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Property Management – Canoga Park – Electric Cars and Property Management

CANOGA PARK PROPERTY MANAGEMENT

GPM Electric Vehicle’s Charging into the Future

The future is here when it comes to electric vehicles or EVs with several models now available to consumers. As gas prices continue their inexorable rise, property management professionals will have to contend with the demands of these new EV owners. The most obvious demand will be a need to access charging infrastructure; in other words, a place to plug in.

With the exception of the Tesla model sports car, all other electric vehicles coming to market are equipped with a standard J-1772 plug, also known as a J-plug. How long it takes to charge a vehicle is dependent upon a number of factors including its range and the voltage available for recharging. The longer the range, the longer it will take to fully recharge a depleted battery. Gas-electric hybrids have a very limited range, usually less than 20 miles per full charge and so may require charging on a daily basis. There are currently three levels of charging available to consumers:

Level 1 requires simple 110 household current and provides a charge of approximately 5 miles of range for every hour of charging; thus it may require 8 -12 hours of plug in time to fully charge a completely electric vehicle.

Level 2 charging requires 240 volts or 15-80 amps and can fully recharge a vehicle’s batteries within 2 – 4 hours, depending upon vehicle range. Level 2 provides 10 – 12 miles for range for every hour of charging.

Level 3 charging has yet to be standardized by the Society of Automotive Engineers but is essentially reserved for commercial charging stations that will enable vehicles to completely recharge within about thirty minutes. Most likely this level would be a 480 volt service starting at 100 amps.

While this may seem a bit confusing, keep in mind that every electric vehicle company is associated with a particular EVSC or electric vehicle service contractor, a company that is responsible for ensuring that the vehicle owner has the appropriate electrical equipment installed at their place of residence.

The concern for rental operators will be whether or not the house can carry the extra electrical load that EVs demand, where to install a charger and whether or not the amperage is available for a Level 2 charger. Most renters will have no choice but to use Level 1 or 110 volt household charging due to the fact that Level 2 charging will most likely require an upgrade to the electrical panel. Panel upgrades can be expensive but, if a panel upgrade is planned or major electrical work is performed at the unit, the requirement for EV charging should be considered within the scope of the project. Remember, if there is already a trench or an open wall, it costs very little to run 100 amp wire for future use.

Though electricity rate choices may vary by service provider, another important consideration for managers is how the utilities will be billed: whole house, time of use or tiered.

Tiered billing provides a baseline cost per kilowatt-hour up to a specific number of kilowatts. When a resident exceeds the baseline, then their energy costs are billed at the next highest tier.

For property managers with experience in commercial buildings, time-of-use utility billing may be fairly familiar. As the term implies, time-of-use billing takes into consideration when the electricity is being used in order to determine the user’s rate. Sometimes this requires the installation of a second EV-dedicated meter. By charging an electric vehicle during off-peak hours, residents may be able to reduce their electric costs using time-of-use billing.

Whole house metering is another type of time-of-use billing structure but there is no separate meter for the vehicle. Often changing from one rate structure to another requires a commitment of at least one year, so property managers should stay informed if and when the billing structure changes.

The switch from gas-powered cars to electric vehicles won’t happen over night but it will occur more rapidly in some areas than in others. By taking a look around and noting the adoption rates of hybrid vehicles in the region, property management professionals can recognize key areas that are more green and gauge the rate at which the change from gas to electric is likely to take place and prepare their properties accordingly.

by Kimberly Madrigal

Since 1946 the Carnahan name has had a reputation for honest and ethical Real Estate Property Management services in the San Fernando Valley, Santa Clarita Valley, Burbank/Glendale, Los Angeles, Westside and Conejo Valley areas.

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