A VvE (Vereniging van Eigenaren, the Dutch homeowners association for apartment buildings) is fundamentally different from charging at home. Not understanding this leads to problems sooner or later.
Why is this different from home charging?
At a private home, you have your own connection, your own meter cabinet and your own bill. In a VvE, you share that infrastructure with dozens of others. The parking garage, the cabling and the grid connection are shared property and therefore the collective responsibility of all members.
This means a single resident cannot simply install a charging point. Every connection to the shared infrastructure affects the entire VvE: electricity consumption, grid capacity, insurance and administration.
The Right-to-Charge Regulation: coming soon
The Right-to-Charge Regulation (notificatieregeling) will give residents the right to install a charging point simply by notifying the board. The VvE can only refuse on technical or safety grounds. Much of the local legislation in this area is driven by the European Energy Performance of Buildings Directive (EPBD).
Individual charging points create problems: power is not distributed intelligently, costs are higher, connecting to the mandatory fire alarm system (BMI) is complicated, and if the VvE later decides to build a proper charging facility, it faces disputes with residents who already invested thousands in their own setup.
Who does what?
A well-run charging facility involves three parties:
- The board makes decisions at the Annual General Meeting (AGM) and bears final responsibility.
- The property manager handles execution, communicates with members and processes administration.
- The resident uses the charging facility and pays for the electricity consumed.
In addition, several specialists handle the complex aspects: an installer for the build, a Charge Point Operator (CPO) for session billing, an energy supplier for power, and a booking service provider for Renewable Fuel Credits (ERE). A specialised VvE-CPO combines all these roles.
A collective approach pays off
The fixed costs of a large grid connection in a parking garage are often significant. By passing charging costs through to EV drivers, those fixed costs become shared. This can actually result in lower service charges for non-EV residents. A collective charging facility is not a cost - it is a financially sound investment for the entire VvE.
How to get started
- Complete the free Quick Scan - it already provides a great deal of insight into costs, revenues and charging demand through 2035.
- Discuss the results with the property manager.
- Present a proposal at the AGM.
- Choose an installer and, more importantly, choose a CPO that understands the complexity of the VvE context.
- Establish clear rules for current and future EV drivers.