Assembly committee advances SB 770 to ease insurance barrier for EV chargers in HOAs, opposition warns of cost shifts

SB 770, authored by Sen. Anthony J. (presenting in Assembly as Senator Allen), cleared the Assembly Insurance Committee after extended testimony from homeowners, EV advocates and community association representatives about insurance obstacles to installing electric vehicle (EV) chargers in common‑interest developments.

Author and witnesses described the problem as bureaucratic and market‑driven: a condominium owner, Charlie Carrier, testified that he tried multiple insurers and brokers and ultimately purchased a higher‑cost policy that met an HOA requirement, increasing his premium by roughly 60% and raising his deductible while reducing dwelling coverage. Carrier said major insurers he contacted told him they would not list the HOA as an additional insured through typical online portals, forcing time‑consuming broker searches.

CalStart and other clean‑transportation supporters argued at‑home charging in multifamily housing is essential — the California Energy Commission estimates roughly 75% of charging will occur at home and a large share of new chargers must be in multifamily settings — and that insurance frictions create an "unforced error" slowing EV adoption. Supporters asked the committee to remove the additional‑insured barrier for chargers installed on community property under existing law that allows the owner to install charging equipment.

Opponents from the Community Associations Institute and industry representatives said the extra insured requirement protects common assets; they warned that adding chargers could trigger premium increases for entire associations and cause cancellations or large rate increases that would fall on all residents. Community association witnesses said they have seen large premium impacts when insurers learn of new risks on a property.

Committee members expressed support for the policy's EV adoption goals but asked the author to continue talks with insurers and HOA representatives to avoid unintended increases in association insurance costs; the sponsor said he would continue negotiations and suggested drafting refinements (for example limiting exposure to narrow liability categories or clarifying replacement responsibilities). The committee approved the bill and ordered it to the Assembly floor.

Why it matters: The bill aims to remove an insurance‑market barrier to EV adoption for renters and owners in HOAs by prohibiting associations from conditioning charger access on naming the HOA additional insured; opponents say the change could shift risk and cost to associations and non‑EV residents.

Sources: testimony and roll call recorded at the Assembly Insurance Committee hearing on SB 770 (Sen. Allen).