Electric Car Parking and Florida Condo Law What You Need to Know

Florida condo associations must now accommodate electric vehicle (EV) charging stations in parking areas, thanks to recent updates in state law aimed at supporting sustainable transportation. Unit owners have the right to install EV chargers in their designated parking spaces, even without full board approval, as long as safety and insurance requirements are met—making it easier than ever for condo residents to go electric.

Key Takeaways

• Know the law: Florida condo associations must allow EV charging stations under specific conditions.
• Review governing docs: Check your condo’s rules before installing a charging unit.
• Cost responsibility: Owners typically cover installation and electricity costs, not the association.
• Submit a formal request: Written proposals are required for charging station approvals.
• Follow installation guidelines: Use licensed professionals and meet all safety standards.
• Understand shared spaces: Charging stations in common areas need board approval and permits.
• Plan for future changes: Stay updated on evolving EV laws and condo policies.

Understanding the Basics: Electric Cars and Florida Condo Living

Picture this: You’ve just bought your dream electric vehicle (EV), sleek, quiet, and eco-friendly. You’re excited to drive it home to your cozy Florida condo, where you can charge it overnight and wake up to a full battery. But then—reality hits. The condo association says, “Sorry, no charging stations in your spot.” Or worse, you’re told that even installing one is against the rules. Sound familiar? You’re not alone. This is a growing issue for EV owners living in Florida’s vibrant condo communities.

Florida is one of the fastest-growing states for electric car adoption. With over 120,000 registered EVs as of 2023 and a state government pushing for cleaner transportation, it’s clear that electric cars are here to stay. Yet, many condo associations are still catching up with the infrastructure and legal frameworks needed to support EV owners. This creates a frustrating gap between modern technology and outdated community rules. The good news? Florida law is on your side—but it’s not always simple to navigate. Whether you’re a current EV owner, planning to buy one, or managing a condo board, understanding electric car parking and Florida condo law is essential to avoid conflicts and make informed decisions.

Florida’s Legal Framework for EV Charging in Condos

What Florida Law Says About EV Charging Rights

Back in 2012, Florida lawmakers passed a crucial piece of legislation: Section 718.113(8), Florida Statutes. This law is a game-changer for condo owners who want to install EV charging stations. In simple terms, it says that a condo association cannot unreasonably prohibit a unit owner from installing an electric vehicle charging station in their designated parking space—whether it’s an assigned or exclusive-use area.

That “unreasonably prohibit” part is key. It doesn’t mean the association has to pay for it or allow any installation without rules. But it does mean they can’t just say “no” without a valid reason. For example, if you own a dedicated parking spot in the garage or lot, you have the legal right to request a charging station, as long as you follow proper procedures.

Key Requirements for Installation Requests

To exercise your rights under this law, there are a few steps you must follow:

• Submit a written request to the condo board or management, detailing the type of charger, location, and electrical specifications.
• Agree to pay all costs—installation, electricity usage, and any future repairs or removal (if you move or no longer need it).
• Obtain proper insurance (typically liability coverage of at least $1 million) to protect the association in case of damage or accidents.
• Allow the association to inspect the installation before, during, and after to ensure compliance with building codes and safety standards.
• Use a licensed electrician approved by the association (or one they’ve vetted).

Let’s say you live in a Miami high-rise condo with assigned garage parking. You submit a request to install a Level 2 charger (240V) at your spot. The board can’t just deny it because “we don’t like the look of it.” But they can require you to use a specific electrician, get a permit from the city, and show proof of insurance. They can also set rules about signage, cable routing, and noise levels.

Exceptions and Limitations

While the law is strong, there are limits. If your parking spot is shared or non-exclusive (e.g., part of a common area open to all residents), the association has more leeway to say no—or to require a broader solution like a shared charging station for multiple units.

Also, the law doesn’t cover structural or electrical feasibility. If your condo building’s electrical system can’t handle the load of multiple EV chargers without a costly upgrade (like a new transformer), the association may argue that allowing your installation would create an unreasonable burden. In such cases, they might require you to cover the cost of upgrades—or delay approval until a system-wide solution is planned.

Bottom line: The law protects your right to install, but it doesn’t guarantee a free pass. Communication, documentation, and cooperation are essential.

Common Challenges and How to Overcome Them

“The Board Says It’s Against Our Rules”

Imagine you submit your request, and the board responds with, “Our bylaws say no modifications to common areas.” That sounds like a dead end—but it might not be. Remember: your parking spot, if assigned or exclusive, is considered part of your unit’s “limited common elements.” That means the condo law supersedes internal bylaws when it comes to EV charging.

Here’s what you can do:

• Quote the statute directly in your follow-up email: “Per Florida Statute 718.113(8), I am entitled to install a charging station in my designated parking space, provided I meet all requirements.”
• Ask for a written explanation if they deny your request. The law requires them to provide a reason if they claim your request is unreasonable.
• Suggest a compromise, like using a retractable cord system or installing the charger in a way that minimizes visual impact.

One Tampa resident told me she was initially denied because the board said the charger “looked industrial.” She responded by offering to paint the unit in a neutral color and route the cord through a wall conduit. The board approved—and later used her solution as a model for other EV owners.

Electrical Infrastructure Limitations

Not every condo building is ready for EVs. Older structures may have outdated electrical panels, limited breaker space, or insufficient capacity. This is a real issue, especially in South Florida’s mid-century buildings.

But don’t lose hope. Here are practical steps:

• Request an electrical audit from a licensed electrician. Share the report with the board to show the current capacity and what upgrades might be needed.
• Explore load management systems. These smart chargers can cycle power between vehicles, so only one charges at full speed at a time. This reduces strain on the system.
• Propose a phased rollout. Suggest starting with 2–3 chargers and monitoring usage before expanding. This shows you’re not asking for a sudden overhaul.
• Look into utility incentives. Florida Power & Light (FPL) and other providers offer rebates for multi-family EV charging installations. You could use these funds to help offset upgrade costs.

In a Fort Lauderdale condo complex, residents banded together and used an FPL rebate to install six Level 2 chargers in the garage. The board agreed because the cost was low, and the project included a load-sharing controller. Now, 12 owners charge their EVs—without overloading the system.

Insurance and Liability Concerns

Condo associations worry about fires, electrical faults, or damage to common areas. That’s fair. But the law already addresses this: you must carry insurance and allow inspections.

Tip: Work with your insurer to get a rider or endorsement specifically for EV charging. Most major companies (like State Farm or Allstate) now offer this. Show the policy to the board—it reassures them that you’re not putting them at risk.

Also, consider using UL-listed, outdoor-rated charging equipment. These are built to withstand heat, humidity, and salt air—common in Florida. Avoid cheap, uncertified units that could fail or cause hazards.

How Condo Boards Can Support EV Owners (Without Breaking the Bank)

Adopting a Proactive EV Charging Policy

Smart condo boards are getting ahead of the curve. Instead of reacting to individual requests, they’re creating EV charging policies that standardize the process. This makes it easier for everyone—and reduces conflicts.

A good policy should include:

• Approved charger brands and models

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• Permitted installation locations (e.g., only in designated spots)
• Required documentation (insurance, electrician license, city permit)
• Fee structure (if any—e.g., a one-time administrative fee)
• Maintenance and removal responsibilities
• Rules for shared charging stations (if applicable)

For example, a Naples condo association created a policy that requires all EV owners to use a specific brand of smart charger (which reports usage data) and to pay a $500 installation deposit (refundable if removed properly). This ensures consistency and accountability.

Cost-Sharing and Funding Strategies

Upgrading electrical systems can be expensive—but it doesn’t have to be. Here are creative ways to fund EV infrastructure:

• Special assessments: Charge a one-time fee to all owners (e.g., $200) to fund a charging station project. This spreads the cost fairly.
• Grants and rebates: As mentioned, FPL and the Florida Department of Environmental Protection (FDEP) offer grants for multi-family EV charging. Some cover up to 75% of costs.
• Partnerships with charging networks: Companies like ChargePoint or Blink sometimes install chargers for free in exchange for branding or data access. The condo gets the infrastructure; the company gets users.
• Leasing models: Some vendors offer “charging-as-a-service,” where they install and maintain stations for a monthly fee, with no upfront cost.

One Orlando condo complex partnered with a local EV network to install four chargers. The company paid for everything, and the board agreed to let them display their logo on the units. Residents pay a small fee to charge, and the board gets a percentage of revenue. Win-win.

Educating Residents and Building Consensus

Change is hard—especially in tight-knit communities. Some residents may resist EV charging because they don’t understand it, fear rising fees, or worry about noise.

Boards can ease this by:

• Holding a town hall meeting to explain the benefits (lower emissions, increased property value, modern amenities).
• Sharing case studies from other Florida condos that successfully adopted EV charging.
• Creating a “green committee” to oversee sustainability projects, including EV infrastructure.

Empathy goes a long way. One Sarasota board member told me, “We had a resident who said, ‘I’ll never own an EV.’ But when we showed him that charging stations could increase our building’s resale value, he changed his mind.”

Real-World Examples and Success Stories

Case Study: Miami High-Rise with 50+ EV Owners

A luxury high-rise in downtown Miami had over 50 residents with EVs but only two shared charging ports. The board was overwhelmed with requests. They formed an EV task force, hired an electrical engineer, and applied for an FPL rebate. Within six months, they installed 20 Level 2 chargers—10 in private spots, 10 in a shared zone. They used a load management system to prevent overloads. Today, 90% of EV owners have reliable charging, and property values have risen.

Case Study: Tampa Suburban Condo with Limited Space

This 60-unit complex had no garage. Parking was in an open lot with no dedicated spots. The board worried about fairness. Their solution? They installed two shared Level 2 chargers in a central location and created a reservation system via an app. Owners book time slots (max 4 hours), and the system tracks usage. The project cost $8,000, covered by a FDEP grant. Residents pay $0.15 per kWh—slightly above FPL rates—to cover maintenance.

Lessons Learned

These examples show that success depends on:

• Early planning: Don’t wait until every owner has an EV. Start small.
• Collaboration: Involve residents in the process. Listen to concerns.
• Flexibility: Not every solution works for every building. Adapt.

Future Trends and What’s Next for Florida Condos

Smart Charging and Grid Integration

The next wave of EV charging isn’t just about speed—it’s about intelligence. Smart chargers can communicate with the grid, charging during off-peak hours when electricity is cheaper and cleaner. Some even feed power back into the building (vehicle-to-grid, or V2G).

For condos, this means:

• Lower electricity bills
• Potential revenue from grid services
• Reduced strain on local power infrastructure

Florida is already piloting V2G projects with companies like Fermata Energy. Condos that adopt this tech early could become leaders in sustainable living.

State and Local Incentives on the Rise

Expect more support. Florida is expanding its Electric Vehicle Infrastructure Grant Program, with $100 million allocated for 2024–2026. Local cities like St. Petersburg and Orlando are offering additional rebates. Condo boards should monitor these programs—they could cover most of the cost.

Legal Updates and Advocacy

Advocacy groups are pushing for even stronger laws. For example, a 2024 bill (not yet passed) would require all new condos in Florida to include EV-ready parking. If it becomes law, it will make future installations easier.

Until then, owners and boards can join organizations like the Florida Association of Community Managers (FACM) or Sierra Club Florida to stay informed and advocate for change.

Your Action Plan: What to Do Now

Whether you’re an EV owner or a board member, here’s how to move forward with confidence in the world of electric car parking and Florida condo law:

• If you’re a resident: Know your rights. Submit a formal request. Offer solutions, not demands. Work with your insurer and a licensed electrician.
• If you’re on the board: Review your bylaws. Create an EV policy. Explore grants. Communicate openly with residents.
• If you’re planning to buy: Ask about EV charging during your condo inspection. Check if there’s a waiting list or policy in place.
• For everyone: Stay informed. Laws and tech are evolving fast. Attend local sustainability events. Share success stories.

Remember: This isn’t just about parking spots or chargers. It’s about adapting to a cleaner, smarter future. Florida’s condo communities can lead the way—if they work together.

Scenario	Your Right Under Florida Law	Recommended Action
You have an assigned parking spot	Can install a charger with proper insurance and procedures	Submit written request; provide electrician info and insurance
Parking is shared/common	No automatic right; association can deny or require shared solution	Propose a shared charging station with reservation system
Board denies request	They must provide a written reason if claim is “unreasonable”	Appeal with evidence (statute, feasibility study, insurance)
Electrical system can’t handle load	Association may require you to pay for upgrades	Explore load management, phased rollout, or utility rebates
You’re on the board	Must follow the law but can set reasonable rules	Create an EV policy; apply for grants; educate residents

The road ahead for electric car parking in Florida condos isn’t always smooth—but it’s getting better every year. With the right knowledge, communication, and a bit of patience, you can navigate the rules, overcome challenges, and enjoy the benefits of clean, convenient EV charging. After all, your condo isn’t just a home. It’s part of a movement toward a greener future.

Frequently Asked Questions

Can my Florida condo association restrict electric car parking?

Under Florida condo law, associations cannot outright ban electric vehicle (EV) parking, but they can impose reasonable rules. For example, they may require EVs to be charged in designated areas to ensure safety and accessibility.

Does Florida condo law require charging stations in parking areas?

Yes, recent updates to Florida condo law (Section 718.113) require associations to install EV charging stations if a unit owner requests it and meets certain conditions. The owner typically covers installation costs, while the association manages maintenance.

Can I install my own EV charger in my condo parking spot?

You may install a charger with prior approval from your condo board, per Florida law. The association can set guidelines (e.g., wiring safety) but cannot unreasonably deny the request if you comply with regulations.

Who pays for electricity if I use a shared EV charging station?

The condo association can either bill the unit owner for their usage or include the cost in common area fees. Most agreements require the EV owner to cover individual consumption to ensure fairness.

Are there legal protections for renters with electric cars in Florida condos?

Yes, renters have the same rights as owners under electric car parking rules. The condo association must accommodate their request for charging access, though the lease agreement may outline specific terms.

What if my condo refuses to allow EV charging despite Florida laws?

You can file a complaint with the Florida Division of Condominiums or pursue mediation. Legal action is an option if the association violates state statutes on EV accommodations.