Over a third of Canadians live in multi-unit residences, and improving access to chargers is central to whether they go electric

The shift to electric vehicles (EVs) will play a major role in reducing emissions from the transportation sector. EV sales in Canada are breaking records every year, with this momentum expected to build to meet the federal government’s regulated targets for zero-emissions vehicle sales. 

However, access to charging remains a key factor in whether, and which, drivers decide to go electric. While progress is being made to increase the availability of public charging infrastructure, 50 to 80 per cent of EV charging is expected to happen at home. For Canadians living in multi-unit residential buildings (MURBs), however, getting access to at-home charging remains a challenge.

The challenges for EV charging in MURBs

Approximately one third of the Canadian population lives in MURBs.That number is expected to grow since apartments, both purpose-built and condominiums, represent a rising share of new housing construction.

Canadians living in MURBs are much less likely to drive an EV and have access to at-home charging than those living in single-family homes. A 2023 survey of EV owners found that only 12 per cent of respondents lived in MURBs, compared to 87 per cent of respondents who lived in single-family homes with dedicated parking. According to the same study, 38 per cent of those EV owners living in MURBs did not have access to home charging, compared to just 2 per cent of EV owners in single-family homes (Figure 1). These disparities can be explained, in part, by lower average household incomes among MURB residents. However, there are also a number of logistical challenges to installing EV chargers in MURBs.

For starters, many older buildings lack the electrical capacity to support multiple EV chargers. Increasing the number of EV chargers may therefore require costly upgrades to the building’s electrical system, as well as the local distribution network to support increased neighborhood charging. 

In addition, MURBs may have limited parking space, which makes it difficult to designate spots for EV charging. In cases where buildings use bulk metering, residents may also be reluctant to subsidize their neighbours’ EV charging. 

Finally, getting EV charging approved by condo associations or building managers can also prove difficult, though recent legislation in British Columbia aims to lower barriers. 

How governments can boost EV charging in MURBs

Governments are making moves to improve access to charging for current and prospective EV drivers living in MURBs. 

A growing number of municipalities are taking a leadership role by revising their bylaws to expand EV charging in multi-unit residential buildings (Figure 2). According to Electric Autonomy’s EV-ready tracker, there are already 30 cities, townships, and districts that have amended their bylaws or introduced new ones to improve EV charging access for multi-unit buildings. While the majority of jurisdictions with EV-ready bylaws are in British Columbia, major cities in other provinces, including the City of Toronto and 11 out of 19 of the boroughs in Montreal, are also on the list.

EV-ready bylaws target new construction by establishing standards that require a share of parking spaces to be EV-ready—meaning they have an electrical outlet capable of supporting Level 2 charging. For example, the city of Vancouver has amended a bylaw requiring that electrical capability to support Level 2 charging be installed in 20 per cent of parking spaces in all new multi-family buildings. Some developers have gone beyond bylaw requirements to provide chargers for every parking stall in their buildings.

At the provincial and federal levels, however, no requirements exist to support EV charging infrastructure in building codes, creating a patchwork of rules and coverage across the country. 

Incorporating EV-ready requirements into the national model building codes could help fill these gaps. The current version, published in 2020, already stipulates that provinces and territories develop a net-zero energy ready model building code by 2030. However, since the national model codes are not mandatory, an even better solution is for provinces to amend their provincial codes. For example, the government of Quebec has already signaled its intent to adopt regulations for the installation of charging infrastructures in new buildings of five dwellings or more. In addition, municipalities can continue to lead the charge by introducing EV-ready bylaws, ideally with more alignment across them. In jurisdictions where municipalities may not have clear authority to do so, provinces can follow British Columbia’s approach by clarifying that provincial legislation does not restrict local governments from implementing EV-ready bylaws. 

Government rebates can incentivize more EV charging installations in MURBs by reducing cost barriers. In particular, these rebates can help to increase charging access in existing MURBs, which are not currently covered by EV-ready bylaws. A number of federal, provincial, and territorial, and municipal programs exist to support the deployment of electric vehicle chargers in MURBs, including the federal government’s Zero Emissions Vehicle Infrastructure Program, CleanBC’s EV charger rebate program, and the city of Calgary’s ChargeYYC pilot program. Most programs cover up to 50 per cent of installation costs.

Lastly, installing adequate at-home charging infrastructure in MURBs may not always be feasible or cost-effective. Expanding charging access in areas with high-concentrations of MURBs, and installing chargers in preferred public spaces can help ensure EV owners in MURBs have alternative charging options. 

Getting multi-unit buildings EV-ready

Improving access to EV charging in MURBs is essential for enabling the shift to EVs—especially as the proportion of Canadians living in these buildings is expected to increase over time. Governments will need to think carefully about how to ensure the timely provision of charging infrastructure for MURB dwellers. Otherwise, they risk locking out a big share of prospective EV drivers and locking in the greenhouse gas emissions and air pollution that come with gas-powered vehicles.

Arthur Zhang is a Research Associate with the Canadian Climate Institute. Anna Kanduth is the Director of 440 Megatonnes at the Canadian Climate Institute.