26 Mar, 2025
Understanding the Regulations Behind Electrical Planning Reports
Electrical Planning Reports

Understanding the Regulations Behind Electrical Planning Reports

If you’re part of a strata council in British Columbia, you’ve probably heard the phrase “Electrical Planning Report” being tossed around at meetings lately. Maybe you’ve even seen the deadlines. But what’s really behind this requirement? Why now? And what legal obligations do stratas actually have?

In this article, we’ll explore the regulatory backbone of Electrical Planning Reports—specifically, Bill 22 and its related regulations. We’ll also cover how these changes fit into BC’s broader goals around sustainability, electrification, and infrastructure planning for strata housing.

Let’s dig into the legislation that’s reshaping how strata corporations manage electrical capacity.

What Is Bill 22?

A Legislative Push Toward Electrification

Bill 22, officially titled Strata Property Amendment Act (2023), was introduced in the BC Legislature to ensure that strata corporations can meet the growing electrical demands of their buildings. It passed in May 2023, and the associated regulations came into effect in December 2023.

At the heart of Bill 22 is this idea: buildings need to plan ahead as more residents switch to electric vehicles, heat pumps, and other electric-powered systems. Without proper planning, some strata buildings simply won’t have the infrastructure to support this shift.

So the Province stepped in to make Electrical Planning Reports mandatory.

What Does Bill 22 Require?

Mandatory Electrical Planning Reports (EPRs)

Strata corporations in BC that have five or more strata lots are now legally required to obtain an Electrical Planning Report. This is not an optional recommendation—it’s now written into regulation.

Who Must Comply?

All strata corporations of five units or more must comply, including:

  • High-rise and low-rise apartment buildings
  • Townhouse complexes
  • Bare land strata developments
  • Leasehold strata properties
  • Commercial, industrial, and recreational stratas

Yes, that includes strata-run airports and marinas!

Important Deadlines Under the Regulation

The province has set two clear deadlines for when your strata must have the EPR completed:

📅 December 31, 2026

Applies to strata corporations in:

  • Metro Vancouver
  • Fraser Valley Regional District
  • Capital Regional District (Southern Vancouver Island and Gulf Islands)

📅 December 31, 2028

Applies to strata corporations in all other parts of BC.

⏳ These deadlines aren’t flexible, and failing to comply could result in legal and administrative consequences for strata corporations—especially when it comes to disclosures on Form B certificates.

What Are the Official Regulations?

The implementation details of Bill 22 are found in Regulation 5.11 of the Strata Property Regulation. This regulation outlines the contents, qualifications, and retention rules for an Electrical Planning Report.

Here’s a breakdown of what the regulation mandates:

What the Report Must Contain

  • Date of the report
  • Name and professional qualifications of the provider
  • Whether they hold E&O insurance
  • Relationship (if any) between the provider and strata

Required Technical Evaluation

The EPR must include:

  • Current electrical capacity and peak demand
  • A list of systems using electricity (lighting, ventilation, EV charging, etc.)
  • Future demand estimates for electrified systems
  • Strategies to reduce demand (e.g. LED lighting, energy management)
  • Suggested upgrades or modifications to increase capacity
  • An estimate of how much capacity could be added by these upgrades

Who Can Provide an EPR Legally?

The regulations are very clear on this: not just anyone can prepare an EPR. It must be completed by a qualified person, which depends on your building type.

Qualified Professionals

For buildings governed by Part 9 of the BC Building Code (typically residential, low-rise buildings), a report can be prepared by:

  • A licensed professional engineer with electrical qualifications
  • An applied science technologist registered under the Professional Governance Act
  • A journeyperson electrician, under the Skilled Trades BC Act

For more complex buildings (Part 3), higher-level qualifications may be required.

Legal Implications and Record-Keeping Requirements

One-Time, But Not Disposable

Electrical Planning Reports are one-time requirements, but they’re not temporary documents. They must be:

  • Stored permanently in the strata’s records
  • Attached to Form B: This is the certificate provided to potential buyers, and failure to include an EPR could risk liability

No Opt-Out Clause

Some strata members might wonder if they can vote to avoid the cost or complexity of obtaining a report.

The answer is no. Under Bill 22, there is no exemption, even by ¾ vote. Every eligible strata must comply.

Why This Legislation Matters

Let’s take a step back. Why did the Province push this legislation forward?

Supporting Provincial Climate Goals

BC’s long-term energy and climate goals include:

  • Expanding electric vehicle adoption
  • Transitioning away from fossil fuels in buildings
  • Reducing overall greenhouse gas emissions

Electrical Planning Reports support these goals by ensuring that strata housing infrastructure doesn’t become a bottleneck in the transition.

Protecting Strata Communities from Risk

Planning ahead protects strata communities from:

  • Unexpected upgrade costs
  • Overloaded or unsafe electrical systems
  • Missed opportunities for rebates and grants (especially for EV-ready infrastructure)

Summary

Electrical Planning Reports are no longer just a nice idea—they are now a regulatory requirement under Bill 22 in British Columbia.

These reports aren’t about bureaucracy. They’re about ensuring our homes and communities are prepared for the future—equipped with the infrastructure needed to support electric vehicles, energy-efficient heating and cooling, and safer, greener living.

For strata councils, the message is clear: start planning now. The deadlines may seem far away, but good planning takes time—and your community deserves to be ahead of the curve, not scrambling to catch up.

Frequently Asked Questions (FAQ)

Can our strata vote not to do an EPR?

No. This is a provincial mandate. All strata corporations with 5 or more units must comply, and there is no option to vote your way out.

Are EPRs only required in cities or urban areas?

No. Bill 22 applies province-wide—including rural and remote strata communities.

Do commercial or recreational stratas need an EPR?

Yes. All strata types—residential, commercial, recreational (like golf courses, marinas), and leasehold—must comply if they have five or more lots.

Who checks if we’ve completed an EPR?

While there is currently no centralized enforcement body, your Form B disclosures and potential buyers will expect this document. Missing it could raise red flags in real estate transactions or during disputes.

Can we use the Contingency Reserve Fund to pay for the report?

Yes. Since it’s a one-time expense, many strata corporations fund it from the CRF. Check your budget and voting rules for approval.