WHITE PAPER: Why Now Is the Right Time for Chicago Condominium HOAs to Prepare for EV Charging
Executive Summary
Electric vehicle adoption is accelerating across Illinois and the United States. Recent state legislation, shifting vehicle economics, and real estate market behavior have materially changed the risk and opportunity profile for condominium Homeowners Associations in Chicago. Even in the absence of active incentive programs, planning and implementing electrical infrastructure improvements for EV charging now places associations at a structural advantage.
This paper explains why early action is prudent for condominium buildings with privately owned parking spaces that pre-date EV-readiness ordinances. It examines legal obligations, policy trajectory, vehicle cost trends, property value impacts, and governance considerations relevant to HOA boards, unit owners, landlords, and property managers.
Introduction
Illinois has formally committed to placing one million electric vehicles on the road by 2030¹. As adoption increases, demand for residential charging access is shifting from optional to expected, particularly in dense urban environments where public charging is insufficient for daily use.
Many Chicago condominium buildings were constructed before EV charging was contemplated as a core building service. For these properties, the question is no longer whether EV charging will be required, but how and when infrastructure should be adapted to support it. The timing of this decision has direct implications for legal exposure, electrical system integrity, and long-term property value.
Illinois Law Has Established a Right to Charge
Effective January 1, 2024, Illinois law requires condominium associations to allow unit owners to install electric vehicle charging equipment in their assigned parking spaces². Associations may not prohibit or unreasonably restrict installation, even in buildings that pre-date EV-related ordinances³.
The statute assigns all costs associated with installation, operation, maintenance, and electricity usage to the requesting unit owner⁴. Associations may impose reasonable conditions related to safety standards, insurance requirements, architectural review, and contractor qualifications, provided those conditions do not effectively prevent installation⁵.
The law further establishes a mandatory response period. If an association does not approve or deny a compliant application within 60 days, approval is automatically granted⁶. This provision increases the operational risk for associations that lack defined procedures or sufficient electrical capacity.
Absent proactive infrastructure planning, associations may face fragmented installations, inconsistent technical standards, and disputes among owners competing for limited electrical capacity.
Policy Direction Favors Early Infrastructure Planning
Electric vehicle policy at the federal and state levels has historically evolved in cycles. While certain consumer-facing incentives have recently been reduced or modified, long-term public investment in EV charging infrastructure remains substantial⁷.
Electrical infrastructure upgrades function as enabling improvements. They allow buildings to participate in future incentive programs when those programs become available, regardless of whether incentives are active at the time of construction. Associations that delay planning until incentives return may encounter higher construction costs, limited contractor availability, or accelerated compliance timelines.
Regulatory trends in peer cities further reinforce the value of early action. New York City now requires large parking facilities to retrofit a portion of spaces to be EV-capable⁸. California has mandated EV-ready infrastructure in multifamily buildings through its statewide building code⁹. Chicago already requires EV-ready parking in new residential construction¹⁰.
These policies reflect a broader regulatory trajectory. While retrofit mandates are not yet imposed on existing Chicago condominium buildings, early planning allows associations to manage scope, sequencing, and governance rather than reacting under external pressure.
Declining EV Costs Will Accelerate Adoption
Vehicle affordability is a primary driver of electric vehicle adoption. Battery packs, which represent the largest cost component of an EV, experienced global average cost reductions exceeding 25 percent in 2024¹¹. Financial analysts project continued declines that will bring electric vehicle purchase prices into parity with internal combustion vehicles within the next several years¹².
As price parity is reached, EV adoption is expected to accelerate, particularly in urban markets where daily driving patterns favor overnight residential charging. For condominium buildings, this translates into a predictable increase in resident demand for charging access within a standard capital planning horizon.
Associations that prepare infrastructure in advance can avoid electrical bottlenecks, manage load distribution, and establish consistent technical standards. Buildings that defer planning may encounter hard capacity limits that restrict how many owners can install chargers at all.
Property Value and Marketability Considerations
Electric vehicle readiness is increasingly reflected in residential real estate marketing. Major listing platforms now include search filters for EV charging or EV-friendly properties¹³. This indicates that charging capability has transitioned from a niche amenity to a defined market attribute.
Market research supports this shift. Homes advertised with EV charging features have been shown to sell faster than comparable properties without charging access¹⁴. Industry valuation analyses suggest that multifamily properties with EV charging infrastructure may command price premiums relative to similar buildings lacking such capability¹⁵.
For condominium associations, this value enhancement accrues across the ownership base. EV-ready parking improves resale appeal, supports rental competitiveness, and reduces the likelihood that the building will be perceived as functionally outdated when compared to newer developments.
Electrical Infrastructure as Fiduciary Stewardship
From a governance perspective, electrical infrastructure upgrades align directly with the fiduciary duties of HOA boards. Proactive planning supports long-term asset preservation and reduces exposure to legal and operational risk.
Infrastructure planning allows associations to:
Evaluate electrical capacity at the building level
Establish uniform installation and safety standards
Implement equitable cost-allocation policies
Reduce disputes arising from charger access and approval timing
Early action also signals competent stewardship to owners and prospective buyers. Buildings that demonstrate adaptability to evolving technology tend to maintain stronger reputations and more stable ownership communities.
Conclusion
Chicago condominium HOAs are now operating within a materially changed environment. State law guarantees owners the right to install EV chargers. Vehicle costs are declining rapidly. Real estate markets increasingly reward EV-ready buildings. Regulatory trends in comparable cities suggest that retrofit expectations may expand over time.
Even without active incentive programs, upgrading electrical infrastructure now positions associations to manage future demand deliberately rather than reactively. Early planning allows boards to control implementation, protect existing systems, and preserve long-term property value.
EV readiness should be understood as foundational building infrastructure, comparable to modern communications or life-safety systems. Associations that act early will be better positioned to accommodate residents, manage electrical capacity, and remain competitive in Chicago’s evolving housing market.
Sources
¹ Illinois Environmental Protection Agency. Illinois Electric Vehicle Adoption Goals and 2030 Planning Framework.
² Illinois General Assembly. Electric Vehicle Charging Act, 765 ILCS 1085.
³ Illinois General Assembly. Electric Vehicle Charging Act, 765 ILCS 1085, Section 15.
⁴ Illinois General Assembly. Electric Vehicle Charging Act, 765 ILCS 1085, Sections 20–25.
⁵ Illinois General Assembly. Electric Vehicle Charging Act, 765 ILCS 1085, Section 20.
⁶ Illinois General Assembly. Electric Vehicle Charging Act, 765 ILCS 1085, Section 30.
⁷ U.S. Department of Transportation. National Electric Vehicle Infrastructure Formula Program Overview.
⁸ New York City Council. Local Law 130 of 2021.
⁹ California Building Standards Commission. California Green Building Standards Code (CALGreen).
¹⁰ City of Chicago. Zoning Ordinance, Section 17-10-1011-C.
¹¹ International Energy Agency. Global EV Outlook 2025.
¹² Goldman Sachs Research. Electric Vehicle Battery Cost and Adoption Projections, 2024.
¹³ Realtor.com. EV Charging and EV-Friendly Property Search Filters.
¹⁴ Zillow Research. Eco-Friendly Home Features and Market Performance Study.
¹⁵ HOA industry valuation analyses on multifamily EV infrastructure adoption and resale performance.
