Starting January 1, 2012, any restriction which prohibits or restricts the installation or use of an electric vehicle ("EV") charging station in a common interest development is void and unenforceable. (Civ. Code §4745(a).)
Owner Requirements. If a homeowner wants to install an EV charging station in a common area or an exclusive use common area (his parking space), he must meet applicable health and safety standards and requirements imposed by state and local authorities as well as all other applicable zoning, land use or other ordinances, or land use permits. (Civ. Code §4745(c).) In addition, he must obtain HOA approval and agree in writing to the following (Civ. Code §4745(f)(1)):
- Architectural Standards. Comply with the association's architectural standards.
- Licensed Contractor. Use a licensed contractor to install the station.
- Insurance. Within 14 days of approval, provide a certificate of insurance that names the common interest development as an additional insured under the homeowner's insurance policy.
- Utility Costs. Pay for electricity usage associated with the station.
Duties & Liability. The homeowner and each successive homeowner of the EV charging station shall be responsible for all of the following (Civ. Code §4745(f)(2)):
- Damage. Damage to the station, common areas, exclusive common areas, or adjacent units resulting from the installation, maintenance, repair, removal, or replacement of the station.
- Maintenance. Maintenance, removal, repair, and replacement of the electric vehicle charging station until it has been removed from the common area or exclusive use common area.
- Electricity. Electricity associated with the station.
- Disclosure. Disclosing the EV charging station to buyers and the related responsibilities of the homeowner.
- Insurance. Maintain an umbrella liability coverage policy covering owner's obligations and naming the HOA as an additional insured under the policy with a right to notice of cancellation. (Civ. Code §4745(f)(3).)
HOA Deadline to Respond. If approval is required for the installation or use of an EV charging station, the application must be processed and approved in the same manner as any other architectural application and not willfully avoided or delayed. Approval or denial of the application must be in writing. If an application is not denied in writing within 60 days from receipt of the application, the application shall be deemed approved, unless that delay is the result of a reasonable request for additional information. (Civ. Code §4745(e).)
Reasonable Restrictions. Associations may impose reasonable restrictions on EV charging stations provided those restrictions do not significantly increase the cost of the station or significantly decrease its efficiency or specified performance. (Civ. Code §4745(b)(2).)
Utility Lines Panels & Meters. Boards may grant exclusive use of common areas to members who run utility lines and install meters in the common areas for charging stations in an owner's garage or parking space. Associations may enter into license agreements with owners who install charging stations in the common areas. (Civ. Code §4600(b)(3)(H).) Installing circuit breakers, conduit and wiring from the association’s electrical panel to the parking space can either be done by the association and billed to the owner or it can be done by the owner. Who does the work depends on how much control the association wants over the installation. If the common area electrical panel cannot handle the extra load created by the charging station, the panel will need to be upgraded. All costs associated with the upgrade are at the requesting owner’s expense.
"Public" Stations. The revised statute gives associations and owners authority to install a charging station in the common area for the use of all members. It gives authority to associations to develop rules for the use of "public" charging stations and allows associations to create new parking spaces where none previously existed to facilitate their installation. (Civ. Code §4745(h).)
Common Area Private Stations. Owners may install "private" charging stations in the common areas but only if installing it in an owner's exclusive use common area is impossible or unreasonably expensive. (Civ. Code §4745(g).)
New Parking Space. An association may create a new parking space where one did not previously exist to facilitate the installation of an electric vehicle charging station. (Civ. Code §4745(i).)
Recommendation: Whenever an owner installs an EV Charging Station, a covenant signed by the owner should be recorded which obligates the owner and all future owners of the unit to satisfy their statutory obligations to maintain the charging station and carry insurance naming the association as additional insured on the policy.
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