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SB 770 would ease HOA barriers to EV chargers by removing additional‑insured requirement; associations warn of insurance and liability risks
Summary
Sen. Josh Allen’s SB 770 would remove an HOA additional‑insured requirement for homeowners who install EV chargers, a step proponents say removes a practical barrier to adoption in multifamily properties; HOA groups warn the change could shift insurance costs and risk onto associations.
Sen. Josh Allen said SB 770 updates a 2018 law to remove the practical requirement that a homeowner installing an electric‑vehicle charger name the homeowners association (HOA) as an additional insured on the homeowner’s liability policy. The author and EV advocates told the committee the insurance product requested by some HOAs is often unavailable or prohibitively costly, creating a barrier to EV adoption in multifamily and common‑interest developments.
Katrina Sutton, who testified for CalStart and as a homeowner who navigated HOA approvals and permitting, said her installation took months and that impractical insurance demands discourage residents from switching to EVs. Witnesses argued SB 770 would reduce a non‑technical barrier to adoption while leaving homeowner liability and insurance coverage requirements intact.
Opponents — principally the Community Associations Institute and other HOA representatives — argued SB 770 would shift insurance exposure to the association and its members. CAI’s witnesses said master insurance policies are an expensive liability for associations and that adding potential coverage for privately installed chargers without association control could raise premiums for everyone in the development. CAI suggested solutions such as permitting installers or equipment contractors to provide additional‑insured coverage at time of installation, a practice that exists in commercial and contractor settings.
Senators asked whether a middle ground could be found that removes an unrealistic requirement while protecting association insurance pools. The author said he would continue conversations with CAI and insurers to find workable language. The committee accepted the idea of additional stakeholder work; in the hearing the committee noted the bill’s goal of expanding access to EV charging in multifamily properties but did not take final action on the measure at that time.
