According to realestate.com.au, an Australian apartment owner whose strata committee is blocking them from installing an electric vehicle charger is vowing to fight the decision — putting a spotlight on one of the most contested disputes now playing out in strata buildings across the country. As EV adoption accelerates nationally, this conflict between individual lot owners and strata committees is becoming a recurring flashpoint, with real consequences for building insurance, personal liability, and property values.
The Strata EV Charger Standoff: What Is Actually Happening
The dispute reflects a fundamental tension at the heart of strata living: individual lot owners seeking to make changes that affect common property, and strata committees carrying the responsibility of managing risk and amenity for all owners collectively. EV charger installations sit squarely in this contested space, because the charging infrastructure typically requires access to common property electrical systems and car park areas — neither of which a lot owner can alter unilaterally without committee approval.
For investors who own apartments in strata buildings, the practical implication is straightforward. Tenants increasingly expect EV charging access, and buildings that cannot accommodate it face a growing amenity disadvantage. Whether a strata committee can legitimately block such a request — and what recourse an owner has if it does — are questions without simple answers, and the legal position varies across Australian states and territories.
The Insurance Dimension: Who Is Liable If Something Goes Wrong?
Strata insurance is where this dispute becomes genuinely consequential for owners. A standard strata building insurance policy covers the common property structure — walls, wiring, common electrical systems — against defined risks including fire and electrical fault. If an EV charger is installed without formal strata approval and a fault occurs, an insurer may dispute a claim on the grounds that an unauthorised alteration to common property was involved.
This is not a minor procedural concern. EV charger fires, while statistically rare, do occur, and damage in enclosed basement car parks can be severe. If a charger installed without strata approval causes such an event, the lot owner may face personal liability for damage beyond their own car space. Standard home and contents policies held by apartment owners may also provide limited protection where an insurer argues an unapproved installation contributed to the loss. For a comprehensive overview of how strata insurance interacts with lot owner responsibilities, see our Property Insurance Guide.
Investors with landlord insurance policies face an additional layer of complexity. Landlord insurance covers rental income loss and tenant-caused damage, but it does not substitute for strata building insurance and will not cover structural damage claims that arise from common property disputes. This is exactly the kind of coverage gap that property investors need to identify before it becomes a claim. For broader context on strata ownership rights and obligations, see the APF guide to Strata Title vs Torrens Title Explained.
Strata Insurance Compliance and Building-Wide Risk
Most strata buildings in Australia carry mandatory building insurance arranged by the owners corporation, funded through strata levies. When it comes to infrastructure upgrades such as EV chargers, the fine print of that policy matters considerably. Owners corporations that are unaware of unauthorised charger installations in their building may be carrying undisclosed risk that affects the broader policy position.
The compliance pathway matters as much as the physical installation. A charger installed with documented strata approval and by a licensed professional presents a materially different risk profile to an insurer than one installed without formal committee authorisation or proper documentation. Buildings that want to manage EV charging risk properly are best served by adopting a formal policy — ideally through a by-law amendment — that sets out the approval process, technical requirements, and the allocation of ongoing maintenance responsibility. Savvy property investors tracking strata levy management and insurance costs across their portfolios can benchmark building-specific data through resources like REAStats.
Owners corporations considering a building-wide approach to EV charging infrastructure should engage their strata manager and insurer before any works commence, and document the entire approval and installation process for claims purposes.
Practical Steps for Apartment Owners and Investors in 2026
Apartment owners who want an EV charger should treat the approval process seriously. The starting point is a written application to the strata committee, supported by relevant technical documentation and a quote from a licensed installer. Framing the application around existing by-laws, proposing any amendments needed, and requesting a formal committee resolution — rather than an informal agreement — creates a paper trail that is essential if the application is later disputed or if an insurer asks for evidence of approval following a claim.
For investors, the due diligence question is whether the strata building they are considering — or already own in — has a clear EV charging policy. A building with no policy, an obstructionist committee, or ageing electrical infrastructure that cannot support charger loads is a building where this dispute will eventually surface, either as a tenant amenity complaint, a levy dispute, or an insurance claim. Raising EV charging in pre-purchase strata record searches is now a basic step that any informed investor should include — alongside reviewing the capital works fund balance and the current insurer's policy schedule.
This article was produced with AI assistance and reviewed for accuracy. Content is for informational purposes only and does not constitute financial or property investment advice.
