Running a Small Strata | EV Charging
EV Charging in a Small Strata
In a BC strata, a change to common property for EV charging needs only a majority vote, and an owner can ask the strata to approve a charger for their own stall, with a decision due within 3 months. In a strata with fewer than 5 lots, those owner requests can start on December 31, 2026. A strata with 5 or more lots must also get an electrical planning report, and for older stratas in Metro Vancouver, the Fraser Valley and the Capital Regional District it is due by December 31, 2026. This page covers the votes, the owner request, who pays, and the report.
The short answer
- 01A change to common property for EV charging needs only a majority vote at a general meeting, where most other significant changes need a 3/4 vote (Strata Property Act s.71).
- 02Buying or selling equipment for EV charging, and spending the contingency reserve fund on EV charging or an electrical planning report, also need only a majority vote (s.82, s.96).
- 03An owner can ask the strata to approve changes to common property to install a charger for their parking stall. The strata must decide within 3 months and must not refuse without good reason (s.90.1, s.90.2; Regulation s.5.6).
- 04In a strata with fewer than 5 lots, owners can make that request from December 31, 2026 (Strata Property Regulation s.5.4(b)).
- 05A strata with 5 or more lots needs an electrical planning report: by December 31, 2026 in Metro Vancouver, the Fraser Valley and the Capital Regional District if it was formed by the end of 2023, and within 5 years of the plan being filed if formed later (Regulation s.5.8).
- 06If the utility supplies each strata lot with electricity separately, the report can be a short statement saying so, plus the date and the preparer's details (Regulation s.5.11(3)).
The majority vote for EV charging
Amendments to the Strata Property Act in 2023 (SBC 2023 c.21, in force May 11 and December 6, 2023) set a majority vote for EV charging decisions. A majority vote means more than half of the votes cast by eligible voters present who do not abstain (s.1).
| Decision | Vote for EV charging | Vote otherwise | Source |
|---|---|---|---|
| A significant change to the use or look of common property, related to installing EV charging or managing its electricity | Majority vote | 3/4 vote for any other significant change | Act s.71 |
| Buying or selling personal property worth more than $1,000 (or the bylaw amount) for EV charging | Majority vote | 3/4 vote for other purposes | Act s.82(3), (3.1) |
| Spending the contingency reserve fund on EV charging work, an electrical planning report, or another EV charging report | Majority vote | 3/4 vote for most other reserve fund spending | Act s.96 |
| Approving one owner's request to alter common property for their own charger | Council decides, within 3 months. A significant change still needs the majority vote under s.71 first. | Not applicable | Act s.90.2; Reg s.5.6 |
In a 3-lot strata, 2 of 3 owners pass a majority vote, where a 3/4 vote needs all 3 when all vote. In a 4-lot strata both need 3 of 4 when all vote. In a 2-lot strata both owners must agree either way (our arithmetic). The vote calculator shows each case.
When an owner asks for a charger
An owner may ask the strata to approve changes to common property, or to land the strata owns, that are needed to install EV charging for use at a parking stall (s.90.1(1)). The request must include (Regulation s.5.3):
- your contact information and strata lot number;
- a description of the proposed EV charging equipment;
- where it would go;
- the number or location of the parking stall it would serve;
- the name and contact information of a contractor qualified to do the work;
- the contractor's description of the work;
- the contractor's estimate of the cost and the time needed.
Timing. In a strata that does not need an electrical planning report, including every strata with fewer than 5 lots, an owner may make the request on or after December 31, 2026. In a strata that needs the report, the start is the earlier of the date it obtains its first report or the date that report was due (Regulation s.5.4).
What the strata checks. The strata may approve the request if the charger carries the label or mark required by section 21 of the Electrical Safety Regulation, and, where the stall is common property, the owner already has the right to use it to the exclusion of other owners (s.90.2(2); Regulation s.5.5). It may consider whether the charger fits existing or planned charging and any system to manage charging power, and the capacity and demands of the electrical system (s.90.2(3)). If the change is a significant change to the use or look of common property, the majority vote under s.71 comes first (s.90.2(1)(a)).
The decision. The strata must decide within 3 months of receiving the request (s.90.2(6); Regulation s.5.6), and "must not unreasonably refuse" it (s.90.2(4)). It may set reasonable conditions, agreed in writing: that it approves the equipment, contractors and materials; that the owner changes or replaces the charger if the strata later installs charging for all owners; and, where owners apply together, that they share liability for the costs (s.90.2(5)).
Who pays and who does the work
Once it approves, the strata may do the work itself or let the owner do it. Either way the owner pays the cost, unless the two agree otherwise (s.90.3(1)). If the strata does the work, the owner first pays the amount the strata estimates, then any shortfall, and the strata refunds any excess (s.90.3(2), (3)).
Installing a charger at an owner's request does not change anyone's right to use a parking stall (s.90.3(4)). For a common property stall, the strata can give exclusive use for up to 1 year at a time (s.76). For a stall where a charger was installed on an owner's request, that limit is 5 years (Regulation s.5.101).
If the strata pays for shared charging itself, the money comes from the operating fund under the budget, or from the contingency reserve fund by majority vote (s.96). In a small strata where parking is limited common property, the limited common property page explains how stall costs are shared, and the repairs page covers who maintains what.
The electrical planning report at 5 and 6 lots
A strata must obtain an electrical planning report from a qualified person by the date the Regulation sets (Act s.94.1). "Specified area" in the Regulation means the Capital Regional District, the Fraser Valley Regional District and the Metro Vancouver Regional District, leaving out islands reached only by air or boat (Regulation s.5.7).
| Your strata | Report due | Source |
|---|---|---|
| Formed on or before December 31, 2023, with 5 or more lots on that date, wholly or partly in Metro Vancouver, the Fraser Valley or the Capital Regional District | On or before December 31, 2026 | Reg s.5.7, s.5.8(2)(a) |
| Formed on or before December 31, 2023, with 5 or more lots on that date, wholly outside those regions | On or before December 31, 2028 | Reg s.5.8(2)(b) |
| Formed after December 31, 2023, with 5 or more lots when the plan was filed | Within 5 years of the date the strata plan was filed | Reg s.5.8(4) |
| Fewer than 5 lots on December 31, 2023 (older stratas) or when the plan was filed (newer stratas) | Not required | Reg s.5.8(3), (5) |
| Phased strata plans | Set by phase: each phase of 5 or more lots has its own deadline | Reg s.5.9 |
A fiveplex or sixplex stratified in 2026 has until 5 years after its plan was filed. An older 5 or 6 lot strata in one of the three named regions has until December 31, 2026.
What the report must contain
The full report must include (Regulation s.5.11(2)):
- the date of the report;
- the preparer's name, qualifications, errors and omissions insurance (if any) and relationship to the strata;
- the current capacity of the strata's electrical system;
- the existing demands on it, including any EV charging, heating, cooling, ventilation and lighting;
- the current peak demand and spare capacity;
- the capacity needed to move systems that now use another energy source onto electricity;
- the capacity needed for future demands, including EV charging the strata expects to add;
- steps the strata could take to reduce demand, and upgrades it could make to add capacity;
- the capacity those steps or upgrades would free up or add.
The separate-meter short statement. If each strata lot is supplied with electricity by a utility separately from every other lot, the report only needs its date, the preparer's details, and "a statement that each strata lot is supplied with electricity by a utility independently from each other strata lot" (Regulation s.5.11(3)). Check your meters and utility bills before you order a full report. An owner asked a BC strata advice column in December 2023 why a strata would need an electrical planning report when each home has its own panel and meter. This rule is the answer: the report is still required at 5 or more lots, and it can be this short form.
Who may prepare it. If every building on the plan is a Part 9 building under the BC Building Code: a professional engineer or professional licensee engineering, an applied science technologist or certified technician, or a journeyperson in the construction electrician or industrial electrician trade. For any other strata, only the first two groups (Regulation s.5.10). Ask your designer or builder whether your building is a Part 9 building.
After you have it. The strata keeps the report permanently, and attaches any electrical planning report to each Form B it gives a buyer. The cost of getting one can come from the operating fund, or from the contingency reserve fund by majority vote (s.96). The depreciation report page covers the other report that starts at 5 lots.
Best For
- ✓ A small strata that decides early, by majority vote, whether the strata or each owner will pay for chargers.
- ✓ An owner who sends a complete written request with a qualified contractor's description, cost and timing, so the 3-month clock starts on a full request.
- ✓ A fiveplex or sixplex where each unit has its own utility meter, which can use the short form of the electrical planning report.
Usually Fails When
- ✕ A 5-lot strata in Metro Vancouver formed before 2024 has no electrical planning report by December 31, 2026.
- ✕ Council sits on an owner's request past 3 months, or refuses it without a reason it can explain.
- ✕ An owner installs a charger on common property with no written approval.
What To Verify Before Spending Money
- → The date your strata plan was filed and the number of lots on it, which set your report deadline or exemption.
- → Whether the utility supplies each strata lot separately, from the meters and bills.
- → That the charger carries the label or mark the Electrical Safety Regulation requires.
Common questions
What vote does a strata need to install EV charging in BC? +
A majority vote at a general meeting, for a significant change to common property related to EV charging (Strata Property Act s.71). The same majority vote applies to buying equipment for EV charging and to spending the contingency reserve fund on it (s.82, s.96).
Can I install an EV charger in my strata? +
You can ask the strata to approve the changes to common property needed to install one for your parking stall (s.90.1). The strata must decide within 3 months, must not refuse without good reason, and may set reasonable conditions in writing. Unless you agree otherwise, you pay the cost (s.90.2, s.90.3; Regulation s.5.6).
When can an owner in a small strata ask for an EV charger? +
In a strata that does not need an electrical planning report, which includes every strata with fewer than 5 lots, the request can be made on or after December 31, 2026 (Regulation s.5.4(b)). In a strata that needs the report, from the earlier of the date it gets its first report or the date it was due (s.5.4(a)).
How long does the strata have to answer an EV charging request? +
3 months after it receives the request (Strata Property Act s.90.2(6); Regulation s.5.6).
Can the strata refuse my EV charger request? +
It must not refuse without good reason (s.90.2(4)). It may consider whether the charger fits existing or planned charging and any system to manage charging power, and the capacity of the electrical system. The charger must carry the label or mark required by the Electrical Safety Regulation, and if the stall is common property you must already have the exclusive right to use it (s.90.2(2), (3); Regulation s.5.5).
Who pays for an EV charger in a strata? +
On an owner's request, the owner pays the cost of the alteration unless the owner and strata agree otherwise. If the strata does the work, the owner pays in advance what the strata estimates, pays any shortfall, and gets back any excess (s.90.3).
What is an electrical planning report? +
A report by a qualified person on the strata's electrical system: its capacity, current demands and spare capacity, the capacity needed for future EV charging and other changes, and steps or upgrades that could add capacity (Strata Property Act s.94.1; Regulation s.5.11). The strata keeps it permanently and attaches it to each Form B.
Does a 4-unit strata need an electrical planning report? +
No. A strata with fewer than 5 lots, counted on December 31, 2023 for older stratas or on the date the plan was filed for newer ones, need not obtain one (Regulation s.5.8(3), (5)). Owners in such a strata can still ask for EV charging from December 31, 2026.
When is the electrical planning report due in Metro Vancouver? +
On or before December 31, 2026 for a strata of 5 or more lots formed on or before December 31, 2023 and located wholly or partly in Metro Vancouver, the Fraser Valley or the Capital Regional District. A strata formed after 2023 has 5 years from the date its plan was filed (Regulation s.5.8).
Do we need a full electrical planning report if every unit has its own meter? +
No. If each strata lot gets its electricity from a utility separately from every other lot, the report only needs its date, the preparer's details, and a statement saying so (Regulation s.5.11(3)). The report is still required at 5 or more lots.
Who can prepare an electrical planning report? +
Where every building is a Part 9 building under the BC Building Code: a professional engineer or professional licensee engineering, an applied science technologist or certified technician, or a journeyperson construction or industrial electrician. For other buildings, only the first two groups (Regulation s.5.10).
Can I keep exclusive use of a parking stall with an EV charger? +
If a charger was installed at a common property stall because of an owner's request under s.90.1, the strata can give exclusive use of that stall for up to 5 years at a time, instead of the usual 1 year (Act s.76; Regulation s.5.101). The install itself does not change anyone's right to use a stall (s.90.3(4)).
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