Charging stations for electric vehicles

Who must install charging stations and when (overview of obligations)

• Existing non-residential buildings (more than 20 parking spaces)

The owner must install at least one charging station by 1 January 2025 at the latest. This one-off obligation applies, for example, to administrative buildings, shopping centres, production halls, or even cinemas and schools if they have a larger car park. Failure to comply is subject to a fine of up to CZK 400,000.

• New non-residential buildings (approved for use after 1 July 2024) with 11 or more parking spaces

During construction, it is necessary to install at least one charging point and to install cable conduits for every fifth parking space (i.e., for 20% of spaces). These requirements must be met by the time of the final approval of the new building if its car park is inside the building or physically adjacent to it (see explanation below).

• New residential buildings with 11 or more parking spaces

During construction, cable conduits must be installed for every parking space in the building. This means preparing the wiring to each space for future easy installation of a charger. However, you are not yet required to install the charging station itself (i.e., the charging device) in residential buildings – the legislation only requires the creation of the necessary infrastructure.

• Major renovations of non-residential buildings (more than 10 spaces)

If a modification to a completed building (renovation) also involves the car park or the building's electrical wiring and the building has more than 10 parking spaces, it is necessary to add at least one charging point and cable conduits for 20% of the spaces (i.e., for every fifth space) as part of the renovation.

• Major renovations of residential buildings (more than 10 spaces)

If you are renovating a residential building and the project includes the car park or the electrical wiring of the garages, you must install cable conduits to each parking space for future charging stations. The installation of the charging devices themselves is not mandatory for residential buildings, similar to new builds.

Note: The above obligations do not apply if, in the case of a renovation, the cost of installing the charging points and wiring would exceed 7% of the total cost of the given building modification. This exemption applies exclusively to modifications of already completed buildings, not to new builds – we discuss it in detail below.

Obligations for non-residential buildings (offices, commercial properties, etc.)

Non-residential buildings are all buildings not used for housing – typically office and administrative buildings, shopping centres, hotels, industrial halls, hospitals, schools, sports facilities, etc.

The new legislation places the greatest emphasis on them, as this is where significant use of charging stations is expected (employees, customers, or visitors need to charge their electric vehicles during the day).

For owners of existing larger non-residential buildings, there is a specific milestone: from 1 January 2025, at least one charging station must be installed in every non-residential building with more than 20 parking spaces. A charging station usually means a separate device or set of devices that allows an electric vehicle to be charged (for example, a wallbox or a stand with one or more sockets).

Example: If you own a company headquarters with a car park for 30 cars, you are obliged to set up at least one charging point for electric vehicles by the end of 2024 – for instance, a wall-mounted or stand-alone charging point in the car park. This obligation arose from the transposition of the European directive on the energy performance of buildings and electromobility, so it is not surprising that similar rules apply throughout the EU.

For new non-residential buildings (or those undergoing major renovation), the requirements are even stricter. If a new project has 11 or more parking spaces, it must be ensured during construction that at least one space is equipped with a charging point (a functional charger) and that another 20% of the parking spaces have cable routes prepared for the easy addition of chargers in the future. In practice, this means that the developer must include sufficient electrical installation in the building – for example, cable protectors or wiring – to one in five parking spaces (rounded up). 

For example: If a new shopping centre with 100 parking spaces is being built, the project must include the installation of at least one functional charging point and cable conduits to 20 parking spaces distributed throughout the car park. This rule ensures that the number of chargers can be relatively easily increased to 20 in the future (without having to dig up the entire car park again). The same figures apply to renovations of non-residential buildings, but only if the renovation also concerns the car park or electrical wiring (see the chapter on new builds vs. modifications below).

Important: For non-residential buildings, there is both an ongoing obligation (for new builds and renovations) and a one-off deadline (for existing buildings). Do not be confused by this – for example, if you own an older office building with 25 parking spaces and no charger, the obligation to meet the minimum requirement (1 station by 1 January 2025) applies to you immediately. At the same time, if you were to substantially renovate the same building after 2025, you would also have to consider it in light of other provisions (i.e., add infrastructure according to the current Building Act and decree during that renovation).

Obligations for residential buildings

For residential buildings (i.e., apartment buildings, apartment complexes, etc.), the new requirements are more lenient. Legislators assume that in apartment buildings, apartment owners will install chargers more according to the needs of specific users. 

Therefore, the mandatory installation of charging stations in residential buildings is not yet required, but only the creation of so-called passive infrastructure (preparation) for future charging.

For new residential buildings with 11 or more parking spaces, it is required that a cable conduit enabling the easy subsequent installation of a charging point must lead to each parking space during construction. 

Simply put – the developer must prepare "blanked-off" cable connections at all parking spaces in the garage or car park of the building. This ensures that when tenants or apartment owners want to install charging boxes for their electric cars, there will be no need to cut into walls or floors for new cables; the cable routes will already be built-in. 

Here too, the condition applies that the car park is inside the building or physically adjacent to it (see below), which is practically always the case in residential buildings – either the garage is part of the building, or the parking spaces belong to the house on an adjacent plot.

Existing residential buildings (unlike non-residential ones) are not obliged to install a charging station by 2025 unless they voluntarily wish to do so. No direct one-off deadline for retrofits is set here. 

However, if a renovation of a residential building carried out after the new decree comes into effect (i.e., after 1 July 2024) also affects the electrical wiring or parking areas and the building has more than 10 parking spaces, an obligation arises to build cable conduits to all spaces as part of this renovation. Typically, this would be considered, for example, during a general renovation of a collective garage in a residential building or when adding parking capacity. 

Example: If an owners' association is planning to modernise the underground garages in a residential building with 20 parking spaces, it must also ensure that after the renovation, a cable preparation for future chargers leads to each space. But again, this does not mean they have to install the charging stations immediately – just prepare the wiring.

In summary, for residential buildings, the law mandates the compulsory "pre-installation" of cabling to allow for the easy development of electromobility, but it does not yet order the installation of the chargers themselves in every building. 

In practice, however, many developers are already choosing to install at least a few charging stations in residential projects to increase the attractiveness of the new building for future apartment owners. The legislation certainly does not prevent them from doing so – it only sets the minimum that must be met.

Legal framework: Section 167 of the Building Act and Decree No. 146/2024 Coll.

The new obligations are enshrined in the Building Act (Act No. 283/2021 Coll.) and its implementing Decree No. 146/2024 Coll. on technical requirements for construction. Section 167 of the Building Act establishes the general obligation and deadline, while the details (such as the thresholds for the number of spaces, technical details of cable conduits, etc.) are elaborated in the said decree.

• Section 167(1)(e) of the Building Act newly stipulates that "the owner of a building or facility is obliged to ensure the installation of at least 1 charging station by 1 January 2025, if they are the owner of a building other than a residential building with more than 20 parking spaces, under the conditions set out by the implementing legal regulation". This establishes the basic obligation for non-residential buildings and at the same time refers to the implementing regulation for specifying the conditions. The implementing regulation is precisely Decree No. 146/2024 Coll., effective from 1 July 2024, which in Section 61 specifically states what new buildings and renovations must contain.

The decree states that a new non-residential building or its substantial modification with more than 10 spaces must have "at least one charging point and cable conduits for the later installation of a charging point for every fifth parking space", if the car park is inside or physically adjacent. 

A new residential building or its modification with more than 10 spaces must then have "cable conduits for each parking space for the later installation of a charging point" under similar conditions for the location of the car park. The decree also confirms the 7% exemption in paragraph (3) of Section 61: the said requirements do not apply to a renovation if the costs of compliance (i.e., building the charging point and wiring) would exceed 7% of the total costs of the given building modification.

An important aspect of the implementing decree is that it does not specify the parameters of these cable conduits and charging points in detail beyond general definitions. It does not say, for example, what power the installed charger must have, what exact types of sockets to use, etc. – it leaves it to the investor to choose a solution that complies with standards and purpose. For example, the decree only generally states that "a normal AC charging point must be equipped with at least a Type 2 socket", but it is up to the owner whether to install an 11 kW wallbox or a faster 22 kW stand. 

A cable conduit is defined as a structurally dedicated space for routing cables so that they can be installed or replaced later – again, without specific technical details that would limit the solution. This gives owners some flexibility, but within the limits of applicable technical standards (e.g., electrical installations must comply with ČSN standards for safety).

What does the term "physically adjacent to the building" mean?

The phrase "a car park physically adjacent to the building" seems unclear at first glance. However, you do not need to worry that it only means a car park literally attached by a wall to the building. The interpretation is more functional than literal – the aim is to cover car parks that belong to the given building and are commonly used by its users, even if they are not structurally part of the building.

In other words, if you have, for example, an administrative building and right next to it (on the same plot or in the immediate vicinity) a parking area reserved for office tenants, then this car park is "physically adjacent" to the building – even if there is a narrow road or pavement between them. Conversely, if the parking spaces were completely separate, in another location on the plot unrelated to the building, or a public car park further from the building, it might not be considered "physically adjacent".

The law does not define this term exactly, so in borderline cases, the assessment may be up to the building authority. However, it is generally recommended to interpret the term broadly – so that any car park intended primarily for the needs of the given building is taken into account. It should not be possible to evade the obligation for expediency by "setting back" the car park a few metres. 

Therefore, if a building uses a certain set of parking spaces (even a covered parking area next to the building), you should rather assume that they are part of the building for the purposes of this obligation.

New builds vs. modifications to completed buildings: what to watch out for

The new requirements apply slightly differently depending on whether it is a new building or a modification (renovation) of an existing building. This distinction is crucial because it affects when and how you must provide the charging infrastructure.

New builds

If you are designing a new building, the requirements for charging stations and cable conduits are automatically part of the conditions for the permit and final approval. From 1 July 2024, the building authority will check whether the project complies with the provisions of the decree (i.e., whether it includes charging points and cable conduits to the required extent, if the building is to have the required number of parking spaces). 

Failure to comply would mean not meeting the technical requirements for buildings, which can prevent the issuance of a building permit or final approval. For new builds, there is no financial exemption – even if adding the infrastructure were to be a significant item in the budget, the law does not allow for an exemption from the obligation (the 7% exemption only applies to modifications of buildings). Development projects must therefore account for these costs in advance. It is worthwhile to involve specialists in charging technologies in the planning of electrical installations to design a scalable system that complies with the decree.

Modifications to completed buildings (renovations)

For existing buildings, the obligation to install charging infrastructure arises only in the case of major interventions in the building. The law speaks of a "modification to a completed building," which typically means a renovation requiring a building permit or notification. 

It is important that for charging points or cable conduits to be required, the renovation must also concern the car park or the electrical wiring of the building. So, if you are, for example, changing the layout inside an office building but are not planning any modifications to the parking or the garage's electrical installation, you do not suddenly have to add a charger. The obligation would only arise at the moment you include, for example, an extension of the car park, new electricity distribution in the garage, etc., in the project. In that case, you must comply with the same requirements as for a new build – i.e., at least one station (for non-residential) and the corresponding number of cable conduits.

Exemption for costly renovations

As already mentioned, the law also considers situations where retrofitting a building with chargers would be economically unreasonable during a renovation. If the calculated costs for installing a charging point and the necessary electrical wiring exceed 7% of the total renovation costs, the obligation does not apply to such a building modification. This is a relief for cases where, for example, you are renovating a smaller part of a building and the installation of electromobility infrastructure would actually be a larger project than the original renovation itself. 

Note: You must be able to prove this relief if necessary – i.e., provide a budget for the renovation and a calculation showing that the 7% threshold is exceeded. And it also applies only to renovations; you cannot invoke the 7% rule for new buildings.

In practice, therefore, always plan a new build so that it meets the charging requirements. For renovations, consider the scope – if you are just planning to repaint the offices, the obligation will not arise; but if you are, for example, renovating garages or extending a car park, do not forget to include charging infrastructure in the project, otherwise you risk having to modify the project later.

Exemptions from the obligation (costs over 7% and other possible reliefs)

The most significant exemption, as mentioned several times, is the 7% financial threshold for modifications to completed buildings. If adapting the building for electromobility would increase the cost of the renovation project by more than 7% of the total costs, you do not have to implement it. This clause mainly protects smaller investors from a disproportionate burden in cases where, for example, one charger would require a major upgrade of the building's electrical connection, changing the transformer station, etc. – which could easily exceed the given percentage limit for a smaller renovation.

However, it must be emphasized that the 7% exemption applies only to renovations, not to new builds. For new builds, it is assumed that the requirements will be included in the design from the outset, and they cannot be excluded due to costs – they simply have to be accounted for in the planning stage. For renovations, if you want to invoke the exemption, we recommend keeping meticulous documentation of the costs. 

The building authority or another inspection body might want to see how you arrived at the figure. For example, it would be advisable to have an itemised budget clearly stating how much the installation of the charger and cable routes would cost, and that this amounts to more than 7% of the total investment.

There are also other minor exemptions or clarifications in the act and the decree: For example, the obligation does not apply to a "minor structure", but this is more of a formality – a minor structure is understood to be a very small building that usually does not have that many parking spaces anyway (typically a garden shed, etc.). Also, single-family houses as such are not addressed by these regulations, as they usually have only a few parking spaces and are not a "building with multiple apartments" or "a building other than for housing" in the given sense.For most common commercial and residential buildings, therefore, the rule is that if they have 11 or more parking spaces, you must comply with the legal requirements (with the only possible exemption for renovations due to costs). Smaller buildings (up to 10 parking spaces) are completely exempt from the obligation – the law deliberately set a threshold so as not to complicate the situation where the impact is marginal.

Technical maintenance and inspection of charging stations (other owner obligations)

The owner's responsibilities do not end with the installation of a charging station or its preparation. It is important to realise that charging stations are technical equipment subject to further regulations regarding operational safety. Act No. 250/2021 Coll., on work safety in connection with the operation of specified technical equipment, requires operators of electrical equipment (which more powerful charging stations are) to ensure proper maintenance and regular inspections of this equipment by professionally qualified persons.

This means that once you put a charging point into operation, you must continuously take care of it, similar to an elevator or a boiler room. In particular, you must carry out electrical inspections according to applicable standards (usually at intervals of once a year or once every few years, depending on the type of equipment and environment) and keep the station in a safe condition. Failure to comply with these obligations can lead not only to endangering users (risk of electric shock, fire, etc.), but also again to sanctions under the Act on specified equipment. For example, if a fire were to occur demonstrably due to neglected maintenance of a charger, the insurance company or authorities would view it very strictly.

The technical and safety risks associated with the operation of charging stations should not be underestimated. Therefore, we recommend entering into a service inspection contract with a professional company immediately after installation or ensuring that your building manager's agenda includes monitoring inspection deadlines. At the same time, all new equipment connected to the electrical grid must undergo an initial inspection before being put into operation – keep this in mind when planning your schedule so that you can obtain the inspection report before the building is opened or used. 

Tip: Act 250/2021 Coll. also introduced a classification of equipment into categories according to the degree of risk. Most common wallboxes and charging stands fall into the category of specified low-voltage electrical equipment, which requires regular supervision. This is not an administrative triviality, but a matter of ensuring safe operation – which is also in your own interest.

Risks of non-compliance (sanctions, complications, extra costs)

The new obligations are enforceable – they are not just "recommendations". If a building owner ignores the legal requirements, they expose themselves to several types of risks:

• Sanctions from authorities: Failure to comply with the obligation to install a charging station is an administrative offence. The Building Act allows for a fine of up to CZK 400,000. This sanction is particularly a threat for the one-off obligation due on 1 January 2025 – after this date, the building authority or an inspectorate may check whether large non-residential buildings have at least one charger. Similarly, during the final approval of new buildings or inspections of renovations, the authority may insist on the addition of missing infrastructure, or impose a fine for violating building regulations. The fine is unpleasant in itself, and it can be repeated if the issue is not rectified.

• Prolongation and complications of proceedings: For developers and owners, an even more daunting risk is that non-compliance will lead to delays in the permitting process. For example, if you forget to include the mandatory charging points in your project, the building authority will not permit the construction until you amend the project. This means delays, and possibly the need to rework documentation at an advanced stage. Similarly, at the final approval stage – the approval may not be issued if a control inspection finds that the building does not have the equipment required by the decree (e.g., missing cable conduits in the garage). Such a delay can mean a loss of planned revenue, complications with tenants, etc. It is therefore better to avoid it by diligently complying with the requirements.

• Additional costs: When an obligation is forgotten or deliberately omitted and then must be fulfilled later, it usually costs much more money than if everything had been done correctly from the start. Retrofitting cable routes in a finished building can mean demolition, cutting into walls or floors, repainting, and interrupting the building's operation during the modifications. The costs of materials and labour then increase significantly compared to when the cables are laid during construction. Moreover, if sanctions are imposed, add the fine to that. There is also often a risk that hiring technicians in a hurry or during limited operating hours will be more expensive (e.g., night work in garages to minimise disruption to tenants). From a financial point of view, it therefore makes sense not to postpone compliance – you will save money in the end.

• Reputational and operational risk: Last but not least, ignoring the obligations can also damage your reputation or your relationships with the building's users. Tenants of modern offices today expect a certain level of equipment – if they find out that your building does not respect legal standards (e.g., something that should already be there is missing), it can cast a bad light on your facility management. Also, imagine the inconvenience of an inspection restricting the use of the car park or ordering you to add equipment at an inconvenient time because of a missing charger. These are all unnecessary complications that can be prevented by timely preparation.

Emotionally speaking – failing to meet legal requirements can backfire badly. You might save a few crowns or a little time at first, but you could then spend months putting out fires, explaining to the authorities why you haven't complied, and in the end, you will still have to install the charging station, only with more stress and expense. Therefore, it is better to take this obligation seriously from the very beginning.

Final recommendations: act in a timely manner and seek expert help

Do not underestimate these new obligations. The timeline is relentless, especially for owners of existing buildings – if the installation of a station by the end of 2024 applies to you, act immediately. It is not advisable to wait until the last minute, as finding a supplier for a charging station over the Christmas holidays could be difficult. 

Moreover, the capacity of electrical installation companies may be overloaded towards the end of the year, given that many entities will be dealing with the same issue. As soon as 2025 begins, a competitor or anyone else could report your building – and the authorities may then take action.

For developers and investors preparing new projects, the rule is: include the electromobility solution in the initial plans from the very beginning. Consult with designers and technical experts on how best to meet the requirements – there are often smart solutions that comply with the law and are also economical (e.g., preparing several modular charging points that can be easily expanded if needed). 

Keep in mind that a well-designed infrastructure can increase the value of the property and make it "future-proof" for years to come. A modern building without the ability to charge electric vehicles will be at a disadvantage on the market in a few years.

Whether you are a building owner or a developer, definitely do not hesitate to use the professional help of lawyers and technical specialists. A lawyer is well-versed in the current regulations and will help you correctly interpret what applies to your specific case. For example, they can assess whether your car park falls under the "physically adjacent" case, whether you can invoke an exemption, or what deadlines exactly apply. 

They can also help you prepare contractual documentation with suppliers so that the responsibility for meeting the requirements is clearly defined (e.g., stipulating the establishment of charging points according to the law in the contract with the general contractor of the building). 

At the ARROWS law firm, we have extensive experience with the issue of building regulations and technical infrastructure – we have already helped many clients from among developers, shopping centre owners, and residential owners' associations to prepare for the new obligations.

You will also appreciate legal assistance in the event of a dispute or proceedings with the authorities. If, for example, you were facing a fine or the building authority claimed that you had not fulfilled an obligation, a lawyer can effectively communicate with officials, present the necessary evidence (such as a cost calculation to apply the 7% exemption), and minimise the impact.  The goal is for you to be able to conduct your business and manage your properties without worry, while the legal and administrative matters are under control.

In conclusion

The amendment to the Building Act, effective from 2025, represents a step towards a modern infrastructure supporting electromobility. For building owners, this means new obligations, but also an opportunity to increase the attractiveness of their properties. By meeting the requirements, you can get ahead of the competition and avoid sanctions and stress. 

Deal with everything in advance – ideally in cooperation with experts. If you are not sure how the new regulations apply to you or how to practically implement them, contact us. 

At ARROWS law firm, we will be happy to advise you and guide you through the entire process, from planning to the final inspection of the charging station. Your properties will thus be prepared for the electromobility future in accordance with the law, and you can sleep soundly knowing that you are not at risk of fines or unnecessary complications. Leave the legal worries to us and focus on your main business – we will ensure that your buildings are legally well-prepared and safe.

Contact us for a consultation or further information – we are here to help you manage new challenges and obligations with confidence and peace of mind. Your journey to electromobility can be smooth and trouble-free when you know you have an experienced legal partner by your side.