Maintenance and Repairs

May 1, 2024 Published by Manitoba Chapter - By Jason Cruickshank

No, It’s Not Impossible To Install EV Chargers In Condo Buildings

From the CCI Manitoba Spring 2024 Condominium News and Views Magazine

Do your research now to determine immediate and long-term needs

One of the most pervasive misconceptions about EV charging is that condo buildings simply are not good candidates for installing EV chargers.

“It’s too expensive,” goes the typical objection. “The cost of the electrical upgrades alone makes it impossible.” And so, EV drivers who live in condos are made to rely on public charging, and many who would purchase an EV decide not to because of the inconvenience.

The truth is, condo buildings are no worse candidates for EV charging than other buildings, even if they were built decades ago and don’t appear to have the spare electrical capacity. Thanks to load management technology, it’s possible to install a large number of EV chargers inside condo buildings without requiring the same level of electrical upgrades — or the shocking price tag — you’d normally expect.

In the context of EV charging, load management refers to a combination of hardware and software that allows the flow of electricity to individual chargers to adapt based on demand.

One of the common uses we see for this technology is to allow up to four chargers to be installed on a single 40-amp circuit, rather than the standard of just one. With this setup, the current for the circuit is simply shared by as many chargers as are active at a given moment. It does mean connected vehicles charge up more slowly, but because most EV drivers plug in overnight, they’ll almost certainly have a full charge by the time they want to leave.

For most buildings, this technology greatly cuts down on the amount of electrical work that needs to be done to allow for chargers to be installed. For some, especially when there are relatively few EV chargers required, it’s possible that no upgrades will be required at all.

The question, then, becomes not “Can we install EV chargers in our condo building?” but rather “How many EV chargers should we look to install today, and how many should we plan to install a few years down the road?”

Whether or not you have an intention of rolling out chargers in the short term, it’s worthwhile to conduct a little research into present and near-future needs, just to get a sense of where your residents stand.

One common starting point is to conduct a survey. See how many of your residents have an EV today and how many intend to purchase one in the next three to five years. That will give you a sense of the immediate need for EV chargers, and give you a starting point for a potential installation project.

You should then compare this information with an accounting of what your electrical system can accommodate. How many 40-amp circuits are free? How many more might be required to meet the immediate demand for chargers?

From here, it’s easy to start to work out a plan for upgrades. You may even find it is prudent to complete more electrical upgrades in anticipation of greater demand for EVs in a few years, and then install only as many chargers as residents need today. When new residents come knocking, looking for a charger of their own, you’ll have the capacity to add them in and be ready to go.

It’s worth noting, too, that there are a good number of incentive programs available in Canada to drive down the cost of installation. Some, like Natural Resources Canada’s ZEVIP program, are expected to disappear later this year, meaning there’s really no time like the present to kick off an evaluation of EV charging.

On April 2, the government of Manitoba announced the first ever incentive program for the purchase of new or used electric vehicles (EV or BEV), plug-in hybrids (PHEV) and fuel cell electric vehicles (FCEV).  The program would be retroactive to Aug. 1, 2023. 

The basics of the proposed program appear to be:

• Incentive up to $4,000 will be available for new and $2,500 for pre-owned EVs
• The incentives will apply to EVs that cost less than $70,000 and are less than four years old
• The incentives will be applied when vehicles are registered with Manitoba Public Insurance
• They will apply to purchases from Aug. 1, 2023, to March 31, 2026
• They will apply to EVs purchased or leased through a Manitoba dealership
• For leased EVs, the incentive is proportional to the length of ownership.
• One incentive will be available for each registered EV owner and vehicle

The need for condos to begin rolling out charging is quickly growing. By 2035, all vehicles sold in Canada will need to be either hybrid, electric or hydrogen vehicles. Most EV drivers expect to be able to do most of their charging at home, and condos that are unable to meet this expectation are likely to face challenges in attracting and retaining residents.

Taking steps now to review the current state of affairs of your building and your residents is the best first step. You’ll be able to understand what you need to do now and what you’ll probably need to do in a few years. That way you’ll be well-prepared to take action to address the growing need for EV charging.

Other properties will not be sitting still and watching this moment pass by. Any that do will find themselves at a competitive disadvantage before long.

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Jason Cruickshank is the customer experience manager at SWTCH Energy.