Electric vehicle charging is a practical issue for Queensland bodies corporate as more owners, tenants and visitors consider where vehicles can be charged. A request may affect private parking, common property, electrical infrastructure, safety, insurance and ongoing costs.
This guide explains the approval, infrastructure and safety questions to consider before installing an EV charger.
How can a body corporate manage EV charging at a strata property?
Start by identifying where the proposed charger, cabling and parking space are located. An owner’s lot, a private car space and common property may have different boundaries and responsibilities.
The registered survey plan shows the boundaries of the lots and common property. The community management statement identifies the regulation module that applies to the scheme. These documents help determine who is responsible for the area and what approval process may apply.
A body corporate may also have by-laws about using common property, body corporate assets, services and facilities, or individual lots. Check the current by-laws before assessing a request.
EV charging stations may become a normal feature of apartment buildings. Bodies corporate should be prepared to consider requests consistently, rather than treating each application as a separate electrical project.
For more background, see our guides on whether your committee should be looking to install EV chargers and electric vehicle chargers in strata.
Does installing an EV charger require body corporate approval?
Approval depends on the location and whether the work affects common property.
If an owner’s proposal involves an improvement to common property, the owner needs approval from the committee or the body corporate at a general meeting. The committee can approve an owner’s improvement where the total cost is less than $3,000, the improvement does not detract from the appearance of a lot, and its use and enjoyment is not likely to breach the owner’s duties as an occupier. If the committee cannot approve the work, it must be authorised by ordinary resolution at a general meeting.
The owner must comply with the approval conditions and maintain the improvement. They must also provide the body corporate with details of the type and value of the work. If the improvement increases the body corporate’s insurance premium, the owner may have to pay the extra cost.
Where the body corporate proposes a common-property charging facility, the required approval depends on the cost and the scheme’s regulation module. For schemes under the Standard, Accommodation and Small Schemes Modules, the basic improvement limit is $300 multiplied by the number of lots. Improvements above that limit and up to $2,000 multiplied by the number of lots generally require an ordinary resolution, while improvements above that amount require a special resolution.
The committee should confirm the applicable regulation module before relying on these limits. Other modules may have different requirements.
A by-law may help manage access, use and responsibilities. However, it must be consistent with the legislation and cannot be unreasonable or impose a monetary liability on an owner or occupier, except in an exclusive use by-law.
Who pays for an EV charger and the electricity it uses?
Start by identifying who requested the charger, who will use it, and who will own and maintain it.
An owner seeking a charger for private use should expect to provide information about the proposed work and accept reasonable approval conditions. Those conditions may address access, installation, maintenance, damage and insurance.
A shared charging facility raises different questions. Before approving the project, the body corporate should decide how installation, repairs, access and electricity use will be managed. Do not assume that the body corporate can automatically charge users for electricity or on-sell energy. The source material does not establish a general Queensland authority for that arrangement.
Obtain advice about the proposed billing model, electricity arrangements and any scheme-specific requirements before making a commitment. The body corporate should also keep clear records of costs and responsibilities.
Can an apartment building support multiple EV chargers?
There is no single answer for every building. Capacity will depend on the existing electrical infrastructure, the proposed locations, other building demand and the number of chargers.
Load control or demand management may help manage demand, but it does not guarantee that an electrical upgrade will be unnecessary. The committee should obtain an assessment and advice from a licensed electrical professional before deciding what the building can support.
Fast charging is not necessarily required for every apartment building or vehicle. The appropriate approach will depend on the vehicle, the charging location, the expected use and the available infrastructure. Avoid approving a particular charger, circuit or cabling arrangement without professional advice.
What safety issues should a body corporate consider?
An EV charger must be electrically compliant and installed by a qualified electrician if the request is approved. Equipment should come from a reputable manufacturer or supplier and be used according to the charging instructions.
Consider whether the proposed installation could create a hazard, obstruct common property or affect other residents. In a Queensland community titles scheme, an occupier must not use a lot or common property in a way that causes a nuisance or hazard, or unreasonably interferes with another person’s use or enjoyment.
The body corporate should also consider emergency access, cabling routes, damage to common property and ongoing maintenance. The body corporate must maintain common property in good and structurally sound condition, while owners must maintain their lots.
What should a committee do when an owner requests an EV charger?
Ask the owner to provide:
- the proposed charger and installation plan
- the location of the charger, parking space and cabling
- confirmation of who will pay for installation and ongoing maintenance
- an electrical assessment from a qualified professional
- details of insurance impacts and proposed conditions of use
- a proposed approach to electricity costs and access.
The committee should then check the survey plan, community management statement and by-laws. Confirm whether the work affects common property and which approval pathway applies.
If the application is approved, record the conditions clearly. The owner should remain responsible for approved obligations, including maintenance where required. If the body corporate is considering shared infrastructure, seek suitable professional and financial advice before owners vote.
A careful process helps the body corporate support practical requests while protecting common property, residents and the scheme’s finances. Contact our team at reception@stratacare.com.au if you need help working through an EV charging request.
