Owning or managing an apartment building in Los Angeles means you’re always adjusting to something new, a building code update, a fresh permit requirement, a shift in what tenants expect. Between running day-to-day operations and keeping your building profitable, it’s easy for a new state mandate to sneak up on you.
California’s 2027 EV charging requirements are the latest example, and getting ahead of them means balancing technical standards with what actually makes financial sense for your property.
Below, Lotus Property Services walks through what you actually need to know:
- The 100% EV-ready assigned space rule (CALGreen § 4.106.4)
- Tenant installation rights under CA Civil Code § 1947.6
- Realistic retrofit costs ($1,500–$12,000+)
- How to keep your liability in check along the way.
The Short Version
Updated California CALGreen energy standards (Title 24, Part 11) require Los Angeles apartment owners to upgrade their parking infrastructure: 100% of assigned unit spaces need to be EV-ready, and at least 25% of shared spaces need fully operational Level 2 chargers.
Landlords cover the base infrastructure costs, things like panel upgrades (roughly $4,000–$12,000+), conduit runs, and common-area hardware, though rebates like LADWP’s Charge Up LA! can help offset a good chunk of that out-of-pocket cost.
Separately, under California Civil Code § 1947.6 (the “Right to Charge” law), tenants who want their own personal charger cover 100% of the installation, maintenance, and metered electricity costs themselves, and landlords are allowed to require them to carry personal liability insurance.
If all of this sounds like a lot to track, that’s because it is. Lotus Property Services manages the entire process end-to-end so you can stay compliant and protect your property insurance without taking it all on yourself.
The Legal Framework, In Plain English
These requirements come from a few different places: state building standards, tenant rights written into state law, and local utility rules. Here’s how they break down.
2025 CALGreen Code (California Code of Regulations, Title 24, Part 11)
The CALGreen Building Code sets standards for residential parking facilities (Occupancy Group R-2) that are undergoing new construction, additions, or major parking alterations:
- 100% EV-Ready Access (§ 4.106.4.2.1): For assigned parking spaces equal to or greater than the number of dwelling units, every assigned space needs a dedicated 208/240V Low-Power Level 2 EV charging receptacle (minimum 20-amp branch circuit, NEMA 6-20R or equivalent) connected to the electrical service panels.
- 25% Operational EVSE (§ 4.106.4.2.1): For unassigned or common parking areas, at least 25% of the remaining shared spots need fully operational, networked Level 2 Electric Vehicle Supply Equipment (EVSE).
- Automatic Load Management Systems, or ALMS (§ 4.106.4.2.2): The good news here is you don’t necessarily need a massive transformer or panel overhaul. The code allows software-controlled ALMS, which shares circuit capacity across multiple chargers while still guaranteeing a minimum continuous power delivery (3.3 kW per active port).
This one gives residential tenants the legal right to submit a formal written request to install an EV charging station in their own designated parking spot.
You can’t arbitrarily turn down that request if the tenant agrees in writing to cover all the equipment, permitting, installation, electrical, and maintenance costs themselves.
A couple of things worth knowing:
- Rent control applies here too. AB 1796 did away with the old blanket exemption for rent-controlled properties, so this statute applies to properties governed by the Los Angeles Rent Stabilization Ordinance (LA RSO) for leases that are executed, renewed, or extended.
- There are some outs. You can decline a tenant’s request if the building has fewer than five parking spaces, if the tenant doesn’t have an assigned spot, or if you’ve already installed EVSE in at least 10% of designated parking spaces.
Any EVSE wiring, conduit runs, panel upgrades, or trenching within the City of Los Angeles needs a plan check and permit from LADBS. Thanks to state fee-capping guidelines (California Government Code § 66015), municipal permit fees for commercial Level 2 EV charging installations are capped, which helps keep the process moving.
Who This Actually Applies To
Here’s the part that’s easy to miss: not every LA apartment owner needs to act on this right now.
The 2025 CALGreen EV charging mandates apply specifically to:
- New multifamily construction (new apartment buildings, hotels, and motels)
- New residential parking facilities built as part of a project
- Major alterations to existing parking areas, like a significant renovation or expansion of a parking structure or lot
If you own an existing building and you’re not currently building new units, adding parking, or doing a major parking renovation, these specific CALGreen provisions likely don’t apply to your property yet.
That said, Civil Code § 1947.6 is a separate matter and does apply broadly. Any tenant with an assigned parking space can ask to install a personal charger at their own expense, whether or not your building is otherwise subject to the CALGreen retrofit rules.
Who Pays for What
One of the biggest questions we hear from LA housing providers is where the financial line actually falls. The good news is the law draws that line pretty clearly.
What you, the landlord, pay for:
- Common area infrastructure (CapEx): Main electrical panel upgrades, transformers, subpanels, ground trenching, continuous raceways and conduits, and the dedicated circuits needed to bring common areas or 25% of shared spots into compliance with CALGreen § 4.106.4.2.
- Code compliance and permitting: Plan-check fees, LADBS permit applications, engineering load calculations, and inspections needed to keep your certificate of occupancy in good standing.
What the tenant pays for:
- Personal charger requests (Civil Code § 1947.6): When a tenant asks for a personal charger in their own space, they cover 100% of the cost, hardware, wiring, licensed installation, ongoing maintenance, and removal if they move out.
- Electricity usage: Tenants pay for what they actually use. Under the LA Rent Stabilization Ordinance, you can’t just tack on a flat utility fee. Power needs to be tracked either through direct sub-metering tied to the tenant’s panel, or through app-based networked chargers (ChargePoint, Wallbox, EVmatch, etc.) that bill the tenant directly per kilowatt-hour.
What It’ll Actually Cost You
Retrofitting an older LA building takes some real budgeting. Here’s a realistic range for what to expect:
| Upgrade Item | Estimated Cost Range | What to Know |
| Commercial Level 2 Charger Hardware | $600 – $1,800 per dual-port unit | Look for UL-listed, networked, software-enabled dual-port hardware |
| Trenching, Conduit & Electrical Run | $1,500 – $3,500 per parking stall | Cost depends on how far you are from the main panel and slab-cutting needs |
| Main Service Panel Upgrade (100A to 400A+) | $4,000 – $12,000+ | Common on older LA properties that need more capacity before adding ALMS |
| LADBS Electrical Permit & Plan-Check | $200 – $500 | Required before construction starts, must be pulled by a licensed contractor |
A couple of ways to offset the cost:
- LADWP Charge Up LA!: The LA Department of Water and Power offers commercial rebates through its Charge Up LA! program, up to $4,000–$5,000 per Level 2 charger port, with higher amounts available for properties in state-designated Disadvantaged Communities.
- Federal tax credits (IRC Section 30C): The Alternative Fuel Vehicle Refueling Property Credit covers up to 30% of installation and equipment costs for commercial properties in qualified low-income or non-urban census tracts.
Insurance: What You Need to Know
EV charging systems involve high-voltage electricity and lithium-ion battery chemistry, which means insurance is worth paying close attention to, not an afterthought.
Tenant liability insurance (Civil Code § 1947.6(h))
When you approve a tenant’s charger request under state law, you’re allowed to require them to carry an umbrella personal liability policy. That policy needs to:
- Cover property damage and personal injury from installing, operating, or maintaining the charger
- Provide coverage up to 10 times the annual rent for the dwelling
- Name you, the landlord or property owner, as an Additional Insured
Your commercial property policy
Insurers don’t look kindly on unpermitted electrical work, and for good reason. To keep your coverage intact and stay protected against thermal runaway fire claims:
- Make sure installations are done exclusively by licensed C-10 Electrical Contractors. Handyman work or anything unpermitted can void your insurance protection and violate the California Electrical Code.
- Let your commercial insurance broker know once any EVSE installation is complete, so they can add the right property damage and general liability endorsements.
This post is for general educational and informational purposes only and isn’t intended as legal, financial, or tax advice. Property laws, municipal codes, and insurance requirements in Los Angeles and California change frequently, so it’s worth talking to a qualified attorney, certified electrician, or commercial insurance broker about your specific situation.
What to Do Next as a Los Angeles Landlord
Getting your building ready for 2027 compliance takes time, but it doesn’t have to take over your to-do list. Between LADWP service transformer evaluations, LADBS permits, rebate paperwork, and lease addendums, a retrofit can take 6 to 12 months of lead time if you’re handling it solo.
Let Lotus Property Services handle it for you. With nearly two decades of local experience, and a reputation around town as “The Apartment Specialists,” our team manages over $1 billion in real estate assets across more than 2,500 multifamily units. We take care of the heavy lifting so you don’t have to think twice about a code update again:
- Load calculations & vendor bidding: We work directly with certified C-10 contractors and electrical engineers to run NEC load calculations and get you competitive bids.
- Rebate processing: We handle the paperwork so you get the most out of programs like LADWP’s Charge Up LA!.
- Legal & lease compliance: We update your lease agreements and addendums to align with Civil Code § 1947.6, the LA Rent Stabilization Ordinance, and tenant liability insurance requirements.
Protecting your building, staying ahead of 2027 compliance, and keeping your tenants happy can start with one conversation. Give Lotus Property Services a call at (626) 582-8001 to set up a quick EV readiness and property audit, and let us handle the rest.