With the growing popularity of electric vehicles, the Incline Pines HOA has established a process for homeowners to add an EV charger at their assigned parking spaces.
The following information applies to homeowners wanting to install a dedicated EV charger; i.e. Tesla Wall Charger, JuiceBox, Clipper Creek, etc.
For those wanting a simple “generic” 50 amp. outlet that will work with any electric vehicle, you’ll find a guide here.
Although you’ll need to hire a licensed electrician to make the connections, much of the work can be done by homeowners.
The EV charging station pictured here was built from a single sheet of 3/4″ plywood and contains a Tesla charger, a 240 volt GFI-protected outlet for non-Tesla EVs and a 120 volt GFI-protected circuit for lighting and accessories.
The wooden enclosure is bolted to a 2′ x 2′ concrete slab just behind the stacked blocks to protect it from snow removal equipment.
Getting started
To begin the approval process, you’ll need to create a site plan with the proposed location of the charger.
The site plan will be submitted to the HOA with an architectural approval application.
This is a good time to find a licensed electrician, because you’ll need their name when you apply for a Washoe County building permit.
The ‘Tesla Tax’
Beware of the “Tesla tax.” When I sought bids to install a new panel and Tesla charger, the quotes were about triple the price I paid to a Reno electrician to replace the 1970’s Zinsco panel with a new Square D panel I picked up a Home Depot, plus a couple of new 240 volt circuit breakers.
I supplied all the equipment and the electrician did the entire job for $1,200.
How deep to dig?
Metal conduit only requires 6″ of soil cover, but it’s expensive and difficult to work with.
PVC conduit is much cheaper and easier and only needs 4″ of cover– as long as it’s concrete.
Before you even think of digging, make sure you submit a ticket to the free 811 utility locating service. The yellow flags in one of the above photos were placed by Southwest Gas marking the relatively shallow gas supply line.
Sizing the conduit
Because the hardest part of the project is digging the trench, I don’t ever want to have to do it again. So I chose 2″ conduit to future-proof the project and make it a lot easier to pull the heavy wire.
It took about eight 60 lb sacks of Quikrete to cover the conduit and create the slab. The two Washoe County building inspectors I worked with loved the installation.
Final paperwork
Because your EV charger is being installed on the community’s Common Elements, you’ll need to sign an HOA hold harmless agreement and have your signature notarized on a formal agreement that will be recorded with other property documents in Reno so future owners will know they are responsible for maintaining the charger.
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