Strata Living and the Electric Future: The Hidden Challenges of EV Charging
The Electric Shift Meets the Strata Reality
Australia’s push toward electric vehicles (EVs) are gaining pace — and with it comes a quiet storm brewing in strata buildings across the country. While the environmental and cost benefits of EV ownership are undeniable, the practicalities of charging in shared apartment blocks are proving to be one of the property market’s most underestimated friction points.
As of 2025, EVs represent more than 10% of new car sales nationally, yet most apartment buildings — particularly those built before 2020 — were never designed for high-load charging infrastructure. This mismatch between rising demand and old building design is creating tension between owners, tenants, strata committees, and insurers.
Wiring Headaches and Cost Splits
Installing an EV charger in a freestanding home is relatively simple — in a strata complex, it’s anything but. Common issues include:
Electrical capacity limits: Many older buildings lack sufficient mains supply to handle multiple high-draw chargers.
Retrofit complexity: Adding load-management systems, metering, and new cabling through common areas requires specialist design and strata approval.
Cost-sharing disputes: Who pays — the EV owner, the owners’ corporation, or all residents as a shared capital upgrade?
These factors can turn a simple “plug-in” dream into months of technical studies, meetings, and special levies. Even buildings with progressive committees struggle to balance fairness with practicality when not every resident drives an EV.
The Insurance and Fire Safety Blind Spot
Few owners realise that installing EV chargers can affect insurance coverage. Some policies now require formal approval from insurers or evidence that chargers meet Australian standards and are installed by licensed electricians.
Battery related fire risk, though statistically low, is another concern. A number of Sydney strata insurers have added conditions for charger installations, mandating isolation switches, fire-rated cabling, and even designated charging zones. Buildings that ignore these rules risk voiding parts of their policy or facing higher premiums.
The Market Disconnect
Developers of new projects are starting to include EV-ready infrastructure as standard — yet retrofitting the existing stock remains a major challenge. The majority of Sydney’s apartments, especially in established areas like the Eastern Suburbs, Inner West, and Lower North Shore, were constructed long before EVs were on the radar.
For buyers and investors, this creates a new layer of due diligence. A car space with EV access could add long-term value and rental appeal, while buildings resistant to upgrades may become less attractive over time. Savvy purchasers are now asking strata managers for electrical plans and bylaws before committing to a purchase.
Strata Politics: Consensus vs Progress
In strata living, progress often moves at the speed of agreement. Even when an individual owner offers to pay for installation, they typically need majority approval from the committee and sometimes a bylaw amendment. Disagreements about who benefits — and who pays — can stall projects indefinitely.
Some progressive strata communities have found success through “user-pays” models, where individual meters track usage and costs. Others are exploring shared fast-charging bays in visitor parking areas. However, the lack of consistent policy or government incentives leaves many committees unsure where to start.
The Road Ahead
EV adoption isn’t slowing down — and the property industry is now playing catch-up. The NSW Government has begun encouraging EV-ready wiring in new developments, but there’s a long road ahead to retrofit existing stock. The next wave of property upgrades will likely involve as much focus on energy load management as on kitchens or bathrooms.
For now, strata owners, investors, and buyers need to look beyond the glossy marketing of “EV-friendly living.” The real question isn’t whether your building wants EV chargers — it’s whether it can safely and fairly support them.
Ready to find the right property with expert guidance and support?
Let’s chat.
0431 950 813
victoria@morishbuyersagency.com.au
Victoria Morish