26 Mar, 2025
Electrical Planning Reports
Electrical Planning Reports

As communities across British Columbia shift toward electric vehicle adoption and energy-efficient heating and cooling systems, one thing is clear—our buildings need more power. Not just metaphorically, but literally.

If you live in or manage a strata property in BC, you’ve likely heard rumblings about Electrical Planning Reports, or EPRs. Maybe you’ve seen the deadlines. Maybe your council is wondering how to start. This article will break it all down—from what an EPR is, why it’s needed, who can do it, and how your strata can plan for it wisely.

What Is an Electrical Planning Report?

An Electrical Planning Report (EPR) is a one-time technical report that evaluates the electrical capacity of your strata property. It reviews how much electricity your building currently uses, how much demand it could face in the future (think EV chargers and heat pumps), and what upgrades might be needed to handle it all.

A Legal Requirement Under Bill 22

In May 2023, Bill 22 became law in British Columbia. This legislation now requires all strata corporations with five or more units to obtain an Electrical Planning Report. Depending on where your property is located, you’ll need to complete this report by either December 31, 2026 or December 31, 2028.

And no—you can’t vote your way out of it. There is no exemption, even by a ¾ vote.

Why Strata Communities Need Electrical Planning Reports

Let me paint you a picture.

A townhouse community decides to install EV chargers. A few residents already have electric vehicles, and others are considering switching over. But then the property manager gets a call: “We don’t have enough capacity in the main electrical system to support more than two chargers.” Suddenly, the plan screeches to a halt.

This isn’t a rare situation. It’s exactly what an EPR is meant to prevent.

Shifting to Electric: A New Normal

We’re in a transition period. Many strata communities are:

  • Replacing gas furnaces with heat pumps
  • Installing EV chargers in shared or private garages
  • Switching to electric make-up air systems or hot water tanks

All of these create new electrical demands—and older electrical systems may not be ready.

Planning Before Problems Arise

An EPR helps your strata:

  • Understand current electrical usage
  • Forecast future demand
  • Identify limitations or safety risks
  • Plan upgrades and avoid expensive surprises

What’s Included in an Electrical Planning Report?

Not all reports are created equal. The Province of BC has laid out specific requirements for what must be included in an EPR. Here’s what your report should cover.

🧾 Required Contents

  • Date of the report
  • Name and qualifications of the report provider
  • Errors & Omissions (E&O) insurance coverage (if any)
  • Whether there’s a relationship between the provider and your strata

⚡ Electrical System Analysis

  • Current capacity and peak demand of your electrical system
  • List of all systems drawing electricity (EV chargers, heat pumps, elevators, lighting, etc.)
  • Spare capacity, if any
  • Forecast of future demand (for systems powered by gas or propane today)
  • Estimate of additional capacity needed if systems were converted to electric
  • Options to reduce demand, such as:
    • LED lighting upgrades
    • Photovoltaic (solar) systems
    • Energy management systems for EV charging

🔧 Suggested Improvements

  • Practical upgrades to increase capacity
  • Estimate of added capacity from these upgrades
  • Consideration of your utility provider’s delivery limits

Who Can Provide an Electrical Planning Report?

Not just anyone with a toolbox can write up an EPR. The person must be considered a “qualified person” under the Skilled Trades BC Act or Professional Governance Act.

Depending on Your Building Type

For Part 9 Buildings (low-rise residential buildings under the BC Building Code), qualified professionals include:

  • A professional electrical engineer
  • An applied science technologist
  • A licensed journeyperson electrician

Always confirm credentials before hiring. You want someone who understands your building type—and can communicate the findings in a clear, council-friendly way.

Getting Started: Steps for Strata Councils

If you’re reading this and thinking, “This sounds like a lot,” don’t worry—it’s manageable. Here’s how to get started:

📝 First Steps

  • Survey owners: Gauge interest in future upgrades like EV charging or heat pumps.
  • Budget: Include the cost of the EPR in your annual or contingency budget (it’s a one-time report).
  • Gather documents:
    • Utility bills and usage history
    • Operating permits
    • Site drawings
  • Professional: Contact a qualified professional
  • Schedule a site visit: This may include access to electrical rooms, rooftops, parkades, etc.

Key Takeaways for Strata Councils

Here’s a quick-hit list of what your strata needs to remember:

  • ✅ All BC stratas with 5+ units must obtain an EPR
  • 📅 Deadline: Dec 31, 2026 (Metro Van, Fraser Valley, Capital Region) or Dec 31, 2028 (rest of BC)
  • 📌 Must be attached to Form B and stored permanently
  • ⚙️ Should include demand forecasts, reduction strategies, and upgrade suggestions
  • 🧑‍🔧 Must be prepared by a qualified person

Summary

Electrical Planning Reports are more than a new checkbox on a to-do list—they’re a proactive tool to keep your community moving forward. With electric systems playing a bigger role in our daily lives, stratas need to be sure their infrastructure can keep up.

Completing your EPR isn’t just about meeting a deadline—it’s about setting your community up for success, safety, and sustainability.

Frequently Asked Questions (FAQ)

Can we get an EV Ready Plan instead of an EPR?

No. An EV Ready Plan is not a substitute for an EPR. However, they can be completed at the same time, and EV Ready Plans may help you access rebates.

Who pays if the building needs a utility upgrade?

The cost of upgrades, such as increasing power from BC Hydro, typically falls on the strata corporation. This is why early planning is essential.

Can we skip the EPR with a ¾ vote?

No. Strata corporations cannot exempt themselves from this requirement by vote or bylaw.

How often do we need to do an EPR?

Just once. EPRs are one-time evaluations, but should be updated if major building changes occur.

Where do we keep the EPR?

Once completed, the EPR must be kept as a permanent strata record and attached to any Form B disclosure.