Charging Stations: A Growing Issue for Co-ownership Syndicates

Based on information from La Presse

The transition to electric vehicles is rapidly transforming mobility habits in Québec. While this shift is encouraged from an environmental standpoint, it also raises very concrete challenges for co-ownership syndicates, particularly with respect to electrical capacity, governance, and collective decision-making.

In co-ownership buildings, the installation of charging stations cannot proceed without a structured and well-planned approach. Unlike single-family homes, co-ownership parking facilities rely on a shared electrical infrastructure, often designed at a time when electric vehicle charging was not anticipated.

Adapting Electrical Capacity

According to Blaise Rémillard, Director of Transportation and Urban Planning at the Conseil régional de l’environnement de Montréal, the issue is very real: “In condominium buildings, significant investments are required to modify the electrical system in order to install charging stations in parking areas.”

The same reality applies at the neighbourhood level. When many residents install charging stations simultaneously, the increased demand for electricity may require major upgrades to the electrical network. Louis-Olivier Batty, Communications Advisor at Hydro-Québec, confirms that such growth in demand can lead to the replacement of transformers with more powerful equipment.

“There are various reasons why a transformer may need to be replaced: a new residential development, the addition of energy-intensive equipment such as swimming pools or spas. In the same way, the installation of numerous electric vehicle charging stations can justify such an upgrade,” he explains.

In the context of co-ownership, solutions do exist. Several companies now offer intelligent charging management systems connected to the building’s main electrical service, allowing available power to be distributed among charging stations and helping prevent overloads.

However, as Blaise Rémillard notes, these solutions require investments that co-owners are not always willing to approve. “In multi-residential buildings, whether condominiums or rental properties, it may be necessary to increase the capacity of the main electrical service or install charging management systems. Owners and co-ownership syndicates are not always prepared to make these investments.”

This situation creates tensions within many co-ownership syndicates.

A Governance Issue in Co-ownership

Me Michel Paradis, a lawyer at Therrien Couture Joli-Cœur, Vice-Chair of the RGCQ’s Board of Directors, and President of its Québec Chapter, regularly advises syndicates facing this type of impasse. He observes that, in many cases, a minority of co-owners is enough to block projects that are nonetheless essential to the long-term future of the building.

“In many situations, a 75% vote is required to authorize the necessary work. A minority can therefore prevent a project that responds to an unavoidable evolution of the real estate stock,” explains Me Paradis. In his view, legislative reflection may be warranted to allow such investments to be approved by a simple majority, given their structural and collective nature.

Representatives from Axso and Recharge Véhicule Électrique (RVE), both of which offer charging management systems tailored to co-ownership buildings, confirm that this decision-making dynamic is one of the main obstacles to the deployment of charging infrastructure.

Focusing on Planning and Education

Some co-ownerships have nonetheless managed to overcome these challenges. In Beloeil, a syndicate comprising 160 units and 253 parking spaces recently implemented a centralized charging management system. According to one of the co-owners involved in the project, the proliferation of individual, non-standardized installations posed a risk to the building’s electrical stability.

“It quickly became clear that individual solutions would not be sufficient. We needed a system connected to the common electrical service, capable of managing all the charging stations,” he explains.

The project was approved without major difficulty, notably thanks to a clear presentation of the technical and financial issues to co-owners. One charging station per unit was planned, ensuring both fairness and long-term sustainability.

According to Marie-Claire Uwanyirigira, Founder of Exagone Gestion d’Actifs, the average cost of these adaptations is approximately $3,000 per parking space, excluding the charging station itself. While significant, this investment is increasingly becoming an essential component of modern co-ownership management.

As the electrification of transportation accelerates, co-ownership syndicates will be increasingly called upon to take a position on charging infrastructure. Long-term planning, clear communication with co-owners, and sound governance appear to be key levers for avoiding conflict and ensuring a smooth transition.

For the RGCQ, these issues once again highlight the importance of proactive and informed co-ownership management, at the intersection of technical, legal, and human realities.

Read the full La Presse article by clicking here [in French only]