Charging an Electric Vehicle in a Multi-Unit Context

Information for co-owners, syndicates and managers

The various players involved in managing multi-dwelling properties are increasingly interested in installing charging stations in their buildings, since this is often the main place where electric vehicle owners charge their batteries.

Installing charging stations in a condominium or multi-dwelling context can be more complex than a residential installation.

It is therefore useful to be familiar with the particularities of charging in a condo or multi-unit dwelling, and to follow the various stages of implementation to facilitate the implementation of a charging strategy adapted to the building and the context of use.

Several consultants and companies can coordinate charging station installation projects from A to Z in a multi-residential context. Don't hesitate to seek professional advice.

For those who would still like to learn more about the subject, here are the various steps involved in a successful residential charging station installation project.

1. Charging strategy

Establishing a charging strategy defines the components for the installation of charging stations in a condominium complex, such as:

• Power source;
• Billing;
• Installation approach;
• Installation request process;
• Legal aspects;
• Any other information relevant to the building context.

It makes sense to put the charging strategy in writing once you have validated all the points below (points 2 to 7), but before proceeding with the installation of the charging stations, or even before officially awarding the installation contract. We want to ensure that the strategy is adhered to by the various people involved in the management of a multi-unit property, and that it endures over time even if there is a change in administration.

To begin a charging station installation project, it may be worthwhile surveying owners to find out their needs and obtain their opinions, particularly with regard to the options considered and the breakdown of costs.

2. Capacity Study

Why conduct a capacity study?

• Know the consumption profile of a building
• Develop a charging strategy adapted to a building's demand and needs
• Protect a building's electrical infrastructure

The Electrical Code makes a capacity study mandatory.

3. Various technologies

The information in this section can be complex and highly technical, and in no way replaces the services of professionals and master electricians who will be needed to help you choose the right electrical infrastructures and technologies for your building and your needs.

Installation context

In your home, several appliances (e.g. lights, sockets, TV, etc.) are powered by electricity. These appliances are themselves powered by an electrical panel, which in turn is powered by an electricity meter.

The installation context can be identified by the location of the electrical panel and the electricity meter in relation to the parking lot where the charging station will be installed. In some cases, the electrical panel is accessible from the parking space. What do we mean by accessible?

Accessible electrical panel

When a wire can be run between the electrical panel and the parking space, the electrical panel is said to be accessible. This type of scenario is generally found in houses, duplexes, triplexes and some townhouses. The panel may be in the garage, on the first floor of the house, in the basement, or outside on one side of the house.

Inaccessible electrical panels

In some contexts, mainly multi-unit dwellings, the electrical panel is not accessible from the parking space, because it is located in the unit that is on a higher floor or far from the parking lot. At this point, you need to check whether or not the electricity meter is accessible from the parking area.

It sometimes happens that neither the panel nor the meter is accessible from the parking space because they are located on the upper floors, in another phase or even on the roof. These meters are therefore considered inaccessible.

Of course, the charging solution will vary according to the context of your building. Here are the solutions available in each context.

Charging solutions: accessible electrical panel

Let's start with solutions for the situation where the electrical panel is accessible from the parking lot. When the panel is accessible, the first step is to have a load calculation done, to assess whether the electrical panel has the capacity to power a charging station. If the available capacity is sufficient, the electrician can simply add a circuit breaker to the panel, and then install the wire and charging station.

If the available capacity is not sufficient, there are two possible options. The first is to install what's known as an electric vehicle charge controller, which is powered by the electrical panel and feeds the charging station. The charge controller takes a real-time reading of the energy consumed by the home. If too much energy is used to power the appliances and the station simultaneously, the station will be temporarily unloaded. When energy demand drops, the station is automatically powered up again. At night, the vehicle thus has time to charge easily.

Another option is to increase the electrical input to the home. Once this has been done, it will be possible to power the charging station. For this solution, however, you need the authorization of the electricity distributor and the space available in the home to install the larger infrastructure.

To sum up, with an accessible panel, if the energy capacity is sufficient, you can simply add a circuit breaker to the panel to power the charging station. If capacity is insufficient, two options are possible: one is to install a charge controller to manage the energy available to power the charging station, and the other is to increase the building's electrical input.

Charging solutions: accessible meter, inaccessible electrical panel

When the meter is accessible and the panel inaccessible, we are generally talking about multi-dwelling units. Due to certain technical constraints, energy capacity is in most cases insufficient. A charge controller must therefore be installed on the home's main feeder in order to supply the charging station. As with an accessible panel, the charge controller takes a real-time reading of the energy consumed by the home. If too much energy is being used to power appliances and the charging station, the power to the station will be temporarily cut. When energy demand drops, the power is automatically restored. As the energy is taken from the home's infrastructure, the electricity is automatically billed to each resident's account.

In a multi-dwelling context, in addition to having to protect the main contact of each unit, we have to make sure we protect the common infrastructures that supply the meter cabinets.

Energy management system for electric vehicles

Even if no additional load is added to your unit when a station is connected via a charge controller, it still has an impact on the shared transformer. In the event that the capacity study shows that the common infrastructure has limited capacity, an electric vehicle energy management system (EVEMS) must be installed upstream of the charge controllers to protect your transformers as well. This system monitors the energy consumed by the transformer and relieves certain charge controllers in the event of overload. In this way, the charge controllers protect the individual units, while the EVEMS protects the shared transformers.

Several approaches are possible, depending on the needs of the co-owners.

The individual approach consists simply in setting up a charging policy (procedure) to govern future installations. No common infrastructure is installed. Residents wishing to install a charging station simply follow the policy and proceed with installation when the request is approved. This approach is generally chosen for small buildings where demand for charging stations is very low, and where the technical context allows.

Installing basic infrastructure in the garage is the approach most commonly used in multi-unit dwellings. This approach consists in drawing up a list of residents wishing to install a charging station, and taking advantage of this first group of installations to set up the basic infrastructure needed to serve all the parking lots. This ensures uniformity and durability of future installations. This approach is generally used in medium- to large-sized buildings, since it is essential to have a minimum of shared infrastructure to avoid a jungle of wiring in the garage.

Installation of infrastructure in the electrical room and garage

There are two ways to go about installing all the infrastructure required to make your building ready for charging. The first is to install all the infrastructure to create your shell, so that when the time comes, residents can simply run the wiring to their parking space and connect the charging station. All units are then considered ready for charging. The second is to literally install all the infrastructure needed to serve the entire parking lot. The global approach is mainly chosen in buildings where interest in charging stations is very high. At the very least, however, it is advisable to set aside a special preliminary budget for the electrification of parking lots, as these projects are generally costly.

Charging solutions: inaccessible meters

Where meters are not accessible, a new switch, electricity meter, transformer and electrical panel must be added to supply the charging stations. Depending on the context and load calculation, this new infrastructure can be fed from a new entrance or from the building's existing infrastructure.

To add more charging stations, an energy management system can be installed. Two types of energy management system are available. The first is a smart panel that is added to the existing panel. Since energy management is based on the power source, it is compatible with any type of charging station. The other option is to install smart charging stations with energy management capabilities. When you choose this solution, you generally also need to install an Internet network to enable communication between charging stations.

Regardless of whether you choose the smart panel or smart charging stations for energy management, you will need to set up a billing system. Several options are available, depending on the solution chosen.

4. Billing

In Canada, it is illegal to charge by the kilowatt-hour, unless you're certified. If the charging stations are not Measurement Canada-certified, you will have to do things differently, like using a time-of-use or monthly rate. There is, however, an exemption allowing certain systems to bill building residents by the kilowatt-hour. A number of administrative procedures must be completed.

Here are the billing options, depending on the charging solution:

5. Installation approach

Individual

Possible in the context of an accessible meter, since all you need to do is install the charge controller, cable and charging station. No common components need to be installed. This approach is more common in small buildings. It is important to establish a charging policy to guide installations.

Pros: all installation costs are the responsibility of users. No financial impact for the syndicate. Very quick to set up.

Cons: Facilities are not structured. This can lead to technical complications over the long term.

Global

Involves the installation of several components common to the building. There are several implementation strategies, and the survey results enable you to tailor the strategy to residents' needs.

Pros: Ensure conformity and uniformity of installations. Allow all units to be ready for charging. Optimize available subsidies. Avoid technical complications for future installations.

Cons: Larger, more expensive project. More difficult to win approval at general assembly.

Choosing the right option

Conduct a survey to find out how many co-owners are interested in having a charging station. The survey can also be an opportunity to assess the needs of co-owners (immediate and future needs).

6. Financial assistance

For condominium owners, financial assistance is available for up to 50% of eligible expenses, or up to $5,000 per charging station. For multi-unit dwellings, different amounts are available, depending on the number of units. The cost of installing a charging station in a condo depends on many factors, ranging from $3,500 to $10,500, with an average of $6,000. Before purchasing charging stations, it's also important to check that they meet eligibility requirements of the financial assistance.

7. Legal aspect

The legal aspect of installing charging stations is important in order to authorize their installation, apportion their costs and regulate their use.

In practice, the installation of charging stations almost always involves work in common areas, such as running cables or drilling concrete. According to the Civil Code, 75% of those present or represented must be in favor of the project.

Questions & Answers

Here are some frequently asked questions and answers related to the installation of charging stations in condos and multi-residential buildings:

• Who should install charging stations?

Master electricians licensed by the R.B.Q.

• Can I use an existing 120V outlet?

No, according to article 86-306 of the Quebec Construction Code. Each outlet used for electric vehicle charging must have a dedicated circuit, a minimum 20A branch circuit and a single CSA 5-20R receptacle. Intensive use of an electric vehicle charger may cause wear and tear and safety hazards.

• In a global approach, does the owner have a choice of charging station?

This will depend on the system installed. With charge controllers and smart panels, all charging stations are compatible. If the chosen option consists of connected charging stations with energy sharing, the charging station must be imposed to be the same everywhere.

• Who performs capacity studies?

Any electrical professional. Master electricians and engineers, for example.

• For an installation with accessible meters, is it better to choose an individual or global approach?

It all depends on your needs and interests. If most owners want to install charging stations, it is worth going for a global approach. If there is less interest, then you can opt for an individual approach.

• Is the 75% co-owner vote in favor of the charging station project legally binding, and what happens if we don't get the necessary 75%?

Yes, it is mandatory under the civil code and co-ownership rules. Every time a condominium decides to modify common areas, this vote must be taken. In the absence of a 75% vote, it is not possible to proceed with the installation of the charging stations.

• Is it advisable to have plans and specifications drawn up by an engineer?

Yes, it is recommended, especially in complex projects, even if there is no framework at this level, as electrification projects are, after all, recent. Every contractor has a different vision. With a plan and specifications, we make sure that when a call for tenders goes out, electricians are all bidding on the same strategy. In smaller condominiums, it is still more expensive.

• How long will financial assistance (subsidies) for the installation of charging stations in multi-unit dwellings be available?

For the moment, there is no notice of a gradual reduction or cessation of these subsidies from the Québec government. The gradual reduction in subsidies applies to the purchase of electric vehicles, while subsidies for charging stations are being maintained.

• Who applies for the subsidy?

If a condominium owner is installing an individual system, he or she can apply to the Roulez vert program. If shared installations are required, the syndicate is responsible for making the request and managing all the invoices associated with the acquisition and installation of the charging stations.

• Who pays for shared infrastructure?

The most common way is to split the costs equally with a special fee. The size of your condo has no impact on the quality of the infrastructure for charging station installation.

• Are there any new technologies coming onto the market that would be worth waiting for before embarking on a charging station installation strategy?

You have to differentiate between infrastructure and technology. The way electricity works, such as the installation of wiring, is not destined to change. Technologies, on the other hand, like charging stations, evolve from year to year.

However, there's no need to worry that the charging station you buy this year will no longer be compatible with the vehicles of the years to come.

For more information

● Webinar: La recharge des véhicules électriques en logements multi-résidentiels (co-propriétaires) (in French only)

● Webinar: La recharge des véhicules électriques en immeubles multirésidentiels (syndicats et gestionnaires) (in French only)