This article provides an overview of considerations, benefits, challenges, and steps involved in implementing EV charging stations in Common Elements of Condominiums.
Implementing EV charging stations in condominiums can be complex due to limited parking spaces and electrical infrastructure. However, as electric vehicles become more popular, it’s becoming increasingly accessible for condo owners to make the switch. Before beginning installation, it’s important to survey unit owners to gauge interest and ensure feasibility. With careful planning, EV charging in condos can provide benefits for residents and the environment.
Understanding the Basics
EV charging stations, also known as Electric Vehicle Supply Equipment (EVSE), are crucial infrastructure for charging electric vehicles. There are three levels of EV charging:
- Level 1 Charging: Utilizes a standard 120-volt household outlet. It’s the slowest charging option, typically adding about 8 to 12 kilometers of range per hour of charging.
- Level 2 Charging: Requires a 240-volt electrical service and can add about 30 to 80 kilometers of range per hour. This is the most common type of charging used at homes and Condominium s.
- Level 3 Charging (DC Fast Charging): Requires a much higher voltage and can charge a vehicle’s battery to 80% in as little as 20 minutes to an hour. Due to its high cost and power requirements, it’s less common in residential settings.
Sections 24.2 to 25 of Ontario Regulation 48/01, lay out the framework that Condominium Corporations must adhere to when making alterations to common elements and the Corporation’s assets, such as the installation of EV charging stations.
Notice Requirements
The Board is required to provide notice to the Condominium Owners about the proposed changes. The Board must perform cost and qualitative/impact assessment and must provide 1 of 2 notices to owners before installation:
- Notice where cost is less than 10% of the budget and no material impact on use or enjoyment: 60-day notice period; no owner approval required.
- Notice where cost is more than 10% of the budget or where there is a material impact on use or enjoyment: 60-day notice period and requisition opportunity to vote on the installation.
Cost Allocation, Agreement & Implementation
Cost Allocation: Consider how the costs associated with the installation and ongoing maintenance of the EV charging stations will be allocated among the unit Owners.
Agreement Prepared by your Legal Counsel: An agreement between the Condominium Corporation and the unit Owner(s) requesting the installation may be necessary. This agreement can outline the responsibilities of each party, including maintenance, repair, and insurance obligations. Once the agreement is finalized, it must be registered on title.
Implementation – Feasibility Study by An Electrical Engineer: Conducting a feasibility study will determine the load capacity, identify suitable locations for the charging stations, and estimate the anticipated demand among residents as well the impact to common Elements. A tendering process will follow, should the Corporation decide to continue with the project.
Benefits
- Potential Property Value Increase. EV Charging Stations may attract a wider range of buyers.
- Sustainability and reduction of carbon footprint and compliance with the anticipated demand and regulatory trends.
For more information you may refer to the Electric Vehicle Charging Systems Guide of the CAO)
