ndividual or Collective Installation of Charging Stations in Co-Ownership?
For the installation of charging infrastructure in co-ownership, there are two options: one can choose to connect this individually behind the private electricity meter or opt for a connection to the common meter. It is advisable to address this issue at the general meeting so that all co-owners are properly informed about the advantages and disadvantages of both systems.
The Difference Between Individual and Common Connections:
Individual Connection:
The charging point is installed at the expense of the parking space owner and connected to their individual meter. In this case, the owner is obligated to notify the syndic (property manager) of this two months before the start of the work via registered mail. It is essential that the installation of cables and pipes only occurs in the common areas of the building. The cabling and/or pipes must not pass through the private areas of other co-owners. Furthermore, no additional costs, such as reinforcements or new common meters for other co-owners, should be incurred. In practice, this is usually not a problem, so individual installations can be executed relatively quickly.
However, there are disadvantages to this approach. There is a high risk of a power outage in the entire building when multiple individual charging points are used simultaneously. A limited number of individual installations are feasible within their own electrical connection capacity. This quickly becomes problematic for the collectively available power. Fluvius, for instance, provides a common power cable of a certain thickness to an apartment building, which is then divided among the different individual connections. In practice, Fluvius individually connects for a higher capacity than what is actually available.
To date, this has not been a significant issue because heavy electrical consumption rarely occurred simultaneously. However, when charging an electric vehicle, one can quickly use 80 to 100% of their connection capacity during charging.
Once the maximum capacity is used by individual users, other residents can no longer install a charging point later, as this would cause problems with the electrical installation and the available power in the building and parking area.
Common Connection:
In the medium term, a common connection is much more advantageous, but it can only be implemented if a 2/3 majority of the co-owners agree to this approach and, consequently, the cost distribution. In this case, the charging points are connected to the common meter. The costs of preparatory installations in common areas, such as the general connection, cabling to each individual parking space, potential meter reinforcement, etc., will be divided among the owners based on the distribution key according to their ownership share. If an individual co-owner requires a specific installation/connection of a charging device on the already provided preparation, the cost for this will be individually assessed.
Co-owners who do not currently need their own charging point will have the opportunity to easily connect to the facilities provided later. The installation costs will then be individually considered for each co-owner.
All charging stations installed must be of the same brand so that they can communicate systemically with each other, dynamically distributing power between them. This prevents power outages, ensures that the lights stay on for everyone, and keeps the elevator and gate functioning properly. Through a management platform, each owner can be billed separately for their usage on a monthly basis, both for private and professional users.
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Individual Connection |
Common Connection |
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What if there is no majority for a common solution?
If a 2/3 majority is not obtained for a collective system, installations of charging infrastructure on individual meters are still possible.
It is advisable that in the case of individual connections, clear conditions are voted on at the general meeting, requiring a 50+1 majority. These conditions are then included in the Internal Rules and Regulations. It is important to clearly state who is responsible for future costs, for example, when additional individual installations are carried out, and this requires meter reinforcement. The initial co-owners cannot be held responsible for any potential costs at that time.
In addition, it is recommended to clearly list the technical requirements for individual installations so that they are compatible with a future collective charging system. This includes items such as: MID-certified kWh meter, the ability to communicate via OCPP (Open Charge Point Protocol), the potential for Dynamic Load Balancing via a charging station management system, badges for owner/user identification, etc. In short, individual systems are ready in case the collective system becomes viable.
Why is a Preliminary Study Necessary?
A preliminary study is necessary to determine the future required power and compare it with the current available power. This study also provides clarity on legal requirements, fire safety requirements, and a recommended plan of action.
If the predefined amounts for competition agreed upon with the syndic are exceeded, a technical specification and needs analysis are necessary.
Contact your Stroohm expert for the development of a preliminary study for your VME via VME@stroohm.be