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EV chargers in community schemes: What you need to know
As electric vehicles (EVs) become increasingly common on South African roads, many residents in community schemes and sectional title complexes are asking the same question: “How do I charge my EV where I live?” Installing EV charging infrastructure in a multi-unit scheme isn’t as simple as plugging into a power point. It requires planning, approval, and an understanding of different technical and administrative options. This blog breaks down what you need to know.
1. Why on-site charging matters
Home charging is one of the biggest conveniences of owning an electric vehicle. Charging at your residence can be significantly cheaper than relying solely on public charging stations, and it means your car is ready to go each morning without detours. However, for residents in complexes where parking is shared and electrical infrastructure is communal, there are unique challenges to address.
2. Understand the types of EV chargers
When planning for EV charging in a complex, there are two main categories to think about:
- AC chargers (Level 2):
These are the most practical for residential schemes. They typically charge at 7kW to 22kW and provide overnight top-ups that suit daily commuting needs. They are much more affordable (often between around R10 000 and R25 000 per unit) than high-speed DC chargers. - DC fast chargers:
These deliver rapid charging comparable to public high-speed stations but are expensive (often over R300 000) and demand significant electrical capacity. They are generally impractical for individual schemes due to cost and infrastructure requirements.
Each option has its place, but for most residential installations, AC chargers tuned for overnight charging are the most realistic solution.
3. Approval and permissions
Before any charger is installed in your complex, you will need approval from the Homeowners’ Association (HOA) or Body Corporate. South African schemes typically require the following:
For HOAs, the approval process is governed by the scheme’s Memorandum of Incorporation (MOI) or Constitution. As these differ significantly between each community scheme, the MOI serves as the primary guiding framework for how applications must be submitted, reviewed, and approved.
Owners will need to comply with any architectural guidelines, conduct rules, and electrical or safety requirements set out in the MOI, as well as any applicable municipal or national electrical standards.
For sectional title schemes, the process is more structured and typically involves the following steps:
- Establish the scheme’s requirements
The first step is to understand the scheme’s electrical capacity and layout. An expert should be engaged to assess the infrastructure and recommend the most suitable solution and placement for the benefit of the scheme as a whole. - Obtain a tailored proposal
Following the assessment, a reputable service provider should prepare a detailed proposal outlining system design, placement, number of chargers, costs, benefits, and any potential limitations. - Notify all owners
In line with Prescribed Management Rule 29(2), all owners must be informed of any proposed changes to common property. This is typically done via a special general meeting or written notice (commonly 30 days), ensuring transparency and participation. - Trustee approval and authorisation
Once owner engagement has taken place, trustees must formally approve the proposal and authorise two designated trustees to sign the necessary agreements. - Final approvals and implementation
After approvals are in place, agreements are signed, installation proceeds, and the charging infrastructure can be brought into use.
This process may seem bureaucratic, but it protects everyone in the scheme and ensures that chargers are installed safely, without risking damage to other residents’ electrical supply.
4. Billing and access control options
Once chargers are installed, you’ll need clear systems for access and billing.
- Dedicated chargers:
A resident can install a station at their allocated parking bay connected to their own meter. This simplifies billing and ensures only the owner uses the station.However, the feasibility of this option is often limited in sectional title schemes. In many cases, parking bays are located far from the unit’s distribution board, making cabling complex, costly, or impractical. In addition, existing electrical infrastructure may not support the additional load without upgrades. To prevent unauthorised use by other residents, access control measures would need to be implemented. This may include chargers with radio frequency identification (“RFID”) cards, mobile app authentication, or lockable units to ensure only the designated owner can activate and use the charger
- Shared charging stations:
Complexes can install chargers in communal parking areas. These typically use RFID cards or apps to control access and monitor usage. Management can schedule charging during off-peak times, set power limits, and allocate costs fairly. This dynamic load management prevents overloading the building’s electrical capacity and keeps electricity costs under control.
Cloud-based smart chargers offer real-time monitoring and dynamic load balancing, essential for larger installations or schemes with many EV owners.
5. Load management and grid capacity
EV chargers draw significant power. If too many chargers operate at full capacity simultaneously, the building’s electrical system could be overloaded. Smart charging systems can regulate how much power each charger uses at any given time, ensuring that total demand remains within the scheme’s available capacity.
However, for dynamic load balancing to function effectively, chargers typically need to be part of the same ecosystem or be compatible with one another, allowing them to communicate and coordinate usage. This introduces additional complexity, particularly in schemes where residents install different charger brands or technologies independently.
As a result, implementing and managing a fully integrated, decentralised charging environment can become technically challenging and difficult to control over time.
A more practical and scalable alternative is the installation of communal charging infrastructure managed by a single service provider. This approach ensures standardisation, simplifies load management, enables accurate billing, and reduces the administrative and technical burden on the body corporate.
6. Practical considerations & future-proofing
- Space and placement: Chargers need to be sited where they’re accessible, near existing electrical infrastructure, and ideally in covered or weather-protected parking areas.
- Safety: Installers must use certified equipment and include protective elements like residual current devices (RCDs) and surge protection.
- Connectivity: For smart chargers, reliable Wi-Fi or mobile data may be required for remote monitoring, billing, and access control.
7. Elevating property value
Providing EV charging infrastructure can distinguish a scheme in the property market. Tenants and buyers increasingly view EV readiness as a desirable amenity, enhancing property appeal and long-term value.
Installing EV charging in a community scheme is both a technical and administrative process, but it’s becoming an essential feature as EV adoption grows. By choosing the right hardware, securing the necessary approvals, and implementing smart load management systems, schemes can make EV charging practical, fair, and future-ready for all residents.
