Charged for Charging? BC Tribunal Rules in EV Parking Dispute as Strata Tightens Rules

A dispute over an electric vehicle (EV) charging plug in a strata parking stall has highlighted a growing issue for condominium owners and landlords across Metro Vancouver and the Fraser Valley: how to charge EVs safely and fairly when parking electrical infrastructure was not designed for vehicle charging.

In a case decided this year by the Civil Resolution Tribunal (CRT), a condo owner was issued a $200 fine after using a shared parking‑lot outlet to charge his EV. The strata manager characterized the charge as “unauthorised use of power.” The owner appealed the fine to the CRT, arguing he had a right to use the public‑area outlet near his dedicated stall.

The background matters. In 2023 the strata council circulated a policy that, in principle, allowed owners to use underground parking outlets for EV charging but only with prior permission and under certain conditions — for example, owners would pay the electricity cost and only one vehicle could use a circuit at a time. When the owner applied to use the outlet adjacent to his stall, the strata declined to approve new applicants while it commissioned a comprehensive electrical plan to address multiple requests.

The situation escalated after a series of breaker trips in the parking area. The strata informed the owner these outages were related to multiple EVs drawing power simultaneously and warned of safety concerns. Despite the pending electrical study, the owner charged his vehicle and was fined. The CRT found the strata had not followed its own procedural requirements in issuing the fine and, at that moment, lacked a clear bylaw expressly prohibiting use of public outlets for vehicle charging. CRT member J. Garth Cambrey concluded the owner had a valid claim to use the outlet in the absence of a properly enacted prohibition.

Shortly afterward the strata retained an electrician to assess the parking electrical system. The report concluded the existing wall outlets were not wired on dedicated circuits suitable for EV charging and that charging had caused repeated trips and safety risks. Based on that assessment the strata adopted a formal rule in June 2024 banning EV charging from those public outlets. The CRT acknowledged the new rule as properly enacted and therefore the owner’s later request to be permitted to keep charging from his parking‑stall outlet was ultimately denied.

The case illustrates a common trajectory in older BC condo buildings: increasing EV demand, legacy electrical infrastructure not designed for high‑draw vehicle chargers, and strained strata governance processes trying to balance safety, fairness and cost.

Three actionable insights for buyers, sellers, landlords and investors in BC:

1) Investigate EV readiness before you buy or invest. Ask for strata minutes, recent electrical reports, and any plans or budgets for EV charging upgrades. Buildings without a clear policy or capital plan may face special levies or deferred remediation costs.

2) If you’re a landlord, include explicit lease terms about EV charging and power use. Require tenants to get written permission from the strata and confirm whether dedicated circuits or metering are available, to avoid fines or liability for unsafe charging practices.

3) For strata councils and property managers: prioritise a professional electrical assessment and transparent communication. Implement interim, safety‑first rules and a clear application and appeal process so owners aren’t unfairly penalised while long‑term upgrades are planned and budgeted.

What This Means for BC Buyers, Sellers, and Investors

Real impact: EV charging disputes are becoming a material risk in BC condos. Buildings in Vancouver, Burnaby, Surrey and across the Fraser Valley built before widespread EV adoption often lack dedicated circuits, creating safety hazards, breaker trips and potential liabilities. These issues can affect resale value, rentalability and strata finances if upgrades require special levies.

Practical advice: buyers should request strata minutes, bylaws and any engineering or electrical reports before committing. Sellers should disclose known charging limitations and any pending strata initiatives. Investors and landlords must ensure their units and leases address EV use clearly to avoid fines and tenant disputes.

Bottom line: as EV ownership grows in BC, due diligence on electrical capacity and strata governance is no longer optional — it’s essential for protecting value, managing risk and ensuring compliance with safety rules.