As electric vehicles (EVs) become more popular, many community associations are considering installing EV charging stations to meet residents’ growing demand.
Before installing EV charging stations, it’s important to understand the legal framework governing this type of infrastructure in your state or municipality. Many areas have laws or ordinances that encourage or mandate the installation of EV chargers in multi-family dwellings, while others may have specific zoning or permitting requirements.
Some key things to keep in mind include:
- Many states, such as California, have enacted “Right to Charge” laws that prevent HOAs from unreasonably restricting residents’ installation of EV chargers.
- Local building codes may require certain safety measures or electrical standards for EV charging installations.
- Depending on the scope of the project, you may need to obtain permits from local authorities before installation.
One of the biggest challenges of installing EV charging stations is the association’s electrical capacity. Many older buildings may not have the infrastructure to support high-power EV chargers without significant upgrades to the electrical system. You’ll need to assess whether your building can handle the additional load of charging multiple EVs simultaneously. This may require working with an electrical contractor to perform a load calculation. In some cases, electrical upgrades may be necessary, such as adding new circuits, upgrading the electrical panel, or even increasing the building’s power supply from the utility.
There are several different types of EV charging stations, each with varying power levels and installation costs. The type you choose will depend on your building’s needs and budget.
- Level 1 Chargers: These are the most basic chargers, using a standard 120-volt outlet. While inexpensive to install, they charge vehicles very slowly, typically adding about 3-5 miles of range per hour.
- Level 2 Chargers: These are the most common chargers for residential use, using a 240-volt outlet and offering much faster charging speeds (typically 10-20 miles of range per hour). Level 2 chargers are more expensive to install but are far more convenient for residents.
- Level 3 (DC Fast Chargers): These chargers provide the fastest charging speeds but are very expensive to install and typically require significant electrical upgrades. They are more commonly found at public charging stations rather than in residential buildings.
One of the most important considerations is how the costs of the installation, maintenance, and electricity usage will be allocated. Associations will need to decide who pays for the installation and maintenance and how residents will be charged for using the stations. Will the costs be shared by all residents or only by those using the chargers? Many EV charging stations come with software that allows individual billing based on usage, ensuring that residents only pay for the electricity they use. Alternatively, the association could charge a flat fee for charger access. Some utility companies offer rebates or incentives for installing EV charging stations, especially for multi-family residential buildings. In some cases, you may be eligible for federal or state tax credits that can cover a portion of the installation costs.
It’s also essential to decide how parking and access will be managed. Charging stations should be installed in designated parking spots, which may require adjusting the building’s parking policy. Some associations may reserve specific spots for EV drivers, while others might create a first-come, first-served system.
As with any major change in an association, installing charging stations may raise concerns among residents, particularly those who don’t own electric vehicles. Clear communication about cost-sharing, rebates, fair usage, and the long-term benefits of having EV infrastructure can help alleviate these concerns. Before allowing the use of charging stations, make sure that both residents with electric vehicles and all building staff know how to properly operate them and how to shut them down in case of an emergency.
If you are considering adding EV charging stations to your association, let us know. It’s imperative to meet any guidelines that your insurance carrier may have in place. As with all electric work, remember to work with qualified professionals and confirm that charging stations meet all safety requirements. Reach out to us with questions anytime.
