Thinking about adding an EV charger to your parking space in West Palm Beach but worried your association will say no? You are not alone. With more drivers going electric in the Palm Beaches, chargers are a practical upgrade that can also enhance day-to-day convenience. This guide shows you what Florida law allows, how local permitting works, and the exact steps to get approval with confidence. Let’s dive in.
What 718.113 means for condo owners
Florida Statute 718.113 gives most condominium owners the right to install an EV charger in their assigned or limited common element parking space. Associations cannot prohibit the installation if you meet safety, permitting, metering, and insurance requirements. Review the statute’s language for the full scope of your rights and obligations in §718.113.
Your core rights, in plain English
- You may install a charger within the boundaries of your limited common element or exclusive parking area.
- The association can require code compliance, a licensed contractor, and reasonable standards that do not block or substantially increase cost.
- The board itself may also add common-area chargers and set usage fees without a unit owner vote.
Costs and responsibilities
- You pay for installation, operation, maintenance, and removal if the charger is taken out later.
- You must provide proof of required permits and name the association as an additional insured if requested by the board.
- The association can require reimbursement for any insurance premium increase tied to your charger.
Metering and billing
- Electricity used by your charger must be separately metered or measured by an embedded meter, and you pay the bill.
- In master-metered buildings, submetering and billing must follow utility tariffs and state rules in Fla. Admin. Code §25-6.049.
Get a timely board response
If you need clarity or your request lingers, send a certified-mail inquiry. The board must respond within the timelines set in §718.112(2).
How it works in the Palm Beaches
Installing a Level 2 charger usually requires an electrical permit and inspection. Local building divisions follow the Florida Building Code and the National Electrical Code. Many licensed electricians will pull the permits and coordinate inspections. For a simple overview of the permit process in Florida, see this homeowner guide to EV charger permits and codes.
Utility coordination and metering
Florida Power & Light can advise on service capacity, meters, and submeter options for multifamily settings. For single-family or townhouse owners, FPL’s EVolution Home program offers a subscription model that includes equipment and installation. In condos, discuss metering early, since master meters and embedded meters require planning under state rules.
Safety and insurance in garages
Associations may adopt safety practices for wiring, cord management, signage, and ventilation in enclosed garages. Local officials are actively engaged in EV safety and some communities have considered restrictions after fire reviews, as reported in a regional case study of policy responses in South Florida’s coastal buildings. For context on evolving safety discussions, see this coverage of local association policies.
Local sustainability context
West Palm Beach promotes energy conservation and EV adoption as part of its sustainability goals. For a sense of the city’s broader energy initiatives, explore the City of West Palm Beach energy conservation page.
Step-by-step: your approval checklist
- Confirm your parking rights
- Check your declaration and assignments to confirm the space is a limited common element or exclusively designated to your unit. This is key under §718.113.
- Prepare a complete request
- Submit a written package to the board. Include a charger spec sheet, site sketch, wiring route, contractor license, permit plan, and insurance arrangements. If you need a definitive timeline, send a certified-mail inquiry per §718.112(2).
- Hire a licensed electrician and pull permits
- Use a qualified contractor. The association can require a licensed firm and proof of permits. Expect inspections per Florida Building Code and NEC.
- Decide your metering plan
- Choose a separate utility meter, an embedded meter, or a submetering setup that complies with Fla. Admin. Code §25-6.049. Coordinate early with FPL on feasibility and billing.
- Set insurance and indemnity
- Be ready to provide a certificate naming the association as additional insured within statutory time frames and reimburse any related premium increases.
- Install and document
- After approval and permits, complete installation and pass final inspection. Keep permits, plans, licenses, approvals, and insurance certificates on file for resale and future board requests.
- Plan for successor obligations
- If a future owner removes the charger, they must restore the area. Note these obligations in your records to avoid disputes.
- If you are denied or delayed
- Compare the board’s reasons against §718.113. If the conditions seem excessive or prohibitive, use a certified-mail inquiry and consider speaking with Florida condominium counsel. Some disputes can proceed through DBPR processes.
Live in an HOA, not a condo?
Homeowner associations operate under Chapter 720, which does not grant the same statutory right to individual owners. Your path depends on your recorded covenants, rules, and architectural review procedures. Review your documents, request approval, and consider an amendment if chargers are restricted. For background on how HOA boards approach charger policy, see this practical overview from a Florida community association firm on board-installed chargers and policy choices and the broader framework in Chapter 720.
Common pitfalls to avoid
- Submitting an incomplete package. Missing permit and insurance details can stall approvals.
- Ignoring metering early. Master-metered buildings require careful utility coordination.
- Overlooking successor responsibilities. Clarify removal and restoration obligations now to prevent later disputes.
- Skipping certified mail. A formal inquiry can keep your request on track by triggering board response timelines.
The takeaway for Palm Beach buyers and owners
EV charging is quickly becoming a lifestyle essential in the Palm Beaches. Under §718.113, condo owners who plan well, document clearly, and meet safety and metering rules can move from request to installation with fewer hurdles. If you are weighing a property with existing charger access or want guidance on which buildings embrace modern infrastructure, our team can help you align your search with your daily rhythm and long-term goals.
Ready to explore residences where design, technology, and coastal living meet with ease? Connect with Haven Palm Beach for discreet guidance and a curated tour of our waterfront collection.
FAQs
Can my Palm Beach condo board deny my EV charger request?
- Under §718.113, boards cannot prohibit installations in your limited common element space if you meet safety, permitting, metering, and insurance requirements.
How do I get a timely decision from my association?
- Send a certified-mail inquiry to trigger board response timelines under §718.112(2) and include a complete package with permits, plans, and insurance details.
Who pays for the electricity used by my charger?
- You do, and your usage must be separately metered or measured by an embedded meter consistent with Fla. Admin. Code §25-6.049.
Do I need permits for a Level 2 charger in West Palm Beach?
- Most installations that add a 240V circuit require electrical permits and inspections, as outlined in this Florida-focused permit and code guide.
What is different if I live in an HOA instead of a condo?
- Chapter 720 does not include the same statutory right to an individual charger, so approvals follow your HOA’s recorded covenants and architectural rules, with potential for board policy or document amendments as explained in this overview for HOAs.
