Electric vehicles are becoming more common in body corporate schemes. Committees need to consider approval pathways, electrical capacity, safety, access, costs and maintenance before charger requests become difficult to manage.
What should a body corporate know about EV charging?
The approval process may depend on whether the charger is in a lot, on common property, connected to common electrical infrastructure or covered by an existing by-law.
Before making a decision, check the property, electrical arrangement and community management statement. If the property is part of a body corporate, existing by-laws may include rules about charging vehicles or using devices in common areas.
A committee should also consider how a charger could affect common property, other residents and future requests. Read more about electric vehicle chargers in strata.
Do you need body corporate approval to install an EV charger?
Check the relevant by-laws, the charger’s location, ownership of the infrastructure and any approvals required for the work. Not every EV charger installation legally requires body corporate approval.
The Queensland body corporate legislation is the Body Corporate and Community Management Act 1997. By-laws can regulate the use and enjoyment of lots, common property, utility infrastructure and body corporate assets. A by-law must not be inconsistent with legislation, discriminate between occupiers, or be oppressive or unreasonable.
Electrical work must comply with electrical requirements and be carried out by a qualified electrician. A private lot owner may have separate approval responsibilities, so the committee should not treat a body corporate decision as the only approval needed.
The committee is responsible for day-to-day body corporate decisions, but it cannot decide matters reserved for a general meeting or a particular type of resolution.
What should EV charging by-laws cover?
A body corporate can make rules about common property, body corporate assets, services and facilities, and the use of lots. These rules can help manage EV charging.
A useful EV charging by-law may address:
- when approval is required
- the information an owner must provide
- installation standards and qualified contractors
- responsibility for damage, repairs and removal
- access to electrical infrastructure
- electricity use and metering
- insurance and safety documentation
- what happens when a lot is sold.
A body corporate can make or change by-laws through the required resolution and must register the new community management statement with Titles Queensland. Have proposed wording checked before it is adopted.
How should a scheme manage electrical capacity and safety?
Limited electrical capacity may prevent every car park from supporting a charger. A qualified electrical professional should assess the existing supply, proposed load, cabling, protection systems and any future demand.
Follow safety advice for the equipment and installation. Residents should use reputable equipment and follow charging instructions.
The committee should keep records of approvals, plans, certificates and maintenance arrangements. If common property or body corporate infrastructure is involved, document responsibility clearly. The body corporate must maintain common property in a good and structurally sound condition, while owners are responsible for maintaining their lots.
Who should pay for EV charging infrastructure and electricity?
Residents should not subsidise other people’s vehicle charging. Where common power is used, a metered, user-pays arrangement is a sensible way to allocate electricity costs.
Allocate the installation, upgrades, electricity, repairs and removal costs before work begins. The arrangement should also explain who pays if common infrastructure needs to be upgraded or repaired.
The committee must have money available in the budget before spending within its authority. If funds are insufficient, a general meeting may be needed to amend the budget or raise a special levy.
How can a committee plan for future EV charger requests?
Committees should plan before multiple installation requests arrive. Consider obtaining an electrical capacity assessment, setting a consistent approval process and identifying whether trunk infrastructure could make future charging easier.
The committee can consider capacity, fair access, costs and the effect of early installations on later requests.
A clear framework can reduce disputes and help the committee make reasonable decisions. Read more about whether your committee should be looking to install EV chargers
EV charging decisions should balance safety, infrastructure, fair cost allocation and the rights of owners and occupiers. A clear process can help your committee work through requests with confidence.
