Changes in the Strata Property Act Needed to help EV Adoption.

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Electric Vehicles are more popular than ever before; we have
witnessed this popularity firsthand with a significant increase in sales of
electric vehicles in British Columbia. Furthermore, the investment by the
Provincial Government into outreach, education and incentives has been
incredibly helpful in furthering the adoption of electric vehicles. More
recently the province committed to a sales standard for electric vehicles that
would require 100% of new car sales to be electric, plugin hybrid or hydrogen
by 2040.

Although the growth rate is rapid, we know that a
significant barrier for EV adoption is access to charging infrastructure at
home or work, essentially a location where the vehicle has a long period of
dwell time for the vehicle to get a full charge.

Single family homeowners have the ease of parking and
plugging, where condo dwellers have to navigate a gauntlet of strata approval,
assessments, applications and rejections based on biased opinions and unfounded
perceptions. This current situation is simply disappointing and unacceptable.

We hear stories from customers that go to endless lengths to
try and have EV charging installed, and event when they are prepared to pay for
all costs involved, the Strata Council arbitrarily refuses. Furthermore, change
to common or limit common property (such as installation of conduit, coring
etc.) requires a ¾ vote at an Annual General Meeting or Special General Meeting
of owners.  This results in an incredibly
time intensive, costly and frustrating process for all involved.

The Strata
Property Act
, regulations and the strata
corporation’s 
bylaws and rulesprovide the legal framework under which all strata corporations and strata owners must operate in British
Columbia. This legal framework is also affected by judicial decisions from
court cases and other legislation.”

There have been numerous appeals from Regional and Local
municipal government to amend the Strata Property Act and implement legislation
that allows EV owners the right to setup EV charging without being refused by
the strata corporation. This change in legislation has been successfully adopted
in other regions like Ontario and California. Until this part of the act is
amended, condo dwellers will struggle to charge their EV’s using public
infrastructure.

Recent changes to the regulations for charging to
electricity dispensed, allow Strata Corporations to charge for energy used in
EV charging. This means that your installation can have payback and the more EV
owners that use the infrastructure mean that your strata could establish an
additional revenue stream from EV charging.

Our appeal to Strata Corporations is to be proactive and
seek help. Every building needs to think about how EV charging would be
integrated into the existing parkades and electrical services over the next 5
years. As EV sales continue to rise, we need to prepare EV charging as soon as
possible.

  • Obtain a comprehensive electrical assessment,
  • Design phased approach for EV installations that
    progresses over a series of years,
  • Ensure your first installation phase allows for
    expansion in future years,
  • Research and determine that incentive programs
    are available to alleviate some of the costs involved,
  • Determine billing rates, monthly fees and return
    on investment.

If you are interested in learning more about installing EV
charging infrastructure in in your Multi Unit Residential Building, call Cielo
Electric for a fully comprehensive site assessment and advice on the approach
for your project. 778-862-4109 or visit www.cieloelectric.ca

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