Buying a Flat in Bengaluru With an EV? Check Charging Rules First

If you drive an electric car, will you actually be able to charge it at the flat you are about to buy?

Many buyers assume the answer is yes. Imagine a buyer who books a flat in a well-known Bengaluru complex, orders an EV, and only then asks where the charger will go. The allotted parking slot is in the basement, the society says charging there needs a committee approval, and the visitor bay is first come, first served. Nothing was hidden. Nobody asked. A few questions before booking would have shown the buyer what the building can and can’t support.

Quick answer

In Karnataka, certain new buildings must provide EV charging points, and flat owners with an allotted parking slot can generally install their own charger within their sanctioned electrical load. But older buildings, shared parking, society approval and the flat’s electrical setup can all change what is possible. Ask three questions in writing before you pay.

What do Karnataka’s rules say about new buildings?

KERC amended the Conditions of Supply in 2019. A building with a requisitioned load of 250 kW or more and a built-up area of more than 5,000 sq m must have at least two charging points that can charge any type of EV. The obligation falls on the owner or promoter, and the clause applies to buildings in metropolitan, urban development authority and city corporation areas.

This applies to buildings built after the notification. For older buildings there is no mandate, so charging depends on what the owners or the RWA decide.

Can I install my own charger in an apartment?

KERC’s 2024 order says flat owners and occupiers with a specific parking space can install a charging point, including for two-wheelers, using their existing sanctioned load. If there is no designated parking space, owners have to use charging points set up in identified common areas, with the electricity company’s approval.

The Ministry of Power’s 2024 guidelines point the same way: residents can install private chargers in their own designated parking, and the electricity company arranges supply through the existing meter or a separate sub-meter.

In practice, societies can still slow things down, and enforcement is being argued in courts. So treat these rules as your starting point, not a guarantee.

What decides whether charging works at your flat?

Is a separate EV tariff available?

KERC has a separate tariff category for EV charging (LT-6c), and owners can choose between charging on their existing connection or taking a new connection under the EV category. Tariffs and conditions change, so ask BESCOM what applies today before you plan your running costs.

Ask these 3 questions before you book

1. Does the society allow a private charging point at my allotted slot? Get the rule or the committee decision, not a verbal yes.

2. What is the sanctioned electrical load of the flat? Ask whether it can support a home charger along with your other appliances.

3. Is my parking slot ready for charging wiring? Check the route for cabling, the distance from the slot to your meter, and whether any fire-safety restriction applies to that parking area.

How do I check this before I pay? (6 steps)

1. Find out the building’s age. Was it built after the August 2019 notification, and does it cross the 250 kW and 5,000 sq m thresholds?

2. Ask whether the promised charging points exist. If they are required, see them or see them in the sanctioned plan.

3. Confirm your parking slot number and whether it is allotted to your flat in the agreement.

4. Get the sanctioned load from the builder or the electricity bill, and ask about metering.

5. Ask the society or builder for written confirmation of charging permission and slot wiring.

6. Add it to your agreement, or keep it as a signed letter, before you pay the booking amount.

What should Bengaluru buyers check on top of this?

• Under-construction homes: ask whether the sanctioned plan and the electrical design include charging points and EV-ready wiring.

• Resale flats: ask existing owners whether anyone already charges at the building and how the society handled approval.

• Parking type: be careful with stack, tower or basement parking, and ask what charging is allowed there.

• Two-wheelers: the rules cover them too, so ask whether a point for a scooter is possible.

• Paperwork: verify the title and approvals as in our mother deed and chain of title guide, because charging rights are no use on a flat with problems.

Frequently asked questions

Is EV charging mandatory in new apartments in Karnataka?
For buildings with a requisitioned load of 250 kW or more and a built-up area over 5,000 sq m, KERC’s 2019 clause requires at least two charging points. Smaller buildings are not covered by that clause.

Can my society stop me from installing a charger at my parking slot?
The 2024 central guidelines and KERC’s 2024 order support owners with a designated slot, as long as safety and electrical norms are met. Societies can still ask for an application and approval, and disputes are common, so get permission in writing.

What if I don’t have an allotted parking slot?
KERC’s order says owners without a designated space should use charging points in identified common areas. Ask whether the building has one and who manages it.

Do older buildings have to provide EV charging?
There is no mandate for buildings built before the 2019 notification. It depends on the RWA’s decision.

Can I charge on my existing electricity connection?
Yes, within the flat’s sanctioned load. A separate connection under the EV tariff category is also possible. Ask BESCOM about the current process and charges.

Do I need a licence to install a home charger?
No licence is needed for a private charging point, but you do need to follow electrical safety norms and any society procedure.

This article is for general education and is not legal advice.