EVs driving change at stratas

INFRASTRUCTURE: Charging stations can be a tricky issue despite the green benefits

Dear Tony: We have a problem. We bought a new electric vehicle six months ago and stupidly assumed our strata would simply let us modify a parking space for a charging station. (Note to everyone in a strata: Never assume anything is that easy.)

Now I am relying on my husband’s workplace to charge our vehicle, as well as other public locations around the city. It would be easiest, though, if our strata would permit the change of parking allocations so we could have stations installed; then other owners could also consider buying electric cars.

Are there any programs or guides that might help us out?

Dear Brian and Kelly: As the trend toward electric vehicles grows, electric vehicle charging stations — or EVCS — are becoming common in public areas and placing pressure on multi-family developments to consider their installation. Drivers won’t buy electric vehicles because they don’t have stations in their condo and the strata won’t install stations because the costs benefit very few.

EVCS installation is a much more complicated issue than simply installing a station and letting owners charge at leisure; however, it is both feasible and manageable for the strata corporation and the owner(s) making the request. It is unlikely owners will vote in favour of expenses or alterations that are only for the use and benefit of one to four owners, especially when there are so many other pressures on common budgets with rising insurance costs, utilities and operating costs.

However, the strata corporation does have a viable option. It may agree to permit the installation of an EVCS at the request of an owner(s) if the owner(s) agree to the related costs of installation.

If you live in a townhouse with your own dedicated garage that is part of the strata lot or a bare-land strata with an exclusive location on your strata lot, you, the owner, may install your own charging station subject to the bylaws of the strata corporation. However, most townhouse and apartment-style condos have common-area parking and common electrical facilities.

Before you consider the installation of an EVCS, the strata corporation and applicant owner will have to determine the location of the station, any electrical alterations, capacity of electrical service in the building, civil and engineering requirements, future depreciation obligations and costs, installation costs, access, utilities, insurance, liability and responsibility for the EVCS. The strata council will also have to determine where the station is best located and if parking is even possible to reallocate for use.

In many buildings, parking has been allocated as limited common property or assigned by an ownerdeveloper lease and the strata council cannot reallocate the parking to accommodate an EVCS, although the strata corporation may be able to consider changing the use of other parking.

In addition to the anticipated energy costs, electric vehicles reduce greenhouse gas emissions by up to 98 per cent over combustion engines. They almost eliminate vehicle noise and emissions in buildings and contribute to healthier communities.

It’s a great time for a strata to consider the installation of a charging station. The province has just launched a funding program to be administered by the Fraser Basin Council. It is open to individuals anywhere in the province who reside in an eligible multi-unit residential building or to parties authorized to make decisions regarding the building. If you would like more information on EVCS installations, visit choa.bc.ca.

Tony Gioventu is executive director of the Condominium Home Owners Association. Email tony@choa.bc.ca.