It's time to add a clause /policy for EV chargers.

I've had a few people ask if we have them, and others asking about installing them.

Any suggestions?

Are the asks for your SFH or apartment buildings or both?

If people are asking, some of your clientele would likely pay to use the chargers. Whether they are onsite or locally owned by you where several errands can be accomplished within walking distance.

It's not so much the chargers, it's the vehicle itself. I never saw a car owner pay top money out of pocket for an original factory replacement part--it's always the after market cheep part used--not covered by warranty.

I had a home with two garages, 1 car garage on each side of the house. The daughter purchased a "USED" All Electric vehicle. It had charging and performance issues. The auto mechanic never pulled out the battery pack and tested each cell for failure. The car pad a battery pack with hundreds of UN-matched cells. When charging one night some cells weren't taking the charge, while other cells over heated. The result, a Lithium/car fire, burning my garage to the ground.

Their car warranty did not cover this. Their renters policy did not cover this. And the Dealer would not cover this. My own insurance carrier gave me problems too.

So I sued my tenants, who by the way have more money than god.

While there are not many EVs in the area (I see one Tesla truck at a doctor's office a lot) I can see them becoming more popular.

If it was a SFH I would have no problems with having one installed. Force them to have renter's insurance that would cover the damages if there was a fire. Installed by someone I trusted and it stays with the house, or at least the hook-up stays with the house. That way when they move out the next person has the option of installing a station, which then would be easy.

"If TENANT desires an EV charger, he/she must hire a licensed, insured, and bonded electrician to complete all stages of work and purchase all materials. TENANT shall pay contractor the full cost of the work prior to work beginning to ensure that no unpaid charges becomes mechanic's liens on LANDLORD's property. LANDLORD is not responsible for the operation or maintenance of the EV charger or any related device. Should device cause any damage or malfunction of existing electrical systems, TENANT shall be responsible for the cost of repairs. EV charger must be located outside the structure and cannot be under any covering unless it is a plain, metal roof with nothing else attached. TENANT agrees to maintain a renter's insurance policy of no less than $250,000 liability including protection of LANDLORD's property should any malfunction, misuse, or abuse of EV charger cause damage or destruction to LANDLORD's property."

That's about as tight as I can think of making it. Maybe others have additional ideas.

I'm not spending money to add EV chargers. Already, the tide of excitement has been turning against them as EVs pile up on dealer lots, unable to be sold. The depreciation combined with excess wear and tear on components like tires, the unavailability of chargers while out in public, and continues concerns about how they perform in extreme weather conditions has knocked off a lot of their luster.

If a TENANT wants one, fine, but they pay for all the upgrades and maintain insurance for any and all liability if something goes wrong.

I'm lucky in that most of my places have 100 amp service panels. Too small to add a dedicated EV charger. If the tenant wants to pay the $5,000-$7,000 to upgrade the electrical system at the same time, be my guest!

My son has an EV. He has a charger that plugs into any form of 110 outlet. He can use a standard 15 amp outlet and it takes days to charge, he can use a 30 amp (dryer outlet) and it will charge in 1/2 day or he uses my 50 amp RV plug (NEMA 14-50) on the side of my house and can charge in 1/2 hour.

Note that fires from gas engine cars will also burn down the house.

Seriously -- the stuff said on this forum is amazing sometimes. There is easy research available showing that gas cars are much more likely to catch on fire than an EV. (Based on percentages, not just total numbers, of course -- so real, accurate data.)

I know NE is going to say that he doesn't trust any data, of course, because he ignores science. But the rest of you too??

Yes, EV fires are harder to put out. But they are MUCH less likely to occur than a gas engine fire. And, again, if it happens in a garage, both of them are going to burn down the house before the fire truck arrives anyhow.

Not as experienced as you, Brad, but here is what I have for my rental with the charger. Tweek as you like. If you do make any changes, I would be interested in seeing it. Lets see how it paste on here.

Addendum to Fixed-Term Residential Lease

RE: Blink Electric Vehicle Charger

www.manualslib.com/manual/1442389/Blink-We-30c.html?page=1#manual

This addendum is an addition to the Fixed-Term Residential Lease agreement

All other parts of and all of the other terms and conditions in the Fixed-Term Residential Lease remains the same and remains in effect.

There is an EV Charger currently attached to the house and is provided by management for the Resident(s) use while renting the property, for their convenience should they choose to use it. There are no warranties or guarantees given as to its performance or operation. There are also no warrantees or guarantees nor any responsibility or liability of Management or the property owner or any associates’ if there is any damage done to anyone’s Electric Vehicle (EV) at any time for the use of this charger or any other reason.

If the EV Charger is damaged by the Resident(s) and / or their guest, then the Resident(s) will be responsible for its repair or replacement.

If the EV Charger were to just quit functioning properly due to age or any reason not of fault by any person then the Resident(s) may have it professionally repaired or they may contact Management and Management will remove the EV Charger and place an outdoor receptacle in its place.

This in no way affects or changes the rental amount on the property. This is provided for convenience only.

This addendum has to be signed and dated and returned to management at lease signing.

Just to add, I also did it in which I allowed the tenant to have one, but he had to pay for the charger, have it installed, and agree that it becomes a fixture to the house and stays when he leaves. He agreed and was happy.

This charger is on the outside of the house and the car would be outside in the driveway.

I thought this would be a plus for me, but it really hasn't been. Nobody else has needed it or used it. Tech changes as well.

Add the Dodge Ram 2500 to the banned list too since it is the most likely to have a drunk driver behind the wheel. :)

I was just making a joke about adding disallowed cars to our leases. Stats shows that drunk drivers are more likely to be in a Dodge Ram 2500 than any other vehicle.

Again, just a joke.

In addition to many others' suggestions...

Today's input from a Tesla X owner:

-110v only. It's slow but overnight gives a decent charge.

-220v is faster but not necessary for in-town drivers. Seldom need 300 miles every day.

-Charge outside only

-Ford EV trucks are trouble

-He does not have a charger, uses charging stations around town.

-Increase fire insurance just in case

-Beware of flooded EVs. Water can take 3 weeks to corrade and thus ignite the batteries. The junk yard is required to store wrecked EVs 50 feet apart in case they ignite.

BRAD

Just met with the new money guy and he had a car charging at the office. Talk about free juice. Electricity written off as a biz expense.