THEME Tony Gioventu
Energy Use and Savings in Strata Homes
I
s the strata faced with an owner who just bought an electrical vehicle and there no charging stations?
solar installations, building design and material changes during major upgrades, and site wind turbines are investments strata corporations are implementing across our province.
Has an owner installed a highefficiency furnace and altered the building envelope without permission of the corporation?
If a strata corporation is installing an electric-vehicle charging station (EVSE) or an owner is requesting permission for an EVSE installation to a parking space that is limited common property, the strata council will first need to determine the property designation.
Are owners demanding permission to install air conditioners because of the changing climate? Rising operating costs and changing technologies have provided opportunities for strata corporations to upgrade building systems to operate more efficiently with reduced environmental impact, increased services and comfort benefits, and reduced operating costs. There are many variations on strata corporation designs and building systems, property designations, and technology variations, strata councils, property managers. Owners are often bewildered by the options available and the procedures to follow to implement upgrades and how to navigate the complications of authorized owner alterations to common property. Electric-vehicle charging stations, heat pump make-up air units, LED lighting upgrades, high-efficiency furnaces, heat pump air conditioning and heating in apartments, rooftop Volume 28 Number 2 Summer 2019
Electric-Vehicle Charging Stations
Rising operating costs and changing technologies have provided opportunities for strata corporations to upgrade building systems to operate more efficiently… Is the parking space common property, limited common property, or part of a strata lot? The designation will determine the type of agreement, the source of electrical service, and the relationship with the strata corporation. • I f the parking space is part of the townhouse strata lot, the owner may not require the permission of the corporation; the owner is, however, still required to obtain an electrical permit for the alteration The Scrivener | www.notaries.bc.ca/scrivener
to his or her panel and installation of the fixture. • I f the townhouse parking space is common or limited common property, the owner will require the written permission of the strata corporation for the installation; the electrical service may originate in the owner’s panel so the cost and servicing of the EVSE may not be an issue for the corporation. • I f the parking is a typical underground garage with all spaces common or limited common property, it is likely that all the alteration conditions may apply. Each designation will likely result in different requirements for permission for the installation, depending on the source of electrical service. Before a strata corporation considers the installation of an EVSE, it first must consider the following. • What is the designation of property? • I s there is a parking location available to host the installation? • I s there sufficient capacity in a building electrical system to add more circuits? • W ho will be responsible for the installation of the station and electrical upgrades? • W ho will pay for the costs of the installation and any upgrade requirements? TABLE OF CONTENTS
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