panel capacity and walk you through an upgrade path if the existing service can't support the added load.
We'll trace it, fix it, and test it before we leave.
Don't let a small wiring issue turn into a fire risk. An electrical inspection gives you a clear picture of what the wiring looks like before you buy, sell, or insure a property. Older homes in Olathe can carry decades of additions and repairs, not all of them done to code, and an inspection surfaces those issues before they become someone else's problem.
We perform pre-purchase inspections, insurance inspections, and general safety inspections for homeowners who want peace of mind. If the inspection turns up code violations or wiring that needs attention, we can handle the repair and permit work in the same relationship. The goal is honest information, not a scare tactic.
Your panel is in good hands with us.
We know schedules shift, so we keep booking flexible. Same-day service is available for urgent repairs. We also take short-notice, after-hours, and weekend calls when the work can't wait until Monday morning. When you call, we'll give you a clear arrival window and walk you through what the job involves before any work begins.
Know the price. Know the arrival window. Know your electrician.
Pricing is straightforward. Call for a quote and we'll give you an honest number before the work starts. No surprises at the end of the job, and no pressure to add services you didn't ask for.
We'll trace it, fix it, and test it before we leave.
We serve Olathe and the communities around it throughout Johnson County and the broader Kansas City metro. Our regular service area includes Lenexa, Overland Park, Gardner, Spring Hill, Leawood, Shawnee, Prairie Village, and De Soto. If you're nearby and not sure whether we cover your address, call and ask. We'll let you know right away.
Common signs include breakers that trip regularly under normal load, a panel that runs warm to the touch, limited slots for new circuits, or a home that has added major appliances, an EV charger, or a home office since the panel was installed. Many homes in the Olathe area were built with 100-amp service, which was adequate decades ago but often falls short today. Call us and we will do a proper load calculation to determine what your home actually needs.
A whole-home surge protector installs at the main panel and intercepts voltage spikes before they travel into your home's circuits. When a lightning strike or utility surge sends excess voltage down the line, the device absorbs or diverts it rather than letting it reach your outlets, appliances, and electronics. Given how active storm season is in this part of Kansas, it is one of the most practical upgrades a homeowner can make. The installation is typically completed in a single visit.
A transfer switch isolates your home's electrical system from the utility line before the generator powers your circuits. Without one, a generator feeding into the grid can endanger utility workers making repairs nearby, and it can damage the generator when utility power returns. We install code-compliant transfer switches as part of every generator hookup so the system works safely and correctly when you need it most.
A burning smell near an outlet usually points to overheating insulation, a loose or arcing connection, or a failing device. Near the panel, it can indicate a failing breaker, overloaded wiring, or a more serious fault. Either situation warrants a call right away. Do not ignore it or try to troubleshoot it yourself. Call (913) 453-9459 and we will come out and diagnose the source.
A breaker trips to protect the circuit when it detects too much current. Occasional tripping under heavy load can be normal, but a breaker that trips repeatedly under normal use may be worn out, the circuit may be overloaded and need a dedicated line, or there may be a wiring fault that needs to be traced. We diagnose the actual source rather than just resetting the breaker and leaving.
Yes. We install GFCI outlets in ungrounded locations as a code-compliant upgrade for kitchens, bathrooms, garages, and outdoor areas. For homes that need full grounding, we can evaluate the wiring and walk you through what a proper grounding upgrade involves. Either way, we make sure the finished installation meets current code.
A dead outlet may point to a tripped GFCI elsewhere on the circuit, a loose connection, or a wiring fault. A warm outlet or one with discoloration around the face usually means there is arcing or overheating at the connection, which is a safety concern. These are not cosmetic issues. Call us and we will trace the problem to its source.
It depends on the job. A single outlet repair or ceiling fan installation often takes an hour or two. A panel upgrade or partial rewire can take most of a day. When you call for a quote, we will give you a realistic time estimate based on what the job involves so you can plan accordingly.
After-hours calls are handled on a case-by-case basis. When you call (913) 453-9459, we will be upfront about any additional costs before we come out so there are no surprises. We are available every day from 5:00 AM to 8:30 PM, which covers most situations without requiring an after-hours call.
Same-day service is available for many jobs, including urgent repairs. We keep booking flexible and work to get you on the calendar as quickly as possible. Call (913) 453-9459 early in the day and we will let you know whether same-day availability is open.
We run dedicated circuits and wiring to detached garages, workshops, sheds, and outbuildings, including subpanel installation where the structure needs its own distribution point. We handle the trench or conduit run, the panel work, and the outlets and lighting inside the structure. Call us and we will walk you through what the job involves for your specific setup.
We install weatherproof outlets, exterior lighting, security and motion sensor lights, and landscape lighting wiring for garages, driveways, porches, and yards. All outdoor work uses materials and methods rated for exterior exposure. Weather can affect scheduling for work that involves open trenching or conduit runs, and we will let you know if conditions require us to adjust the plan.
We start by reviewing what you called about, then diagnose the problem or assess the installation location before any work begins. We give you a clear price before we start, complete the work, and test everything before we leave. We clean up the work area when we are done. If we find something unexpected during the job, we explain it and give you a number before proceeding.
Garwin Electric has been handling residential and commercial electrical work in this area since 2006. From a tripped breaker to a full panel upgrade, from a ceiling fan install to a whole-home rewire, we cover the full range of electrical services that homes and businesses in Olathe need.
Pick the date. We do the wiring. We clean up after.
Same-day service is available. Pricing is honest and upfront. Call us at (913) 453-9459 to get a quote or schedule your service call.
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