British Columbia has introduced a new requirement that most strata corporations must now obtain an electrical planning report (EPR). If your strata has five or more lots, this applies to you. Here’s what strata councils, property managers, and owners need to know about the requirement, the deadlines, and how to get started.
Key Takeaways
As of 2024–2026, strata corporations with five or more strata lots in British Columbia must obtain an electrical planning report EPR under amendments to the Strata Property Regulation. The Strata Property Regulation mandates EPRs to support the transition to clean energy and growing electrical demand across BC strata buildings.
An EPR gives a big picture view of a strata corporation’s electrical system, covering current electrical capacity and forecasting future demands from electric vehicle EV charging, heat pumps, cooling, and other electrification projects – so stratas can plan upgrades and avoid costly surprises.
Key regulatory deadlines:
Strata corporations located in the Metro Vancouver Regional District, Fraser Valley Regional District, and Capital Regional District (excluding islands accessible only by air or boat, such as Bowen Island and the Southern Gulf Islands): December 31, 2026
All other areas of BC: December 31, 2028
New strata corporations: within 5 years of strata plan deposit
EPRs are now a permanent strata record, similar in importance to a depreciation report, and must be disclosed on Form B: Information Certificate for prospective buyers.
Artex Engineering can help strata councils interpret EPR findings, coordinate follow-up design work, and align EPRs with EV ready plan submissions and capital planning.
Records, Costs, and Working with Artex Engineering
An EPR becomes part of the strata corporation’s permanent records and must be referenced on the Form B: Information Certificate provided to owners and prospective purchasers.
Budgeting for your EPR
EPR costs can generally be paid from the operating fund (with approval at an annual general meeting by majority vote) or the contingency reserve fund. Strata corporations may finance the EPR from the contingency reserve fund without requiring a majority vote.
Budgeting ahead of the 2026/2028 deadlines helps avoid last-minute premiums and lets councils compare proposals from EPR providers.
A typical EPR engagement takes roughly six to ten weeks from data intake and site visit through to the sealed report.
Choosing a qualified person
Confirm they meet BC’s definition of a qualified person – for complex buildings (Part 3, such as condo towers and high-rises), the report must be prepared by a professional engineer or applied science technologist. For smaller Part 9 buildings, a journeyperson electrician may also qualify.
Ask for example planning reports to ensure the report is clear and council-friendly.
Check that the provider carries appropriate professional registration and errors & omissions insurance.
How Artex Engineering can help
We focus on clear, practical reporting that strata councils and property managers can reference over many years.
We translate EPR findings into conceptual upgrade options and Class D cost estimates for budgeting.
We support bundling electrical planning with EV charging infrastructure design, power systems studies, and other engineering services highlighted on www.artexengineering.com.
We help align EPRs with EV ready plans and capital planning to prepare stratas for growing electricity demands.
Start the process well before your regional deadline to keep your options open and capture available rebates. The Condominium Home Owners Association and provincial guidance materials provide additional templates and resources.
Frequently Asked Questions
Below are common questions strata councils raise once they first hear about electrical planning reports in BC.
Does an electrical planning report replace our strata's depreciation report?
No. EPRs and depreciation reports are separate requirements under the Strata Property Regulation. A depreciation report covers building components and long-term renewal costs (roofs, windows, mechanical systems), while an EPR is focused entirely on the electrical system – assessing existing capacity and forecasting future demands from EV charging, heat pumps, heating, cooling, and energy systems. Many stratas update both around the same time for consistent capital planning.
Can we approve EV charging before our EPR is finished?
The Strata Property Act approval process for EV charging still applies regardless of EPR status, but the province expects councils to use the EPR to understand capacity and risk. Proceeding without an EPR can increase the chance of under-sizing or over-investing in costly upgrades to your electrical system. Having the EPR in hand gives you the technical basis you need to make informed decisions.
Who is considered a "qualified person" to complete an EPR in BC?
The Regulation specifies that for Part 3 buildings (larger or more complex buildings like condo towers), the EPR must be prepared by a professional engineer or applied science technologist. For Part 9 buildings (smaller residential), a journeyperson electrician may also prepare the report. The qualified person must be registered with their BC regulatory body and carry appropriate insurance. Choose someone experienced with strata electrical systems for the best results.
How long does it typically take to obtain an EPR?
Timing varies with building complexity and data availability, but many stratas can expect six to ten weeks from site visit to final report. Councils should gather utility bills, past electrical drawings, and information on planned projects early to streamline the process and give EPR providers what they need.
Will our EPR tell us exactly how many EV chargers we can install?
An EPR provides a high-level assessment of electrical capacity and scenarios for EV charging and other loads, but detailed charger counts, layouts, and circuiting are handled later as part of an EV ready plan or detailed electrical design work. Using the same firm for your EPR and EV charging design – like Artex Engineering – can simplify this handoff and keep your strata plan on track.
