The Growing Demand for EV Charging in Pittsburgh's Rental Market

As electric vehicles (EVs) become an increasingly common sight on the roads of Pittsburgh, from the bustling streets of Lawrenceville to the historic neighborhoods of Squirrel Hill and the South Side, a new demand is emerging in the rental market. Tenants are no longer just looking for properties with updated kitchens and hardwood floors; they are actively seeking rentals that offer the convenience of at-home EV charging. For landlords and property managers in Western Pennsylvania, this trend presents a significant opportunity to attract high-quality tenants, increase property value, and stay ahead of the curve in a competitive market.

Pittsburgh's unique housing stock, which includes a mix of older homes with character and newer constructions, presents both opportunities and challenges for landlords considering EV charger installations. While newer buildings may have the electrical infrastructure to more easily accommodate chargers, older properties, such as the charming row houses found in many city neighborhoods, may require more extensive electrical work. However, the investment can pay significant dividends. Offering EV charging as an amenity can be a powerful differentiator, making a property stand out to a growing demographic of environmentally conscious and tech-savvy renters.

Understanding the Basics: EV Charger Levels and Types

Before diving into the installation process, it's essential for landlords to understand the different types of EV chargers available. There are three main levels of charging, each with its own speed and power requirements:

• Level 1: This is the most basic level of charging and uses a standard 120-volt wall outlet. While it requires no special installation, it is also the slowest, providing only 3 to 5 miles of range per hour of charging. For most tenants, this will not be a practical primary charging solution.\n• Level 2: Level 2 chargers are the most common and practical choice for residential settings, including rental properties. They use a 240-volt circuit, similar to what an electric dryer or oven uses, and can provide 10 to 60 miles of range per hour of charging, depending on the specific charger and vehicle. This is more than enough to fully charge most EVs overnight.\n• DC Fast Charging: These are the superchargers you see at public charging stations along highways. They provide a very rapid charge but are prohibitively expensive and require a significant amount of power, making them unsuitable for most residential rental properties.

In addition to the charging levels, it's also important to be aware of the different connector types. The two most common in North America are the J1772, which is the standard for most non-Tesla EVs, and the NACS (North American Charging Standard), which is used by Tesla. However, adapters are readily available, so this is less of a concern than the charging level itself.

Key Considerations for Landlords Before Installation

Before moving forward with an EV charger installation, landlords in the Pittsburgh area should carefully consider several key factors:

**Property Assessment**

• Parking Availability: Do you have off-street parking, such as a garage, driveway, or assigned parking spots? Installing chargers is most straightforward in these situations. For properties with only street parking, it can be more challenging, but not impossible.\n• Electrical Capacity: Many of Pittsburgh's older homes were not built to handle the electrical demands of modern life, let alone an EV charger. A licensed electrician will need to perform a load calculation to determine if your property's electrical panel and service can handle the additional load. In some cases, a panel upgrade may be necessary.

**Cost and ROI**

• Installation Costs: The cost of installing a Level 2 charger can vary widely depending on the complexity of the installation, but typically ranges from $500 to $2,000 or more, including the charger itself and labor.\n• Potential for Increased Rent: With the high demand for EV charging, landlords can often command a higher rent for properties that offer this amenity. This can help to offset the initial installation cost and provide a positive return on investment over time.\n• Attracting and Retaining Tenants: Offering EV charging can make your property more attractive to a wider pool of potential tenants and can also help to retain existing tenants who purchase an EV.

**Legal and Logistical Aspects**

• Lease Agreements: It's crucial to have a clear and comprehensive lease addendum that outlines the terms of use for the EV charger, including any fees, responsibilities, and rules.\n• Electricity Costs: Who pays for the electricity used to charge the vehicle? There are several models for this, which we will discuss in more detail later in this article.\n• Insurance and Liability: Talk to your insurance provider to ensure you have adequate coverage for the EV charging equipment and its use.

Navigating the Installation Process: A Step-by-Step Guide

Once you've decided to move forward with an EV charger installation, here is a step-by-step guide to help you navigate the process:

• Consult a Qualified Electrician: This is the most important step. Hire a licensed and insured electrician in the Pittsburgh area who has experience with EV charger installations. They will be able to assess your property, perform a load calculation, and ensure that the installation is done safely and up to code.\n• Site Assessment and Load Calculation: The electrician will evaluate your property's electrical system to determine if it can handle the additional load of an EV charger. This is a critical step to prevent overloading your system, which can be a serious fire hazard.\n• Choosing the Right Charger: There are many different EV chargers on the market, with a wide range of features and price points. Your electrician can help you choose the best one for your needs and budget. You'll also need to decide between a networked (smart) charger and a non-networked one. Smart chargers offer features like usage tracking and payment processing, which can be very beneficial for landlords.\n• Permitting and Inspection: In most cases, you will need to obtain a permit from your local municipality before installing an EV charger. Your electrician will handle this process for you. After the installation is complete, it will need to be inspected to ensure that it meets all applicable codes and safety standards.

NEC and Safety: Ensuring a Code-Compliant Installation

The National Electrical Code (NEC) has specific requirements for the installation of EV charging equipment, which are outlined in Article 625. These requirements are in place to ensure the safety of the equipment and its users. Some of the key NEC requirements for EV charger installation include:

• Dedicated Circuit: Each EV charger must be on its own dedicated circuit.\n• GFCI Protection: The circuit must be protected by a ground-fault circuit interrupter (GFCI) to prevent electrical shock.\n• Proper Wiring: The wiring must be of the correct size and type for the charger's amperage.\n• Disconnects: A means of disconnecting the charger from the power source must be provided.

It is also important to consider the impact of Western Pennsylvania's weather on outdoor installations. Any outdoor charging equipment should have a NEMA 3R or 4X rating to protect it from the elements. And, it should go without saying, but never attempt to install an EV charger yourself or allow a tenant to use an extension cord to charge their vehicle. This is extremely dangerous and can lead to a fire.

Structuring Your Lease and Charging Fees

When you offer EV charging as an amenity, it's important to have a clear and fair system in place for billing tenants for the electricity they use. There are several different models you can use:

• Flat Monthly Fee: You can charge tenants a flat monthly fee for access to the charger. This is the simplest option, but it may not be fair to tenants who use the charger less frequently.\n• Pay-Per-Use: If you install a networked (smart) charger, you can use an app to track each tenant's usage and bill them accordingly. This is the fairest and most transparent option.\n• Included in Rent: You can simply increase the rent to cover the cost of the electricity. This is another simple option, but it may not be transparent to tenants.

No matter which model you choose, it's important to be transparent with your tenants about the costs and to set fair and competitive rates. You should also have a clear lease addendum that outlines the terms of use for the charger, including any rules or restrictions.

The Future of EV Charging in Pittsburgh's Rental Landscape

The demand for EV charging in rental properties is only going to continue to grow in the coming years. As more and more people make the switch to electric vehicles, at-home charging will become an essential amenity for renters. Landlords who invest in EV charging now will be well-positioned to attract and retain high-quality tenants, increase their property values, and stay ahead of the competition. By following the steps outlined in this article and working with a qualified electrician, you can ensure that your EV charger installation is done safely, efficiently, and in a way that benefits both you and your tenants.