With 13.6 Million Ontarians and only 18,500 electric vehicles on the road, why is this being fast tracked into the Condominium Market of 1.9 million Residents in Condos?
Please See: Announcement May 1, 2018
There are new requirements for Condominiums coming into effect relating to Electric Vehicle Charging on May 1, 2018. The regulations under the Condo Act supports the installation of electric vehicle charging sysems EVCS in condos.
Newroom Announcement Ontario Government
COA re: Electric Vehicles Announcement
There are too many changes for Condo Owners and Condo Corporations. We need to deal with the important issues and understand where some changes to the Condo Act may not be working and/or have not been address. There is too much, to fast and now we have new legislation relating to electric vehicles and charging stations See New Regulation All these changes are creating a huge confusion in the Condominium world. The News Release states that there are 18,500 electric vehicles currently on the road in Ontario. Ontario is one of the 10 provinces in Canada with 40% of the Country's population. In 2018, it is recorded that there are approx. 13.6 Million people. As of October 25, 2017, CBC announced in their article titled "1.9 million Canadian households live in condos, census data shows just over two-thirds of people living in condos in 2016 were Owners according to Statistic Canada".
Condo Corporations will not have to install EV stations. Condo Corporations are exempt of Section 97 of the Act but they are required to conduct an assessment of cost and send a notice to owners with particular information. The costs to carry out the installation cannot be greater than 10% of the annual budgeted common expense and depending on certain circumstances. EV statons can be installed by an Owner are now exempt from Section 98 of the Act however this exemption will only apply If an Owner provides an application to include drawings, specifications and location info of the installation.. There are a number of factors involved and associated impacts on Status Certificates. It is an extremely complicated process.
It is not that we disagree with the Province of Ontario initiative, we have concerns that it is being pushed through prematurely. Reforming Ontario's Condo Law to include this initiative will impact Condo Buildings and could cost Condo Corporations unnecessary expenditures for a product that is not yet required. . While the Electric and Hydrogen Vehicle Incentive Program (EVHIP) is an excellent initiative, Condo Boards will need to fully understand the financial impact on their budgets. Will the cost to adapt this program be a benefits for residents? It is also noted that Residents refers to both Condo Owners and Tenants. The announcement refers to Condo Owners however what if the charging stations are utilized by Tenants, whose rental increases are subject to the Residential Tenancies Act with regulated levels on increases. Who then is responsible for the costs? Will there be allowances to use the costs in a Reserve Fund budget or is it a direct expense?
In July 2016, the Ministry of Transportation announced that 500 electric vehicle and 250 stations across the province with 24 public and private sector partners to provide public charging stations in various public places.
The COA would like to understand why the major concerns surfacing as a result of the new Condo Act and regulations. There are still important issues such as Proxy Fraud for elections and Annual General Meetings is a huge topic of concern. The COA recommended electronic balloting similar to that of our Provincial Elections whereby a 3rd party is hired and there is no conflicts of interests. A number of new concerns hit the COA daily from Condo Owners who feel their rights are constantly being taken away from them.
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A Blind spot in new EV charging stations rules?