Vancouver’s EV-Ready Rules 2025-2026 EVEMS vs Panel Upgrades for Condos & Stratas
- akaielectricltd
- Dec 13, 2025
- 6 min read
This 2025-2026 guide explains Vancouver’s EV-Ready rules for multi-unit residential buildings, what an EV Energy Management System (EVEMS) is, when a panel or service upgrade makes sense, and how stratas can plan and permit EV charging. It includes city policies, practical design guidance, and load-management options your council can approve with confidence.
Quick answer:
Vancouver requires EV-ready parking in new residential buildings. Most new multi-unit buildings must deliver EV-ready infrastructure for resident stalls. The city explicitly allows EVEMS to meet capacity requirements when designed and stamped by qualified professionals.
For existing condos and stratas, EVEMS is often the fastest and most cost-effective retrofit. EVEMS lets multiple chargers share limited electrical capacity while meeting Code demand rules.
Choose a panel or service upgrade when loads are already tight or future demand will outgrow sharing. Upgrades add capacity for more simultaneous Level 2 charging and reduce throttling at peak times.
Start with an EV-Ready Plan. A plan maps available capacity, riser paths, metering, billing, and bylaw updates so you can phase installs without ripping work later.
👉 Need help with EV-Ready Plans, load studies, and install quotes
At-a-glance: EVEMS vs Panel Upgrade for Condos and Stratas
Option | What it is | Typical scope | Pros | Cons | Best fit |
EVEMS | Building-level or circuit-level control that dynamically shares amps across chargers | Networked Level 2 stations, controllers, CTs, software, commissioning, signage and policies | Lower upfront cost, faster to permit, scalable in phases, aligns with Vancouver guidance and CE Code | Charging speeds vary at peak times, requires networking and admin, needs commissioning and periodic verification | Medium buildings that want to enable many stalls quickly without major electrical upgrades |
Panel upgrade | Replacement of distribution equipment to increase breaker spaces and bus rating | New panelboard and feeders, potential meter stack changes, coordination study | Stable charging speeds, more simultaneous charging, simpler operations | Higher cost, longer shutdowns, more invasive work, may still be limited by service size | Buildings with aging gear, limited spare spaces, or explicit goals for high simultaneous charging |
Service upgrade | Utility service and main switchgear increase | New service conductors, transformer coordination, metering changes, civil work | Largest capacity increase, future-proofs for heat pumps and more EVs | Highest cost and longest schedule, utility coordination required | Large sites planning universal Level 2 access at full speed or many DC fast chargers |
What Vancouver requires and allows
EV-Ready in new buildings
Vancouver’s building and parking bylaw framework sets EV-Ready requirements for new residential developments. The goal is to future-proof parking with energized outlets or raceways so stalls can accept Level 2 EVSE. City guidance permits the use of EV Energy Management Systems to comply with demand rules when properly designed and documented.
EVEMS in practice
An EVEMS measures total load on a feeder, panel, or service and automatically allocates current to connected chargers so the Code demand limit is never exceeded. That means a 40 A circuit can be shared by several stalls with smart throttling. EVEMS can be implemented at the panel level, at the branch circuit level, or within networked chargers that coordinate via OCPP or vendor software.
Why this matters for stratas
Most existing buildings were not designed for dozens of 40 A Level 2 chargers running at once. EVEMS turns fixed capacity into shared capacity, which is usually sufficient for overnight residential charging. A good EV-Ready Plan selects the control layer, metering and cost recovery, and a cable pathway that avoids rework.
Process for condos and stratas
Commission an EV-Ready Plan
Load study, single-line drawings, proposed EVEMS architecture, raceway layout, metering and billing model, policy templates, and a phased budget.
Select hardware
Choose networked Level 2 chargers that support load management, OCPP or the selected vendor platform, access control, and per-stall billing. Confirm compliance labels and listings for EVSE and EVEMS components.
Permitting and utility coordination
Your electrical engineer or licensed contractor will stamp drawings that show load calculations that meet CE Code Section 8 and Vancouver’s bulletin requirements. If a service upgrade is needed, start utility applications early.
Build in phases
Start with common-area backbone and a first block of stalls. As adoption grows, add stations without re-opening finished work.
Operations
Adopt a strata policy that sets application rules, usage fees, waitlists, maintenance, and EVEMS setpoints. Keep commissioning records as part of your compliance file.
When to choose EVEMS vs a panel or service upgrade
Choose EVEMS now if your building has spare capacity on the service or panels, residents mostly charge overnight, and the council wants to enable many stalls quickly with lower capital outlay.
Choose a panel upgrade if distribution gear is at end of life or has no breaker space, or if you want more stable charging rates during peak hours.
Choose a full service upgrade if modeling shows the building will exceed demand limits even with EVEMS when adoption is high, or if you plan for high-power charging or other electrification loads like heat pumps.
Who qualifies in 2025-2026
New developments in Vancouver must design to the city’s EV-Ready standards and may use EVEMS to meet demand limits.
Existing condos and stratas can retrofit with EVEMS, a panel upgrade, a service upgrade, or a combination, subject to Code calculations and City permitting.
Rental buildings and non-profits follow similar processes, with programmatic resources available from the City and utilities.
Dates, deadlines, and coordination tips
Design early. EVEMS and panel choices affect metering stacks, conduit paths, and cellular coverage for networked stations.
Have an inspection plan. City guidance expects clear single-lines that show EVEMS control logic and limits.
Document commissioning. Keep EVEMS tests, labels, and settings with your electrical drawings.
If you seek rebates. Most CleanBC strata incentives require pre-approval before purchase. Align your plan and equipment list with program rules.
Stacking and special cases
Power management devices for homes. Single-family homes can use circuit-level power management devices that qualify for a utility rebate. In multi-unit buildings, you will typically use building-level EVEMS with networked chargers and load sharing.
Visitor stalls and accessibility. Plan for accessible charging locations and signage. Visitor stalls have different rules in new builds.
Billing and metering. Decide early on sub-metering versus software billing and whether you want to recover costs via session fees or monthly service charges.
How to proceed in 3 steps
For strata councils and property managers
Book an EV-Ready Plan with load study and drawings.
Select EVEMS and networked Level 2 hardware that meets Code and City guidance.
Permit and build Phase 1, then scale as adoption grows.
For developers
Integrate EV-Ready and EVEMS into the electrical basis of design.
Coordinate with the architect on parking, raceways, and telecom for networked chargers.
Commission and document settings to hand off to the owner.
Frequently asked questions
Is EVEMS acceptable under Code and City rules
Yes. EVEMS is recognized under the Canadian Electrical Code Section 8 and is explicitly addressed in the City of Vancouver EV charging bulletin for buildings.
Will EVEMS slow charging too much
Most residents charge overnight. EVEMS prioritizes vehicles and shares capacity so demand limits are not exceeded. Many buildings meet resident needs with shared capacity without a service upgrade.
Do we still need meters if chargers are networked
Networked chargers with user authentication and billing can recover electricity costs without individual meters. Some councils still prefer sub-metering for accounting. Decide during the EV-Ready Plan.
Who maintains the system
Your electrical contractor and the charging network provider will handle maintenance and firmware updates. The strata should keep a simple SOP that covers support contacts and breaker labeling.
Make it easy with Akai Electric
We design and install EV-Ready infrastructure for condos and stratas across Vancouver, Burnaby, Surrey, Richmond, the North Shore, Tri-Cities, and the Fraser Valley. Our team prepares EV-Ready Plans, performs load studies, engineers EVEMS designs, and coordinates permits and commissioning.
Get a same-week strata assessment
Sources:
Topic or claim | Official source |
Vancouver policy framework and EV charging program pages for buildings and rentals | |
City bulletin that governs EV charging design submittals and explicitly references EVEMS and CE Code load rules | |
Vancouver Council report referencing EV-Ready requirements in new multi-unit residential buildings | |
Technical Safety BC bulletin on EVSE and EVEMS, BCEC requirements, and approval of EVEMS equipment | |
BC Hydro guide: EV-Ready requirements for new buildings, 2025-2026 update | |
EV-Ready Plan requirements overview for multi-unit buildings | |
Provincial guidance for EV charging in strata corporations and streamlined decision process | |
CSA Group report explaining EVEMS concepts and configurations aligned with CE Code | |
BC Hydro article on strata metering and billing options for EV charging | |
Utility rebate for circuit-level power management devices in single-family homes |
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