04/02/25

Charging Stations for Electric Vehicles: A Guide for HOAs and Condo Associations

Overview:

As electric vehicles (EVs) grow in popularity, homeowners associations (HOAs) and condominium associations are increasingly faced with questions about EV charging stations. While the transition to EV infrastructure presents unique challenges, careful planning can ensure a smooth implementation that meets the needs of current and future residents. Here’s a comprehensive guide to help boards navigate the complexities of EV charging stations.

Understanding EV Charging Levels

There are three types of EV chargers:

1. Level I: Basic chargers that use standard outlets and are typically for home use.
2. Level II: Faster chargers suitable for residential or shared use, with moderate installation costs.
3. Level III (Fast Chargers): High-speed chargers commonly found at public stations. However, these are expensive to purchase and install (up to $50,000 per unit), making them impractical for most associations.

Key Considerations for Installing EV Charging Stations

1. Architectural Approval

Requests for charging station installations are often treated like other architectural applications.

• Single-Family Homes: Typically straightforward, as the charging station is usually installed in an owner’s garage.
• Condominiums: These requests are more complex, often involving parking spaces in areas maintained by the association.

Condo associations should:

• Require architectural approval for charging station installations.
• Draft binding agreements holding the installing owner responsible for all costs, maintenance, and potential removal.
• Record agreements with the County Register of Deeds to ensure future owners are bound by the terms.

2. Common-Use Charging Stations

If your association installs common-use charging stations:

• Upgrade infrastructure as needed, with costs borne by the association.
• Draft clear rules governing use, fees, charging time limits, and penalties for non-compliance.
• Consider installing surveillance cameras to monitor usage and deter misuse.

3. Legal and Easement Requirements

In some cases, associations may need to grant easements to utility providers for electrical upgrades. Boards should consult legal counsel to determine whether these easements require owner approval.

Planning for the Future

Create a Comprehensive Policy

Boards should develop a policy for handling EV charging station requests, including:

• Reviewing governing documents to determine whether parking spaces are common areas, limited common areas, or part of individual units.
• Consulting with an attorney to clarify the board’s authority to make changes to parking or grant exclusive use of common elements.

Conduct a Site Assessment

Engage an experienced electrical engineer to:

1. Assess the building’s electrical capacity and determine potential upgrades.
2. Identify the best locations for charging stations.
3. Provide cost estimates for phased implementation.

Determine Costs and Payment Options

• For Individual Installations: Owners typically bear the cost of installation in their assigned or owned parking spaces.
• For Common-Use Stations: Associations can recover costs through flat fees, utility bill surcharges, or partnerships with third-party providers that manage billing and maintenance.

Challenges to Address

1. Space and Infrastructure Limitations

• Does the property have adequate space for charging stations without losing revenue-generating parking spots?
• Is the building’s electrical system capable of supporting additional chargers, or are upgrades needed?

2. Equity Among Owners

Early adopters of EVs may benefit from installations, but over time, demand may exceed capacity. Boards must plan for equitable solutions that accommodate as many residents as possible.

3. Maintenance and Liability

Boards must decide whether to own and maintain the charging stations or lease the equipment and outsource maintenance to third-party providers. Parking agreements should include liability waivers to protect the association.

Checklist for Installing EV Charging Stations

1. Engage a Consultant: Hire an engineer to assess electrical capacity and infrastructure needs.
2. Develop a Plan: Create a phased implementation strategy based on demand and funding availability.
3. Review Governing Documents: Ensure authority to make changes and define responsibilities.
4. Secure Funding: Determine how costs will be allocated and recovered.
5. Solicit Bids: Obtain estimates from qualified electrical contractors.
6. Install and Monitor: Complete construction and implement rules for charging station use.

Conclusion

EV charging stations are quickly becoming a must-have amenity for HOAs and condominiums. While implementation requires careful planning, the long-term benefits—such as increased property values and meeting resident needs—make it a worthwhile investment. By taking a proactive approach, associations can stay ahead of the curve and accommodate the growing demand for electric vehicles.