Introduction to EVs
The following information has been collated to address the impact of electric vehicles on strata living. The EV revolution is here and is encroaching rapidly on our lives. It is important for Strata Managers and Owners to understand the impact of EVs on their strata communities.
The EV Revolution
Daniel Borin, the Director of Client Success at StrataMax, is an owner of an electric vehicle. Read his thoughts on electric vehicles and the impact they will have on strata.
Read more here......
The following video was produced by Daniel to demonstrate the impact of EVs on strata. This unique video gives the viewer an overview of EVs and their functions........while driving in an EV.
Enjoy.
The next chapter of EVs will be the advancement of autonomous driving. Take a sneak peak into the future of autonomous driving in the second video that demonstrates Tesla's Summon Feature.
Research
WattBlock recently concluded a study in association with the City of Sydney, Tesla, EverCharge and AGL into Electric Vehicle Charging in Residential Strata. Their findings are comprehensive and give some excellent insight into the future of EVs and the impact on strata.
A copy of the full report can be found here.
Practice Guide - SCA (Vic)
SCA (VIC) have formulated a Practice Guide, taking OC Managers through the process of developing policy their OCs can adopt when responding to owners requests for charging stations for electric vehicles. They have identified an EV can include cars, mobility scooters, bikes and motor cycles. This is an excellent resource for all strata managers.
Read a snapshot of the SCA (Vic) report here. Contact SCA (VIC) for the full report.
Implementation
As Electronic Vehicles (EV) become more prominent in society, the need to have readily available charging stations is on the increase. It is foreseeable that Owners, Tenants and Visitors will one day view charging stations within apartment buildings as the norm. Whilst the demand for charging stations is currently limited, it is important that Strata Managers are well equipped to deal with requests for installing EV charging stations at properties they manage.
Strata Managers should ensure they properly advise Owners Corporations or Bodies Corporate in the event of a request for an EV Charging Station.
This advice should include the following:
- Engage a suitably qualified expert to determine the load capacity of the building and whether it is appropriate to install EV Charging Stations at the property.
- Where load capacity may be a problem - explore smart charging solutions such as Jet Charge
- Determine the type of charging facility that will be required and compare quotes from suppliers.
- Present quotes to the Owners Corporation/Body Corporate for consideration and facilitate the installation process once a contractor is selected.
- Provide guidance to the Strata Committee on how to operate and manage the EV Charging Station.
The implementation of EV Charging Stations
The installation of EV Charging Stations will differ depending on where the station is installed. The two most likely scenarios would be a request for installation in an exclusive use area or on the common property. Practically, both of these scenarios require different considerations.
Exclusive Use Areas
Where a Strata Manager receives a request from a lot owner wanting to install an EV charging station within their exclusive use space, the Strata Manager informs the Owners Corporation/Body Corporate to determine the basis for approval. This approval should be recorded as either a policy or as a by-law ensuring that the same standards and considerations are applied to all requests.
Any policy or by-law relating to installation in an exclusive use area should address the following:
- What information is the lot owner required to provide to the Owners Corporation/Body Corporate for a decision to be made?
- What basis will the Strata Committee or Owners Corporation/Body Corporate approve a request?
- What will be the relationship between the lot owner and Owners Corporation/Body Corporate with respect to the EV Charging Station and use of common property infrastructure?
- Who is responsible for the installation and who will own the equipment once installed?
- Who is responsible for the ongoing costs including the maintenance of the equipment?
A way to ensure that a process is implemented and followed is for the Owners Corporation/Body Corporate to adopt a by-law that addresses the above considerations. We have drafted an example motion to amend the by-laws which may assist Strata Managers in implementing a policy for installation of EV Charging Stations in exclusive use lots. Please note that this motion is for information purposes only and Strata Managers should consult a Solicitor to ensure that any motion or by-law meets the needs of the Owners Corporation/Body Corporate.
Common Property Areas
There may be situations where a Strata Manager receives a request to install an EV Charging Station on common property to cater for resident’s personal vehicles or to provide a facility for visitors. Where an Owners Corporation/Body Corporate would like to install EV Charging Stations on common property, there are additional factors that a Strata Manager will need to take into account.
These factors include:
- Is the Owners Corporation/Body Corporate open to undertaking the cost of the installation?
- Has the Owners Corporation/Body Corporate properly resolved to proceed with the installation and has this expense been budgeted for?
- Who can use the EV Charging Station?
- How will the Owners Corporation/Body Corporate administer the operation of the EV Charging Station, including how the cost will be passed on to the user?
- Are there any unintended consequences that will arise from the operation of the EV Charging Station, such as the usage of common property car parks, time limitation on car parks and cost of electricity during its operation?
To address some of the above issues, one method an Owners Corporation/Body Corporate could adopt in administering a common property EV Charging Station is via a by-law and a User Agreement with a prospective EV Owner. An EV Owner would apply to the Strata Committee or Owners Corporation/Body Corporate for consent to use the EV Charging Station and enter into a User Agreement. Following is a sample of a motion to amend the by-laws and a User Agreement. Please note that this motion is for information purposes only and Strata Managers should consult a Solicitor to ensure that any motion, by-law or Agreement meets the needs of the Owners Corporation.