Now Is The Time To Act on Electric Vehicle Charging

When presented with the need to consider installing an electric vehicle (EV) charging system, the most common response from boards is that there is no rush and that the cost is prohibitive in some cases. Both cannot be further from the truth.

Numerous opinions exist regarding EV adoption rates. What is agreed upon is that EVs are coming, and adoption will accelerate in the near future. Exactly how near? 

Practically every study indicates that the EV market is set to grow significantly, at some accelerated rate in 2025 and 2026. This leaves little time to get started. The International Energy Agency lists some of the following as some of the reasons:

• Battery costs have hit a new low and are projected to drop 40% from 2022 to 2025.

• Vehicle selection is increasing each year with many new models on the horizon: Ford F- 150 Lightning, GMC Sierra EV, Hyundai Ioniq 7, Nissan Maxima EV, Rivian R2 series, and the VW ID Buzz, to name a few.

• Governmental programs and legislation are working. Adoption in Ontario is already at about 10% and about 20% in B.C. and Quebec.

The pre-owned EV market is getting more affordable with nearly 60% of vehicle listings priced under $30,000. In Ontario, The Condominium Act requires condominium boards to provide a solution to any owner who requests to have an EV charger installed in their parking spot within 60 days. Communities are starting to feel the pressure of implementing an EV charging solution that is fair to their residents, cost-effective, and future-proof.

It is vital for boards to get ahead of this issue and seek solutions now before it becomes a more pressing issue. Residents are beginning to demand EV charging in their properties, renters are avoiding leases without EV infrastructure, and sellers are receiving higher values with EV charging technology available at their properties.

Electrical capacity and infrastructure in condominiums cannot support significant EV adoption. Any solution that a board settles on must be scalable to allow every owner the ability to charge an EV. This plan must, therefore, provide for a system that manages the available capacity of the building’s transformer first and foremost.

A false belief is that newly built communities will have the capacity. The reality is that they don’t and probably will not for the foreseeable future, primarily because of costs for the developer and the availability of additional power from the municipality/region.

The system must also provide a way to meter, bill, and collect electricity consumption from individual owners to charge their EVs.

The system must make economic sense and address the real concerns of those owners who do not have an EV and/or may not get an EV for many years, if ever.

There are 2 general types of EV systems that could be considered. Both manage the available capacity of the transformer, can meter, bill, and collect from individuals, and are scalable. They differ radically in design.

The most common solution is a “smart charger” system. In this offering, each owner who wishes to have an EV charger in their parking unit must use the same charger as everyone else in the community. The chargers need to communicate with each other to share the transformer's limited available capacity. 

This solution works; however, it requires Wi-Fi coverage in all garage levels and connections to each charging station. All charging stations will need to be upgraded when EV technology changes, require more expensive chargers, and do not work when the internet is down (approximately 18% of the time).

A recent alternative on the market is the “smart panel” system, such as the Evolute system, which is proudly made in Canada. Rather than having the smart technology in the charger, the software is housed in the electrical panel itself. This allows each owner to install any charger they wish in their parking spot; it does not require an internet connection to work and can be monitored remotely. Generally, ongoing fees for admin, software, etc. are less as well. For these reasons and more, it is the EV system recommended for condominium communities.

The need for boards to act now and which way to go are highlighted above. The other concerns from boards regarding costs and fairness to those owners have a solution now as well.

Smart EV Systems will supply and install the Evolute EV system with no minimum number of EVs required. The corporation will not be responsible for any costs associated with the system at any time, such as installation, operation, maintenance, upgrade, or any other cost associated with the system. Unit owners who wish to have one installed in their parking spot may purchase their share of the system or rent it at a monthly rate with no up-front costs.

Smart EV System’s offering is a full turn-key solution, with designs tailored by condominium management professionals to cater to unique condominium needs and preferences. Only owners who want a private charging station will pay for the system.

As part of the offering, Smart EV Systems will also provide the load assessment for the transformer and prepare an EV Policy for the corporation with input from the board and manager.

Installing a smart panel system allows communities to future-proof their infrastructure, ensuring that they can accommodate an increasing number of EVs without causing significant disruptions or costs for non-EV owners, while avoiding costly upgrades and expenses for the condominium. By providing personalized charging solutions, boards can create an equitable system that meets the diverse needs of all residents while also enhancing property value.