The Electric Vehicle Revolution: Are Homeowners Associations Ready?
The transportation landscape is undergoing a dramatic shift. From the first three-wheeled gasoline-powered vehicle in 1886, capable of reaching 16 km/h, to the diverse range of gasoline, diesel, hybrid, and electric models available today, the evolution has been rapid. Although, the transition to electric and hybrid vehicles presents modern challenges, particularly for homeowner associations (HOAs).
The Rise of Electric Vehicles and the HOA Dilemma
The debate centers on whether HOAs are prepared for the influx of electric vehicles (EVs). Experts agree this isn’t a passing trend, but a fundamental change in how people move. The core question is: can a resident install an EV charger without HOA approval?
According to Antonio Calvo, secretary of the College of Property Administrators of Aragon, “Any owner who needs a charging point in their parking space can install it by meeting a series of requirements, but does not need permission from the community.” The process involves notifying the HOA president or administrator in writing, along with a technical report detailing cable routing.
Individual Installations vs. Collective Solutions
While individual installations are currently permitted with minimal oversight, experts warn this approach is creating issues in common areas. Javier Martínez, of ChargeGuru, explains that current legislation is “short-sighted,” allowing for quick, individual installations but resulting in “garages turned into Swiss cheese, with holes and pipes crossing in non-ideal areas, executed by companies of variable quality and without an overall aesthetic vision.”
The proposed solution is collective installation, bringing “order and criteria” to the process. However, this requires a vote by the HOA. According to the Law of Horizontal Property, a third of owners (33%) can authorize installation, but the cost is borne by those who vote in favor.
This creates a dilemma: owners who don’t currently need charging infrastructure may be reluctant to contribute to a system they might not use immediately, potentially blocking modernization efforts. Companies like ChargeGuru offer solutions like pre-installation at no cost to the community to streamline adoption.
Navigating Subsidies and Incentives
With the MOVES III plan concluded, there is “total uncertainty about new aid,” according to Mª del Mar Paños, Director General for Industrial Promotion and Innovation of the Government of Aragon. While the Spanish government has announced the Auto 2030 and Autoplus plans, specific measures and budgets remain unclear for regional authorities.
Martínez advocates for a shift in focus from vehicle purchase to charging infrastructure, particularly within residential buildings. He suggests that “administration should think about aid not only at an individual level, but at a collective level.” He also points to bureaucratic delays in obtaining permits from municipalities.
Addressing Concerns About Electrical Capacity
One major concern for property administrators is losing control over the building’s electrical infrastructure. Calvo notes that widespread individual installations could lead to a loss of control and potential overloads. A collective charging infrastructure is presented as the solution.
ChargeGuru’s collective solution includes pre-installation and a separate meter for charging, allowing residents to connect chargers as demand increases, ensuring a service that is “a real cost of zero for the community.” The system can also reduce power to individual chargers if overall demand exceeds capacity, preventing outages.
The Growing Trend and Future Outlook
Current EV adoption rates support the need for HOAs to adapt. In Aragon, there are more than 1,600 public charging points installed, highlighting the region’s commitment to EV infrastructure. Calvo observes a growing trend in HOAs, stating that what “started as a trickle is becoming something natural,” driven by the increasing availability of hybrid vehicles with sufficient range for daily commutes.
However, Martínez identifies a remaining barrier: “distrust towards the electric car.” He believes that once people experience the convenience of EVs, they become enthusiastic adopters.
the electrification of residential garages is not an option, but a necessity. This requires evolving regulations to facilitate collective solutions, streamlined administrative processes, and a willingness from HOAs to embrace a technology that can enhance property values.
As Antonio Calvo succinctly puts it: “The future is no longer knocking at the door, it’s parking in the space next door.”
Frequently Asked Questions
- Do I need my HOA’s permission to install an EV charger? No, you only need to notify the HOA president or administrator in writing and provide a technical report.
- Who pays for a collective charging infrastructure installation? The owners who vote in favor of the installation bear the cost.
- What if my HOA refuses to approve a collective installation? With 33% of owners in favor, the installation is authorized, but finding consensus can be challenging.
- Will installing an EV charger overload my building’s electrical system? Collective charging infrastructure with separate metering can manage demand and prevent overloads.
Pro Tip: Before starting any installation, consult with a qualified electrician and review your HOA’s governing documents to ensure compliance.
Did you know? A vehicle with 60 km of electric range is sufficient for daily commutes in cities like Zaragoza.
Explore further: Read our article on the latest EV charging technologies to learn more about the options available.
Share your thoughts! What challenges has your HOA faced regarding EV charging? Exit a comment below.
