Australian homes are getting smaller and the EV world needs to find a way to provide adequate charging solutions for smaller spaces. Michael Shaugnessy writes.

For the 16% of Australians living in apartments, townhouses and other strata arrangements, the dream of owning an electric vehicle (EV) often hits a roadblock: Charging at home.

While detached homes can easily accommodate EV charging, strata residents face a unique set of challenges. But with growing momentum and innovative solutions, the future of EV ownership in strata is looking brighter than ever.

The strata EV opportunity

Australia is embracing the EV revolution, and enabling a significant portion of the population residing in strata properties to join in is crucial. Informing residents and owners’ corporations about the various methods of supporting EV charging isn’t just about convenience; it’s about accelerating Australia’s transition to a sustainable transport future.

Many strata residents are renting. Renters face their own set of challenges in installing EV charging infrastructure when there is no power outlet already near the parking space. By making buildings EV-ready from the outset, renters face fewer barriers to charging where they live.

By making EV ownership more attractive for this nearly one in six Australians who live in strata, we contribute to a stronger market for EVs, attracting more investment, increasing model availability, and fostering price competition. The ultimate beneficiaries are everyday Australians, who will enjoy reduced transport costs and a cleaner environment through lower emissions and particulate pollution.

Navigating the charging challenges

The path to widespread EV charging in strata isn’t without its bumps. Both new and existing strata buildings face distinct hurdles.

New strata buildings:

For brand new developments, the challenges often revolve around fire services and insurance. While the intention is to ensure safety, current interpretations of building codes by fire authorities can unfortunately, result in new buildings being handed over without EV charging infrastructure. This means residents are left to install it later, creating unnecessary retrofitting challenges and extra expense.

This kind of negativity around EV charging filters through to the insurance sector, a very conservative bunch, though not all. Some owners’ corporations find it difficult to secure an insurer at an affordable price; ultimately, the EV charging project gets assigned to the too-hard basket.

Existing strata buildings:

Existing strata properties grapple with a different set of complexities:

• By-laws: Outdated or restrictive by-laws can be a major roadblock, often requiring a high percentage of owner agreement to approve any changes related to EV charging infrastructure.
• Misinformation, disinformation and FUD (fear, uncertainty, doubt): A lack of accurate information and the spread of unfounded concerns can hinder progress and create resistance among residents.
• Electrical installation and network connection: The existing electrical infrastructure of older buildings may not be equipped to handle the increased load of multiple EV chargers, potentially requiring costly upgrades to the building’s internal wiring or even the external network connection, unless control systems are put in place.

Emerging solutions

Despite the challenges, a range of practical solutions is being developed and implemented to empower strata communities to embrace EV charging.

Solutions for new strata

• Fire safety clarity: The Australian Building Codes Board (ABCB) is actively working to clarify the interpretation of the National Construction Code (NCC) and ‘special hazard’ clauses regarding EV charging. This will hopefully lead to more consistent application of the code.
• Proactive planning: New developments should integrate EV charging infrastructure from the outset. This is far more cost-effective and efficient than retrofitting later. NCC 2022 (clause J9D4) requires the electrical installation to be EV-ready, while the draft NCC 2025 will stipulate a percentage of EVSE that needs to be installed, depending on the building type.
• Insurance: Knowledge within the insurance sector that new builds have been constructed to standards, codes and regulations that have been carefully considered and backed by evidence, will give insurers the confidence to offer insurance at competitive prices.
• Load management: Even new buildings can benefit from smart load management systems to optimise and avoid over-engineering the electrical system.
  • Smart choice of EVSE: Selecting appropriate EVSE and utilising Open Charge Point Protocol (OCPP) that can be controlled by a load management system allows right-sizing of electrical connections.

Solutions for existing strata

• Education campaigns: Renewed efforts by governments and industry to provide accurate and up-to-date information around EVs will be important to help drivers and strata residents make informed decisions relating to Australia’s transport future.
• By-laws reform: Positive steps are being taken to simplify the process of amending by-laws for electrification projects. This includes efforts to reduce the number of dissenting votes required to pass motions related to EV charging infrastructure.
• Load management: This is key to utilising existing electrical capacity efficiently. By intelligently managing when and how much power is drawn by EV chargers, buildings can avoid expensive electrical installation and network upgrades. This often involves:
  • Smart choice of EVSE: Opting for single-phase 7kW EVSE and leveraging OCPP compatible chargers allows for high energy throughput coupled with greater control and flexibility.
  • Smart power points: Implementing smart power points enables ‘user-pays’ cost allocation, ensuring residents are billed accurately for their individual charging consumption. They also have switches that can be controlled remotely and can be programmed to delay charging requests until off-peak times or charge an additional fee. Some systems are also OCPP compliant.
• Network connection upgrade as a last resort: The aim is to maximise the use of existing infrastructure through smart solutions, making costly network upgrades a measure of last resort.

The EVC guideline: What does fair look like? EV charging in existing strata.

To help strata communities navigate this evolving landscape, a new guideline is in development. This valuable resource will provide practical advice and real-world examples for various EV charging scenarios.

The guideline covers everything from simple Level 1 EVSE solutions, such as using a standard power point downstream of an owner’s switchboard, to a common supply power point with an upstream check meter for accurate billing. It also outlines methods for implementing Level 2 chargers in shared parking bays and accessible parking bays, ensuring all residents have equitable access to charging facilities. Keep your eye on the EVC website for the publication.

The shift to electric vehicles is undeniable, and ensuring that all Australians, including those living in strata, can participate is vital. By understanding the opportunities, addressing the challenges with smart solutions, and utilising available guidelines, strata communities can confidently charge ahead into an electric future.