This article provides an overview of a national webinar on strata building EV charging solutions. The webinar session, led by Charlie Richardson of NOX Energy and Jake Sharp of MiMOR, aimed to equip strata communities with the essential knowledge to navigate the increasing adoption of electric vehicles (EVs) and related e-mobility devices such as ebikes and escooters. The discussion covered crucial aspects such as EV trends, common misconceptions, typical approaches to EV charging in strata, key considerations for owners corporations or body corporates, and the charging options available to them.
Table of Contents:
- QUESTION: How do we best explore charger hardware, current management software and recharging software if a lot owner wish to install a charger?
- ARTICLE: The EVs (and eBikes, eScooters…) are coming: How committees should prepare | Charlie Richardson, NOX Energy + Jake Sharp, MiMOR – April 2025
Question: How do we best explore charger hardware, current management software and recharging software if a lot owner wish to install a charger?
We installed cable racks in our car parks to facilitate future EV car charging hardware installation in individual lot owner’s car spaces, i.e., cabling to distribution boards. We checked that we have sufficient switchboard capacity for a number of slow charges.
How can we best explore charger hardware, current management software and recharging software in the future should a lot owner wish to install a charger?
Answer: Level one charging is the most scalable option.
The size of the building doesn’t matter. Level one charging is the most scalable option, providing a solution where the residents simply pay for a device to be installed, and the supplier manages power thresholds at both circuit and site levels through rotation and load balancing. This approach offers the fastest, lowest cost, and most versatile solution.
While level two chargers are an option, unless you have substantial available power and significant resident demand for rapid charging, level two chargers will result in wasted infrastructure, increased expenditure, and considerable time and cost.
Charlie Richardson
NOX Energy
E: charlie.richardson@noxenergy.com.au
P: 0415 513 636
This post appears in the May 2025 edition of The NSW Strata Magazine.
NAT: The EVs (and eBikes, eScooters…) are coming: How committees should prepare | Charlie Richardson, NOX Energy + Jake Sharp, MiMOR – April 2025
EV trends, considerations, and common misconceptions
Charlie Richardson highlighted several key trends and addressed common misconceptions surrounding EVs and strata building charging solutions.
- EV adoption is rapidly growing: Over 14 new EV manufacturers are expected this year, with more affordable models becoming available. EVs already account for 8-10% of new vehicle sales in 2025, and this is projected to triple by 2027. Price parity with internal combustion engine (ICE) vehicles has been reached in Australia, and EV prices are expected to become even more competitive.
- Safety concerns are misplaced: Despite the perception that EVs are more prone to catching fire, data indicates otherwise. Since 2010, there have been only six documented EV fires in Australia from 2010 to 2023.
- Insurance policies are not negatively impacted: Extensive discussions with insurance underwriters, including the largest strata insurer in Australia, CHU, have confirmed that allowing EV charging in strata schemes does not lead to rate or risk changes. Standard regulations apply, requiring work to be done by licensed contractors, according to code and bylaws, ensuring safety.
- Regulation landscape is evolving but not restrictive: While the National Construction Code (NCC) 2022 for new multi-unit developments includes provisions for infrastructure like cable trays and load balancing to facilitate future EV charging (aiming for 100% adoption capability), it doesn’t mandate power supply. There are currently no specific fire regulations for EVs (distinct from ebikes or e-scooters), only general guidance. Regulations for dedicated EV chargers have been in place since 2018 but are currently in a guidance phase. Importantly, Level One (trickle) charging via standard power points is not subject to EV-specific regulations.
The 5 typical approaches to EV charging (and why they are generally bad)
Charlie outlined five common approaches committees have historically taken towards EV charging, explaining their drawbacks.
1. Nope! (Get your lawyer ready)
This approach involves a complete ban on EV charging.
- Pros: Simple and removes immediate responsibility for strata building EV charging solutions.
- Cons: Increasingly susceptible to legal challenges due to legislation protecting residents’ rights to charge, potentially leading to costly tribunal battles.
2. Sure, but figure it out yourself. (Hope you like outages)
This involves allowing residents to wire chargers back to their individual meters.
- Pros: No direct owners corporation or body corporate responsibility for the installation.
- Cons: Doesn’t account for the building’s common power supply, potentially leading to tripped circuits and outages for other residents when multiple high-demand devices are used simultaneously.
3. No, but how about we get some shared chargers instead? (Your property manager is now a parking cop)
As a strata building EV solution, this option involves installing shared chargers in visitor car parks.
- Pros: Can offer higher-speed charging (Level Two) and temporarily satisfy some EV owners.
- Cons: Leads to the loss of visitor parking amenity as residents with EVs tend to occupy these spots. It also creates management issues related to parking enforcement and booking systems, adding burden to property managers. This solution is not scalable.
4. Let’s do this, break out the check book! (Get ready for whingy, wealthy residents)
This strata building EV charging solution involves a full infrastructure upgrade to install Level Two charging for everyone.
- Pros: Offers a “gold-plated” solution with Level Two chargers for all.
- Cons: Extremely expensive upfront costs for infrastructure upgrades (potentially hundreds of thousands to millions of dollars) that don’t necessarily address the building’s total power supply capacity. Load balancing will likely reduce the charging speed significantly when multiple chargers are in use, negating the benefit of Level Two charging.
5. Quick, turn off all the power points, the guy with the Tesla is stealing power! (Insert funny quip here)
This involves disabling all general power outlets (GPOs) in the car park to prevent unauthorised charging.
- Pros: Saves the owners corporation’s or body corporate’s money on potentially stolen power and improves safety by preventing the use of unsuitable extension leads.
- Cons: Removes amenity for residents (e.g., vacuuming cars, charging e-bikes) and maintenance staff who rely on these power points. It’s a reactive measure that doesn’t address the underlying need for EV charging.
Strata building EV charging solutions
When considering EV charging solutions, strata buildings should take several factors into account:
- Level Two is not your only option: Level One charging via standard power points is a more versatile, easier-to-adopt, and scalable solution that should be seriously considered.
- Equitable load management is a must: Regardless of the charging level, load management is essential to avoid overwhelming the building’s power infrastructure. Cloud-based load balancing for Level One can be a cost-effective alternative to hardware-based systems for Level Two. Ensure load management uses a round-robin or time-based system to provide power to all connected devices fairly, rather than a first-in-first-out approach.
- Wi-Fi communication is key: Most smart charging solutions require communication, often via Wi-Fi. Investing in a robust Wi-Fi network in the car park can be beneficial for EV charging and potentially other smart building applications. The cost can often be recovered through resident tariffs. Some systems also offer Bluetooth connectivity as a backup when mobile reception is poor.
- Cable trays are a must for scaled implementations: For a larger rollout of EV charging infrastructure, cable trays are necessary for efficient and safe routing of power cables, avoiding a cluttered and costly conduit system.
- Control is paramount: Owners corporations and body corporates should maintain control over the type of charging solutions implemented and the installation process to ensure safety and prevent infrastructure overload. This control also allows for the implementation of tariff schemes for cost recovery.
- Electricity supply is the boss: The building’s available power supply is the ultimate limiting factor. Major power upgrades are typically very expensive and often cost-prohibitive. Solutions must work within the existing power capacity or consider staged upgrades.
- Pay attention to eBikes and eScooters: Banning these devices is often ineffective. A more practical approach involves educating residents about their safety responsibilities and providing convenient and safe charging options in the garage (e.g., within bike cages) to discourage charging in apartments, where fire risks are higher. Offering free charging in these dedicated areas can be a valuable risk mitigation strategy.
- Explore Available Grants: Various grant programs at state and council levels are available to help offset the infrastructure costs associated with EV charging.
What charging options do strata have?
The webinar focused on two main charging options suitable for strata buildings: Level One and Level Two charging.
Level 1 charging (trickle charging)
Level 1 chargers utilise standard household power outlets (GPOs) and provides a slower charging speed of 12-20 km of range per hour.
Level 2 charging (dedicated EV chargers)
Level 2 chargers are EV-specific chargers with attached cables, offering faster charging speeds of 40-110 km of range per hour (7.4-22 kW).
Integrating with from of house software
Jake Sharp highlighted the benefits of integrating EV charging management with existing resident software platforms. This allows for easy payment, usage tracking, and visibility for both residents and strata managers within a single app. Integrating with a building’s Wi-Fi network can also support other smart building technologies.
Final thoughts
The EV transition is happening rapidly and presents an opportunity for a strata building to enhance amenity, increase property value and rental yields at a relatively low cost by proactively implementing smart charging solutions, particularly load-balanced Level 1 charging. It’s crucial for owners corporations and body corporates to move beyond outdated approaches and consider future-proofing their buildings for the growing demand for EV charging.
Presenters
Charlie Richardson
NOX Energy
E: charlie.richardson@noxenergy.com.au
P: 0415 513 636
Jake Sharp
MiMOR
E: jake@mimor.com.au
P: 0414 228 644
Presentation slides
Download the slide pack: Prepare your strata for the EV revolution
This post appears in Strata News #738.
Have a question or something to add to the article? Leave a comment below.
Read next:
- NSW: Live in an apartment and want to charge an electric car at home? Here are 4 ways to help that happen
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- NAT: EV fire in underground car park a safety concern for strata
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The integration of EV charging in residential buildings comes with several risks that stem from technical, safety, economic, and logistical challenges including:
Electrical Grid Overload:
Risk: Adding multiple EV chargers to a residential building can strain the existing electrical infrastructure, especially in older buildings not designed for high power demands. Charging multiple EVs simultaneously, particularly during peak hours, could exceed the capacity of local transformers or wiring.
Impact: This might lead to power outages, increased wear on the grid, or the need for costly upgrades. For instance, studies from 2024 suggest that in dense urban areas, uncontrolled charging could push peak demand up by 25-30% without proper load management.
Mitigation: Smart chargers and load management systems can help, but they’re not universally implemented yet.
Fire and Safety Hazards:
Risk: Improperly installed or maintained EV chargers pose a fire risk due to high-voltage electricity. Overheating from faulty wiring, substandard equipment, or prolonged charging in enclosed spaces like parking garages increases this danger.
Impact: Fires could endanger residents, damage property, and raise insurance costs. Lithium-ion battery fires from EVs, though rare, are harder to extinguish and release toxic fumes, amplifying the risk in multi-unit buildings.
Mitigation: Compliance with updated electrical codes (e.g., NEC 625 in the U.S.) and regular inspections are critical, but enforcement varies.
High Installation and Maintenance Costs:
Risk: Retrofitting older buildings or even equipping new ones with chargers involves significant upfront costs—wiring upgrades, charger units, and labor can run into tens of thousands of dollars per building. Ongoing maintenance adds to the burden.
Impact: For multi-unit dwellings, condo boards or landlords may resist due to budget constraints, passing costs to residents or delaying adoption. This can create tension among tenants, especially if only some own EVs.
Mitigation: Subsidies exist in places like the EU and U.S., but they don’t always cover full costs, and application processes can be complex.
Equity and Access Issues:
Risk: Not all residents in a building may benefit equally. Those without EVs might resent paying for shared charger infrastructure via HOA fees or rent increases, while renters without dedicated parking may be excluded entirely if chargers are limited to specific spots.
Impact: This could widen socio-economic gaps in EV adoption and spark disputes in multi-unit settings. Urban areas with high renter populations are particularly vulnerable.
Mitigation: Policies mandating a minimum number of chargers or public funding for shared stations are emerging but lag behind demand.
Cybersecurity Vulnerabilities:
Risk: Smart chargers connected to building networks or the internet are potential targets for hacking. A compromised system could disrupt charging, manipulate billing, or even affect the broader grid if vehicle-to-grid (V2G) tech is in use.
Impact: Residents could face financial losses or service interruptions, and in extreme cases, grid stability might be threatened.
Mitigation: Robust encryption and regular software updates are essential, though not all manufacturers prioritise this.
Regulatory and Insurance Complications:
Risk: Inconsistent local regulations can complicate installations—some municipalities require permits or specific charger types, while others don’t. Insurance providers may also hike premiums for buildings with chargers due to perceived fire or liability risks.
Impact: Delays in approval or unexpected cost increases can stall projects. Residents might face disputes over liability if a charger-related incident occurs.
Mitigation: Clearer standards and ‘user pays’ targeted insurance may help reduce overall insurance premium increases.
Space and Aesthetic Concerns:
Risk: Limited parking space in dense residential areas can make charger placement contentious. Wall-mounted units or cables might clutter common areas, upsetting residents or violating building codes.
Impact: Conflicts over parking allocation or visual appeal could slow adoption, especially in high-end apartments or historic buildings.
Mitigation: Creative solutions like shared charging hubs or underground wiring help, but they’re costlier.
While EV charging in residential buildings may be growing, it brings risks tied to safety, infrastructure limits, and social dynamics. Failure to address these risks will see increased resistance, and may culminate in banning of the practice.