Welcome to this month’s installment of Dear Urbaneer, where I help our clients and inquisitive readers with their real estate questions. This month, I’m sharing our research and condensed conversations with Buyers who are searching for a dwelling with onsite parking so at some point they can install an Electric Vehicle (EV) Charger.
Dear Urbaneer:
We’re interested in purchasing a property with onsite parking where we can install an EV charger for a future car purchase. What factors should we be aware of around installing EV chargers, and if this is really something that is popular with buyers? Is it worth the time and effort?
Are EV chargers a smart upgrade?
Signed,
Smart Seeker
Here is my reply:
Dear Smart,
For Canadians, having the opportunity to reduce our carbon footprint is becoming more and more important. And we’re particularly seeing this shift with Buyers who are considering a move on the property ladder. Today, dwell hunters are not only favouring eco-friendly features, but they’re actively engaged in understanding what building components, fixtures, and fittings are sustainable, efficient, and environmentally conscious.
The Urbaneer Team is invested in increasing awareness about real estate and sustainability. Click here to read some of our past posts –> Hello Toronto, Ontario, Canada! Make Your Home A ‘Net Zero’ Hero and How Would Your Home Compare To A Sustainable Property?.
As awareness for sustainable options expands in the property market, it also crossovers into other consumer goods, particularly regarding the ancillary use of automobiles. First, we are a car culture – one that has played a dominant role in how we’ve shaped our built environment, such that road transportation is how most people and goods get from Point A to Point B. In 2018, Canada was the ninth-largest producer of automobiles in the world. In fact, “there were between 26 and 27 million people holding a driver’s license to their name with some 23 million light vehicles, as well as about 1.2 million heavy-duty vehicles and 730,000 motorcycles registered in Canada” (Statista.com), even though the ugly truth was exposed by this article: “Study Found Canadians’ Cars Sit Idle 96 Percent Of The Time On Average“. In my post called Exploring COVID-19, Urban Planning And Toronto Real Estate I look at the past, present, and potential future of urban planning as we adapt to our changing environment. As our collective commitment shifts from fossil fuels to EV’s, but until many of us have access to a fleet of driverless cars rendering the necessity of privately owning a vehicle at all, electric cars will become more popular as automakers eliminate combustion fuel engines to increase their appeal to climate-conscious consumers.
This Financial Post article, “EV Affordability And Range Remain Key Concerns For Automotive Consumers” has some interesting stats around the growing popularity of electric cars. According to the Deloitte 2021 Ontario Automotive Consumer Study, consumer interest in combustion-fired automobiles fell by a solid 22 percent in 2021. Hybrid, battery-charged, and plug-in vehicles comprised 9 percent of total auto sales, up from 4 percent during the same time period a year prior. A hopeful 35 percent of respondents in the Deloitte survey indicated that they would choose a hybrid vehicle for their next car, along with 16 percent saying they’d want an all-electric car. This is notable – and a smidge of good news for our planet – because this marks an 11 percent increase over the year before.
When you add that data to the fact that the vast majority of EV owners prefer to charge their cars at home versus at a charging station, and that Canada has made a commitment to a mandatory target for all new light-duty cars and passenger trucks to be zero-emission by 2035, this is indeed a market poised for takeoff. However, all those car owners will need somewhere to charge their cars, but the news isn’t encouraging according to this Maclean’s article, entitled, “No Charging Spots And A Strained Electrical Grid. Welcome To The Electric Vehicle Boom“.
Today, anyone purchasing an EV, who retrofits their parking spot to have an EV charger, will most likely see their future Buyer compensate them for the initial capital investment. These early adopters are a small start in our need to respect the environment, especially while the Climate Crisis figuratively lashes us: The Irony Of STILL Navigating COVID-19 On The 51st Anniversary Of Earth Day.
It’s also (to be brash) the new status symbol of domesticity. An EV charger in a parking spot is the new ‘wine fridge’ in an open-plan entertainment zone. But it’s not completely self-serving – showing off your EV & charger is a great way to spread the word that times are changing – and to get on board!
Here’s what is involved in installing an electric charger, along with some of the challenges and considerations.
About EV Chargers
There are different levels of EV chargers. A Level 1 charger is the most basic (and possibly the one that you receive with your car purchase). It will offer 6-8km of range per hour, whereas a more sophisticated Level 2 charger will provide significantly more range per hour – in the neighbourhood of 40-48km. A Level 2 charger will cost more upfront, but users can expect to generate cost savings over the duration of ownership.
Of first note, some older homes may not have an electrical system that is sufficiently adequate to power an EV charger. A Level 1 charger can take up to 24 hours to be fully charged, whereas the Level 2 charger can speed up the process to about 3 hours, although it only operates on a 240-volt circuit (similar to a clothes dryer, for example). There is also a Level 3 charger available that is very powerful. However, these chargers – that you’ll find at rest stops and gas stations meant to top up cars on a long journey quickly – are not available yet for installation in domestic property.
One of the most important considerations for Toronto real estate is where does one install an EV charger? Ideally, one would install it in a dry secure garage – if you have one. If you don’t, there are indoor/outdoor EV chargers available, so as long as you have a dedicated parking spot on your property in proximity to an electrical source you should be a-okay. However, if you only have street permit parking, it isn’t’ really possible to install and operate one.
Read this article for the ‘How’ of it: “Buying A Home Or Condo As An Electric Car Owner? Here’s How To Get An EV Charger Installed“.
Always use a certified electrician to complete the installation of an EV charger. And when purchasing a charging station, verify it has the official mark of a recognized accreditation agency listed in the directory of the Electrical Safety Authority. Your electrician can also confirm your electrical panel is up to code, has room for a dedicated breaker, and can accommodate the added electrical supply required for the charger.
With respect to cost, unfortunately, there are too many factors at play to provide a realistic ballpark, as it will vary depending on what kind of EV charger you’re selecting, where it will be located and secured, and whether your electrical service needs to be upgraded or modified to accommodate it. And given all the variables and the safety issues at hand, it is not recommended that you DIY your charger installation. This is a job best left to the professionals – which will require necessary permits as well. Incidentally, now would be a good moment to slip in one of our past posts: Dear Urbaneer: Will Title Insurance Cover A Prior Renovation Completed Without A Building Permit?
Condo EV Chargers
Four years ago we had clients who sold their condominium because, during a period of 2 years, the Board of Directors refused to acknowledge their request to install an EV charger at their own expense anywhere on the property so they could charge their automobiles. They were simply ignored, so they sold the property and purchased a freehold dwelling with a large garage to house their two Teslas.
Fortunately for the remaining condo residents, shortly thereafter in 2018, changes were made to the Condominium Act to facilitate the installation of EV chargers. Today, if you are a condo owner (or a prospective condo owner) and are interesting in having the ability to house and charge an EV, here is a great resource from the Province of Ontario.
To summarize, the condo board must make information available about existing electrical, along with access to necessary areas to gather the requisite information to do a feasibility study. The board must respond to your application within 60 days.
The condo board can only reject your application if it is determined by way of the report from a qualified professional that the installation of EV chargers would violate the safety code, not meet a legal requirement, threaten the structural integrity of the property or create a risk to the health and safety of an individual. They must share this report with you.
If the installation of an EV charger is approved, the condo board will supply an agreement outlining installation, ownership, costs (i.e. maintenance and repairs).
As a condo owner or corporation, there are definite benefits to installing EV chargers given their rarity in the resale condominium marketplace right now. It’s a feature that could improve the building’s LEED standing, attract a growing pool of Buyers and Tenants who may currently be having trouble finding this specific but value-added benefit, and demonstrate a commitment to creating a sustainable environment that Buyers are factoring into their decision-making processes.
Here’s the link to read “Guide to Electric Vehicle Charging In Multi-Unit Residential Buildings“.
Rebates & Incentives
There are a number of incentives and rebates available to property owners who want to install EV Chargers. A great resource we found is Charge Hub which offers up-to-date information on EVs, including available rebates and support, etc.
Although in 2018 the provincial Conservative government ended their EV rebate program, there is growing political pressure to reinstate this incentive given the swivel in consumer sentiment towards EVs that is quickly gaining momentum: “Doug Ford Should Restore Rebates For Electric Vehicles — It Won’t Just Help The Rich“. It makes sense, especially given the government has been positioning Ontario as a leader in the EV field: “Premier Doug Ford Pitching Ontario As Electric Vehicle Leader, But Not Reintroducing Rebates“.
Fortunately, there are Federal Government rebates available towards the purchase of EV vehicles, and the City of Toronto offers support through the Home Energy Loan Program that offers owners of detached, semi-detached, or row houses in the City of Toronto a low-interest loan of up to $75,000 to cover the cost of home energy improvements – including the installation of Level 2 EV Charger.
Challenges Specific To Toronto Real Estate
While EV chargers are defiantly growing in popularity and are increasingly coveted by Buyers, their practical installation and use present some challenges in a metropolis like Toronto, mostly due to the nature and design of the original city and its housing stock.
One of the essential requirements is for the property to have legal on-site parking. And given a lot of our freehold housing stock in the original City of Toronto pre-dates the automobile (most inner-city housing was built from the late 1850s through the 1920s) the right-of-way, mutual, and private driveway is uncommon though, fortunately, Toronto does have over 3000 laneways that were originally used for domestic services like coal delivery, and for coach houses and stables. Furthermore, many properties have deeded or licensed front pad parking spots, though the City of Toronto placed restrictions on their installation as early as 2007. As a result, there are many residences in the city where there is no onsite parking. This creates challenges for some property owners because the requisite electrical service is unavailable.
For example, we recently showed clients a property near Christie Pits that included a garage that was not located on the property but was around on the corner with its own separate deed. However, the garage had no electricity. Given the property had been offered for sale using the List Low Holdback Approach, and the date offers were being received was only a few days after viewing, the Buyers did not pursue the property because of time limitations. I subsequently contacted Toronto Hydro inquiring on the process for making an application to have a hydrometer installed, what the cost might be, and how much time it would take to complete from start to finish to which I am still awaiting a reply on this matter. We did receive a ballpark estimate from our contractor that the cost to install a panel and hook-up would be in the vicinity of $4500.
Our Buyers also considered purchasing a dwelling in Riverdale that was listed with a front pad parking spot that was disclosed to be neither legal nor licensed, which is also not uncommon in downtown Toronto (the City does post a list of all the annually licensed spots but does not for those which are deeded). Presumably, there are risks associated with that (some years ago the City would place concrete barriers in front of a non-compliant front pad parking space), though in my correspondence with the City of Toronto they didn’t state exactly what that meant, instead advising in writing that “front yard parking complaints are investigated on a complaint basis. Parking enforcement monitoring is usually proactive with “on-street” violations, as you can only be ticketed for parking on city property. Front yard parking on private property would be considered a zoning violation so the City would investigate front yard parking complaints and coordinate with parking enforcement, if necessary”.
I’m also familiar with a property in Parkdale that was undergoing a substantial renovation that required several minor variance approvals by the Committee of Adjustment. One of the minor variances being requested was the right to install pad parking on the front yard so the EV could be charged, which, as part of the bundle of requests was approved. This decision by the Committee of Adjustment resulted in a collective uproar because – according to the City of Toronto – of such things as “environmental impacts, particularly pertaining to stormwater runoff, urban design, and streetscape aesthetics, protecting the tree canopy and the loss of on-street permit parking space”. This shows that the installation of EV chargers may not be as easy as one might think.
The takeaway from all of this – is that if having access to an EV charger is important to you as a homeowner, make sure that you do all your due diligence and research before your dwell hunt so that you anticipate potential challenges, which will help you strategize more efficiently.
Thank you for reading! If you’re looking for further information about the benefits, challenges, and processes around installing EV chargers? Try these articles: “How To Install An EV Charger In Your Home” – and – “About Electric Vehicle (EV) Charging“.
Sustainable living is not just a trend – or even an option at this point! It’s essential to our survival on this planet.
Looking for a property that’s electric vehicle-ready?
Here’s our awesome new listing at 48 Deforest Road in sweet Swansea that we think everyone should see. This 3bed, 2bath, renovated semi-detached residence (with a finished lower level and semi-detached one-car garage) boasts countless modern upgrades and represents a tremendous opportunity! Offered for sale at $999,999!
**And the garage has 60 Amp service ready for an EV charger of your choice!**
A Splendid Semi-Detached Residence In Family-Friendly Swansea
For further information, contact Cynthia Rose – cynthia@urbaneer.com
If you enjoyed this, you may appreciate these additional posts:
–> What Are The Real Financial, Emotional And Health Costs Of Commuting?
–>Dear Urbaneer: Does Wanting A Garage Mean Compromising On The House?
–> A Condo Parking Space For Sale
–> The Value Of Public Transit In Toronto
–> Seeking A Smarter Commute? There’s An App For That!
–> Here Comes The Eglinton Crosstown LRT
–> Tracking The Effects Of Toronto’s GO Transit System
–> On Cycling In The City: Then And Now
–> Superior Cycling In Toronto? There’s An App For That!
–> Walk Score: The Measure Of A Pedestrian-Friendly City
–> Exploring COVID-19, Urban Planning And Toronto Real Estate
–> How Lessons Learned From COVID-19 Will Change Urban Planning & High-Density Living
–> Hello Toronto, Ontario, Canada! Make Your Home A ‘Net Zero’ Hero
–> How Would Your Home Compare To A Sustainable Property?
At Urbaneer, we are committed to helping eco-motivated Buyers and Sellers that support sustainable living! With decades of real-time real estate under my belt, along with a dedication to market research and studying trends, my team and I are here to help!
May we assist you or someone you love?
With decades of experience navigating the ever-changing Toronto real estate market, a commitment to promote the sale of properties like yours with interesting and relevant information, and the ability to guide Buyers with credible insights and well-informed guidance, we are here to help without pressure or hassle.
Thanks for reading!
-The Urbaneer Team
Steven Fudge, Sales Representative
& The Innovative Urbaneer Team
Bosley Real Estate Ltd., Brokerage – (416) 322-8000
– we’re here to earn your trust, then your business –
Celebrating Thirty Years As A Top-Producing Toronto Realtor
*Did you know we were recently listed as one of The Top 25 Toronto Real Estate Agents To Follow On Twitter! – The Top 50 Blogs On Toronto – and The Top 100 Real Estate Blogs In Canada? Consider signing up in the box below to receive our FREE monthly e-newsletter on housing, culture and design including our love for unique urban homes and other Toronto real estate!
*Love Canadian Housing? Check out Steve’s University Student Mentorship site called Houseporn.ca which focuses on architecture, landscape, design, products and real estate in Canada.