HomeMy WebLinkAbout05012025 BSC Agenda Item 3 0
West University Public Works Department
Place
To: Building Standards Commission
From: Jordan Cruz,SAFEbuilt
Date: April 15,2025
Re: Electric Vehicle Charging Station Regulation Summary
The City of West University Place residents own increasingly more electric vehicles (EV's), and more
residential homes are installing charging stations. In Texas, currently the installation of Electric Vehicle (EV)
charging stations in single-family residential homes is primarily governed by the National Electric Code(NEC)
and local building codes, rather than the Internation Fire Code (IFC). The State's recommendation for EV
installation is requiring local permitting,adherence to equipment standards and potentially creating local code
amendments to ensure safety for EV installations in single-family residential areas. Our team has examined
other cities' regulations on EV charging and have summarized these findings below. The City of West
University Place proposal is a balance of regulations that ensure that there is notification if an emergency with
an electric vehicle's battery in a garage, and for new homes increase the standard for the fire rated assembly
between the garage and livable space. These regulations are designed to make the residents of West University
Place safer with the increased use of electronic vehicles in the City.
City of Houston:
• Limited oversight primarily focused on commercial EV equipment
City of League City:
• Minimal requirements
o Site plan showing location of proposed work
o One line diagram
o Electrical load calculations
o Specifications for equipment to be installed
City of Forney:
• Amended International Fire Code 2021 Edition
o Created new definitions
o Added location restrictions
o Power disconnection requirements
o Charging cord requirements
3826 Amherst St. www.westutx.gov
West University Place, TX 77005
713-662-5830
Chapter 30 FIRES AND MEDICAL EMERGENCIES
ARTICLE III. CERTAIN FIRE REGULATIONS
Sec. 30-25. Residential Electric Vehicle Charging Stations.
(a) Purpose and Scope.This section establishes building and fire safety requirements for the installation
of electric vehicle(EV)charging stations within residential garages in new construction homes.as well
as for any additions or remodels to existing garages.
(b) Installation Requirements for new residential construction.
(1) Installation of EV charging stations shall comply with the adopted International Building
Code, International Mechanical Code. International Residential Code. National Fire
Protection Agency(NFPA)and National Electric Code.
a. Fire-Resistant Wall and Ceiling Assembly for New Construction: In new
residential home construction,all garage areas shall include a fire-resistant wall
and ceiling assembly. The assembly adjoining the location of the charging station
must be constructed to provide a minimum 2-hour fire-resistance rating or an
equivalent fire-resistant assembly approved by the Building Official or their
designee.
b. Alarms and/or detectors shall be installed within the garage:and shall comply
with the current adopted International Building Code. International Fire Code.
and the International Residential Code.and shall be approved by the Fire Marshal
or their designee prior to the issuance Certificate of Occupancy.
c. Any garage door leading into the residence shall be a ninety(90)minute fire rated.
oor.
(c) Installation Requirements for remodels and additions.
(1) Additions/Remodels: When an EV charging station is added to an existing garage, the
garage area shall be modified to:
a. Alarms and/or detectors shall be installed within the garage and shall be
approved by the Fire Marshal or designee prior to Final Approval.
b. EV charging equipment shall be installed to comply with the currently adopted
International Building Code. International Mechanical Code, International
Residential Code. National Fire Protection Agency(NFPA) and National Electric
Code.
c. Any garage door leading into the residence shall be a ninety(90)minute fire rated
door.
(d) Additional requirements for new construction and remodels and additions.
(1) When charging equipment is installed that requires ventilation, details of those
mechanical systems shall be provided for review.
(2) When charging equipment is installed that is subject to possible impact. details of the
required impact protection shall be provided for review.
(e) Inspection and Compliance.
(1) Permit and Inspection: Installation of EV charging stations whether in new construction
or added to an existing structure. requires a permit and inspection by the Building
Department and Fire Marshal to verify compliance with current adopted International
Building Code. International Mechanical Code. International Residential Code. National
Fire Protection Agency(NFPA).and National Electric Code.
(2) Final Approval:All installations shall receive final approval from Building Official or their
designee. the Fire Marshal or their designee to verify compliance with the currently
adopted International Building Code. International Mechanical Code. International
Residential Code.National Fire Protection Agency(NFPA)and National Electric Code.
(11 Exemptions.
(1) Exemptions by Building Official: The Building Official may grant exemptions to the
requirements of this section if an equivalent level of fire safety is provided through
alternative methods or materials.
(2) Exemptions by Fire Marshal:The Fire Marshal may grant exemptions to the requirements
of this section if an equivalent level of fire safety is provided through alternative methods
or materials.
Sec. 30-26. Residential Electric Storage Systems
(a) Purpose and Scope.The section establishes regulations for residential electric storage systems.
(b) Electric Storage Systems(ESS) mean one device or multiple devices. assembled together. capable of
storing electrical energy to be supplied at a future time.
(c) Electric Storage Systems (ESS) must be installed in accordance with the International Residential
Code,National Electric Code. NFPA 70.and all applicable manufacturer's specifications.
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EV Charging Stations City Amendments,Ordinances, and Permitting
In Texas,the installation of Electric Vehicle(EV) charging stations in single-family residential homes
is primarily governed by the National Electrical Code (NEC)and local building codes, rather than
the International Fire Code (IFC).The Texas Department of Licensing and Regulation (TDLR)
oversees the regulatory framework for EV charging stations in the state.
tdlr.texas.gov
https://www.nfpa.org/education-and-research/electrical/electric-vehicles
Permitting and Installation Requirements:
• Permits: Installing a hardwired EV charging station or a dedicated 240V outlet typically
requires electrical work that is subject to local building and electrical codes. Homeowners
must apply for the necessary permits before installation.
• Compliance with Codes:The installation must adhere to the NEC and any applicable local
amendments.
Safety Considerations:
• Equipment Standards:All EV charging equipment should be listed and labeled according
to recognized standards, such as UL 2594 for Electric Vehicle Supply Equipment(EVSE).
• Installation Location:While the IFC primarily addresses fire safety in larger structures,
local codes may have specific provisions for residential installations. For example,some
jurisdictions may require that EV charging stations be installed a certain distance from
combustible materials or have specific ventilation requirements.
Local Code Amendments:
It's important to consult local building and fire codes, as municipalities may adopt amendments to
the IFC or NEC that pertain to EV charging stations
Recommendations:
• Consult Local Authorities: Before installation, contact your local building department to
understand specific requirements and obtain necessary permits.
• Hire Licensed Professionals: Engage licensed electricians familiar with EV charging
infrastructure to ensure compliance with all applicable codes and standards.
• Stay Informed:As EV technology and regulations evolve, regularly check for updates to
codes and standards related to EV charging installations.
By adhering to these guidelines and consulting local regulations, homeowners in Texas can safely
and legally install EV charging stations in their residences.
City of Forney: Fire Code Changes
Section 1208 of the International Fire Code, 2021 edition, is hereby amended to read as follows:
This section will be used when dealing with electric vehicles and charging stations:
1208.1 Definitions:
ELECTRIC VEHICLE CHARGING STATION(EVCS): One or more dedicated parking spaces are
provided for charging electric motor vehicles.
ELECTRIC VEHICLE SUPPLY EQUIPMENT(EVSE): The technology that manages the transfer of
electricity from the local power supply to an Electric Vehicle(EV)for safe and efficient recharging of
its batteries. Although EVSE is the industry's technical term, people commonly use other
acceptable names, such as EV chargers, charging stations,charging points, or charging docks.
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LISTED: Electric vehicle power transfer system equipment for the purposes of charging, power
export,or bidirectional current flow shall be listed.
1208.2 Permits.
1208.2.1 Permit: Permits will be required on all EVCS.
1208.3 General. 1208.3.1 ELECTRIC VEHICLE CHARGING STATIONS(EVCS)PARKING SPACE
DIMENSIONS.
Accessible vehicle spaces shall comply with the requirements for a van-accessible parking space
that is 132 inches(3350 mm) minimum in width with an adjoining access aisle that is 60 inches
(1525 mm) minimum in width (equivalent to the requirements for an accessible van parking space).
(IBC 1107.2.2)
1208.3.2 ELECTRIC VEHICLE CHARGING STATIONS(EVCS)LOCATION.
Electric vehicle charging stations must be at least 24 feet from any structure, and all charging
equipment should be behind the curb line by at least 30 inches. Permanently installed Electric
Vehicle Supply Equipment(EVSE) is located at the height of(NEC 625.50): a) Indoor location: 1.5
feet or more above floor level b)Outdoor location:2 feet above grade level.
1208.3.3 ELECTRIC VEHICLE CHARGING STATION (EVCS)ACCESS.
Accessibility to electric vehicle charging stations shall be provided per the International Building
Code Section 1108 and this section. Access to EVCS Equipment must be kept unobstructed at all
times,without any fixed or movable objects hindering it,such as fences, bushes,trees, or walls.
The minimum distance for maintaining access to this equipment should be 36 inches.
1208.3.4 ELECTRIC VEHICLE CHARGING STATION(EVCS)POWER DISCONNECT.
All electric vehicle charging stations must be equipped with an Emergency Stop Button to ensure
safety in case of emergency power disconnect. The Emergency Stop Button shall shut down all
electric power to the Electric Vehicle Charging Station. The Emergency Stop Button Disconnect
should be positioned between 30-feet to 50-feet from the charging station(s).The fire code official
must approve the location and type of the power disconnect. The height of the Emergency Stop
Button device should be between 42"and 48", measured vertically from the floor/ground level. A
reflective sign of no less than 6"x 6"with white lettering labeled"EVCS Emergency Shut-Off"
should be placed adjacent to or on the post to identify the Emergency Stop Button.
1208.3.5 ELECTRIC VEHICLE CHARGING STATION(EVCS) REQUIREMENTS.
Where provided,electric vehicle charging stations must be installed per the guidelines set forth by
the National Fire Protection Agency(NFPA) and the National Electric Code(NEC) 70. The electric
vehicle charging equipment must be listed and labeled following UL 2022,while the electric vehicle
supply equipment should be listed and labeled following UL 2594 or an equivalent standard.
Wireless power transfer equipment must be listed and labeled following UL 2750.
1208.3.6 ELECTRIC VEHICLE CHARGING STATION(EVCS)CHARGING CORDS.
The overall usable length shall not exceed 7.5 m(25 ft) unless equipped with a cable management
system that is part of the listed electric vehicle supply equipment[NEC 625.17(C)]. The charging
cord length reaches the vehicle's charging inlet without excessive slack.
1208.3.7 ELECTRIC VEHICLE CHARGING STATIONS(EVCS) IMPACT PROTECTION.
The EVSE is protected from vehicular impacts through one of the following:
a. Installation in a location not subject to vehicular impacts, such as a side wall or 4 feet or
more above floor level,
b.Wheel barriers,
c. Bollards(IFC 312), or
d. Other approved barriers (NEC 110.27(B)).
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1208.3.8 ELECTRIC VEHICLE CHARGING STATIONS(EVCS)IN PARKING STRUCTURES
PROHIBITED.
Electric vehicle charging stations cannot be installed or operated in any type of parking structure,
such as underground or multilevel parking garages(open or closed) and covered parking facilities.
This rule excludes carports,canopies, and garages of single-family residential dwellings.
1208.3.9 ELECTRIC VEHICLE CHARGING STATIONS(EVCS)SINGLE-FAMILY RESIDENTIAL
GARAGES.
Residential electric vehicle charging stations shall be located in the carports, canopies, and garage
areas of the residence and shall meet the requirements of the current adopted International
Building Code, International Residential Code, National Fire Protection Agency(NFPA)and National
Electric Code.
The signage will consist of a 6-inch diamond shape metal sign white background with 4inch
reflective Black Letters"EV"placed on the structure above the garage facing the city street. An
Emergency Stop Button Box approved by the fire code official will be located on the outside wall of
the structure near the main electric meter of the residence, mounted 42"and 48"in height from
ground level. The Emergency Stop Button shall shut down all power to the Electric Vehicle Charging
Station.
City of League City
Electric Vehicle(EV)Chargers
Residential submittal(apply as a Standalone Electrical permit type):
1. One line diagram
2. Electrical load calculations
3.Specifications for equipment to be installed
Notes: A smoke detector is required in the garage and must be interconnected with the detectors
inside.A self-closing solid core door from the garage to the living area is required. Sheetrock must
be in place with no unprotected openings for inspection.
Commercial submittal(apply as a Commercial Site Work permit type):
1. Site plan/Survey showing location of proposed work
2. One line diagram
3. Electrical load calculations
4.Specifications for equipment to be installed
City of Houston
BUILDING CODE ENFORCEMENT
ELECTRIC VEHICLE CHARGING STATION PERMITS
This is a guide to assist in the plan review, permit,and inspection process for the installation of
electrical vehicle(EV) charging stations. Each of the three types of EV charging stations has its own
set of requirements.
EV1 charging stations are small installations typically installed in residences and EV2 charging
stations are installed in both residential and commercial locations. EV3 charging stations are large
installations for quick charges which often are placed at fueling stations. Listed below are the
required components to be included in drawings to obtain permits, and the items that the City
Inspectors will be verifying in the field during the inspection process.
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PLANS
Residential(EV1 and EV2)—None Required.
Commercial(EV1, EV2,and EV3)—A single EV1 or EV2 charging station at an existing location will
not require electrical plans unless there are structural plans required for the installation. For all EV3
installations, and in new construction, or when multiple charging stations are to be installed, plans
will be required including the one-line diagram, load analysis, panel schedule and disconnect
means,with the connected load,wire size, and over-current protection.
Structural plans must be designed and sealed by a Texas Professional Engineer for securing the
stations to existing structures, or to a new foundation or structure with following wind resistance:
• Residential •0 Minimum of 110 mph 3-second gust wind speed design
• Commercial—Risk Category I 0 Ultimate design wind speed Vult 130 mph
• Commercial—Risk Category II 0 Ultimate design wind speed Vult 139 mph
• Commercial—Risk Category III&IV •► Ultimate design wind speed Vult 150 mph
Electrical vehicle charging stations shall comply with the current NEC, including Article 645, and t
Electrical vehicle charging stations shall comply with the current NEC, including Article 645, and
the equipment shall be listed and labeled.
At minimum,the following shall be indicated on the electrical plans (including a site plan)to be
confirmed during inspection:
11111..111
'Drawing Package Contents
❑ Equipment Layout ❑ Conductor Size, Insulation &Type
❑ Mounting Structure&Anchors 0 Over Current Protection
❑ Foundation or Pad 0 Disconnect Size&Type
0 Service Size 0 Equipment Size&Type
❑ Grounding Points ❑ One-Line Diagram/Load Analysis
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Copyright 2021 National Fire Protection Association(NFPA®).Licensed by agreement to Candice Magnus FOR INDIVIDUAL USE ONLY and downloaded on 07/28/2021.No reproduction or transmission in any form permitted
without written permission of NFPA®.For inquiries or access for multiple users,or to report unauthorized use,contact orders@nfpa.org.
855-26 INSTALLATION OF STATIONARY ENERGY STORAGE SYSTEMS
exterior use,and extending 15 ft(1.5 m) above and extending 15.6.2 ESS shall not be installed in living area of dwelling
15 ft(1.5 m) beyond the physical boundary of the pile is provi- units or in sleeping units other than within utility closets and
ded to protect the exposure. storage or utility spaces.
15.7 Energy Ratings. Individual ESS units shall have a maxi-
Chapter 15 One-and Two-Family Dwellings and Townhouse mum stored energy of 20 kWh.
Units
15.7.1 The aggregate rating amount within a dwelling,garage,
15.1* General. ESS installations associated with one- or two-
or accessory structure shall not exceed the following:
family dwellings or townhouse units shall comply with the (1) 40 kWh within utility closets and storage or utility spaces
requirements of this chapter. (2) 80 kWh in attached or detached garages and detached
15.2 Equipment listings. accessory structures
(3) 80 kWh on exterior walls
15.2.1 ESS 1 kWh or greater in maximum stored energy shall (4) 80 kWh in outdoor installations
be listed and labeled in accordance with UL 9540. 15.7.2 ESS installations with an aggregate energy rating
15.2.2 ESS listed and labeled solely for utility or commercial exceeding that allowed by 15.7.1 shall comply with Chapters 4
use shall not be used for residential applications. through 9.
15.3 Installation. ESS shall be installed in accordance with the 15.7.3* The use of an electric-powered vehicle to power the
manufacturer's instructions and their listing. dwelling while parked shall comply with Section 15.13.
15.4 Commissioning. 15.8 Electrical Installation. ESS shall be installed in accord-
ance with NFPA 70.
15.4.1 ESS installed in one- and two-family dwellings and
townhouse units shall be commissioned as follows: 15.8.1 Inverters shall be listed and labeled in accordance with
(1) Verify that the system is installed in accordance with the
UL 1741 or provided as part of the UL 9540 listing.
approved plans and manufacturer's instructions and is 15.8.2 Systems connected to the utility grid shall use inverters
operating properly listed for utility interaction.
(2) Provide a copy of the manufacturer's installation, opera-
don, and maintenance instructions provided with the 15.9 Fire Detection.
listed system 15.9.1 Interconnected smoke alarms shall be installed
(3) Provide training on the proper operation and mainte- throughout the dwelling,including in rooms,attached garages,
nance of the system to the system owner and areas in which ESS are installed in compliance with local
(4) Provide a label on the installed system containing the building code.
contact information for the qualified maintenance and
service providers 15.9.2 Where ESS are installed in an attached garage or an
area in which smoke alarms cannot be installed in accordance
15.4.2 Where the system is installed in a one- or two-family with their listing, an interconnected listed heat alarm shall be
dwelling or townhouse unit that is owned by the builder and installed and be connected to the smoke alarm system required
has yet to be sold, commissioning shall be conducted as by the local building code.
outlined in Section 15.4,and the builder shall then transfer the
required information in Section 15.4 to the home owner when 15.10 Protection from Impact. Stationary storage battery
the property is sold. systems installed in a location subject to vehicle damage shall
15.5 ESS Spacing. Individual ESS units shall be separated be protected by approved barriers.
from each other by a minimum of 3 ft(914 mm) unless smaller 15.11 Exhaust Ventilation. Indoor installations of ESS that
separation distances are documented to be adequate as include batteries that produce hydrogen or other flammable
approved by the AHJ,based on large-scale fire testing comply- gases during charging shall meet the exhaust ventilation
ing with 4.1.5. requirements in accordance with Section 4.9.
15.6 Location. 15.12 Toxic and Highly Toxic Gas. ESS that have the poten-
tial to release toxic or highly toxic gas during charging,
15.6.1 ESS shall only be installed in the following locations: discharging, and normal use conditions shall be installed
(1) In attached garages separated from the dwelling unit outdoors.
living area and sleeping units in accordance with the local 15.13 Electric Vehicle Use.
building code
(2) In detached garages and detached accessory structures 15.13.1 The temporary use of the dwelling unit owner's or
(3) Outdoors on exterior walls or on the ground located a occupant's electric-powered vehicle to power the dwelling
minimum of 3 ft(914 mm)from doors and windows while parked in an attached or detached garage or outside
(4) In enclosed utility closets and storage or utility spaces shall comply with the vehicle manufacturer's instructions and
15.6.1.1 If the room or space where the ESS is to be installed NFPA 70.
is not finished,the walls and ceiling of the room or space shall 15.13.2 The temporary use of the dwelling unit owner's or
be protected with not less than 5/s in.Type X gypsum board. occupant's electric-powered vehicle to power the dwelling
while parked in an attached or detached garage or outside
shall not exceed 30 days.
2020 Edition