HB1793 – Creates rules for owners’ installations of charging stations in common interest communities such as condominiums, cooperative apartments, and developments with homeowners’ associations.
Prime Sponsor – Representative Hackney (D; 11th District; South Seattle, Renton, Tukwila.) (Co-Sponsors Representatives Fitzgibbon & Berry – Ds)
Current status – Had a hearing in the Senate Committee on Law and Justice February 17th. (An amendment to allow charging a reasonable fee for the placement of a charging station was initially reported as passing, but actually failed.) Passed out of committee February 24th. Referred to Rules, and passed by the Senate March 1st.
Next step would be – To the Governor.
Legislative tracking page for the bill.
In the House – Passed
Had a hearing in Civil Rights & Judiciary January 18th; replaced by a substitute and passed out of committee January 28th. Referred to Rules. Amended on the floor by the prime sponsor and passed by the House February 9th.
Summary –
Floor amendment in the House –
This drops the provision allowing an association to charge the cost of an infrastructure upgrade to meet the power needs of chargers against the unit owners who have them, and requires a written disclosure of some more details about an installed charger to a buyer. It drops the language saying charging equipment is not real property, and no longer says the owner may either remove the EVCS or sell it to the buyer or to the association upon sale of the apartment, unit, or lot. [I don’t know if these last two changes have any significant practical implications or not…]
Substitute –
The substitute no longer allows an association to authorize installing a charger in a common area, or to create a new parking space to facilitate installing a charger; allows alternative ways for a vehicle owner to pay a charger’s electricity besides a separate meter; requires sellers to make disclosures about installed chargers; no longer requires a certificate of insurance from homeowners in associations subject to the Homeowners’ Associations Act; and specifies that the requirement for a certificate from unit owners in associations subject to the Washington Uniform Common Interest Act only applies to certain types of those.
Original bill –
The bill would prevent an apartment owners’ association from prohibiting or unreasonably restricting the installation or use of an electric vehicle charging station in a designated parking space for the personal use of an apartment owner. The association might impose reasonable restrictions on charging stations, and could require an owner to submit an application in advance for approval for the installation. (It would have to be processed and approved in the same way as an application for approval of an architectural modification, would have to be approved or denied in writing within sixty days, and would automatically take effect at the end of that period if it hadn’t been denied by then, unless the delay resulted from a reasonable request for information.) An association could charge a reasonable fee for processing an application if there were a fee for all applications for architectural modifications. It would have to approve an application if the installation were reasonably possible and the apartment owner agreed in writing to:
(a) Comply with the association’s reasonable architectural standards for the installation;
(b) Engage an electrical contractor familiar with the standards to install it;
(c) Provide, within14 days after an approval, a certificate of insurance naming the association as an additional insured on the apartment owner’s policy for any claim related to the installation, maintenance, or use of the station, or, if the charging station is located in a common area, reimbursement to the association for the actual cost of any increased premium attributable to the station, which would have to be provided with 14 days of receiving an invoice for that from the association;
(d) Register the electric vehicle charging station with the association within 30 days after installation;
(e) Pay for the electricity associated with the separately metered electric vehicle charging station; and;
(f) Comply with the other requirements of the bill.
The owner would have to obtain any permit or approval required by the local government for a station, and comply with all relevant codes and safety standards. A station would have to meet all applicable health and safety standards and any national, state, or local requirements.
If installation of an electric vehicle charging station in a designated parking space were impossible or unreasonably expensive, an association could authorize the installation of an electric vehicle charging station for the exclusive use of an apartment owner in a common area.. In such cases, the association could enter into a license agreement with the owner for the use of the space; the owner would still have to comply with the requirements of the bill.
Unless a written contract set other terms, an apartment owner would be responsible for the costs of installing a station. It would be the owner’s property, and if it was removable, the owner could take it or sell it to the buyer of the apartment or to the association if either decided to purchase it. An owner would be required to inform any prospective buyers of the existence of a station, the related responsibilities, and whether the owner planned to remove it . The owner and each successive owner would be responsible for:
(a) Costs for the maintenance, repair, and replacement of the station;
(b) Costs for damage to it, a common area, or limited common area resulting from its installation, maintenance, repair, removal, or replacement;
(c) The cost of electricity associated with it;
|(d) Obtaining and maintaining an insurance policy that meets the bill’s requirements;
(f) Removing the station if that were reasonably necessary for the repair, maintenance, or replacement of the common area or limited common area; and,
(e) Any costs for a removal of the station and the restoration of the common area or limited common area after the removal.
An association might install a charging station in the common areas for the use of all apartment owners and, in that case, the association would have to develop appropriate terms of its use. An association would be authorized to create a new parking space to facilitate the installation of a station. If it reasonably determined that the cumulative use of electricity in the community attributable to the installation and use of charging stations required the installation of additional infrastructure to provide a sufficient supply of electricity, it could assess the cost of the improvements against each apartment owner that had, or would, install a charging station.
An association that willfully violated the bill’s requirements would be liable to the apartment owner for actual damages, subject to a civil penalty of up to $1,000 to the owner, and responsible for reasonable attorneys’ fees and costs In any action in which an apartment owner requesting to have a station installed and seeking to enforce compliance with the bill prevailed.
The bill would create identical provisions for the installation of chargers in a condominium unit or common space by the owner of a unit , and for the installation of chargers in a lot or designated parking space by the owners of residences in developments with home owners’ associations.