Electrical Planning Report (EPR)

An Electrical Planning Report (EPR) is a mandatory technical report that assesses a strata corporation's existing electrical infrastructure and plans for future electrical demand, including EV charging, heat pumps, and broader electrification. It is required under the Strata Property Act (SBC 1998, c. 43), specifically under the authority of Order in Council 671-23 which added section 94.1, and applies to strata corporations with five or more strata lots. The report is distinct from an EV Ready Plan and is intended to give stratas a long-range electrical capacity roadmap.

Under the Strata Property Act s. 94.1 (OIC 671-23), strata corporations in British Columbia with five or more strata lots are required to obtain an Electrical Planning Report. This threshold applies regardless of whether the strata is a residential, bare land, or mixed-use strata, provided it meets the minimum lot count. Strata corporations with fewer than five lots are not captured by this requirement.

Strata corporations located in the Metro Vancouver Regional District, the Fraser Valley Regional District, and the Capital Regional District must have their EPR completed by December 31, 2026. Strata corporations in the Gulf Islands and all other areas of British Columbia have until December 31, 2028 to comply. These deadlines are set out under OIC 671-23 amending the Strata Property Act framework.

As of October 27, 2025, the BC Government expanded the list of qualified professionals permitted to prepare an EPR, broadening the pool beyond its original scope. Eligible professionals generally include those with recognized electrical engineering or related credentials; strata corporations should consult current BC Government guidance or the Strata Property Act Regulation for the up-to-date definitive list of qualified preparers. Engaging an unqualified individual to prepare the report would not satisfy the strata's statutory obligation under s. 94.1.

An Electrical Planning Report is a broader strategic document assessing a strata's overall electrical capacity and long-term demand planning, including but not limited to EV charging, heat pumps, and electrification upgrades, as required under the Strata Property Act s. 94.1 (OIC 671-23). An EV Ready Plan, by contrast, focuses specifically on infrastructure planning for electric vehicle charging stations. The two documents serve distinct regulatory purposes and one does not substitute for the other.

The EPR requirement under the Strata Property Act s. 94.1 (OIC 671-23) applies to strata corporations with five or more strata lots, and the legislation does not expressly exempt bare land stratas solely on the basis of their strata type. However, the practical applicability to a specific bare land strata will depend on its lot count and the nature of its shared electrical infrastructure. Strata corporations uncertain about their obligations should consult current BC Government or legal guidance rather than assume an exemption applies.

An EPR must assess the strata corporation's current electrical infrastructure capacity and plan for anticipated future electrical demand, including electrification initiatives such as EV charging and heat pump installation. The report is intended to provide strata corporations with actionable information to guide capital planning and infrastructure decisions over time. For the precise prescribed content requirements, strata corporations should refer to the Strata Property Act Regulation and current BC Government guidance issued under OIC 671-23.

A depreciation report under the Strata Property Act (s. 94) is a separate statutory requirement that provides a long-term capital plan for a strata's common property and common assets, including projected repair and replacement costs. The EPR under s. 94.1 is an additional, distinct obligation focused specifically on electrical capacity and future demand planning. Strata corporations may find it prudent to align findings from both reports when updating their capital expenditure planning, but each document fulfils a separate legal requirement.

Real estate licensees in BC are governed by the Real Estate Services Act and BCFSA guidelines, which require licensees to act in the best interests of their clients and to take reasonable steps to discover and disclose material information. Whether a strata corporation has complied with its EPR obligation under the Strata Property Act s. 94.1 may be material information for a purchaser, particularly given the capital planning and cost implications of future electrical upgrades. Purchasers can request EPR-related documents through the strata corporation's records, which strata corporations must maintain under the Strata Property Act.

Decisions about funding electrical infrastructure upgrades identified in an EPR would be governed by the Strata Property Act (SBC 1998, c. 43), including provisions relating to the contingency reserve fund, special levies, and strata fee contributions. Any special levy to fund upgrades would generally require a three-quarters vote of eligible voters at an annual or special general meeting, unless otherwise permitted under the Act or strata bylaws. The allocation of costs between the strata corporation and individual owners would depend on whether upgrades relate to common property, limited common property, or strata lot improvements.