How do EV Charging Stations at your Property Affect Your BPS Compliance?
Introduction
Between ESG Goals, building requirements and resident demand, property owners are increasingly considering the installation of Electric Vehicle (EV) charging stations. While this is a commendable step towards electrification and the reduction of fossil fuels, it is essential to understand how these stations interact with Building Performance Standards (BPS) compliance and the ways that you can ensure EV’s help and not hurt your BPS performance. BPS policies are designed to reduce greenhouse gas emissions and increase energy efficiency in buildings. So, how do EV charging stations fit into this picture?
Understanding BPS Compliance
Before we delve into the specifics of EV charging stations, let us clarify what BPS compliance entails. BPS regulations require property owners to meet certain energy performance and emissions limits. Failure to comply can result in significant fines. For instance, Seattle's BPS policy imposes fines for non-compliance based on the square footage of the building. These policies are part of a broader effort to address climate change by reducing the environmental impact of buildings, which are a significant source of emissions.
The Role of EV Charging Stations
EV charging stations contribute to a property's energy usage, which is a critical component of BPS compliance. A level two EV charging station represents about the same energy load as an air conditioner unit in a 2,000 square foot house during the summer months. If your property has multiple level two charging stations, your building’s energy consumption is much higher than without those stations. This means that the addition of charging stations will likely increase a property's electricity consumption, which must be reported and factored into the overall energy performance of the building. However, this increased energy usage does not necessarily mean a negative impact on BPS compliance. Here is why:
Bifurcate the Energy use related to EV Charging Stations
If your EV Charging stations are on their own utility meter, you can exclude those meters in EnergyStar Portfolio Manager as EV Charging is not considered building energy consumption. If your EV Charging stations are on a shared utility meter, then submetering can help. Many EV Charging Station level two charges have a sub meter built in. If yours do not, then add a submeter. You can then add an additional meter in EnergyStar Portfolio Manager for the Sub metered EV Charging station and create negative entries to deduct that EV Station’s consumption from the buildings. For more information from the EPA on how to do this, click here. In certain BPS Jurisdictions you can also file exemptions to remove the EV charging stations from your Energy Use Intensity scores.
Supporting Renewable Energy Goals
If the electricity used for EV charging comes from renewable sources, such as solar or wind power, it aligns with the goals of BPS policies to reduce reliance on fossil fuels. This can be seen as a positive step towards meeting energy efficiency and emissions targets. Disclosure is key.
Attracting Eco-Conscious Tenants
Properties with EV charging stations may attract tenants who are environmentally conscious and own electric vehicles. In fact, resident surveys have indicated that even residents that do not have EV’s see this as a benefit. Having EV Charging stations can lead to increased tenant satisfaction and retention, which are crucial factors for property owners beyond compliance with BPS.
Potential for Incentives
Some jurisdictions offer incentives for the installation of EV charging stations, which can offset the initial costs and contribute to the property's sustainability goals. These incentives may also support BPS compliance by encouraging the adoption of clean energy technologies.
Planning for BPS Compliance with EV Charging Stations
To ensure that EV charging stations positively impact BPS compliance, property owners should:
Assess the current energy performance of their property and how EV charging stations will affect it.
Ensure that EV Charging stations can be separately metered either by a utility master meter or a submeter.
Explore renewable energy options to power the charging stations.
Consider the potential for incentives and rebates that support both EV charging station installation and BPS compliance.
Monitor and report energy usage accurately, including the consumption from EV charging stations.
Final Thoughts
EV charging stations can play a beneficial role in a property's BPS compliance strategy. While they do increase energy usage, they also support the transition to a low-carbon future and can contribute to a property's sustainability goals as well as to their resident’s sustainability goals. Property owners should carefully plan and manage the integration of EV charging stations to ensure they enhance the property's environmental objectives, can be aligned with BPS requirements without impacting property performance and generate positive resident experience.
For more information on BPS compliance and how GreenT Climate Software can assist you in managing your property's sustainability initiatives, pleasecontact us.
