Owning an electric vehicle is simple when you have your own garage. It gets more complicated in a condo, HOA community, or apartment building, where a board or landlord can stand between you and a charger. That’s where right to charge laws come in, giving residents in shared housing a legal path to install one.

California’s right to charge law changed again in 2026, and the update affects insurance rules for homeowners association members. California EV charging laws treat HOA and condo owners differently from apartment renters, so the applicable statute depends on the property and parking arrangement. A handful of other states have their own right to charge laws too, each with its own conditions and paperwork.

A right to charge law limits how much an HOA, condo association, or landlord can block a resident from installing an EV charging station. These laws don’t hand out free chargers or unlimited access. They remove unreasonable roadblocks and set ground rules for the approval process.

• The right to submit a written request for an EV charger

• Protection from outright denial when the request meets the law’s conditions

• A defined approval process, including reasonable rules on placement and appearance

• In many states, a deadline for the board or landlord to respond

• A free charger or free installation

• The right to install anywhere on the property

• Coverage for every renter or every association, since protections vary by state and property type

• Unlimited electricity use without cost responsibility

California’s protections for HOA and condo owners come from Civil Code Section 4745. California has used several policies to expand access to clean energy technologies over the years. This one addresses an existing owner’s ability to install EV charging in an HOA or condo community, and it keeps associations from banning installations outright, though it still allows reasonable conditions. A California HOA electric car charging policy may set its own application, design, and documentation requirements, but it can’t conflict with what Section 4745 already guarantees.

Section 4745 may protect installations within an owner’s unit, in a deeded or designated parking space, or in certain common-area and exclusive-use common-area locations. The requirements vary depending on where the equipment and wiring will be placed.

• Within the owner’s unit

• In a designated or deeded parking space

• In a common area or exclusive-use common area, when those first two locations aren’t available or workable

Installing in a common area comes with extra strings attached. Owners typically need association approval, a licensed contractor, and a written agreement covering maintenance, liability, and how wiring crosses shared property. Anyone weighing site options may also want to check general charging station siting rules before committing to a location.

Senate Bill 770 took effect January 1, 2026, and it removed a requirement that had frustrated homeowners for years. Before SB 770, owners had to name their HOA as an additional insured on their liability policy, and many insurance carriers simply wouldn’t offer that kind of coverage.

• Owners no longer have to name the HOA as an additional insured

• Owners still need to carry liability insurance for the charger

• Owners still provide the HOA with a certificate of insurance

• Cost, maintenance, and damage responsibilities haven’t changed

An HOA must process an EV charger application the same way it would an architectural modification request, and the response has to be in writing. If the board doesn’t deny the application in writing within 60 days of receiving it, the application is deemed approved, unless the delay comes from a reasonable request for more information. An HOA that ignores this timeline can be on the hook for a civil penalty and the owner’s attorney fees.

Associations can still set rules, as long as those rules don’t effectively block the installation. This mirrors how HOA solar panel rules work in California, where boards can shape the details but can’t say no outright.

• Requiring a licensed electrician or contractor

• Setting aesthetic guidelines for visible equipment

• Requiring permits and inspections

• Asking for proof of insurance

Working with a client on an HOA or condo EV charger approval? Our EV permit design service puts together the plan sets and paperwork associations expect to see.

Renters follow a different statute than HOA and condo owners. Civil Code Section 1947.6 generally requires a covered landlord to approve a qualifying tenant’s written request to install an EV charger in their assigned parking space.

The law doesn’t apply to every rental property. It includes exemptions based on factors like property size, rent-control status, existing on-site charging availability, and whether the tenant has an assigned parking space at all. Tenants should confirm their building is actually covered before assuming this right applies.

• A written request for a charger in the tenant’s assigned parking space

• Installation that meets applicable codes and the landlord’s reasonable conditions

• Use of a licensed contractor

Generally, no. A covered landlord may have to approve a qualifying tenant’s request, but the tenant normally pays for the charger, electrical work, permits, electricity, insurance, and removal. A landlord may choose to install shared charging voluntarily, or may be subject to separate building-code requirements for new construction, but that’s different from a tenant’s right to request an installation.

• Equipment and installation

• Electricity used for charging

• Maintenance and repairs

• Liability insurance

• Removal of the charger if the lease ends

California’s renter protections have real limits. A landlord doesn’t have to create a parking space if the tenant doesn’t already have one, and there’s no dedicated penalty if a landlord ignores the law the way there is in some other states. Renters in condo or apartment settings can find more detail in our condo EV charging guide.

In most right to charge situations, the resident asking for the charger pays for it. An HOA or landlord isn’t required to buy equipment or cover installation costs just because state law protects the resident’s right to install one.

When a charger serves one unit or one parking space, that resident typically covers the equipment, installation, permits, and ongoing electricity.

Some properties install shared chargers as a community amenity instead. In these cases, the association, property owner, or a charging network operator may cover part of the upfront cost, and electricity gets billed back through submeters, network apps, or session fees. Larger multifamily and commercial properties often need more involved electrical planning, which our commercial EV charger interconnection guide covers in detail.

California isn’t the only state with a right to charge law. The list of states with right to charge laws has grown over the years, but each one defines covered properties and residents differently, so it’s worth checking your specific state rather than assuming the rules match California’s.

This table reflects protections tracked by Plug In America’s right to charge policy tracker as of early 2026. States define “association” and “covered property” differently, and requirements like response deadlines, fees, and penalties vary. Confirm the current statute for your state before relying on this for a specific project.

Whether you’re an HOA owner, condo owner, or renter, the request process follows a similar shape.

• Confirm which category applies: HOA owner, condo owner, or renter

• Check your governing documents or lease for existing EV charging rules

• Have a licensed electrician confirm available electrical capacity

• Choose a charger location and get a load calculation done if needed

• Prepare a written request with the charger model, installer, and timeline

• Submit the request in writing and keep a dated copy

• Pull permits and schedule inspections

• Decide how electricity will be tracked and billed

• Keep copies of the approval, permits, and insurance certificate

Even without a state right to charge law, approval is often still possible. It usually starts with a written request to the board, landlord, or management company.

• Propose a specific location and parking arrangement

• Address how electricity will be measured and paid for

• Note whether other residents might want to share the charger

• Offer to speak at a board meeting if that would help move things along

A well-prepared request tends to move faster, right to charge law or not.

Right to charge laws get a resident in the door, but the electrical work still has to be done correctly. GreenLancer’s EV charging engineering services and EV permit design help installers and property teams get load calculations, plan sets, and utility paperwork done right the first time. Contractors interested in expanding into this work can also learn more about becoming an EV charger installer.

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A right to charge law limits how much an HOA, condo association, or landlord can restrict a resident from installing an EV charger. It doesn’t guarantee free installation, but it does prevent outright denial when a request meets the law’s conditions.

An HOA can’t enforce a blanket prohibition or an unreasonable restriction on a qualifying EV charger installation. It can still deny or require changes to a specific proposal when the installation doesn’t meet applicable safety, permitting, architectural, or statutory requirements. Civil Code Section 4745 voids restrictions that effectively prohibit or unreasonably restrict charging installations, while still permitting reasonable restrictions that don’t significantly increase cost or reduce performance.

Some California renters have this right. Civil Code Section 1947.6 generally requires a covered landlord to approve a qualifying written request for a charger in a parking space allotted to the tenant, as long as the tenant covers the associated costs. Property exemptions and other conditions apply, so not every rental is covered.

SB 770 removed the requirement that a homeowner name the HOA as an additional insured on their liability policy, effective January 1, 2026. Owners still need liability insurance and still provide the HOA with a certificate of insurance.

In nearly all cases, the resident requesting the charger covers the equipment, installation, and electricity. Shared chargers installed as a community amenity are the main exception, since costs there may be split or subsidized.

Yes. Owners still need liability insurance for the charger and must give the HOA a certificate of insurance. SB 770 only removed the requirement to name the HOA as an additional insured on that policy.

In most cases, yes. The process follows the same steps as any other charger: review the association’s rules, confirm electrical capacity with a licensed electrician, submit the required documentation, and schedule inspections before final approval.

Right to charge states currently include California, Colorado, Connecticut, Florida, Hawaii, Illinois, Maine, Maryland, Massachusetts, Michigan, New Jersey, New York, North Dakota, Oregon, Utah, Virginia, Washington, and Washington, D.C. Coverage for owners versus renters varies by state, so check the table above for specifics.