Quick Answer
SB 770 (Chapter 525, Statutes of 2025) amended Civil Code section 4745 to delete the requirement that an owner's EV charging station insurance policy name the HOA as an additional insured. The owner must still keep a liability policy and give the association a certificate of insurance. The Governor signed it October 10, 2025, and our reading is that it took effect January 1, 2026.
At a Glance
| Item | Detail |
|---|---|
| Law/citation | SB 770 (Allen), Chapter 525, Statutes of 2025; amends Civil Code section 4745 |
| Signed | October 10, 2025 |
| Effective date | Our reading: January 1, 2026 (no urgency clause in the text we read); confirm with counsel |
| Applies to | Common interest developments (HOAs and condominiums) with owner-installed EV charging stations |
| Key sections | Civil Code 4745(f)(1)(C), 4745(f)(3) |
| Remedy or penalty | Unchanged: an association that willfully violates section 4745 owes actual damages and a civil penalty of up to $1,000; a prevailing plaintiff gets reasonable attorney's fees (4745(j), (k)) |
What the Law Says
According to the Legislative Counsel's Digest, SB 770 "would delete the requirement that the insurance policy name the association as an additional insured party, and would correct an erroneous cross-reference regarding the amount of that insurance."
Section 4745 as amended still provides that, for a charging station in a common area or exclusive use common area, the association shall approve the installation if the owner agrees in writing to:
- Comply with the association's architectural standards for the installation.
- Engage a licensed contractor.
- Within 14 days of approval, provide a certificate of insurance as required by paragraph (3).
- Pay for the installation and for the electricity used.
Paragraph (3) provides that the owner of the station, whether inside a unit or in common area, "shall, at all times, maintain a liability coverage policy," must give the association a certificate within 14 days of approval, and each successor owner must give a certificate annually. A homeowner "shall not be required to maintain a homeowner liability coverage policy for an existing National Electrical Manufacturers Association standard alternating current power plug."
Other parts of section 4745 are unchanged in the text we read: restrictions that "effectively prohibit or unreasonably restrict" installation are void, "reasonable restrictions" are those that do not significantly increase cost or decrease efficiency, and an application not denied in writing within 60 days is deemed approved unless the delay results from a reasonable request for more information.
What This Means in Practice
For boards
Existing EV charging rules and forms that require "additional insured" status now go beyond the statute. Our reading is that the safe step is to update the form and keep collecting the certificate of liability coverage the statute still requires. Boards should also tell their insurance broker, because the association is no longer an additional insured on these policies.
For owners
Owners still need liability coverage and must provide a certificate within 14 days of approval and annually after. The change removes one paperwork requirement and, in some cases, a cost.
What the law does not say
The statute does not say how a claim from a charger-related fire or injury will be handled between the owner's insurer and the association's insurer. Our reading is that this is a question for your broker and counsel. The text also does not set a minimum coverage amount in the section we read, so confirm with counsel before stating one in your rules.
Timeline
| Date | Event |
|---|---|
| October 10, 2025 | SB 770 approved by the Governor and chaptered as Chapter 525, Statutes of 2025 |
| January 1, 2026 | Our reading of the effective date |
Related California Law
- California HOA laws effective 2026: SB 410, SB 770, SB 625
- EV charging in California HOAs
- California HOA insurance guide
- California SB 222: heat pump and gas-to-electric replacement
Where We Stand
Our position: we support this law with a caveat. Making EV charging easier to approve fits what residents ask managers for, and fewer forms means faster approvals. The caveat is risk transfer: with no additional-insured status, the association has less direct protection if a charger causes a loss, so boards should confirm the certificate of coverage arrives on time every year and talk to their broker. This is Association Property Managers' operating view as a management company, separate from the legal summary above, and it is not legal advice.
Board Checklist
- Remove "additional insured" language from your EV charging application and architectural standards.
- Keep requiring a certificate showing the owner's liability coverage within 14 days of approval.
- Calendar annual certificate requests for every approved station.
- Track the 60-day written decision deadline on every application.
- Ask your broker how charger-related claims are handled under the association's policy.
- Confirm that your rules treat reasonable restrictions the way section 4745(b) describes.
Frequently Asked Questions
Does an owner still need insurance for an EV charger?
Yes. Section 4745(f)(3) still requires the owner to maintain a liability coverage policy at all times and give the association a certificate.
What did SB 770 remove?
It removed the requirement that the policy name the association as an additional insured, and it corrected a cross-reference about the amount of insurance.
How fast must the association decide an application?
If an application is not denied in writing within 60 days of receipt, it is deemed approved, unless the delay results from a reasonable request for additional information.
Does the owner still pay for installation and electricity?
Yes, for a station in common area or exclusive use common area, the owner must agree in writing to pay installation costs and electricity.
Can an association still impose rules on EV chargers?
It may impose reasonable restrictions, which the statute defines as restrictions that do not significantly increase the cost of the station or significantly decrease its efficiency or performance.
What is the penalty if an association violates section 4745?
A willful violation carries actual damages and a civil penalty of up to $1,000, and a prevailing plaintiff is awarded reasonable attorney's fees.
Where This Comes From
We read the chaptered text of SB 770 (Chapter 525, Statutes of 2025), including the Legislative Counsel's Digest and the full text of Civil Code section 4745 as amended. Official bill page: California Legislative Information, SB 770.
How APM Helps
Association Property Managers manages HOA and condominium communities in the San Francisco Bay Area from our Dublin office. See our California service area, browse every California state-law guide, or request a free proposal. Laws and documents differ by community, and we review your CC&Rs and bylaws when we build your proposal.
Legal disclaimer: This article is general information, not legal advice. Laws change and associations differ. Confirm the current statute text and how it applies to your governing documents with a licensed California attorney before acting.
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