If your strata is considering EV charging in BC, one of the first questions that comes up is: does this require a strata vote? The short answer is yes — and understanding the rules can save your council significant time and legal risk.
The short answer: a vote is required, but it is easier to pass than most councils expect.
What BC’s Strata Property Act Says About EV Charging Votes
Under Section 71 of the Strata Property Act (SPA), installing EV charging infrastructure in a parkade or on common property constitutes a “significant change in use or appearance of common property.” This triggers a vote at an AGM or SGM — regardless of cost and regardless of who owns the equipment.
Under Section 82, a vote is also required for the strata corporation to acquire or dispose of personal property related to EV charging infrastructure or the management of electricity used for EV charging.
The physical installation on common property is what triggers the vote requirement — not the cost of the project.
Good News: The Threshold Is a Simple Majority
In 2023, the BC government amended the Strata Property Act specifically to make EV charging easier to approve. The previous ¾ supermajority requirement was lowered to a simple majority vote for any change to common property related to EV charging infrastructure or the management of electricity used for EV charging.
This means more than 50% of eligible voters at the AGM or SGM need to vote in favour — a much lower bar than what was previously required, and well within reach for most strata corporations where even a handful of EV owners are motivated to attend.
Does a “Free” or Terminable Agreement Change Anything?
Some strata councils wonder whether a Charging as a Service (CaaS) arrangement — where there is no upfront cost to the strata and the agreement can be terminated at any time without penalty — removes the need for an owner vote. It does not. The vote requirement under Section 71 is triggered by the physical installation of equipment on common property, not by the financial structure of the agreement. Even a zero-cost, freely terminable arrangement still requires a majority vote at an AGM or SGM.
Can the Council Approve It by Resolution Alone?
Section 26 of the SPA gives strata councils broad authority to manage common property through council resolution for routine maintenance and service contracts. However, EV charger installation is not routine maintenance — it is a significant change to common property that the SPA explicitly requires owners to vote on.
A strata council cannot bypass the AGM or SGM vote by passing a council resolution alone, even if the installation costs the strata nothing.
Summary
- A vote at an AGM or SGM is required to install EV chargers on strata common property.
- Since May 2023, the voting threshold for EV charging has been lowered from a ¾ supermajority to a simple majority (more than 50%).
- The cost of the installation — whether paid by the strata, a resident, or a third-party provider — does not affect the voting requirement.
- A strata council cannot approve EV charger installation by council resolution alone — owners must vote at an AGM or SGM.
- Strata councils should confirm their specific bylaws with a qualified BC strata lawyer, as bylaws can impose additional requirements beyond the SPA minimums.
Sources and references
- BC Strata Property Act – Section 71 (significant change to common property)
https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/98043_06#section71 - BC Strata Property Act – Section 82 (acquiring property)
https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/98043_06#section82 - BC Reg. 43/2000 – Strata Property Regulation (voting thresholds)
https://www.bclaws.gov.bc.ca/civix/document/id/complete/statreg/00043_01 - Bill 44 – Housing Statutes Amendment Act 2023 (lowered threshold from ¾ to simple majority, in force May 2023)
https://www.leg.bc.ca/parliamentary-business/legislation-debates-proceedings/42nd-parliament/4th-session/bills/progress-of-bills/gov44-1 - BC Government – Strata Housing overview
https://www2.gov.bc.ca/gov/content/housing-tenancy/strata-housing