A Practical Guide for Owners, Landlords, Property Managers, Associations & Renters
Electric vehicles (EVs) are moving from early adoption into everyday use, and that naturally brings new questions for condos and apartment communities. As EV ownership grows, properties are beginning to evaluate how charging fits into shared buildings and parking areas.
Whether you’re a property owner, landlord, HOA or COA board member, property manager, or renter, having a clear understanding of EV charging basics helps you make informed decisions — now and in the future.
As an electrical services company experienced with multi-unit properties, we’ve created this EV Charging 101 guide to explain the fundamentals: what’s involved, how responsibilities are typically divided, and what good planning looks like — all in plain language, without unnecessary complexity.
Why EV Charging Matters in Multi-Unit Housing
Electric vehicle adoption is accelerating, and multi-unit housing is now one of the biggest bottlenecks. Unlike single-family homes, condos and apartments require shared infrastructure, approvals, and long-term planning. As a result, properties that plan ahead are positioned for success—while those that don’t may face increasing challenges.
Growing Demand from Renters and Buyers
More residents now expect access to EV charging where they live. For EV owners, home charging isn’t a luxury—it’s a necessity. Properties that offer charging are increasingly preferred over those that don’t, especially in urban and high-density areas where public charging may be limited or inconvenient.
“Right to Charge” Laws: What They Mean
Many states and municipalities have enacted “Right to Charge” laws, which are designed to prevent blanket bans on EV charging in multi-unit properties.
While the details vary by location, these laws generally mean:
- Condo associations or landlords cannot unreasonably prohibit EV charger installation
- Residents may have the right to install a charger at their own expense
- Installations must still meet safety, electrical, and permitting requirements
- Associations can set reasonable conditions, such as proof of insurance, professional installation, and compliance with building rules
In practice, this shifts EV charging from a “nice-to-have” to something properties must be prepared to address, even if the building is not yet EV-ready.
What “Properties Without Charging Risk Becoming Obsolete” Really Means
This doesn’t mean a building suddenly loses value overnight—but it does mean long-term competitiveness is at risk.
As EV ownership increases:
- Fewer renters or buyers will consider properties without charging
- EV owners may pass over buildings that require daily trips to public chargers
- Properties without infrastructure may face rushed, expensive retrofits later
- Buildings that prohibit or delay charging may encounter legal or regulatory pressure
In the same way that internet access or air conditioning became standard over time, EV charging is becoming an expected utility. Properties that cannot accommodate it may appear outdated compared to those that can.
Future-Proofing the Property
Early planning doesn’t always mean installing chargers immediately. It can include:
- Electrical capacity assessments
- Conduit installation for future use
- Load-management planning
- Clear EV charging policies
These steps allow properties to respond to resident demand without disruption, conflict, or emergency upgrades later.
Understanding the Basics: Types of EV Charging
Level 1 Charging (120V)
- Uses a standard household outlet
- Very slow (3–5 miles of range per hour)
- Generally not recommended for shared or long-term use in apartments
Level 2 Charging (240V)
- Most common solution for condos & apartments
- Adds ~25–40 miles of range per hour
- Requires electrical upgrades and professional installation
- Ideal for overnight or daily charging
DC Fast Charging
- Very fast, commercial-grade systems
- Extremely expensive and power-intensive
- Rarely practical for residential multi-unit properties
Most apartment and condo EV charging installations use Level 2 chargers, which is what we specialize in. At this time, we do not install Level 3 (DC fast) charging systems.
Who Is Responsible for EV Charging?
In condos and apartment buildings, EV charging responsibility is not owned by a single party. Instead, it is typically divided into three distinct areas:
- Electrical infrastructure
- EV charging equipment
- Electricity usage and ongoing costs
Understanding this separation is critical for avoiding disputes, unexpected costs, and unsafe installations.
1. Electrical Infrastructure (Capacity & Base System)
This includes:
- Main electrical service
- Transformers and feeders
- Electrical rooms and panels
- Load calculations and capacity management
- Fire and life-safety considerations
Responsibility typically lies with the property owner or association, since this infrastructure is typically shared and affects the entire building.
Key considerations:
- Many buildings were not designed for EV loads
- Adding chargers without planning can overload the system
- Professional electrical assessments are essential
- Load management systems may be required to avoid major upgrades
This is the foundation that makes EV charging possible — and the most expensive part to get wrong.
2. Individual EV Chargers (Equipment & Installation)
This includes:
- The charging station itself
- Wiring from panel to parking space
- Mounting, protection, and signage
- Smart charger features (e.g., electricity usage, user authentication & access control, billing & payment)
Responsibility for chargers can vary:
- In some buildings, the property or association installs shared chargers
- In others, individual owners or renters install chargers at their own expense
- Some properties allow chargers only in deeded or assigned parking spaces
Regardless of who pays, chargers must:
- Be professionally installed
- Comply with electrical and fire codes
- Follow building and association rules
- Be approved before installation
3. Cost of Charging (Electricity & Billing)
This includes:
- The electricity consumed by the charger
- Ongoing maintenance or software fees
- Network or billing platform costs
Common billing approaches:
- Direct billing to the user via smart chargers
- Monthly flat EV charging fees
- Submetering tied to a specific unit
- Reimbursement models managed by the association
The key goal is fairness and clarity — ensuring EV drivers pay for their own usage without shifting costs to non-EV residents.
Why This Separation Matters
When infrastructure, equipment, and usage costs are clearly defined:
- Installations are safer and more compliant
- Costs are allocated fairly
- Associations reduce legal and financial risk
- Residents know what they are responsible for
- Future expansion becomes easier
Most EV charging conflicts arise when these responsibilities are not clearly separated upfront.
A Note on Renters and Right-to-Charge Laws
In many regions, residents may have the legal right to request EV charging, but:
- They are usually responsible for the charger and electricity costs
- The building still controls shared infrastructure and safety standards
- Reasonable conditions and approvals still apply
Clear policies help everyone comply with these laws without confusion.
Electrical Capacity: The Most Common (and Costly) Mistake
One of the biggest misconceptions is assuming EV chargers can simply be “added on.”
In reality, many buildings do not have spare electrical capacity.
A professional electrical assessment will evaluate:
- Main service size
- Panel capacity
- Load calculations
- Future expansion needs
Installing chargers without load management can lead to breaker trips, outages, or unsafe conditions.
Cost Considerations & Who Pays
EV charging costs for apartments & condos vary widely depending on:
- Distance from electrical panels
- Need for service upgrades
- Number of chargers
- Smart charging features
Common cost-sharing model:
- Association pays for electrical infrastructure
- Association installs shared chargers
- Owner pays for individual EV chargers
- Owners or renters pay for cost of charging (pay-per-use billing through smart chargers or monthly EV charging fee)
Clear policies upfront prevent disputes later.
Planning for the Future (Not Just One Charger)
The biggest mistake we see is installing for today instead of tomorrow.
Best practices include:
- Designing scalable infrastructure
- Installing conduit for future chargers
- Selecting charging systems that can grow as more residents need them
- Creating clear EV charging policies now
EV adoption will continue to grow—your building should be ready.
How a Professional Electrical Partner Helps
Working with an experienced electrical services company ensures:
- Accurate electrical assessments
- Code-compliant installations
- Cost-effective system design
- Long-term scalability
- Reduced liability and risk
EV charging is both a technical and strategic investment—expert guidance matters.
Final Thoughts
EV charging in condos and apartments doesn’t have to be overwhelming—but it does require proper planning, professional expertise, and clear policies.
Whether you’re installing your first charger or planning a building-wide rollout, the right electrical partner can help you avoid mistakes and build a system that works for everyone.
Need Help Planning EV Charging for Your Property?
If you’re a condo owner, landlord, property manager, HOA/COA, or renter exploring EV charging options, our licensed electrical team is here to help—from assessment to installation and future planning.
👉 Explore our EV charging services.
📞 Contact Current Electrical Contractors today for a professional EV charging consultation.
Yours faithfully,
Albee Einstein 🐝