Growing needs cause new challenges for stratas
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Dear Tony:
Our strata of 72 units just completed its electric planning report and we have an issue with available power. We are a low-rise building in Vancouver and since 2015 about a third of our owners were allowed to install heat pumps. We have also installed eight level 2 charging stations for electric vehicles.
We are now facing a number of building envelope issues as a result of poor installations and a shortage of power and can longer no longer permit owners to install heat pumps or any additional charging stations. We cannot get the owners to approve upgrades and we have several requests for more conversions. Help, we’re in a bit of a mess.
— Jason C.
Dear Jason:
There are options available to strata corporations as they grant permission for heat pumps, which have the greatest demand on power, to enable sufficient power capacity. A well-defined alteration agreement is essential to ensure the installation of a heat pump is offset by the removal of the equivalent electrical demand of electric heaters.
Conversions of all common area lighting to LED upgrades is also a significant reduction in power demand and provides a strata corporation with significant savings of electrical costs, maintenance, increased lighting in hallways and garages, and reduced heat generation in hallways.
No two buildings are identical, so a review of your building systems, age and energy management is a prudent starting place.
Strata Energy Advisor program is available to condo-style strata corporations as they evaluate their energy demands and future upgrades, particularly switching from natural gas to electricity. The impact of the owners is just as important to consider as the operating systems of the corporation.
Not all properties have an offset to supplement demand. For example, bare land and townhouse complexes often convert gas furnaces to heat pumps placing a cumulative demand on the community capacity. Bylaws to manage conversions and installations crafted for your community will provide your strata with additional support. If reductions are not possible, your community may require upgrades to delivery and electrical systems.
Join BC Hydro and ZEIC’s Strata Energy Advisor program to learn more about the supports available to retrofit multi-unit residential strata properties hosted by the Condominium Homeowners Association of B.C. The webinar open to the public will include real-world examples and some practical tips on how to plan and get the most out of your upcoming retrofit projects.