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When folks around Fort Myers start getting ready to sell their homes, they usually think about paint, staging, and landscaping. But what often gets overlooked — and ends up biting them later — is the electrical system.
We’ve seen it plenty of times. A seller puts their house on the market, gets a great offer, and then the buyer’s inspection report drops like a hammer: “Outdated panel,” “Ungrounded outlets,” or “Improper wiring in attic.” Suddenly, that smooth sale becomes a price negotiation — or worse, a deal that falls apart.
That’s why we started offering pre-listing electrical inspections for homeowners who want to catch problems before the buyer’s inspector does. And this case from a few months back in Fort Myers is the perfect example of how a little preparation can make all the difference.
A couple in the McGregor area called us in late spring. They were planning to sell their 1970s ranch-style home and had already done a full remodel — new kitchen, new floors, even a brand-new AC unit. The place looked beautiful.
Their realtor, though, had been through enough closings to know better. She told them, “Everything looks good, but get the electrical checked before we list it. Old homes can have surprises.”
Smart move.
They gave us a call, and we scheduled a pre-listing inspection for later that week.
We started like we always do — at the service panel. It was an older 100-amp panel, still running strong but undersized for modern loads. Right away, we noticed:
A few double-tapped breakers
Several unlabeled circuits
No whole-home surge protection
A single neutral bar overcrowded with wires
Nothing catastrophic, but definitely enough for a buyer’s inspector to flag.
Inside the home, the wiring was mostly copper — good news — but we found a few lingering issues:
Two-prong outlets in the living room (no ground)
Missing GFCI protection near the kitchen sink and outside receptacles
A couple of light switches that crackled slightly when flipped (a sign of worn internal contacts)
And a disconnected attic junction box cover — probably from the remodel crew
Overall, the system wasn’t dangerous, but it wasn’t going to pass an inspection without raising eyebrows.
If you’re wondering what a full inspection looks like beyond this one story, our Fort Myers-focused inspection FAQ walks through what we check, how long it takes, and what homeowners should expect.
Their goal was simple: make sure the electrical wouldn’t hold up the sale or give the buyers ammo to ask for repairs after inspection.
They didn’t want to overspend on upgrades they didn’t need — just get the place “inspection ready.”
That’s our kind of job.
If you’re getting your own home ready to hit the market, our guide to seller repairs before listing explains which electrical items buyers, inspectors, and insurers care about most in Fort Myers.
After reviewing everything, we gave them a straightforward estimate and timeline. Here’s what we proposed:
Replace the main panel with a modern 200-amp Square D load center, giving the home room for future electrical demand.
Add GFCI outlets in all required locations — kitchen, bathrooms, garage, and exterior.
Rewire and ground the two-prong outlets in the living areas.
Label every breaker clearly for inspection clarity.
Install a whole-home surge protector at the main panel.
Secure all open junction boxes and replace any worn switches.
We explained that everything would be fully permitted and inspected by the City of Fort Myers — another key point that reassures buyers and insurance companies alike.
They approved it on the spot.
If your home is older and the report turns up more than just a few quick fixes, this staged upgrade case study shows how we spread electrical upgrades out over time so the budget and inspection requirements both stay manageable.
We started the next morning. The house had good access, and the panel location was convenient — right on the garage wall. We shut power down for half the day, swapped in the new 200-amp panel, and rerouted the circuits cleanly.
While one of us handled the panel, the rest of the crew went through the interior circuits, tracing grounds, replacing outlets, and adding GFCIs. We also installed a compact surge protector rated for Florida’s lightning-heavy conditions — something we recommend to every homeowner down here.
Before wrapping up, we went through and tightened every connection, tested every outlet, and did a full load check. Everything looked and tested perfect.
The work took a day and a half, including cleanup and coordination with the city inspector.
Once the upgrades were done, the homeowners listed their property. The buyer’s inspection came back clean — no electrical deficiencies found.
Their realtor told us afterward that the buyers’ agent even complimented how tidy the electrical system was. That’s the kind of detail that builds confidence.
They sold the house in less than two weeks, at full asking price.
Later, the seller told us, “That electrical inspection was probably the best money we spent before selling. I wish we’d done it sooner.”
A lot of 4-point failures come back to outdated or damaged panels, and our guide on how to spot unsafe panels gives simple visual checks homeowners can use before the inspector ever arrives.
A lot of homeowners wait for the buyer’s inspector to find problems, but that’s backwards. Once it’s in the report, it’s leverage — not information.
A pre-listing inspection puts you in control. You can fix issues on your own timeline, get better pricing from contractors, and show buyers the work was done professionally and permitted.
In Fort Myers, it’s especially smart because older homes are everywhere — and Florida insurance companies are strict about electrical safety. Panels like FPE, Zinsco, and Challenger are automatic red flags. Even small things like ungrounded outlets can trigger delays.
We’ve helped homeowners save deals by catching those details early.
If you’re selling an older Fort Myers home, here’s what we usually run into:
Outdated or undersized panels
Aluminum or cloth-covered wiring
Missing GFCI/AFCI protection
Double-tapped breakers
Ungrounded outlets
Unlabeled circuits
Loose neutral or bonding issues
DIY remodel wiring
None of these are deal-breakers — but they can all scare off buyers or hold up insurance approval. Fixing them before listing usually costs less than waiting until the buyer’s inspection.
We handle pre-listing inspections like we’re preparing the home for our own family to buy. No fluff, no overselling — just honest, detailed reporting and code-compliant fixes.
Here’s what we include:
Full electrical inspection (panel, wiring, outlets, and visible circuits)
Written report with photos and recommendations
Flat-rate quote for repairs if needed
Permitting and inspection coordination
Final system test and homeowner walk-through
That way, when a buyer’s inspector shows up, everything’s clean, labeled, and passes with zero fuss.
Selling a home’s stressful enough without surprise repairs or failed inspections. Getting your electrical system checked ahead of time is one of the easiest ways to protect your sale and your asking price.
This Fort Myers job was a perfect example of how a small investment up front can pay off big at closing. The homeowners sold fast, the buyers had confidence, and nobody was scrambling over “electrical issues” in the eleventh hour.
👉 Call Coharbor Electric today to schedule your pre-listing electrical inspection. We’ll walk your home like an inspector would, spot issues before they become deal-killers, and get your electrical system sale-ready — clean, safe, and fully compliant.
We make electrical prep simple, honest, and built for Fort Myers homes that are ready to hit the market with confidence.
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Serving Southwest Florida including: Fort Myers, Naples, Cape Coral, and more...
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EC13004475. EC13012422.
At Coharbor Electric, this is what to expect when entrusting us with fixing your electrical issues.
The first step is to get all the information we will need so that we can correctly assess the problem or situation. The photos or videos you send will be sent directly to the electrician.
Once our electrician has the info he needs, we will dispatch one in the next available spot–armed with expertise, equipment, and the parts he’ll most likely need.
Our Promise is to to You is to perform the job completely, efficiently, and to the Florida electrical code standards. We are committed to fair and honest pricing.
We offer flat rate pricing for service calls, so you always know the price up front. Simple to understand. Flat-rate fixed price so you can be confident you’ll get what paid for.
As a Florida homeowner, you have an endless list of choices for electrical contractors to hire…some great, some good, some bad.
At Coharbor Electric, our benchmark is to be “great”. If you decide to hire us for your electrical service, here’s what you can expect from our electricians: