Best practices for the installation of electric vehicle c START HERE
W
hether we like it or not, electric vehicles and their ever-present charging needs are here to stay. This is particularly true in California with the enactment of the Advanced Clean Cars II Regulation, which mandates that all new passenger cars, trucks, and SUVs sold in California have zero emissions by 2035. While that may seem far off, the regulation actually starts to take effect in about two years when in 2026, it will require that 35% of all new vehicles sold be zero-emission vehicles, progressing each year thereafter until it reaches 100% in 2035. As community managers, we have a central role to play in this process, given that most, if not all, communities are not currently able to accommodate the charging needs of so many electric vehicles. Every community manager between now and 2035 will be involved in installing EV charging stations to one degree or another, particularly if you manage a mid- or high-rise community.
SO, WHERE DO WE BEGIN?
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Vision Winter 2023 | cacm.org
I propose that we begin with your legal counsel and have them set out guidelines for the installation of EV charging stations, whether that be in single-family homes or in a mid/high-rise community. There are several legal considerations that we will not get into here, but suffice it to say that they are vital, and you should consult with your legal counsel before you do anything else. The Law Journal recently published an article on this very topic here. Secondly, you will want to have an experienced electrician conduct a “Load Study” to help determine how many charging stations your current electrical infrastructure is able to accommodate without putting too much stress on it. This is particularly important in a mid/high rise. Even if you can currently install some charging stations, you will ultimately want your EV chargers to have their own separate meter and, if needed, their own transformer. There are incentives available (such as with Edison’s Rule 29) where the utility company will pay for the expansion of the infrastructure to accommodate electric vehicle charging stations. Below is an example of Edison’s Rule 29 and how it works:
WHO PAYS FOR THIS?
This takes us to the third consideration – who will pay? You will want to consult with your legal counsel regarding this, but generally, there are
two sets of costs involved – first, the cost for the conduit that runs from the meter to the charger, the charger itself, and the electricity used to charge a vehicle, all of which are usually borne by the unit owner (if the charger is in the owner’s parking space); and secondly, the cost of the meter itself and any expanded infrastructure required, which is usually borne by the association and can be offset by incentives from the utility company. If these are common area chargers, then most of the cost will usually be the association’s, minus any rebates available. Each association is different, so make sure you confirm who pays with your legal counsel. Once your board has adopted rules regarding the installation of EV chargers, determined how many you can currently accommodate and what kind of expansion you will need to undertake to support your resident’s demand for charging stations, and established how it will all be funded, you are ready to tackle the most challenging part of the process – managing resident expectations.
MANAGING EXPECTATIONS
“When will the EV charging stations be installed and ready for use?” and “How fast will the charging station charge my EV?” In my experience, those were the two most often asked questions that I faced, and answering them proved challenging, given several factors.
