California proposes updated building codes for apartments and condos

By: Guy Hall, Director and Policy Committee Chair, Electric Auto Association

We are at a transformational point in the adoption of clean electric vehicles (EVs). Local, state, and national governments are providing incentives for plug-in EVs and automotive manufacturers are increasingly producing vehicles that appeal to the public. The critical role that EV charging infrastructure plays in accelerating adoption rates is increasingly evident.  

It would be a mistake to believe the answer is simply the wide deployment of public charging stations scattered like gas stations along corridors and neighborhoods. Although this is certainly important, as EV educators we know from engagement experience gained over ten years of outreach and numerous surveys that successful ownership requires the ability to charge at home. Without that, the burden placed on EV owners is sufficiently impactful in financial cost and time that most shy away. This University of California, Davis study is one among that shows, 86% of electric car owners rely on home charging.

For several years, California building codes have required panel space and capacity, conduit, and termination point in garages for any new single home construction. Apartment and condo dwellers have not been so lucky in that just 10% of parking spaces in new construction require charging infrastructure.

Time for a change

The California Building Standards Commission released a proposal for public comment that effectively raises the percentage of charging infrastructure in parking spaces to 40% in multi-family housing and 20% in non-residential parking, like at workplaces and retailers. If approved, the following requirements would be in place for new construction starting in 2023.

Hotels, motels, apartments, and condos with LESS THAN 20 units:

• 10% of spaces to be EV Capable(1) with 40 Amp

• 25% of spaces would be EV Ready with Low Power 20-Amp charger

• Voluntary Tiers(2) raise the EV Ready level to 35% for Tier 1, and 40% for Tier 2. 

Hotels, motels, apartments, and condos with 20 OR MORE units:

• 10% of parking spaces are to be EV Capable with 40 Amp.

• 25% of parking spaces are to be EV Ready with Low Power 20 Amp charger

• 5% of parking spaces are to have 40 Amp chargers installed

• Voluntary Tiers raise the EV Ready to 35% for Tier 1, and 40% for Tier 2. The charger spaces increase to 10% for Tier 1 and 15% for Tier 2.  

The specific proposed building code changes can be found here, under the “HCD” and “BCS” sections.

Position of the Electric Auto Association

Although this proposal is a far cry from what is needed, it represents a significant improvement beginning in 2023. Every new single-family home built in California is already required by code to have access to power for an electric vehicle, but only 40% of parking spaces in multi-family homes will be EV enabled under the proposed CALGreen building code for 2023-2026. If the draft code is not strengthened, apartment dwellers will continue to face barriers to partaking of the financial, health, and climate benefits of driving EVs, and California will be unable to achieve its 2035 EV adoption goals. 2023 is not too early to stop building new homes without the ability to charge electric vehicles. 

Comments may be sent to policy@electricauto.org, or directly to the California Building Commission at cbsc@dgs.ca.gov, with a cc to policy@electricauto.org. We have provided sample emails and talking points.

(1) EV Capable spaces require that the main panel and feed have space and capacity for circuits with raceways and signage installed. Actual wiring, breakers, and outlets are not required.

(2) Tier 1 adds additional requirements beyond the mandatory measures. Tier 2 further increases the requirements. The CalGreen Tiers are only mandatory where local ordinances have specifically adopted them.