As electric vehicle (EV) adoption continues to rise, strata councils in British Columbia are increasingly tasked with the responsibility of providing EV charging solutions for their residents. Selecting the right EV charger is crucial, not only to meet current demand but also to future-proof the property for the growing number of EV drivers. Here are key factors strata councils should consider when choosing an EV charger.
1. Legal Requirements and Regulations
- Strata Property Act: In BC, under the Strata Property Act, amendments have been made to facilitate the installation of EV charging infrastructure. Strata councils must ensure that any EV installation complies with the requirements outlined in the Act, such as amending bylaws and gaining approval through a special resolution if necessary.
To learn more about a strata becoming EV Ready and the rebates in developing an EV Ready plan as well as rebates on installing EV chargers, visit:
http://electricvehicles.bchydro.com/charge/request-EV-charging-in-apartment-strata and watch this informative short BC Hydro video below:
- Electrical Code Compliance: The installation must comply with the BC Electrical Code, which covers safety standards and guidelines for EV chargers.
- Municipal Regulations: Some municipalities have specific requirements regarding EV charging infrastructure, especially for new developments. It’s essential to check with the local government for any additional requirements.
2. Power Availability and Infrastructure
- Electrical Capacity: The building's current electrical system must be evaluated to determine if it has sufficient capacity to support EV chargers. Depending on the number of chargers needed, the building may require an upgrade to its electrical infrastructure.
- Load Management Systems: To avoid overloading the electrical system, strata councils may want to invest in EV chargers that include load management technology. These systems distribute available electrical power across multiple chargers, ensuring all vehicles can charge efficiently without exceeding the building’s electrical limits.
- Charging Levels: There are different types of EV chargers:
- Level 1: Standard 120V outlets, best suited for low-demand or overnight charging but can be slow for frequent use. Level 1 uses AC (alternating current).
- Level 2: 240V chargers that are significantly faster and ideal for residential strata buildings.
Most EV drivers prefer this option. Level 2 uses AC (alternating current).
- Level 3 (DC Fast Charging, aka DCFC): While these are the fastest chargers, they are also more expensive and generally not necessary for residential use. Level 3 uses DC (direct current).
3. Charger Ownership and Maintenance
- Ownership Models: Strata councils need to decide whether the strata corporation will own the EV chargers or if individual owners will be responsible. Some strata corporations choose to install a limited number of chargers in common areas (such as Visitor’s Parking), while others allow residents to install chargers in their designated parking spaces.
- Maintenance and Upkeep: Chargers will require regular maintenance to ensure they are functioning correctly. The council should consider whether the strata or individual owners will be responsible for upkeep and how costs will be shared. Strata would be wise to consider ensuring a maintenance contract is in place to ensure the function of these machines- as, just like a gas pump, they are machines.
4. User Access and Billing
- Access Control: Determine whether the EV chargers will be available to all residents or specific individuals. If limited, a system should be in place to monitor control access.
https://youtu.be/QoLqQ9iPxYA: Many EV chargers come with software that allows users to track electricity usage and charge based on usage. Strata councils can decide whether users will pay for charging via a direct billing system or if the cost will be shared among all owners. Individual metering is an option but may require additional infrastructure.”'Smart' EV chargers with a real-time dashboard of backend software supply an enormous amount of data to stratas, when compared with their own hydro bills on energy cost, allowing them to know what price they should charge for their electricity in Visitor’s Parking. A reputable 'smart' EV charger company can assist with this calculation.
5. Future-Proofing the Building
- Expandable Infrastructure: While immediate EV demand may be low, it is likely to grow significantly in the coming years. Investing in expandable EV charging infrastructure allows the strata to add more chargers as demand increases. This is particularly important for large strata corporations that want to avoid expensive retrofits in the future.
- Scalability: Choosing a system that allows for the addition of more chargers without needing significant upgrades to the electrical infrastructure will save time and money in the long run.
6. Cost Considerations and Funding
- Upfront Costs: The cost of EV chargers can vary widely depending on the type, installation complexity, and additional infrastructure upgrades. Strata councils should obtain multiple quotes from qualified electricians to get an accurate estimate.
- Rebates and Incentives: There are various provincial and federal rebates available for the installation of EV chargers in multi-unit residential buildings (MURBs). In BC, the CleanBC GoElectric EV Charger Rebate (These rebates are in effect for retrofits - buildings built BEFORE Aug. 2021, which is before EV charging was built into Building Codes).
For more information go to: https://www.aetherev.com/rebates
