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Who We Serve —
Strata Councils, Property Managers & Multi-Unit Developers
VanIsle Electrical's strata and multi-unit electrical practice is built for property professionals managing complex electrical infrastructure across Vancouver Island.
Electrical Planning Reports for BC Strata Corporations —
Meet Your December 2026 & 2028 Deadlines
This section is the most time-sensitive content on this page. If your strata corporation has not yet obtained its Electrical Planning Report (EPR) under section 94.1 of the BC Strata Property Act, you need to act now. VanIsle Electrical's licensed journeyman electricians are qualified to complete EPRs for Part 9 strata buildings under the updated October 2025 regulations.
What Is a BC Strata Electrical Planning Report?
An Electrical Planning Report is a formal assessment of your strata corporation's electrical infrastructure — required by law under section 94.1 of the BC Strata Property Act for all strata corporations with five or more lots. It is not an inspection for the sake of inspection. It is a legally mandated planning tool designed to help your strata council understand the current state of your electrical system, how much capacity you have, what load additional electrical demands (heat pumps, EV charging, induction cooking) will add, and what upgrades you will need to accommodate the electrification of building systems that BC's CleanBC roadmap makes inevitable.
The EPR is distinct from a depreciation report — though the two documents overlap and should be coordinated. The EPR focuses specifically on electrical capacity, distribution infrastructure, metering, and the strata's ability to support future electrification. It is attached to the Form B Information Certificate, which means it is disclosed to every prospective buyer of a strata unit in your complex. A well-prepared EPR by a qualified electrician protects both the strata council and the property values in your building.
The Deadlines You Cannot Miss
Strata corporations in Metro Vancouver must complete their reports by December 31, 2026. For most Vancouver Island strata corporations — including those in Nanaimo, Parksville, Courtenay, and Campbell River — strata corporations with five or more strata lots are required to obtain an electrical planning report. For all strata corporations with 5 or more strata lots outside these major urban districts, the deadline for obtaining an electrical planning report is December 31, 2028. For strata corporations in the Capital Regional District (Victoria area), the deadline is December 31, 2026.
Those deadlines sound distant. They are not. Qualified EPR providers across BC are already booking into 2026 and beyond. Strata corporations that wait until 2027 or 2028 to begin will face a compressed market with limited availability and potentially higher costs. The prudent approach — recommended by both VISOA (the Vancouver Island Strata Owners Association) and CHOA — is to commission your EPR now.
Who Can Complete Your Strata Electrical Planning Report?
Under the Strata Property Regulation as updated by Order in Council OIC 497-2025 (effective October 27, 2025), the following qualified persons can complete an EPR:
For Part 9 buildings (under 3 storeys AND under 600 sq metres in floor area — most townhouse strata developments on Vancouver Island):
- A professional engineer registered with APEGBC
- An applied science technologist registered with ASTTBC
- A journeyperson electrician in the construction electrician or industrial electrician trade — this is VanIsle Electrical's qualification for Part 9 EPRs
For Part 3 buildings (over 3 storeys OR over 600 sq metres — most condominium towers and mixed-use strata buildings):
- A professional engineer registered with APEGBC
- An applied science technologist registered with ASTTBC
- VanIsle Electrical coordinates with registered engineers for Part 3 EPRs where required
For most Vancouver Island strata developments — the majority of which are townhouse complexes (Part 9) rather than high-rise towers — VanIsle Electrical's Red Seal journeyman electricians are fully qualified to complete your EPR independently.
What Your Strata Electrical Planning Report Includes
A VanIsle Electrical Electrical Planning Report provides:
- Complete description of your strata corporation's electrical system — service entrance capacity, distribution equipment, metering configuration, and common property circuits
- Current peak demand analysis — what your building is actually drawing versus what your service capacity allows
- Available spare capacity — the headroom you have for additional loads before a service upgrade is required
- Load analysis for electrification scenarios — what heat pump replacement of gas boilers will add to your load; what full EV charging infrastructure for your parkade will add; what induction cooking conversion would add
- Order-of-magnitude cost estimates for electrical service upgrades if required — the planning information your strata council and reserve fund planner need
- Identification of existing deficiencies in common property electrical systems that require remediation
- Recommendations for load management strategies that may defer or eliminate the need for a service upgrade
- All required information under Strata Property Regulation sections 5.7 to 5.12, formatted for attachment to the Form B Information Certificate
Strata EV Charging Infrastructure —
Vancouver Island Multi-Unit Buildings
EV charging in strata properties is the fastest-growing electrical service request VanIsle Electrical receives from strata councils and property managers on Vancouver Island. The combination of owner demand, provincial legislation, and significant CleanBC rebates has created a market where strata corporations that plan ahead — through an EPR and an EV Ready assessment — can fund most of their EV charging infrastructure with government money. Those that wait, and then respond reactively to individual owner requests, often end up with a more expensive, less organized solution.
Why Strata EV Charging Is Different From Residential EV Charging
Installing an EV charger in a single-family home is a simple single-circuit project. Installing EV charging in a strata parkade is a complex multi-phase infrastructure project that touches shared electrical systems, metering arrangements, cost allocation between owners, and BC Hydro service capacity — all within a legal framework that the Strata Property Act now governs in detail.
The key challenges we solve for strata EV charging projects:
- Electrical capacity assessment. Most strata parkades built before 2010 were not designed to support significant EV charging load. A proper electrical capacity assessment — ideally incorporated into the Electrical Planning Report — determines how many Level 2 stalls can be added before a service upgrade is needed, and what smart charging management can do to stretch that capacity further.
- Shared versus dedicated metering. We design and install metering infrastructure that allows individual strata owners to be billed separately for the power they use to charge their vehicles — a requirement for CleanBC rebates and a fairness requirement for strata councils.
- Load management systems. Smart EV charging management systems (often called "smart charging" or "managed charging") allow more chargers to share a fixed electrical capacity by dynamically allocating power between stalls based on real-time demand. We design and install load management systems that allow strata corporations to maximize the number of charging stalls without immediately triggering a service upgrade.
- Conduit infrastructure. In multi-phased EV charging deployments — where a strata wants to install chargers for willing owners now and leave infrastructure for others later — we install conduit for future circuits at the same time as the initial installation, eliminating the cost of opening walls and floors a second time.
- TSBC permits and BC Hydro coordination. All EV charging infrastructure in a strata parkade requires TSBC electrical permits and, for any service-level changes, BC Hydro notification and coordination. We handle both.
CleanBC Go Electric Strata EV Charging Rebates
The CleanBC Go Electric program provides substantial rebates for strata EV charging infrastructure installation. Current rebate levels for strata properties include:
- Up to $2,000 per Level 2 EV charging stall for eligible strata charging projects
- Up to $150,000 for larger multi-unit residential EV charging infrastructure projects (fleet-scale)
- Rebates for EV Ready infrastructure — conduit, panels, and wiring installed in advance of charger installation — which can fund the electrical backbone before owners have purchased EVs
- Requirements: BC Hydro service territory, TSBC-permitted installation, application through an eligible installer
VanIsle Electrical is an authorized installer for CleanBC rebate applications. We handle all rebate paperwork on your behalf as part of the project scope.
Your Electrical Planning Report is now a prerequisite for most strata EV charging projects — once your strata has the EPR, the path to owner-requested EV charging becomes governed by the updated Strata Property Act process, which makes it significantly easier for owners to get chargers installed and harder for strata councils to deny or delay compliant requests.
→ Request a Strata EV Charging AssessmentStrata Common Property Electrical Maintenance —
Vancouver Island
Common property electrical systems in strata buildings are the shared responsibility of the strata corporation — and the strata council is legally accountable for maintaining them in a safe and functional condition. Under the BC Strata Property Act and the BC Safety Standards Act, the strata council that allows common property electrical systems to deteriorate is exposed to liability that individual homeowners in the building can enforce.
VanIsle Electrical provides structured, documented electrical maintenance programs for strata common property across Vancouver Island. Our maintenance programs are designed specifically for property managers who need consistent scheduling, detailed service reports, and documentation that satisfies depreciation report requirements and insurance audits.
Strata Electrical Maintenance Program Options
We offer three structured maintenance program tiers for strata and multi-unit clients, plus fully custom scopes for large or complex properties.
Essential Annual Program
For smaller strata complexes (under 20 units), bare land stratas, and townhouse stratas without shared parkade infrastructure
- Annual common area panel inspection and thermal imaging
- Emergency lighting discharge test and log
- Exterior lighting condition assessment
- Written report suitable for depreciation report and insurance submission
Starting from: Site-specific quote — contact us
Standard Strata Maintenance Program
Most popular for mid-size strata complexes (20–80 units) with shared parkade and common area lighting
- Semi-annual visits (spring and fall)
- Full panel and distribution board thermal imaging
- Emergency lighting testing and log (both visits)
- Parkade and exterior lighting inspection and lamp inventory
- Amenity room electrical inspection
- Priority scheduling for any repairs identified
Starting from: Site-specific quote — contact us
Comprehensive High-Rise / Large Complex Program
For strata towers, mixed-use stratas, and properties with TSBC electrical operating permits
- Quarterly visits
- Power quality analysis with 24-hour logging
- Full load balancing assessment on multi-phase systems
- Elevator electrical supply inspection
- EV charging infrastructure inspection (if installed)
- TSBC operating permit maintenance log
- Annual compliance summary report
- Dedicated commercial account manager
- Priority 2-hour emergency dispatch
Starting from: Site-specific quote — contact us
Strata Electrical Panel Upgrades & Service Upgrades —
Vancouver Island
The most common capital electrical project for older strata buildings on Vancouver Island is an electrical service upgrade. Buildings constructed in the 1970s, 1980s, and early 1990s were designed around the electrical load of that era — before EV charging, heat pumps, induction ranges, and in-suite laundry became standard. Many of these buildings are at or near their electrical service capacity, with no room to add the loads that owners now want and BC's electrification policy increasingly requires.
Your Electrical Planning Report will quantify exactly where your building sits relative to its service capacity and what a service upgrade would cost. VanIsle Electrical then designs and implements that upgrade — from BC Hydro coordination through to new panel installation, switchboard replacement, sub-metering upgrades, and final TSBC inspection.
What a Strata Service Upgrade Involves
A typical strata electrical service upgrade involves:
BC Hydro Application & Coordination
Any increase in a strata building's service capacity requires BC Hydro approval. We manage the application, the schedule coordination with BC Hydro's service connection team, and the tie-in at the meter base — a sequence that requires precise coordination to minimize building-wide outage time.
Main Switchboard Replacement
The main switchboard in a strata building is the central distribution point for all building electrical loads. Older switchboards — particularly those with obsolete breaker technology or undersized bus capacity — are replaced with new switchboards sized for the upgraded service and pre-configured for future load additions including EV charging distribution panels.
Sub-Panel Upgrades & Meter Stack Replacement
Many Vancouver Island strata buildings have meter stacks that were designed for individual suite loads of 40–60 amps. Adding EV charging, suite heat pumps, and in-suite laundry requires meter socket upgrades and, in many cases, new dedicated sub-panels for the EV charging distribution system.
Suite Main Breaker Upgrades
Where individual suite panels are undersized for the new loads owners want to add, we upgrade suite main breakers as part of the building-wide service project — significantly reducing the per-suite cost compared to doing each suite separately.
Load Management Integration
Rather than simply upgrading service capacity, we often recommend integrating a load management system alongside the upgrade — allowing the new service to support more EV charging stalls and more heat pumps than the raw panel capacity would otherwise suggest, by dynamically managing peak demand.
Strata Metering, Suite Electrical & Submetering Solutions
Individually Metered vs. Bulk-Metered Strata Buildings
Vancouver Island strata buildings fall into two main categories from an electrical perspective: individually metered (where BC Hydro meters each suite directly and each owner pays BC Hydro directly) and bulk-metered (where BC Hydro provides a single service to the building and the strata or a submetering company allocates costs internally). Each configuration has different electrical infrastructure requirements and different implications for adding EV charging.
VanIsle Electrical works with both configurations and with submetering companies to design and install the electrical infrastructure that accurately and fairly meters EV charging consumption, common area consumption, and suite consumption — giving strata councils the data they need and giving owners the billing transparency they are entitled to under the Strata Property Act.
Submetering for EV Charging
When a strata installs shared EV charging infrastructure in the parkade, individual usage metering is both a CleanBC rebate requirement and a fairness requirement under the Strata Property Act. We design and install EV charging submetering systems that:
- Measure each stall's consumption independently
- Integrate with smart charging management platforms for billing automation
- Provide the data export format your property management software requires
- Meet BC Hydro's requirements for revenue-grade metering on shared EV infrastructure
Suite Electrical Work — Owner-Requested Alterations
When strata owners request electrical alterations inside their suites — adding a heat pump circuit, installing an EV charger in their designated parking stall, upgrading their suite panel — they are subject to a bylaw approval process under the Strata Property Act. VanIsle Electrical navigates this process regularly:
- We provide written quotes and scope of work descriptions that strata councils can attach to bylaw approval motions
- We pull TSBC permits for all in-suite work, ensuring the strata has documented evidence of code-compliant installation
- We coordinate installation timing with the strata council's maintenance schedule and building access rules
- We do not start in-suite work without the strata council's written authorization — protecting both the owner and the corporation from unauthorized alteration exposure
24/7 Emergency Electrical Services for Strata Buildings —
Vancouver Island
A tripped common property breaker at 2 AM affects every resident on that circuit. A failed parkade lighting system creates immediate safety and liability exposure. A main switchboard fault can cut power to an entire building. These are not events that wait for business hours.
VanIsle Electrical provides 24/7 emergency electrical response for strata buildings and multi-unit properties across Vancouver Island. Strata maintenance program clients receive priority dispatch — a 2-hour response window regardless of time of day.
For property managers: Our commercial emergency line is (250) 327-1151. We maintain detailed records of every property in our maintenance program — panel configurations, service capacity, access codes, and key contact names — so that when your 2 AM call comes in, our electrician arrives knowing your building.
For strata councils calling outside a maintenance program: We respond to all strata emergency calls across Vancouver Island on a best-available basis. For buildings we have not previously serviced, our electrician's first action is a building assessment before beginning any repair work — because working on unfamiliar common property electrical systems without understanding the configuration creates additional risk.
Common strata electrical emergencies we respond to:
- Common property breaker trips affecting multiple suites
- Main panel or switchboard faults
- Parkade lighting failure
- Emergency lighting or exit sign failure (fire code compliance urgency)
- Common area power outages — laundry, lobby, elevator, amenity
- Storm-related electrical damage to common property
- EV charging infrastructure faults
- Suite electrical emergencies where the fault is in common property wiring
Strata & Multi-Unit Electrical Services
Across Vancouver Island
Why Strata Councils & Property Managers
Choose VanIsle Electrical
What Strata Councils & Property Managers
Say About VanIsle Electrical
Frequently Asked Questions —
Strata & Multi-Unit Electrical Services, Vancouver Island
An Electrical Planning Report (EPR) is a legally required assessment of your strata building's electrical infrastructure under section 94.1 of the BC Strata Property Act. Any strata corporation with five or more strata lots must obtain one. For strata corporations in the Capital Regional District (Victoria area) and Metro Vancouver, the deadline is December 31, 2026. For strata corporations in other parts of BC — including most of Vancouver Island outside the CRD — the deadline is December 31, 2028. VanIsle Electrical's Red Seal journeyman electricians are qualified to complete EPRs for Part 9 buildings (townhouse and low-rise strata developments). Book a free EPR consultation →
Under the updated Strata Property Regulation (as amended by OIC 497-2025, effective October 27, 2025), EPRs for Part 9 buildings (under 3 storeys and under 600 sq metres floor area) can be completed by a professional engineer, an applied science technologist, or a journeyperson electrician in the construction or industrial electrician trade. EPRs for Part 3 buildings (large and complex multi-storey structures) require a professional engineer or applied science technologist. VanIsle Electrical's journeyman electricians are qualified for Part 9 EPRs and coordinate with registered engineers for Part 3 buildings.
EPR cost depends on the complexity of your strata building, the number of units, and the type of electrical infrastructure. A small townhouse strata (under 20 units, simple common infrastructure) will be quoted at a significantly lower rate than a large mixed-use tower with complex distribution equipment. Contact VanIsle Electrical for a site-specific EPR quote — we provide a fixed-price quote after an initial consultation and site review.
Under the updated BC Strata Property Act, once your strata's EPR deadline has passed (whether or not you have obtained the report), owners may begin requesting EV charging alterations to common property under the processes set out in the Act. Having your EPR in hand before this happens allows your strata council to respond to owner requests with accurate information about your building's electrical capacity and what upgrades would be required. Attempting to respond to EV charging requests without an EPR puts your strata council at a significant disadvantage. We strongly recommend obtaining your EPR before the deadline — and before owners begin requesting chargers.
VanIsle Electrical provides the complete range of strata and multi-unit electrical services on Vancouver Island, including: Electrical Planning Reports (EPRs) under section 94.1 of the Strata Property Act; common area and parkade lighting maintenance and LED upgrades; emergency lighting testing and compliance documentation; panel and switchboard inspection, maintenance, and upgrades; service capacity upgrades including BC Hydro coordination; EV charging infrastructure design, installation, and metering; thermal imaging of common property electrical equipment; submetering installation for EV charging; in-suite electrical work for owner-approved alterations; and 24/7 emergency response. See our full service list above or contact us for a site-specific program proposal.
At minimum, an annual professional inspection of all common property electrical systems — including panel thermal imaging, emergency lighting discharge testing, and parkade/exterior lighting assessment — is appropriate for most strata complexes. Properties with TSBC electrical operating permits, older distribution equipment, or significant EV charging infrastructure should have semi-annual or quarterly inspections. The inspection frequency appropriate for your specific building is part of our recommendation at the site assessment stage. Our written maintenance reports are formatted to satisfy depreciation report maintenance evidence requirements.
No. A depreciation report covers all common property components — roofing, plumbing, structural, mechanical, and electrical — and provides a financial forecasting model for the strata's reserve fund. An Electrical Planning Report focuses specifically on the electrical system, with a detailed assessment of current capacity, future load scenarios (EV charging, heat pumps, electrification), and the order-of-magnitude costs of upgrades. Both documents are required by different sections of the Strata Property Act and Regulation, and both should be coordinated — your EPR provides the electrical data that your depreciation report author needs for that component of the financial analysis.
Yes. We handle all CleanBC Go Electric rebate applications for strata EV charging projects on behalf of our clients. We are a familiar with the program requirements, the documentation formats, and the eligible cost categories. Current CleanBC rebates for strata EV charging include up to $2,000 per Level 2 stall and up to $150,000 for larger multi-unit EV charging infrastructure projects. We provide a rebate estimate as part of every strata EV charging project quote.
Yes — phasing is a standard approach for strata electrical capital projects, and your Electrical Planning Report is the tool that makes phasing work. The EPR identifies which components require urgent attention versus which can be scheduled over a 3–5–10 year horizon, allowing your strata council to incorporate electrical capital expenditures into the reserve fund plan in a structured way. We design EV charging infrastructure projects to be expandable — installing conduit and panel capacity for future stalls at the time of initial installation, so that adding stalls later costs a fraction of what a full retrofit would.
Contact VanIsle Electrical —
Vancouver Island's Strata Electrical Specialists
Whether your strata council needs an Electrical Planning Report before the 2026 or 2028 deadline, your property management company needs a reliable maintenance contractor for your portfolio, or your building needs EV charging infrastructure before owner demand outpaces your electrical capacity — VanIsle Electrical is the strata electrician Vancouver Island trusts.
Free site consultations. Fixed-price quotes. Red Seal journeyman electricians. TSBC-compliant documentation. 24/7 emergency response.
Serving every Vancouver Island strata community:
Nanaimo · Parksville · Qualicum Beach · Victoria · Langford · Saanich · Oak Bay · Duncan · Ladysmith · Courtenay · Comox · Campbell River · Port Alberni · Tofino · Ucluelet · Salt Spring Island · And all of Vancouver Island