As electric vehicle (EV) adoption in Australia accelerates, the demand for convenient and accessible EV charging in strata (multi-unit residential) buildings has grown substantially. Meeting this need is essential for attracting and retaining owner-occupier residents and rental tenants, maintaining property value, and adhering to evolving regulations.
We spoke to Watt Utilities, strata building utilities specialists, and Smarter Communities’ Sustainability and Energy Management team, about the considerations, regulatory requirements, and steps for installing EV charging infrastructure in strata carparks.
This article explores the benefits, considerations, and challenges, and provide guidance on infrastructure, funding, safety, and long-term planning to ensure strata buildings are “EV Ready.”
Why EV Charging is Essential for Strata Buildings
- Government Targets and Rising EV Demand
Australian EV sales have seen a dramatic increase, with government initiatives supporting their adoption. States like New South Wales (NSW) offer apartment grants to reduce EV infrastructure costs, making it easier for strata properties to install the necessary electrical backbone and capacity for EV chargers. Additionally, updated National Construction Code (NCC) standards now require all new Class 2 buildings (multi-unit residential) to include foundational EV charging infrastructure for every parking space, emphasising the need for strata properties to be future-ready. - Market Impact and Property Value
With more buyers and renters expecting EV charging access, strata properties with this capability see a boost in marketability and value. Not having the infrastructure in place can deter potential residents who own or are considering purchasing EVs. A proactive approach to EV readiness ensures that strata properties stay competitive in a market increasingly focused on sustainable and convenient living options.
Key Considerations for Installing EV Charging in Strata Buildings
- Assessing Current Electrical Capacity
For many existing strata properties, adding EV chargers can significantly increase the electrical load on the building’s infrastructure. Conducting a comprehensive 24/7 load analysis is essential. This detailed analysis evaluates the main switchboard (MSB) and other electrical systems to ensure the building can safely handle EV charging demands. - Load Management Solutions (LMS)
Once the infrastructure’s capacity is known, integrating a Load Management System (LMS) is often the best solution for balancing power demands across multiple EV chargers. LMS technology enables real-time adjustments, automatically reducing power to chargers when the building’s electrical load is high. EV charging companies implement smart load management technology that can talk to all of the charging stations and tell them to downrate in power when there is limited capacity. Load control is extremely important as it can allow for your apartment to add 4x as many chargers compared to no LMS. - Fire Safety and Compliance
Contrary to some misconceptions, EVs are not more likely to catch fire than internal combustion engine (ICE) vehicles. Nevertheless, having NCC-compliant safety features is essential to ensure resident safety and regulatory compliance. EV charging installations in strata properties must follow stringent fire safety protocols to mitigate risks.
According to guidelines from the NCC and EV Firesafe, EV chargers should:
- Be equipped with emergency stop (E-stop) buttons and clear signage.
- Use fire-certified equipment that automatically disconnects from the MSB in the event of a fire.
- Follow fire safety protocols that integrate with the building’s fire panel, ensuring all EV chargers deactivate if a fire occurs.
Funding and Cost Allocation Models
Installing EV charging infrastructure in strata buildings involves two main cost areas:
- Backbone Infrastructure
This foundational setup, including main switchboard upgrades, circuit breakers, dedicated EV distribution boards, and cable trays, is usually funded by the owners’ corporation (the collective group of property owners). This investment ensures that the building is equipped for future EV charger installations, benefiting all owners by maintaining property value and market competitiveness.
- Individual Chargers
When a resident instals an EV charger in their private parking bay, they generally cover the costs for the final connection (often referred to as the “last mile”), which includes running cables from the central infrastructure to their parking space and purchasing the charging unit.
The costs of EV charger installation can be managed with various funding strategies, such as raising levies, using retained earnings, or exploring loan options that spread the cost over time. For strata communities in NSW, grants are available for EV infrastructure, which can reduce initial expenses. Strata committees should explore these funding options early and communicate the benefits to residents to gain support.
Legal and Compliance Requirements
To comply with Australian standards, strata buildings must adhere to specific electrical and safety regulations when installing EV chargers.
- AS3000 Compliance
AS3000 is the standard for electrical installations in Australia, and all EV chargers must meet these requirements. This includes ensuring that each EV circuit is protected with a residual current circuit breaker with overload protection (RCBO) and that chargers are compatible with an LMS. - NCC Safety Standards
As of 2025, all car parks with EV charging infrastructure will need to meet updated NCC guidelines, which include:
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- Installing sprinkler systems and ventilation in carparks.
- Clearly marking all EV charging stations and posting a location map of chargers for use by fire services.
- Additional emergency equipment like break-glass panels to allow for rapid shutdowns in emergencies.
Ensuring compliance with these standards will help protect residents, meet legal obligations, and make the building’s EV infrastructure easier to manage and insure.
Managing EV Charging and Billing
An energy management platform is recommended for strata buildings with multiple EV chargers. These platforms track each resident’s EV charging usage, ensuring accurate billing and reimbursement to the owners’ corporation. This not only simplifies the billing process but also prevents disputes over electricity costs among residents.
Addressing Technical Challenges in Strata EV Charging
Retrofitting existing strata buildings for EV charging often comes with technical challenges, but there are effective solutions:
- Limited Electrical Capacity
For older buildings, power limitations can be a significant hurdle. The solution is to integrate an LMS, which balances the load across multiple chargers, allowing more residents to charge their EVs without upgrading the MSB. - Tracking Usage and Reimbursement
For communal charging systems, it’s crucial to track individual usage accurately. Real-time monitoring and automated monthly reimbursement systems, making it easy for strata managers to oversee EV charging without manual tracking.
Future Trends and Innovations in Strata EV Charging
The EV landscape is rapidly evolving, and innovations in charging technology are helping strata properties adapt. Some promising developments include:
- Portable Charging Solutions
Portable EV chargers from 10A to 32A can provide a flexible, short-term solution for buildings not yet ready for a full-scale EV infrastructure rollout. Portable chargers allow strata buildings to accommodate EV owners while planning for a more permanent installation in the future. - High-Speed Chargers with Load Control
New EV charging technologies offer faster charging times while maintaining load control, ensuring that the building’s electrical systems aren’t overloaded. These advancements enable buildings to offer more efficient EV charging without requiring major electrical upgrades. - Interconnected Load Management for Enhanced Efficiency
Enhanced LMS technology allows buildings to balance load not just across EV chargers but across the entire electrical system. Integrating with existing building management systems, these advanced LMS solutions ensure optimal energy use, preventing excessive strain on infrastructure and supporting more sustainable energy management.
Steps to Get Started with EV Charging in Your Strata Building
Transitioning to EV-ready status requires strategic planning and open communication.
Here’s a roadmap for and owners’ corporations:
- Engage with Experts: Engage the sustainability team at Smarter Communities to develop a customised EV charging strategy tailored to the building’s infrastructure and residents’ needs.
- Assess Electrical Capacity: Conduct a 24/7 load analysis to accurately determine the building’s power capacity and identify any required upgrades.
- Survey Resident Interest: Send out surveys to gather information on residents’ current or potential EV ownership, charging expectations, and willingness to share costs. This information helps guide funding decisions and gain resident support.
- Develop a Long-Term Strategy: Establish a plan for scaling EV infrastructure as demand grows. Installing a load management system, preparing the backbone infrastructure, and implementing billing solutions can set the foundation for expanding capacity in the future.
Final Thoughts
EV charging is no longer a luxury – it is quickly becoming an expectation among Australian residents, both buyers and renters. By proactively installing EV charging infrastructure, strata buildings can meet this demand, increase property value, and ensure compliance with evolving regulations.
For more information on utility management services and EV charging solutions tailored to your strata building, contact the Smarter Communities sustainability team here. To discuss your property’s strata management needs or receive a FREE management proposal contact our friendly team. We also offer more helpful resources and community living news in our FREE newsletter.
