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.
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.
Presentation slides
Download the slide pack: Prepare your strata for the EV revolution
This post appears in Strata News #738.
Presenters
Charlie Richardson NOX Energy E: charlie.richardson@noxenergy.com.au P: 0415 513 636
Jake Sharp MiMOR E: jake@mimor.com.au T: 1300 064 667