As demand for electric vehicle (EV) charging grows in condos and strata buildings, many councils and homeowners are exploring how to safely and legally support this shift. But EV charger installations aren’t just a matter of plugging in. They require planning, permitting, and importantly, a dedicated electrical circuit.
Without the right electrical setup, including a properly installed dedicated circuit, EV chargers can overload systems, create fire hazards, and compromise building safety. Here's what you need to know before approving or installing EV charging in a multi-unit building.
EV chargers draw a significant amount of power, far more than most household appliances. That’s why they must be installed on a dedicated circuit, which means a single breaker and wiring path used only for the charger.
Sharing a circuit with other devices can lead to:
EV charger installations are considered regulated electrical work. That means:
Work that doesn’t meet these requirements could void insurance, pose liability issues, or be flagged during resale or inspections, and may also create a serious safety hazard.
In strata or condo environments, electrical loads are shared and complex. Before installing any chargers, a contractor or Field Safety Representative (FSR) must complete a load calculation to ensure the building can safely support the added demand.
Permit applications for multi-family dwellings must include:
Once submitted, the calculation is reviewed by an electrical safety officer as part of the permitting process. Energy measurement data supplied by the utility may be useful to support alternative means of calculating the augmented load after installation when supported by engineering.
EV chargers have different power requirements, and some may not be suitable for older or lower-capacity buildings without upgrades.
All Level 2 and 3 chargers require a dedicated circuit, and a dedicated circuit is highly recommended for Level 1 chargers.
In some cases where service and/or feeder upgrades aren’t feasible, an Electric Vehicle Energy Management System (EVEMS) may help. These systems manage the flow of electricity to multiple chargers, helping to avoid overloading the system by cycling or throttling power.
EVEMS must still meet code, and any installation must be reviewed during the permit process to ensure the setup is safe and compliant.
If your building already has an electrical operating permit, you may not need a separate installation permit to perform an EV charging installation, but only in limited cases.
Even with an operating permit in place, you will need an installation permit if the EV charger installation:
If installing chargers pushes the connected load over the 250 kVA threshold, an electrical operating permit may also be required.
Proper permitting and dedicated circuits not only keep the building safe, they can also save money. Rebates from programs like BC Hydro, FortisBC, and CleanBC often require proof of a valid permit. That means unpermitted work could disqualify owners or the strata from thousands of dollars in potential funding.
Before moving forward, boards should ask:
EV chargers can be a great amenity, but they require careful planning and the right electrical infrastructure. Dedicated circuits are not optional; they’re essential for safety and compliance.
Strata and condo boards that take the time to assess capacity, set clear policies, and ensure permitted installations are protecting both their residents and their property for the long term.