He Won the "Stealing Electricity" Case. He Still Can't Charge.
In 2024, a B.C. strata fined an owner $200 for charging his EV from a regular outlet in the building's underground parkade. The strata called it "stealing electricity." In April 2026, B.C.'s Civil Resolution Tribunal threw the fine out.
It reads like a win for EV drivers. Look closer and nobody really won, which is why it's worth a few minutes of any condo board's time.
What the tribunal decided
The tribunal found two problems with the fine. The strata hadn't followed its own process for fining an owner, and no bylaw actually banned using common-area electricity. "Without a bylaw that prohibits an owner from using common electricity, I find that Mr. Lai may do so," the decision reads. The strata was ordered to remove the fine and cover the owner's $112.50 in tribunal fees.
What happened next
- The outlets were never built for it. Breakers had been tripping, and the strata's electrician found that EV charging needed dedicated circuits the building didn't have.
- The building banned outlet charging. In June 2024, the strata adopted a rule banning EV charging from parkade outlets, and the tribunal found that rule valid.
- The owner's request to charge was dismissed. The tribunal left it to the strata to plan charging for all owners, through its electrical report and an owner process.
The practical lesson
The fine was a symptom. The real problem was a building with a growing waiting list of EV drivers (at least 10 owners had asked) and no plan to serve them. Winning an argument about a $200 fine didn't get anyone a reliable place to charge.
Put a rule in place now. If your building doesn't already have a rule against charging from common-area outlets, adopt one as soon as possible. This case shows that without one, the board may not be able to stop it, even when the wiring can't handle the load. Your condo lawyer or property manager can confirm the right process for your building.
A rule only stops the problem, though. Owners who bought an EV still need somewhere to charge, so the rule works best alongside a plan:
- Find out what your electrical room can actually carry before anyone plugs in.
- Decide how charging will be metered and paid for, so owners who don't drive EVs aren't covering the cost.
- Give owners a clear, written path to a charger, with timelines.
FAQ
Does this ruling apply in Ontario?
No. It was a B.C. decision under B.C. strata law. Ontario condos are governed by the Condominium Act, which has its own rules and its own tribunal. The practical lesson travels well, but this isn't legal advice for your building.
Is a regular outlet safe for EV charging?
It depends on the circuit. Shared parkade outlets often feed several loads on one breaker. In this case, the strata's electrician found the building needed dedicated circuits for EV charging.
Can a condo just ban EV charging altogether?
Banning charging from common outlets is very different from refusing owners any path to charge. In Ontario, owners have a legal route to request a charger, so a ban on outlets should come with a real plan.
Talk to an honest EV charging advisor
If your building is fielding "can I just plug in?" questions, that's the signal to plan properly. Hwisel helps condo buildings install metered, fairly billed charging that grows with demand. Email info@hwisel.com or call 1-800-775-5759 ext. 2001.
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