Adding EV Charging in Edmonds Condos and HOAs

Thinking about adding EV charging where you live in Edmonds? You are not alone. As more drivers go electric, condo owners and HOA boards are feeling the pressure to offer reliable, fair, and code-compliant charging at home. In this guide, you will learn the Washington rules that protect your rights, the Edmonds permits you need, how to work with Snohomish PUD, what it might cost, and a clear step-by-step path to get it done. Let’s dive in.

Why EV charging is growing in Edmonds

Edmonds residents are adopting EVs quickly, which raises demand for home charging in shared garages and lots. The city is already supporting public charging and shares local EV information and sites on its page for City of Edmonds electric vehicles. That local momentum makes it a good time for condo communities and HOAs to plan upgrades.

What Washington law allows in condos and HOAs

Washington law supports owner access to EV charging in designated parking spaces. Associations may set reasonable, safety-focused rules but cannot effectively prohibit or unreasonably restrict an installation. Read the state language that protects your right to install a station in RCW 64.34.395.

Most communities must process applications on a timeline and issue written decisions. In many cases, if the association does not respond in writing within 60 days, the application may be deemed approved. You can review a summary of timelines and procedures on this Washington HOA statute resource.

In general, owners pay for their own equipment and upkeep. Boards can install common-area charging and recover costs through user fees if allowed by governing documents and law.

City permits and building code in Edmonds

Edmonds has a local EV charging chapter that defines terms, locations, and standards for installations. If you are planning new equipment or upgrades, review ECDC 17.115 Electric Vehicle Charging to understand definitions and siting rules.

State building code also sets requirements for EV-ready infrastructure and recognizes automatic load management systems as a way to share limited electrical capacity. See the EV infrastructure section in WAC 51-50-0429.

Most projects need electrical permits and inspections. Start with the City of Edmonds Permit Assistance page to confirm submittal materials, fees, and scheduling.

Coordinate early with Snohomish PUD

For multifamily and common-area installations, engage Snohomish PUD early. The utility will review capacity, transformer needs, and any required upgrades before you build. See the SnoPUD commercial charging process to understand the steps.

Owners and associations should also check current rebates for Level 2 equipment. SnoPUD posts eligibility and deadlines on its EV charger rebates page.

Incentives and grants worth exploring

Beyond utility rebates, Washington’s Department of Commerce funds competitive grants that include multifamily categories. Associations and other entities can apply when rounds are open. See the Washington EV Charging Program for current opportunities.

Choose the right charger type

• Level 1: 120V, slow, often fine for overnight top-ups if your panel allows it.
• Level 2: 208–240V, the most common for condos and HOAs, faster, usually needs a dedicated 40A circuit.
• DC fast charging: high power, costly, and typically not practical for residential assigned spaces.

Metering and billing options

You have several ways to allocate electricity costs fairly:

• Separate utility account or meter for the owner’s space if available.
• Dedicated EV submeter with billing through the utility or a third-party vendor, where permitted.
• HOA-owned common chargers with a pay-per-use system. If your community uses this model, set clear policies for rates, reservations, and maintenance.

Because metering rules vary, confirm utility and regulatory requirements before you buy equipment.

What it might cost

Costs depend on your building’s layout and electrical capacity. Expect charges for hardware, labor, conduit and wiring, permits, and possible panel or service upgrades. For context, the EPA explains typical Level 2 charger hardware and install cost ranges in its home EV charging guide. The best approach is to get site-specific quotes and loop in SnoPUD early if upgrades may be needed.

Step-by-step for owners in condos

1. Review your governing documents and rules, then confirm which statute applies to your community.
2. Contact SnoPUD to check capacity and potential rebates on the EV charger rebates page.
3. Prepare your association application with a licensed installer’s plan, equipment specs, location, metering approach, and proof of insurance if required.
4. Track the review timeline. Many communities must issue a written decision within 60 days, as outlined in the Washington HOA statute resource.
5. Apply for permits through the City of Edmonds Permit Assistance page and schedule inspections.
6. Complete installation with a licensed electrician, pass inspection, and submit rebate paperwork if eligible.

Step-by-step for HOAs and boards

1. Map your parking and electrical rooms, then evaluate available panel and service capacity. Consider load management to serve more spaces without major upgrades using the approach recognized in WAC 51-50-0429.
2. Get bids from multifamily-experienced electricians and consult SnoPUD through the commercial charging process for capacity and cost estimates.
3. Choose your model: owner-installed in assigned spaces, HOA-owned common chargers with user fees, or a hybrid.
4. Explore funding. Check SnoPUD rebates and the Washington EV Charging Program for multifamily grants, then set a timeline and budget.

Smart HOA policies that help

• Create a clear application and review process with required submittals and a published timeline.
• Require licensed contractors and proof of insurance, plus inspection sign-offs.
• Establish metering and billing rules that are transparent and compliant.
• Document signage, parking etiquette, and enforcement for shared chargers.
• Plan for growth. Add EV-capable conduit during future projects to lower long-term costs.

Final thoughts

Adding EV charging in an Edmonds condo or HOA is doable when you follow the rules, start early with the city and SnoPUD, and choose a metering plan that fits your building. With a solid process and clear policies, you can support current EV drivers and prepare your community for the future.

If you are buying or selling a condo in Edmonds and want EV charging to fit your plans, connect with Dani Robinett for local guidance rooted in Snohomish County expertise.

FAQs

Can my HOA deny my EV charger request in Edmonds?

• Associations can set reasonable rules for safety and aesthetics, but Washington law does not allow them to effectively prohibit or unreasonably restrict a compliant installation. Many communities must issue a written decision within 60 days.

Do I need a permit for a Level 2 charger in a condo garage?

• Most installations need an electrical permit and inspection. Check requirements and fees with the City of Edmonds Permit Center before work begins.

Who pays for the electricity used by my charger?

• If the charger is on a separate meter or submeter, you typically pay the utility or billing vendor directly. For HOA-owned common chargers, the HOA sets user fees to recover electricity and operating costs.

Are there rebates or grants for condo and HOA charging?

• Snohomish PUD offers rebates for qualifying Level 2 chargers, and Washington’s Department of Commerce runs grant rounds that include multifamily projects. Programs change, so check eligibility and deadlines early.

Is DC fast charging realistic for a condo building?

• It is usually not practical for residential assigned spaces due to high power needs, cost, and potential utility upgrades. Most communities install Level 2 chargers for residents and guests.