AGM Toolkit · Strata Managed Loads

Bring EV charging and heat-pump capacity to your AGM — without the guesswork.

Owner requests for EV chargers and heat pumps are likely coming. This toolkit helps council present Mesh clearly, answer owner questions, and bring a practical building-wide managed-load scope to a vote.

Jump to resolution template → Review before AGM

Section 1

Add it to the agenda

The council must give owners adequate notice before holding a vote on managed electrical-load infrastructure. Confirm the required notice period and vote threshold with the property manager or strata lawyer before notices go out.

Sample agenda notice text

Agenda Item: Managed Electrical Loads — Mesh Core

The council will present a proposal to approve the installation of a Mesh load management system (Mesh Core) in the building electrical rooms. This system would allow individual unit owners to subsequently connect approved managed loads such as EV chargers and heat pumps at their own expense, without requiring a building-level electrical service upgrade.

A resolution will be presented using the vote threshold confirmed for this strata. Estimated cost to the strata will be based on the VT Engineering site assessment and written quote. Funding method to be confirmed by council; most provinces offer significant rebate programs for eligible electrification infrastructure.

VT Engineering representatives can be available to answer questions at the meeting. Owners with questions in advance should contact the property manager or strata council.

Section 2

Talking points for the floor

Use these when presenting to owners. Keep it short — 3 minutes on the mic, then open the floor. VT Engineering can present remotely or in person if helpful.

The problem is real and it's getting worse.

EV adoption is accelerating and owner requests are likely to increase. Our current electrical service cannot support every unit charging at once, so council needs a repeatable building-wide response instead of one-off decisions.

A service upgrade is not the only answer.

Upgrading the building's electrical service can be expensive, slow, and disruptive. Where the site assessment confirms a fit, Mesh manages available capacity inside the existing service envelope instead of starting with a utility upgrade.

The council pays for the Core once. Owners pay for their own Leaf units.

The strata's obligation ends with the Core installation. Each owner who wants a charger arranges their own licensed electrician to install a Mesh Leaf in their stall. The strata collects nothing and has no ongoing obligation to individual chargers.

Owners opt in on their own timeline.

There is no pressure to install a charger immediately after the Core goes in. Owners who want one can act when they're ready. The system automatically makes room for each new Leaf. No further council vote is required for each new charger.

This is designed for buildings like ours.

VT Engineering built Mesh for townhouse and low-rise buildings where private owner demand runs into shared upstream electrical limits.

Section 3

Cost comparison: Mesh vs. alternatives

Present this to owners so they understand why the council is recommending Mesh over waiting or upgrading.

	Mesh Core	Service upgrade	Do nothing
Strata cost	Site-specific one-time quote	$500K+ for larger service upgrades	$0 now
Funding method	Council selects based on quote and bylaws	Often larger reserve draw or levy	No cost today
Construction disruption	Primarily electrical-room and owner-stall work	Often includes trenching, utility work, or switchgear	None
Utility service upgrade path	Usually avoided for suitable buildings	Often required	Deferred
Owners can charge	Yes, after shared layer and owner equipment are installed	Only after upgrade completes	No
Future flexibility	System scales with demand	Fixed once upgraded	None; pressure builds
Incentive eligibility	Program-dependent	Program-dependent	No

Incentives may be available. Programs and eligibility change. VT Engineering can help strata councils identify current requirements before presenting final numbers to owners.

Section 4

Resolution template

This is a starting template, not legal advice. Fill in the blank fields, confirm the vote threshold and funding language, and have your property manager or strata lawyer review it before the AGM. VT Engineering can provide the exact specs for your building after an assessment.

Resolution Template — EV Charging Infrastructure

Strata Corporation: ____________________ · Strata Plan: ____________________

Date: ____________________

Resolution No.: ____________________

RESOLVED, USING THE VOTE THRESHOLD CONFIRMED FOR THIS STRATA, THAT:

The Strata Corporation approves the expenditure of up to $____________________ (inclusive of applicable taxes) for the purchase and installation of one (1) Mesh Core load management system in the common property electrical rooms located at ____________________.
The work shall be performed by VT Engineering Inc. or its approved licensed electrical contractor, in accordance with the BC Electrical Code and Technical Safety BC requirements.
The Strata Corporation acknowledges that following installation of the Mesh Core, individual unit owners may arrange, at their own expense, the installation of Mesh Leaf controllers for approved managed loads, including EV chargers and heat pumps, subject to Strata Council approval and compliance with Strata Corporation bylaws.
The Strata Corporation shall not be responsible for the cost, maintenance, or operation of any individually-owned Mesh Leaf units.
Funding for this expenditure shall be drawn from ____________________.
The Strata Council is authorized to execute all agreements and permits necessary to complete this project.

Votes in favour

Number of votes / Total eligible votes

Votes against / Abstain

Number of votes

Resolution PASSED / FAILED (circle one)

Certified by

Strata Council Chair / Property Manager — Signature & Date

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Section 5

Common owner questions — answered

Distribute this to owners ahead of the AGM or read answers off the floor. These cover the objections that come up in almost every strata meeting.

What happens if the Core loses power or breaks down?

If the Core unit fails or power to it is turned off, building power continues as normal. Managed loads connected through Mesh are turned off until system power is restored. When power returns, the Core automatically restores communication and resumes safe operation based on the commissioned settings.

What vote threshold do we need to pass this?

The threshold depends on the bylaws, funding method, and project characterization for your strata. Confirm it with your property manager or strata lawyer before notices go out. VT Engineering can provide a written scope summary and cost comparison for the AGM package.

Who is responsible for maintaining the system?

The Mesh Core is strata common property after installation. VT Engineering handles all warranty service and provides a monitoring plan (optional). Individual Leaf units are owned by each unit owner — the strata has no maintenance obligation for those. There are no moving parts in either device, and the system is designed for multi-year operation without intervention.

What if an owner never installs a Leaf? Do they subsidize others' charging?

No. The Core is not a charging station — it's a load management controller. Owners who never install a Leaf pay their share of the Core as a building improvement (like a boiler or roof), not as a charging service. Charging costs are paid by each owner through their own electricity meter or a separate sub-meter on their Leaf. The strata does not collect or distribute charging fees.

Does the Core work with any EV charger, or only Mesh Leaf units?

The Mesh Core only manages Mesh Leaf units — this is intentional. Mixing unmanaged third-party chargers into a load management system creates unpredictable behaviour. Every Leaf is metered, managed, and coordinated through the Core. Owners who already have an unmanaged charger installed in their stall will need to discuss the transition with VT Engineering.

What if the strata sells a unit — does the Leaf transfer?

The Leaf is a fixture attached to the parking stall, similar to a light fixture. It typically transfers with the unit on sale. Buyers should be informed of the Mesh system and their charging setup during disclosure. VT Engineering provides documentation that can be included in the strata's records.

Can we start with just a few stalls and expand later?

Yes — that's exactly how the system is designed. The Core is installed once and supports owners adding Leaf units one at a time, on their own schedule. There is no need to predict exactly how many owners will opt in before council approves the common control layer.

Ready to bring this to a vote?

Get a site assessment before the AGM so you can present real numbers — not ranges. VT Engineering will assess your building and give you a written cost estimate to present to owners.

Review my building