As more residents seek access to electric vehicle charging, owners corporations need a clear way to assess requests. From an insurance and risk perspective, the important questions extend beyond the charger itself to the building’s electrical capacity, common property, fire safety, responsibilities, records and insurer requirements.
A single charger may seem straightforward. In a shared building, however, one request can quickly raise broader questions about electrical capacity, fire safety, common property, maintenance, future demand…and who is responsible if something goes wrong.
Whitbread Insurance Brokers has worked with FireInsure Group on the fire, risk and insurance considerations associated with EV charging in strata. That work reinforces an important distinction: rules and approval processes can provide a clear framework, but they can’t replace a building-specific technical assessment.
Start with the building, not the charger
Before approving or installing EV charging infrastructure, the owners corporation needs to understand whether the building can safely support it, including its electrical infrastructure, fire protection systems and emergency management arrangements. Australian Government guidance notes that people living in apartments or other shared buildings may need approval from their strata body before installing EV charging infrastructure [1]. Before making a decision, owners corporations may need to consider:
- Electrical capacity Whether existing switchboards, cabling, consumer mains and submains can safely manage increased demand
- Condition and upgrades Whether the building’s electrical infrastructure is in good condition and whether upgrades are needed
- Location and access How the proposed location interacts with common property, safety systems and emergency access
- Future demand How additional charging requests will be managed and whether the building needs a coordinated EV charging plan
- Specialist input Whether advice is required from qualified electrical contractors, fire safety specialists, engineers or other relevant professionals
The Victorian Government describes an EV-ready building as one with the physical space and wiring that allows EV charging to be installed more easily in future. Planning for one charger is different from planning for future demand across a whole building [2].
Use the approval process to gather the right information
Rules and approval processes can help an owners corporation assess requests consistently. From an insurance and risk perspective, consider whether the process makes the following clear:
- Application Whether approval is required before a charger is installed, connected or any work begins
- Supporting information The proposed location, equipment details, electrical assessment, plans and installer information required with an application
- Decision process Who assesses the proposal and what other professional advice or owners corporation approval may be required
- Costs Who is responsible for assessment, installation, common property work, metering, electricity, maintenance, repairs, removal and reinstatement
- Ongoing use How faults or damage are reported, what records are retained and who maintains the charger and associated infrastructure
- Future changes How additional charging requests, a change of resident or the removal of a charger will be handled
These points don’t predetermine whether a proposal should be approved. They give the committee and applicant a consistent process and help identify the technical, financial and insurance information needed before a decision can be made.
EV charging infrastructure should be assessed, designed and installed by suitably qualified professionals. Advice should be sought from appropriately qualified electrical contractors and, where required, fire safety specialists, engineers or other relevant professionals.
Clarify responsibilities and keep clear records
One of the biggest practical challenges for shared buildings is determining how EV charging costs and responsibilities will be managed. Clear arrangements should address:
- Electricity Who pays for the electricity used and whether individual metering or billing is required
- Maintenance Who maintains the charger, cabling and associated infrastructure
- Faults and damage How faults, damage or safety issues will be reported and addressed
- Safety arrangements Who is responsible for any emergency isolation points, signage and access requirements
- Removal Who pays for removal and reinstatement if the charger is no longer required
- Periodic inspection and review How the infrastructure will be reviewed over time to support ongoing safety and performance.
The owners corporation should keep clear records of assessments, approvals, technical advice, installation documentation, maintenance plans and decisions relating to EV charging infrastructure. Good documentation may also help if insurance questions or claims issues arise later.
Keep insurance and risk advice connected
EV charging infrastructure may change the way an insurer views a building’s risk profile. Insurers may ask how the infrastructure was installed, whether the electrical system is suitable, where chargers are located, what risk controls are in place, whether suitable risk assessments have been undertaken, and how the equipment will be maintained.
Owners corporations should seek advice early in the process, including from their owners corporation manager and insurance broker, ideally before installation is approved. This can help identify whether the proposal may affect underwriting information, property details, risk requirements or additional cover considerations.
The approval process should also include confirming whether the insurer needs to be notified. This doesn’t mean every proposal will affect cover or premium. It means any insurer requirements can be identified before works are finalised.
For a broader overview, read EV charging in strata: What owners corporations need to consider, developed by Whitbread Insurance Brokers in collaboration with FireInsure Group.
Where the rules fit
An owners corporation’s rules and approval processes may not have been developed with EV charging in mind. Reviewing them can help the committee identify whether the required information, responsibilities, approval steps, conditions and records are clear.
Whitbread’s role is to help identify the insurance and risk questions that should be raised early. If the committee considers that new or amended rules may be needed, legal advice should be obtained. Technical requirements should be confirmed by appropriately qualified professionals.
Planning ahead can make it easier to accommodate new technology while keeping decisions clear, fair and appropriate for the individual building. Your MBCM owners corporation manager can help the committee obtain its current rules, review the approval process and coordinate the legal, technical and insurance input required for the building. Speak with your MBCM manager if your building is receiving EV charging requests or wants to review its approach.
FAQs
Why can’t an Owners Corporation rely solely on standard rules to approve an EV charger?
Standard rules establish a clear framework for processing applications, but they cannot replace a building-specific technical assessment. Every building has unique electrical capacities, fire protection layouts, and structural setups that must be independently evaluated by qualified professionals.
What building factors must be evaluated before approving EV charging infrastructure?
An Owners Corporation must assess whether switchboards and cabling can safely handle the increased electrical load, check the condition of existing infrastructure, review proposed locations for emergency access and safety, plan for future building-wide demand, and obtain qualified advice from electrical or fire safety specialists.
How does installing EV chargers affect a strata building’s property insurance?
EV charging infrastructure can change a building’s overall risk profile. Insurers often need to know how chargers were installed, whether risk assessments were conducted, how safety controls are managed, and whether equipment will be routinely maintained. Confirming insurer requirements early helps prevent unexpected impacts on coverage.
What operational costs and responsibilities should an approval process clarify?
An approval process should explicitly define who pays for electricity and metering, who handles ongoing maintenance and repairs, how safety issues or damage are reported, and who pays for equipment removal and common property reinstatement if a resident leaves or the charger is no longer needed.
Glossary of terms
EV-Ready Building
A shared building designed or upgraded with the physical space and wiring infrastructure required to easily support future electric vehicle charging installations across individual lots.
Electrical Capacity
The maximum electrical load a building’s existing switchboards, cabling, consumer mains, and submains can safely manage without risking power failure or requiring infrastructure upgrades.
Underwriting Information
Specific technical, property, and safety data—such as equipment location, risk assessments, and maintenance plans—provided to an insurer to assess risk and determine policy conditions.
Reinstatement
The obligation of an applicant or lot owner to restore common property back to its original condition upon the removal of an EV charger or related cabling.
More information
[1] Australian Government, Charging options for houses and strata buildings
[2] Victorian Government, Electric vehicle ready buildings
https://www.energy.vic.gov.au/renewable-energy/zero-emission-vehicles/ev-ready-buildings
[3] FireInsure Group, Industries We Serve
https://www.fireinsure.group/industries
[4] Department of Climate Change, Energy, the Environment and Water, Guides to help strata buildings become EV ready
https://www.dcceew.gov.au/about/news/guides-help-strata-buildings-become-ev-ready
[5] Australian Building Codes Board, Electric vehicle charging
https://www.abcb.gov.au/resources/electric-vehicle-charging
[6] Fire and Rescue NSW, Electric vehicles and charging equipment in the built environment
https://www.fire.nsw.gov.au/page.php?id=923