There are 2 options for installing charging infrastructure in co-ownership: one can opt to connect this individually behind the private electricity meter or one can opt for a connection to the common meter. It is best to raise this issue at the general meeting so that all co-owners are correctly informed of the advantages and disadvantages of both systems.

The Difference Between Individual And Common Connections

Individual connection

The charging point will be installed at the expense of the owner of the parking space and connected to his/her individual meter. Hereby, the owner is obliged to notify this to the trustee by registered letter 2 months before the start of the works. Here it is important that the installation of cables and pipes is only done in the common parts of the building. The cables and/or pipes must not cross the private parts of other co-owners. Furthermore, no additional costs such as reinforcements / new common meters / for the other co-owners may be caused.
In practice, this is usually not a problem so that individual installations can be carried out relatively quickly.

There are also disadvantages to this approach, for example, the risk of a power outage throughout the building becomes high when multiple individual charging points are put into operation at the same time. A limited number of individual installations are perfectly possible within their own electrical connection capacity. However, this rather quickly creates problems for the common available power. This is because Fluvius only provides a portion of the individual connection power in terms of the thickness of the common power cable. Typically, Fluvius connects an apartment building with a common cable that is then distributed to the various individual connections. In practice, Fluvius connects individually for greater power than what is actually available.

Until now, however, this has not been such a problem since heavy electrical consumption almost never occurred simultaneously. However, anyone charging an electric car quickly uses 80 to 100% of its connected load during charging.

Thus, once the maximum power is used up by individual users, other occupants will not be able to install a charging point later as problems with the electrical system and the available power of the building and parking lot will arise.

Common connection

In the medium term, a communal connection is much more interesting, but this can only be applied if a 2/3rd majority of the co-owners agree to this approach and consequently to cost sharing. Here the charge points are connected to the common meter. The costs of the preparatory installation in the common parts such as the general connection, cabling up to each individual parking space, possible reinforcement of the meter,… will be divided among the owners based on the distribution key according to the ownership share. If an individual co-owner needs a concrete installation/connection of a charger to the already foreseen preparation, the cost for this will be further considered individually.

Co-owners who do not yet have a need for their own charging station, do have the opportunity in this way to easily connect later to the facilities that have been made. Installation costs are then considered individually for each co-owner.

All charging stations that are installed should be of the same brand so that they can communicate systemically with each other so that they can dynamically distribute power among themselves. That way, power outages are avoided, the lights stay on for everyone and the elevator and gate continue to work properly. Via a management platform, it is possible for each owner to be billed separately each month for his/her consumption. This for both private and professional users.

What If There Is No Majority For A Common Solution?

If a 2/3rd majority is not obtained for a collective system, installations of charging infrastructure on individual meters are still possible.

It is recommended that in the case of individual affiliations at the general meeting, clear terms should be voted that require a 50+1 majority. This are then included in the Rules of Internal Order. It is important to state clearly here who is responsible for costs in the future. For example, if additional individual installations are carried out and this requires an increase in the common meter, the first co-owners cannot be held responsible for any costs at that time.

In addition, it is recommended that the technical conditions of individual installations be clearly listed so that they are compatible with a future collective charging system. These include items such as: MID certified kWh meter, ability to communicate via OCPP (Open Charge Point Protocol), possibility of Dynamic Load Balancing via charge post management system, badge to identify the owner/user, … In short, this way the individual systems are ready should the minds still mature to go to a collective system.

Why Is a Preliminary Study Necessary?

A preliminary study is necessary to know the future necessary capability and to determine this compare to the current available power. This study also provides clarity around legal provisions, fire safety requirements and a recommended plan of action.

If the predetermined amounts for competition agreed upon with the trustee are exceeded, a technical specifications and needs analysis are necessary.

Contact your Stroohm expert to develop a preliminary study for your VME at VME@stroohm.be