SB 561 — An Act amending Title 68 (Real and Personal Property) of the Pennsylvania Consolidated Statutes, in creation, alteration and termination of condominiums, providing for electric vehicle charging stations; in creation, alteration and termination of cooperatives, providing for electric vehicle charging stations; and, in creation, alteration and termination of planned communities, providing for electric vehicle charging stations.

PRINTER'S NO.   553

                      THE GENERAL ASSEMBLY OF PENNSYLVANIA



                            SENATE BILL
                            No. 561
                                                    Session of
                                                      2025

     INTRODUCED BY KANE, STREET, COMITTA, HAYWOOD, SAVAL AND
        L. WILLIAMS, APRIL 4, 2025

     REFERRED TO TRANSPORTATION, APRIL 4, 2025


                                         AN ACT
 1   Amending Title 68 (Real and Personal Property) of the
 2      Pennsylvania Consolidated Statutes, in creation, alteration
 3      and termination of condominiums, providing for electric
 4      vehicle charging stations; in creation, alteration and
 5      termination of cooperatives, providing for electric vehicle
 6      charging stations; and, in creation, alteration and
 7      termination of planned communities, providing for electric
 8      vehicle charging stations.
 9      The General Assembly of the Commonwealth of Pennsylvania
10   hereby enacts as follows:
11      Section 1.         Title 68 of the Pennsylvania Consolidated
12   Statutes is amended by adding sections to read:
13   § 3224.    Electric vehicle charging stations.
14      Notwithstanding contrary provisions of a declaration or
15   bylaws of a condominium:
16             (1)   A unit owner may submit an application to install an
17      electric vehicle charging station for the personal,
18      noncommercial use of the unit owner, in compliance with the
19      requirements of this section:
20                   (i)    in a space assigned to the unit and used for the
21             parking or storage of automobiles, trucks, boats, campers
 1        or other vehicles; or
 2              (ii)    in a limited common element with the written
 3        approval of the unit owner of each unit to which use of
 4        the limited common element is reserved.
 5        (2)   A unit owners' association may not prohibit
 6    installation or use of a charging station installed and used
 7    in compliance with the requirements of this section.
 8        (3)   When the unit owner complies or agrees to comply
 9    with the requirements of this section, the unit owners'
10    association shall approve the completed application within 60
11    days after the unit owner submits the application unless the
12    delay in approving the application is based on a reasonable
13    request for additional information.
14        (4)   In addition to such other reasonable rules and
15    regulations as the unit owners' association may adopt, the
16    unit owners' association:
17              (i)    May require a unit owner to submit an
18        application before installing a charging station.
19              (ii)    May require the charging station to meet the
20        architectural standards of the condominium.
21              (iii)    May impose reasonable charges to recover costs
22        of the review and permitting of the charging station.
23              (iv)    May impose reasonable restrictions on the
24        installation and use of the charging station that do not
25        significantly increase the cost of the charging station
26        or significantly decrease the efficiency or performance
27        of the charging station.
28        (5)   The charging station must be installed by a
29    qualified electrician that:
30              (i)    has completed a State registered electrician

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 1        apprenticeship program; and
 2              (ii)    is in compliance with all applicable State or
 3        municipality codes, regulations and ordinances regarding
 4        electricians.
 5        (6)   The unit owner is responsible for:
 6              (i)    All costs associated with installation and use
 7        of the charging station, including:
 8                     (A)   The cost of electricity associated with the
 9              charging station.
10                     (B)   The cost of any damage to general common
11              elements, limited common elements and areas subject
12              to the exclusive use of other unit owners that
13              results from the installation, use, maintenance,
14              repair, removal or replacement of the charging
15              station.
16                     (C)   Filing reports with the Department of
17              Revenue as required under 75 Pa.C.S. Ch. 90 (relating
18              to liquid fuels and fuels tax).
19              (ii)    Disclosure to a prospective buyer of the unit
20        of the existence of the charging station and the related
21        responsibilities of the unit owner under this section.
22        (7)   If the unit owners' association reasonably
23    determines that the cumulative use of electricity in the
24    condominium attributable to the installation and use of
25    charging stations requires the installation of additional
26    infrastructure improvements to provide the condominium with a
27    sufficient supply of electricity, or if the unit owners'
28    association reasonably determines that other improvements are
29    reasonably necessary for the safe use and operation of the
30    charging stations, the unit owners' association may condition

20250SB0561PN0553                     - 3 -
 1    approval on the unit owner bearing the expense of the cost of
 2    the additional improvements against the unit of each unit
 3    owner that seeks permission to install a charging station.
 4        (8)    Unless the unit owner and the unit owners'
 5    association agree otherwise:
 6               (i)    A charging station installed under this section
 7        is deemed to be the personal property of the unit owner
 8        of the unit with which the charging station is
 9        associated.
10               (ii)    The unit owner must remove the charging station
11        and restore the premises to the condition before
12        installation of the charging station before the unit
13        owner transfers ownership of the unit, unless the
14        prospective buyer of the unit accepts ownership and all
15        rights and responsibilities that apply to the charging
16        station under this section.
17        (9)    Installation of the charging station shall minimally
18    require the following:
19               (i)    A pedestal, or similar, charging station that is
20        hard-wired into the electrical system that must be a
21        certified electrical product.
22               (ii)    If the unit owner owns the charging station,
23        the unit owner shall:
24                      (A)   Maintain a homeowner liability insurance
25               policy in an amount not less than $1,000,000 that
26               includes coverage of the charging station.
27                      (B)   Name the unit owners' association as a named
28               additional insured under the policy with a right to
29               notice of cancellation of the policy.
30        (10)    In an action between a unit owner and a unit

20250SB0561PN0553                      - 4 -
 1      owners' association to enforce compliance with this section,
 2      the prevailing party is entitled to an award of attorney fees
 3      and costs.
 4   § 4222.    Electric vehicle charging stations.
 5      Notwithstanding contrary provisions of a declaration or
 6   bylaws of a cooperative:
 7             (1)   A proprietary lessee may submit an application to
 8      install an electric vehicle charging station for the
 9      personal, noncommercial use of the proprietary lessee, in
10      compliance with the requirements of this section:
11                   (i)    in a space assigned to the unit and used for the
12             parking or storage of automobiles, trucks, boats, campers
13             or other vehicles; or
14                   (ii)    in a limited common element with the written
15             approval of the proprietary lessee of each unit to which
16             use of the limited common element is reserved.
17             (2)   An association may not prohibit installation or use
18      of a charging station installed and used in compliance with
19      the requirements of this section.
20             (3)   When the proprietary lessee complies or agrees to
21      comply with the requirements of this section, the association
22      shall approve the completed application within 60 days after
23      the proprietary lessee submits the application, unless the
24      delay in approving the application is based on a reasonable
25      request for additional information.
26             (4)   In addition to such other reasonable rules and
27      regulations as the association may adopt, the association:
28                   (i)    May require a proprietary lessee to submit an
29             application before installing a charging station.
30                   (ii)    May require the charging station to meet the

20250SB0561PN0553                        - 5 -
 1        architectural standards of the condominium.
 2              (iii)    May impose reasonable charges to recover costs
 3        of the review and permitting of the charging station.
 4              (iv)    May impose reasonable restrictions on the
 5        installation and use of the charging station that do not
 6        significantly increase the cost of the charging station
 7        or significantly decrease the efficiency or performance
 8        of the charging station.
 9        (5)   The charging station must be installed by a
10    qualified electrician that:
11              (i)    has completed a State registered electrician
12        apprenticeship program; and
13              (ii)    is in compliance with all applicable State or
14        municipality codes, regulations and ordinances regarding
15        electricians.
16        (6)   The proprietary lessee is responsible for:
17              (i)    All costs associated with installation and use
18        of the charging station, including:
19                     (A)   The cost of electricity associated with the
20              charging station.
21                     (B)   The cost of any damage to general common
22              elements, limited common elements and areas subject
23              to the exclusive use of other proprietary lessees
24              that results from the installation, use, maintenance,
25              repair, removal or replacement of the charging
26              station.
27                     (C)   Filing reports with the Department of
28              Revenue as required under 75 Pa.C.S. Ch. 90 (relating
29              to liquid fuels and fuels tax).
30              (ii)    Disclosure to a prospective buyer of the unit

20250SB0561PN0553                     - 6 -
 1        of the existence of the charging station and the related
 2        responsibilities of the proprietary lessee under this
 3        section.
 4        (7)   If the association reasonably determines that the
 5    cumulative use of electricity in the cooperative attributable
 6    to the installation and use of charging stations requires the
 7    installation of additional infrastructure improvements to
 8    provide the cooperative with a sufficient supply of
 9    electricity, or if the association reasonably determines that
10    other improvements are reasonably necessary for the safe use
11    and operation of the charging stations, the association may
12    condition approval of the proprietary lessee bearing the
13    expense of the cost of the additional improvements against
14    the unit of each proprietary lessee that seeks permission to
15    install a charging station.
16        (8)   Unless the proprietary lessee and the association
17    agree otherwise:
18              (i)    A charging station installed under this section
19        is deemed to be the personal property of the proprietary
20        lessee of the unit with which the charging station is
21        associated.
22              (ii)   The proprietary lessee must remove the charging
23        station and restore the premises to the condition before
24        installation of the charging station before the
25        proprietary lessee transfers ownership of the unit,
26        unless the prospective buyer of the unit accepts
27        ownership and all rights and responsibilities that apply
28        to the charging station under this section.
29        (9)   Installation of the charging station shall minimally
30    require the following:

20250SB0561PN0553                   - 7 -
 1                    (i)    A pedestal, or similar, charging station that is
 2             hard-wired into the electrical system that must be a
 3             certified electrical product.
 4                    (ii)    If the proprietary lessee owns the charging
 5             station, the proprietary lessee shall:
 6                           (A)   Maintain a homeowner liability insurance
 7                    policy in an amount not less than $1,000,000 that
 8                    includes coverage of the charging station.
 9                           (B)   Name the association as a named additional
10                    insured under the policy with a right to notice of
11                    cancellation of the policy.
12             (10)    In an action between a proprietary lessee and an
13      association to enforce compliance with this section, the
14      prevailing party is entitled to an award of attorney fees and
15      costs.
16   § 5224.    Electric vehicle charging stations.
17      Notwithstanding contrary provisions of a declaration or
18   bylaws of a planned community:
19             (1)    A unit owner may submit an application to install an
20      electric vehicle charging station for the personal,
21      noncommercial use of the unit owner, in compliance with the
22      requirements of this section:
23                    (i)    in a space assigned to the unit and used for the
24             parking or storage of automobiles, trucks, boats, campers
25             or other vehicles; or
26                    (ii)    in a limited common element with the written
27             approval of the unit owner of each unit to which use of
28             the limited common element is reserved.
29             (2)    An association may not prohibit installation or use
30      of a charging station installed and used in compliance with

20250SB0561PN0553                           - 8 -
 1    the requirements of this section.
 2        (3)   When the unit owner complies or agrees to comply
 3    with the requirements of this section, the association shall
 4    approve the completed application within 60 days after the
 5    unit owner submits the application unless the delay in
 6    approving the application is based on a reasonable request
 7    for additional information.
 8        (4)   In addition to such other reasonable rules and
 9    regulations as the association may adopt, the association:
10              (i)    May require a unit owner to submit an
11        application before installing a charging station.
12              (ii)    May require the charging station to meet the
13        architectural standards of the planned community.
14              (iii)    May impose reasonable charges to recover costs
15        of the review and permitting of the charging station.
16              (iv)    May impose reasonable restrictions on the
17        installation and use of the charging station that do not
18        significantly increase the cost of the charging station
19        or significantly decrease the efficiency or performance
20        of the charging station.
21        (5)   The charging station must be installed by a
22    qualified electrician that:
23              (i)    has completed a State registered electrician
24        apprenticeship program; and
25              (ii)    is in compliance with all applicable State or
26        municipality codes, regulations and ordinances regarding
27        electricians.
28        (6)   The unit owner is responsible for:
29              (i)    All costs associated with installation and use
30        of the charging station, including:

20250SB0561PN0553                   - 9 -
 1                     (A)   The cost of electricity associated with the
 2              charging station.
 3                     (B)   The cost of any damage to general common
 4              elements, limited common elements and areas subject
 5              to the exclusive use of other unit owners that
 6              results from the installation, use, maintenance,
 7              repair, removal or replacement of the charging
 8              station.
 9                     (C)   Filing reports with the Department of
10              Revenue as required under 75 Pa.C.S. Ch. 90 (relating
11              to liquid fuels and fuels tax).
12              (ii)    Disclosure to a prospective buyer of the unit
13        of the existence of the charging station and the related
14        responsibilities of the unit owner under this section.
15        (7)   If the association reasonably determines that the
16    cumulative use of electricity in the planned community
17    attributable to the installation and use of charging stations
18    requires the installation of additional infrastructure
19    improvements to provide the planned community with a
20    sufficient supply of electricity, or if the association
21    reasonably determines that other improvements are reasonably
22    necessary for the safe use and operation of the charging
23    stations, the association may condition approval of the unit
24    owner bearing the expense of the cost of the additional
25    improvements against the unit of each unit owner that seeks
26    permission to install a charging station.
27        (8)   Unless the unit owner and the association agree
28    otherwise:
29              (i)    A charging station installed under this section
30        is deemed to be the personal property of the unit owner

20250SB0561PN0553                    - 10 -
 1        of the unit with which the charging station is
 2        associated.
 3               (ii)    The unit owner must remove the charging station
 4        and restore the premises to the condition before
 5        installation of the charging station before the unit
 6        owner transfers ownership of the unit, unless the
 7        prospective buyer of the unit accepts ownership and all
 8        rights and responsibilities that apply to the charging
 9        station under this section.
10        (9)    Installation of the charging station shall minimally
11    require the following:
12               (i)    A pedestal, or similar, charging station that is
13        hard-wired into the electrical system that must be a
14        certified electrical product.
15               (ii)    If the unit owner owns the charging station,
16        the unit owner shall:
17                      (A)   Maintain a homeowner liability insurance
18               policy in an amount not less than $1,000,000 that
19               includes coverage of the charging station.
20                      (B)   Name the association as a named additional
21               insured under the policy with a right to notice of
22               cancellation of the policy.
23        (10)     In an action between a unit owner and an
24    association to enforce compliance with this section, the
25    prevailing party is entitled to an award of attorney fees and
26    costs.
27    Section 2.       This act shall take effect in 60 days.




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