Nova Scotia EV Charging Infrastructure Faces Urgent Upgrade Needs

Condo EV charging retrofits face strata approval thresholds, installation costs, and limited electrical capacity, but government rebates, subsidies, and smart billing systems can improve ROI, property value, and feasibility amid electrician shortages and infrastructure constraints.

Key Points

Condo EV charging retrofits equip multiunit parking with EV chargers, balancing costs, bylaws, capacity, and rebates.

✅ Requires owner approval (e.g., 75% in B.C.) and clear bylaws

✅ Leverage rebates, subsidies, and load management to cut costs

✅ Plan billing, capacity, and phased installation to increase ROI

Retrofitting an existing multiunit residential building with electric vehicle charging stations is a complex and costly exercise, as high-rise EV charging challenges in MURBs demonstrate, even after subsidies, but the biggest hurdle to adoption may be getting enough condo owners on board.

British Columbia, for example, offers a range of provincial government subsidies to help condo corporations (referred to in B.C. as stratas) with everything from the initial research to installing the chargers. But according to provincial strata law, three-quarters of owners must support the plan before it is implemented, though new strata EV legislation could make approvals easier in some jurisdictions.

“The largest challenge is getting that 75-per-cent majority approval to go ahead,” says EV charging specialist Patrick Breuer with ChargeFwd Ltd., a Vancouver-based sustainable transport consultancy.

Chris Brunner, a strata president in Vancouver, recently upgraded all the building’s parking stalls for EV charging. His biggest challenge was getting the strata’s investment owners, who don’t live in the building and were not interested in spending money, to support the project.

“We had to sell it in two ways,” Mr. Brunner says. “First, that there’s going to be a return on investment, including vehicle-to-building benefits that support savings and grid stability, and second, that there will come a time when this will be required. And if we do it now, taking advantage of the generous rebates and avoiding price increases for expertise and materials, we’ll be ahead of the curve.”

Once the owners have voted in favour, the condo board can begin the planning process and start looking for rebates. The B.C. government will provide a rebate of up to 75 per cent for the consulting phase, with additional provincial rebates available through current programs. It’s referred to as an “EV Ready” plan, which is a professionally prepared document that describes how to implement EV charging fairly, and estimates its cost.

Once a condo has completed the EV Ready plan, it becomes eligible for other rebates, such as the EV Ready Infrastructure subsidy, which will bring power to each individual parking stall through an energized outlet. This is rebated at 50 per cent of expenses, up to $600 a stall.

There are further rebates of up to 75 per cent for installing the charging stations themselves, and B.C. charging rebates extend to home and workplace programs, too. The program is administered by BC Hydro, a Crown corporation that receives funding in annual increments. “Right now, it’s funded until March 31, 2023,” Mr. Breuer says.

“Realtors are valuing [individual charging stations] from $2,000 to $10,000,” he said. The demand for installing EV chargers in buildings has grown to such an extent that it’s hard to find qualified electricians, Mr. Breuer says.

However, even with subsidies, there are some buildings where it doesn’t make financial sense to retrofit them. “If you have to core through thin floors or there’s a big parkade with a large voltage drop, it isn’t financially viable,” Mr. Breuer says. “We do a lot of EV Ready plans, but not all the projects can go ahead.”

For many people, it’s resistance to the unknown that is preventing them from voting for the retrofit, according to Carter Li of Toronto-based Swtch Energy Inc., which provides charging in high-density urban settings. It has done retrofits on 200 multiunit residential buildings in the Toronto area, and Calgary condo charging efforts show similar momentum in other cities, too. “They’re worried about paying for someone else’s electricity,” he says. Selling owners on the idea requires educating them about how the billing will work, maximizing electrical capacity to keep costs down, using government subsidies and the anticipated boost in property value.

Ontario currently does not provide any subsidies for retrofitting condos for EV charging. However, there is a stipulation under the Condominium Act that if owners request EV charging be installed and provide a condo board with sufficient documentation, an assessment will be conducted.

When Jeremy Benning was on the board of his Toronto condo in 2018, a few residents inquired about installing EV charging. A committee of owners did the legwork, and found a company that could do the infrastructure installation as well as set up accounts for individual billing purposes. Residents were surveyed a number of times before going ahead with the installation.

Mr. Benning estimates it cost about $40,000 to install two electrical subpanels to accommodate EV chargers in 20 parking spaces. Although the condo corporation paid the money up front out of its operating budget, everyone who ordered a charger will pay back their share over time. Many who do not even own an EV have opted to add a valuable frill to their unit.

The board considered applying for a subsidy from Natural Resources Canada, but it would require a public charger in the visitor parking lot. “The rebate wasn’t enough to pay for the cost of putting in that charging station,” Mr. Benning says. “Also, you have to maintain it, and what if it gets vandalized? It wasn’t worth it.”

Quebec’s Roulez Vert (Ride Green) program offers extensive provincial rebates and incentives for retrofitting condo buildings. If a single condo owner wants to install an EV charger, the government will refund up to 50 per cent of the installation cost or up to $5,000, whichever is less.

Otherwise, a property manager can qualify for a maximum of $25,000 a year to retrofit a building and can sometimes complete the work in stages. “They may do the first installation in one year, and then continue the next year,” says Léo Viger-Bernard of Recharge Véhicule Électrique (RVE). Recently, the Quebec government confirmed this program will run until 2027.

RVE consults with condo corporations, operates an online platform (murby.com) with resources for building owners, and sells a demand charge controller (DCC), which is an electric vehicle energy management system. The DCC allows an electrician to plug the EV charger directly into the electrical infrastructure of a single condo or apartment unit. Not only does this reduce extra wiring, but it also monitors the electrical consumption in each unit, only powering the charging station when there’s available electricity. Billing is assigned to the actual unit’s electricity bill.

Currently there are about 12,000 DCC units installed in retrofitted buildings across Canada, some that are 40 or 50 years old. “It’s not a question of age; it’s more the location of the electric meters,” Mr. Viger-Bernard says. The DCC can be installed either on the roof or on different floors.

According to Michael Wilk, president of Montreal-based Wilkar Property Management Inc., the biggest barrier is getting condo owners to understand the necessity of doing a retrofit now, as opposed to waiting. He uses price increases to try to convince them.

“Right now, the cost of doing a retrofit is 35 per cent more than it was two years ago,” he says. “If you wait another two years, we can only anticipate it’s going to be 35 per cent higher because of the rising cost of labour, parts and equipment.”

In Nova Scotia, Marc MacDonald of Spark Power Corp. installed an EV charger with a DCC unit at a condo near Halifax about a year ago. “They only had space in their electrical room to add a device for up to 10 EV chargers,” he says. The condo board was hesitant, demanding a great deal of information. “They were concerned about everyone wanting an EV charger.”

Now that Nova Scotia has introduced a program for rebates and incentives to install EV chargers in condos, on-street sites and more, Mr. MacDonald anticipates demand will increase, though Atlantic EV adoption still lags the national average. “But they’ll have to settle with reality. Not everyone can have an EV charger if the building can’t accommodate it.”

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BC Hydro Lillooet EV fast charging launches a pull-through, DC fast charger hub for electric trucks, trailers, and cars, delivering 50-kW clean hydroelectric power, range-topups, and network expansion across B.C. with reliable public charging.

Key Points

A dual 50-kW pull-through DC fast charging site in Lillooet supporting EV charging for larger trucks and trailers.

✅ Dual 50-kW units add ~50 km range in 10 minutes

✅ Pull-through bays fit trucks, trailers, and long-wheelbase EVs

✅ Part of BC Hydro network expansion across B.C.

A new BC Hydro electric vehicle fast charging site is now operational in Lillooet with a design that accommodates larger electric trucks and trailers.

'We are working to make it easier for drivers in B.C. to go electric and take advantage of B.C.'s clean, reliable hydroelectricity,' says Bruce Ralston, Minister of Energy, Mines and Low Carbon Innovation. 'Lillooet is a critical junction in BC Hydro's Electric Highway fast charging network and the unique design of this dual station will allow for efficient charging of larger vehicles.'

The Lillooet station opened in early March. It is in the parking lot at Old Mill Plaza at 155 Main Street and includes two 50-kilowatt charging units. Each unit can add 50 kilometres of driving to an average electric vehicle with BC Hydro's faster charging initiatives continuing to improve speeds, in about 10 minutes. The station is one of three in the province that can accommodate large trucks and trailers because of it's 'pull-through' design. The other two are in Powell River and Fraser Lake.

'As the primary fuel supplier for electric vehicles, we are building out more charging stations to ensure we can accommodate the volume and variety of electric vehicles that will be on B.C. roads in the coming years,' says Chris O'Riley, President and CEO of BC Hydro. 'BC Hydro will add 325 charging units to its network at 145 sites, and is piloting vehicle-to-grid technology to support grid flexibility within the next five years.'

Transportation accounts for about 40 per cent of greenhouse gas emissions in B.C. In September, BC Hydro revealed its Electrification Plan, with initiatives to encourage B.C. residents, businesses and industries to switch to hydroelectricity from fossil fuels to help reduce carbon emissions, alongside investments in clean hydrogen development to further decarbonize. The plan encourages switching from gas-powered cars to electric vehicles and is supported by provincial EV charger rebates for homes and workplaces.

BC Hydro's provincewide fast charging network currently includes, as part of B.C.'s expanding EV leadership across the province, 110 fast charging units at 76 sites in communities throughout B.C. The chargers are funded in a partnership with the Province of B.C. and Natural Resources Canada.

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Electric vehicles may cost more upfront but often save money long-term. A new MIT study shows the total cost of EV ownership is lower than gas cars when factoring in fuel, maintenance, and emissions.

Total cost of EV ownership is the focus of new MIT research showing electric vehicles offer both financial and environmental benefits over time.

✅ Electric vehicles cost more upfront but save money over their lifetime through lower fuel and maintenance costs

✅ MIT study confirms EVs have lower emissions and total ownership costs than most gas-powered cars

✅ New interactive tool helps consumers compare climate and cost impacts of EVs, hybrids, and traditional vehicles

Electric vehicles are better for the climate than gas‑powered cars, but many Americans are still reluctant to buy them. One reason: The larger upfront cost.

New data published Thursday shows that despite the higher sticker price, electric cars may actually save drivers money in the long-run.

To reach this conclusion, a team at the Massachusetts Institute of Technology calculated both the carbon dioxide emissions and full lifetime cost — including purchase price, maintenance and fuel — for nearly every new car model on the market.

They found electric cars were easily more climate friendly than gas-burning ones. Over a lifetime, they were often cheaper, too.

Jessika Trancik, an associate professor of energy studies at M.I.T. who led the research, said she hoped the data would “help people learn about how those upfront costs are spread over the lifetime of the car.”

For electric cars, lower maintenance costs and the lower costs of charging compared with gasoline prices tend to offset the higher upfront price over time. (Battery-electric engines have fewer moving parts that can break compared with gas-powered engines and they don’t require oil changes. Electric vehicles also use regenerative braking, which reduces wear and tear.)

As EV adoption continues to boom, more consumers are realizing the long-term savings and climate benefits. Ontario’s investment in EV charging stations reflects how infrastructure is beginning to catch up with demand. Despite regional energy pricing differences, EV charging costs remain lower than gasoline in nearly every U.S. city.

The cars are greener over time, too, despite the more emissions-intensive battery manufacturing process. Dr. Trancik estimates that an electric vehicle’s production emissions would be offset in anywhere from six to 18 months, depending on how clean the energy grid is where the car is charging.

In some areas, EVs are even being used to power homes, enhancing their value as a sustainable investment. Recent EPA rules aim to boost EV sales, further signaling government support. California leads the nation in EV charging infrastructure, setting a model for nationwide adoption.

The new data showed hybrid cars, which run on a combination of fuel and battery power, and can sometimes be plugged in, had more mixed results for both emissions and costs. Some hybrids were cheaper and spewed less planet-warming carbon dioxide than regular cars, but others were in the same emissions and cost range as gas-only vehicles.

Traditional gas-burning cars were usually the least climate friendly option, though long-term costs and emissions spanned a wide range. Compact cars were usually cheaper and more efficient, while gas-powered SUVs and luxury sedans landed on the opposite end of the spectrum.

Dr. Trancik’s team released the data in an interactive online tool to help people quantify the true costs of their car-buying decisions — both for the planet and their budget. The new estimates update a study published in 2016 and add to a growing body of research underscoring the potential lifetime savings of electric cars.

Take the Tesla Model 3, the most popular electric car in the United States. The M.I.T. team estimated the lifetime cost of the most basic model as comparable to a Nissan Altima that sells for $11,000 less upfront. (That’s even though Tesla’s federal tax incentive for electric vehicles has ended.)

Toyota’s Hybrid RAV4 S.U.V. also ends up cheaper in the long run than a similar traditional RAV4, a national bestseller, despite a higher retail price.

Hawaii, Alaska and parts of New England have some of the highest average electricity costs, while parts of the Midwest, West and South tend to have lower rates. Gas prices are lower along the Gulf Coast and higher in California. But an analysis from the Union of Concerned Scientists still found that charging a vehicle was more cost effective than filling up at the pump across 50 major American cities. “We saw potential savings everywhere,” said David Reichmuth, a senior engineer for the group’s Clean Transportation Program.

Still, the upfront cost of an electric vehicle continues to be a barrier for many would-be owners.

The federal government offers a tax credit for some new electric vehicle purchases, but that does nothing to reduce the initial purchase price and does not apply to used cars. That means it disproportionately benefits wealthier Americans. Some states, like California, offer additional incentives. President-elect Joseph R. Biden Jr. has pledged to offer rebates that help consumers swap inefficient, old cars for cleaner new ones, and to create 500,000 more electric vehicle charging stations, too.

EV sales projections for 2024 suggest continued acceleration, especially as costs fall and policy support expands. Chris Gearhart, director of the Center for Integrated Mobility Sciences at the National Renewable Energy Laboratory, said electric cars will become more price competitive in coming years as battery prices drop. At the same time, new technologies to reduce exhaust emissions are making traditional cars more expensive. “With that trajectory, you can imagine that even immediately at the purchase price level, certain smaller sedans could reach purchase price parity in the next couple of years,” Dr. Gearhart said.

Related Pages:

EV Boom Unexpectedly Benefits All Electricity Customers

Ontario Invests in New EV Charging Stations

EV Charging Cost Still Beats Gasoline, Study Finds

EPA Rules Expected to Boost U.S. Electric Vehicle Sales

California Takes the Lead in Electric Vehicle and Charging Station Adoption

EVs to Power Homes: New Technology Turns Cars Into Backup Batteries

U.S. Electric Vehicle Sales Soar Into 2024

U.S. EV Manufacturing Expansion accelerates decarbonization as Ford and SK Innovation invest in lithium-ion batteries and truck assembly in Tennessee and Kentucky, building new factories, jobs, and supply chain infrastructure in right-to-work states.

Key Points

A rapid scale-up of U.S. electric vehicle production, battery plants, and assembly lines fueled by major investments.

✅ Ford and SK build battery and truck plants by 2025

✅ $11.4B investment, 11,000 jobs in TN and KY

✅ Right-to-work context reshapes union dynamics

One theme of this newsletter is that the world’s physical infrastructure will have to massively change if we want to decarbonize the economy by 2050, which the United Nations has said is necessary to avoid the worst effects of the climate crisis. This won’t be as simple as passing a carbon tax or a clean-electricity mandate: Wires will have to be strung as the power grid expands; solar farms will have to be erected; industries will have to be remade. And although that kind of change can be orchestrated only by the government (hence the importance of the infrastructure bills in Congress), consumers and companies will ultimately do most of the work to make it happen.

Take electric cars, for instance. An electric car is an expensive, highly specialized piece of technology, but building one takes even more expensive, specialized technology—tools that tend to be custom-made, large and heavy, and spread across a factory or the world. And if you want those tools to produce a car in a few years, you have to start planning now, as the EV timeline accelerates ahead.

That’s exactly what Ford is doing: Last night, the automaker and SK Innovation, a South Korean battery manufacturer, announced that they were spending $11.4 billion to build two new multi-factory centers in Tennessee and Kentucky that are scheduled to begin production in 2025. The facilities, which will hire a combined 11,000 employees, will manufacture EV batteries and assemble electric F-series pickup trucks. While Ford already has several factories in Kentucky, this will be its first plant in Tennessee in six decades. The 3,600-acre Tennessee facility, located an hour outside Memphis, will be Ford’s largest campus ever—and its first new American vehicle-assembly plant in decades.

The politics of this announcement are worth dwelling on. Ford and SK Innovation were lured to Tennessee with $500 million in incentives; Kentucky gave them $300 million and more than 1,500 acres of free land. Ford’s workers in Detroit have historically been unionized—and, indeed, a source of power in the national labor movement. But with these new factories, Ford is edging into a more anti-union environment: Both Tennessee and Kentucky are right-to-work states, meaning that local laws prevent unions from requiring that only unionized employees work in a certain facility. In an interview, Jim Farley, Ford’s CEO, played coy about whether either factory will be unionized. (Last week, the company announced that it was investing $250 million, a comparative pittance, to expand EV production at its unionized Michigan facilities.)

That news might depress those on the left who hope that old-school unions, such as the United Auto Workers, can enjoy the benefits of electrification. But you can see the outline of a potential political bargain here. Climate-concerned Democrats get to see EV production expand in the U.S., creating opportunities for Canada to capitalize as supply chains shift, while climate-wary Republicans get to add jobs in their home states. (And unions get shafted.) Whether that bargain can successfully grow support for more federal climate policy, further accelerating the financial-political-technological feedback loop that I’ve dubbed “the green vortex,” remains to be seen.

Read: How the U.S. made progress on climate change without ever passing a bill

More important than the announcement is what it portends. In the past, environmentalists have complained that even when the law has required that automakers make climate-friendly cars, they haven’t treated them as a major product. It’s easy to tune out climate-friendly announcements as so much corporate greenwashing, amid recurring EV hype, but Ford’s two new factories represent real money: The automaker’s share of the investment exceeds its 2019 annual earnings. This investment is sufficiently large that Ford will treat EVs as a serious business line.

And if you look around globally, you’ll see that Ford isn’t alone. EVs are no longer the neglected stepchild of the global car industry. Here are some recent headlines:

Nine percent of new cars sold globally this year will be EVs or plug-in hybrids, according to S&P Global. That’s up from 3 percent two years ago, a staggering, iPhone-like rise.

GM, Ford, Volkswagen, Toyota, BMW, and the parent company of Fiat-Chrysler have all pledged that by 2030, at least 40 percent of their new cars worldwide will run on a non-gasoline source, and there is scope for Canada-U.S. collaboration as companies turn to electric cars. A few years ago, the standard forecast was that half of new cars sold in the U.S. would be electric by 2050. That timeline has moved up significantly not only in America, but around the world. (In fact, counter to its high-tech self-image, America is the laggard in this global transition. The two largest markets for EVs worldwide are China and the European Union.)

More remarkably (and importantly), automakers are spending like they actually believe that goal: The auto industry as a whole will pump more than $500 billion into EV investment by 2030, and new assembly deals are putting Canada in the race. Ford’s investment in these two plants represents less than a third of its planned total $30 billion investment in EV production by 2025, and that’s relatively small compared with its peers’. Volkswagen has announced more than $60 billion in investment. Honda has committed $46 billion.

Norway could phase out gas cars ahead of schedule. The country has one of the world’s most robust pro-EV policies, and it is still outperforming its own mandates. In the most recent accounting period, eight out of 10 cars had some sort of electric drivetrain. If the current trend holds, Norway would sell its last gas car in April of next year—and while I doubt the demise will be that steep, consumer preferences are running well ahead of its schedule to ban new gas-car sales by 2025.

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Vehicle-to-Home (V2H) Power enables EVs to act as backup generators and home batteries, using bidirectional charging, inverters, and rooftop solar to cut energy costs, stabilize the grid, and provide resilient, outage-proof electricity.

Key Points

Vehicle-to-Home (V2H) Power lets EV batteries run household circuits via bidirectional charging and an inverter.

✅ Cuts energy bills using solar, time-of-use rates, and storage

✅ Provides resilient backup during outages, storms, and blackouts

✅ Enables grid services via V2G/V2H with smart chargers

When the power went out at Nate Graham’s New Mexico home last year, his family huddled around a fireplace in the cold and dark. Even the gas furnace was out, with no electricity for the fan. After failing to coax enough heat from the wood-burning fireplace, Graham’s wife and two children decamped for the comfort of a relative’s house until electricity returned two days later.

The next time the power failed, Graham was prepared. He had a power strip and a $150 inverter, a device that converts direct current from batteries into the alternating current needed to run appliances, hooked up to his new Chevy Bolt, an electric vehicle. The Bolt’s battery powered his refrigerator, lights and other crucial devices with ease. As the rest of his neighborhood outside Albuquerque languished in darkness, Graham’s family life continued virtually unchanged. “It was a complete game changer making power outages a nonissue,” says Graham, 35, a manager at a software company. “It lasted a day-and-a-half, but it could have gone much longer.”

Today, Graham primarily powers his home appliances with rooftop solar panels and, when the power goes out, his Chevy Bolt. He has cut his monthly energy bill from about $220 to $8 per month. “I’m not a rich person, but it was relatively easy,” says Graham “You wind up in a magical position with no [natural] gas, no oil and no gasoline bill.”

Graham is a preview of what some automakers are now promising anyone with an EV: An enormous home battery on wheels that can reverse the flow of electricity to power the entire home through the main electric panel.

Beyond serving as an emissions-free backup generator, the EV has the potential of revolutionizing the car’s role in American society, with California grid programs piloting vehicle-to-grid uses, transforming it from an enabler of a carbon-intensive existence into a key step in the nation’s transition into renewable energy.

Home solar panels had already been chipping away at the United States’ centralized power system, forcing utilities to make electricity transfer a two-way street. More recently, home batteries have allowed households with solar arrays to become energy traders, recharging when electricity prices are low, replacing grid power when prices are high, and then sell electricity back to the grid for a profit during peak hours.

But batteries are expensive. Using EVs makes this kind of home setup cheaper and a real possibility for more Americans as the American EV boom accelerates nationwide.

So there may be a time, perhaps soon, when your car not only gets you from point A to point B, but also serves as the hub of your personal power plant.

I looked into new vehicles and hardware to answer the most common questions about how to power your home (and the grid) with your car.

Why power your home with an EV battery

America’s grid is not in good shape. Prices are up and reliability is down, and many state power grids face new challenges from rising EV adoption. Since 2000, the number of major outages has risen from less than two dozen to more than 180 per year, based on federal data, the Wall Street Journal reports. The average utility customer in 2020 endured about eight hours of power interruptions, double the previous decade.

Utilities’ relationship with their customers is set to get even rockier. Residential electricity prices, which have risen 21 percent since 2008, are predicted to keep climbing as utilities spend more than $1 trillion upgrading infrastructure, erecting transmission lines for renewable energy and protecting against extreme weather, even though grids can handle EV loads with proper management and planning.

U.S. homeowners, increasingly, are opting out. About 8 percent of them have installed solar panels. An increasing number are adding home batteries from companies such as LG, Tesla and Panasonic. These are essentially banks of battery cells, similar to those in your laptop, capable of storing energy and discharging electricity.

EnergySage, a renewable energy marketplace, says two-thirds of its customers now request battery quotes when soliciting bids for home solar panels, and about 15 percent install them. This setup allows homeowners to declare (at least partial) independence from the grid by storing and consuming solar power overnight, as well as supplying electricity during outages.

But it doesn’t come cheap. The average home consumes about 20 kilowatt-hours per day, a measure of energy over time. That works out to about $15,000 for enough batteries on your wall to ensure a full day of backup power (although the net cost is lower after incentives and other potential savings).

How an EV battery can power your home

Ford changed how customers saw their trucks when it rolled out a hybrid version of the F-150, says Ryan O’Gorman of Ford’s energy services program. The truck doubles as a generator sporting as many as 11 outlets spread around the vehicle, including a 240-volt outlet typically used for appliances like clothes dryers. During disasters like the 2021 ice storm that left millions of Texans without electricity, Ford dealers lent out their hybrid F-150s as home generators, showing how mobile energy storage can bring new flexibility during outages.

The Lightning, the fully electric version of the F-150, takes the next step by offering home backup power. Under each Lightning sits a massive 98 kWh to 131 kWh battery pack. That’s enough energy, Ford estimates, to power a home for three days (10 days if rationing). “The vehicle has an immense amount of power to move that much metal down the road at 80 mph,” says O’Gorman.

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Canada EV-ready rules for MURBs vary by city, with municipal bylaws dictating at-home Level 2 charging in condos, apartments, strata, and townhomes; BC leads, others evaluating updates to building codes.

Key Points

Municipal bylaws mandate EV-ready, Level 2 charging in multi-unit housing; requirements vary by city.

✅ No federal/provincial mandates; municipal bylaws set EV access.

✅ B.C. leads; many cities require 100% EV-ready residential stalls.

✅ Other cities are evaluating code changes; enforcement varies widely.

An absence of federal, provincial rules for EV charging in Canada’s condos, apartment buildings, strata or townhomes punts the issue to municipalities and leaves many strata owners to fend for themselves, finds Electric Autonomy’s cross-Canada guide to municipal building code regulations for EV charging in MURBs

When it comes to reducing barriers to electric vehicle adoption in Canada, one of the most critical steps governments can do is to help provide access to at-home EV charging.

While this is usually not a complicated undertaking in single-unit dwellings, in multi-unit residential buildings (MURBs) which includes apartments, condos, strata and townhomes, the situation and the experience is quite varied for Canadian EV drivers, and retrofitting condos can add complexity depending on the city in which they live.

In Canada, there are no regulations in the national building code that require new or existing condos, apartment buildings, strata or townhomes to offer EV charging. Provinces and territories are able to create their own building laws and codes, but none have added anything yet to support EV charging. Instead, some municipalities are provided with the latitude by their respective provinces to amend local bylaws and add regulations that will require multi-residential units — both new builds and existing ones — to be EV-ready.

The result is that the experience and process of MURB residents getting EV charging infrastructure access is highly fragmented across Canada.

In order to bring more transparency, Electric Autonomy Canada has compiled a roundup of all the municipalities in Canada with existing regulations that require all new constructions to be EV-ready for the future and those cities that have announced publicly they are considering implementing the same.

The tally shows that 21 cities in British Columbia and one city in both Quebec and Ontario have put in place some EV-ready regulations. There are eight other municipalities in Alberta, Saskatchewan, Ontario, Nova Scotia and Newfoundland evaluating their own building code amendments, including Calgary’s condo charging expansion initiatives across apartments and condos.

No municipalities in Manitoba, Prince Edward Island and New Brunswick have any regulations around this. City councils in Edmonton, Saskatoon, Hamilton, Sarnia, Halifax and St. John’s have started looking into it, but no regulations have officially been made.

British Columbia
B.C. is, by far, Canada’s most advanced province in terms of having mandates for EV charging access in condos, apartment buildings, strata or townhomes, leading the country in expanding EV charging with 20 cities with modified building codes to stipulate EV-readiness requirements and one city in the process of implementing them.

City of Vancouver: Bylaw 10908 – Section 10.2.3. was amended on July 1, 2014, to include provisions for Level 2 EV charging infrastructure at all residential and commercial buildings. On March 14, 2018, the bylaw was updated to adopt a 100 per cent EV-ready policy from 20 per cent to 100 per cent. The current bylaw also requires one EV-ready stall for single-family residences with garages and 10 per cent of parking stalls to be EV-ready for commercial buildings.

City of Burnaby: Zoning Bylaw 13903 – Section 800.8, which took effect on September 1st, required Level 2 energized outlets in all new residential parking spaces. This includes both single-family homes and multi-unit residential buildings. Parking spaces for secondary suites and visitor parking are exempt, but all other stalls in new buildings must be 100 per cent EV-ready.

City of Nelson: The city amended its Off-Street Parking and Landscaping Bylaw No. 3274 – Section 7.4 in 2019 to have at least one parking space per dwelling unit feature
Level 2 charging or higher in new single-family and multi-unit residential buildings, starting in 2020. For every 10 parking spaces available at a dwelling, two stalls must have Level 2 charging capabilities.

City of Coquitlam: The Zoning Bylaw No. 4905 – Section 714 was amended on October 29, 2018, to require all new construction, including single-family residences and MURBs, to have a minimum of one energized outlet capable of Level 2 charging or higher for every dwelling unit. Parking spaces designated for visitors are exempt.

If the number of parking spaces is less than the number of dwelling units, all residential parking spots must have an energized outlet with Level 2 or higher charging capabilities.

City of North Vancouver: According to Zoning Bylaw No. 6700 – Section 909, all parking spaces in all new residential multi-family buildings must include Level 2 EV charging infrastructure as of June 2019 and 10 per cent of residential visitor parking spaces must include Level 2 EV charging infrastructure as of Jan. 2022.

District of North Vancouver: Per the Electric Vehicle Charging Infrastructure Policy, updated on March 17, 2021, all parking stalls — not including visitor parking — must feature energized outlets capable of providing Level 2 charging or higher for multi-family residences.

City of New Westminster: As of April 1, 2019, all new buildings with at least one residential unit are required to have a Level 2 energized outlet to the residential parking spaces, according to Electric Vehicle Ready Infrastructure Zoning Bylaw 8040, 2018. Energized Level 2 outlets will not be required for visitor parking spaces.

City of Port Moody: Zoning Bylaw No. 2937 – Section 6.11 mandated that all spaces in new residential constructions starting from March 1, 2019, required an energized outlet capable of Level 2 charging. A minimum of 20 per cent of spaces in new commercial constructions from March 1, 2019, required an energized outlet capable of Level 2 charging.

City of Richmond: All new buildings and residential parking spaces from April 1, 2018, excluding those provided for visitors’ use, have had an energized outlet capable of providing Level 2 charging or higher to the parking space, says Zoning Bylaw 8500 – Section 7.15.

District of Saanich: Zoning Bylaw No. 8200 – Section 7 specified that all new residential MURBs are required to provide Level 2 charging after Sept. 1, 2020.

District of Squamish: Bylaw No. 2610, 2018 Subsection 41.11(f) required 100 per cent of off-street parking stalls to have charging infrastructure starting from July 24, 201, in any shared parking areas for multiple-unit residential uses.

City of Surrey: Zoning By-law No. 12000 – Part 5(7) was amended on February 25, 2019 to say builders must construct and install an energized electrical outlet for 100 per cent of residential parking spaces, with home and workplace charging rebates helping adoption, 50 per cent of visitor parking spaces, and 20 per cent of commercial parking spaces. Each energized electrical outlet must be capable of providing Level 2 or a higher level of electric vehicle charging

District of West Vancouver: Per Zoning Bylaw No. 4662 – Sections 142.10; 141.01(4), new dwelling units, all parking spaces for residential use, except visitor parking, need to include an energized outlet that is: (a) capable of providing Level 2 charging for an electric vehicle; (b) labelled for the use of electric vehicle charging.

City of Victoria: In effect since October 1, 2020, the Zoning Bylaw No. 80-159 – Schedule C Section 2.4 stipulates that all residential parking spaces in new residential developments must have an energized electrical outlet installed that can provide Level 2 charging for an electric vehicle, and residents can access EV charger rebates to offset costs. This requirement applies to both single-family and multi-unit residential dwellings but not visitor parking spaces.

Township of Langley: In Zoning Bylaw No. 2500 – Section 107.3, all new residential construction, including single-home dwellings, townhouses and apartments, required one space per dwelling unit to have EV charging requirements, starting from Nov. 4, 2019.

Town of View Royal: As per Zoning Bylaw No. 900 – Section 5.13, every commercial or multi-unit residential construction with more than 100 parking spots must provide an accessible electric vehicle charging station on the premises for patrons or residents. This bylaw was adopted on Feb. 2021.

Nanaimo: According to the Off-Street Parking Regulations Bylaw No. 7266 – Section 7.7, a minimum of 25 per cent of all off-street parking spots in any common parking area for multifamily residential housing must have shared access to a Level 2 EV charging, and have an electrical outlet box wired with a separate branch circuit capable of supplying electricity to support both Level 1 and Level 2 charging.

Port Coquitlam: For residential buildings that do not have a common parking area, one parking space per dwelling unit is required to provide “roughed-in” charging infrastructure, put in effect on Jan. 23, 2018. This must include an electrical outlet box located within three metres of the unit’s parking space, according to Zoning Bylaw No. 3630 – Section 2.5.10;11. For a residential building with a common parking area, a separate single utility electrical meter and disconnect should be provided in line with the electrical panel(s) intended to provide EV charging located within three metres of the parking space.

Maple Ridge: The city’s Bylaw No. 4350-1990 – Schedule F says for apartments, each parking space provided for residential use, excluding visitor parking spaces, will be required to have roughed-in infrastructure capable of providing Level 2 charging.

Apartments and townhouses with a minimum of 50 per cent of required visitor parking spaces will need partial infrastructure capable of Level 2 charging.

White Rock: The city is currently considering changes to its Zoning Bylaw, 2012, No. 2000. On March 18, 2021, the Environmental Advisory Committee presented recommendations that would require all resident parking stalls to be Level 2 EV-ready in new multi-unit residential buildings and 50 per cent of visitor parking stalls to be Level 2 EV-ready in new multi-unit residential buildings.

Kamloops: The city of Kamloops is looking to draft a zoning amendment bylaw that would require new residential developments, all new single-family, single-family with a secondary suite, two-family, and multi-family residential developments, to have EV-ready parking with one parking stall per dwelling unit, at the beginning of Jan. 1, 2023.

Kamloops’ sustainability services supervisor Glen Cheetham told Electric Autonomy Canada in an email statement that the city’s council has given direction to staff to “conduct one final round of engagement with industry before bringing the zoning amendment bylaw to Council mid-June for first and second reading, followed by a public hearing and third reading/approval.”

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