Introduction

The 2026 National Electrical Code includes a new requirement that permanently installed electric vehicle power transfer system equipment shall be installed by qualified persons, effectively ending the era of homeowner DIY EV charger installation as the code is adopted by jurisdictions nationwide. A motion to remove this qualified person requirement failed at the NFPA annual technical meeting in June 2025, making the language official code. EV charging reliability showed meaningful improvement in 2025, with 14 percent of all EV owners reporting they visited a charger without successfully charging their vehicle compared to 19 percent in 2024, representing an 86 percent first-time charge success rate in 2025 compared to 81 percent in 2024. However, a significant gap persists between reported network uptime of 98.7 to 99.9 percent and actual user success rates of only 71 percent, revealing that traditional uptime metrics measuring whether hardware is technically operational do not capture whether drivers can successfully charge their vehicles. Commercial properties installing EV charging infrastructure achieve typical payback periods of 3 to 5 years when utilization is steady, with this timeline accelerating when federal, state, and utility incentives are applied. Properties with EV infrastructure see 10 to 20 percent higher valuations and faster leasing cycles according to industry data, while the federal 30C tax credit providing up to $100,000 per charging port for commercial installations expires June 30, 2026. At Shaffer Construction, Inc., we provide licensed, qualified installation services that comply with 2026 NEC requirements while helping Los Angeles property owners maximize ROI through expert commercial EV charger installations and residential charging solutions. Here are this week's most significant developments.

2026 NEC Requires Qualified Installers for EV Chargers, Ending DIY Installations

The 2026 National Electrical Code includes a new addition that reads, permanently installed electric vehicle power transfer system equipment shall be installed by qualified persons. This applies to Level 2 or higher chargers and effectively ends the era of homeowner EV charger installation as a DIY project in jurisdictions adopting the 2026 code. A motion to remove this qualified person requirement failed at the NFPA annual technical meeting in June 2025, so the language became official code. The National Electrical Code eventually becomes law when it is adopted by individual states. Legislatures can choose to modify or exclude certain sections or even ignore the latest edition entirely, but many approve it with few or no changes. Source: MotorTrend.

The qualified installer requirement ensures installations meet safety standards and comply with electrical codes, but increases installation costs and complexity compared to simple DIY installations that were previously common with basic Level 1 charging equipment. EV charging infrastructure may be installed and maintained only by employees with appropriate licenses, training, and certifications. All electricians involved in the installation, operation, or maintenance are required to have certification from the Electric Vehicle Infrastructure Training Program or graduation from a registered apprenticeship program. When choosing charging infrastructure, ensure that the manufacturer has complied with certification requirements, including testing with a certified testing body. Charging infrastructure should also be compliant with SAE International standards such as SAE J1772. Source: Alternative Fuels Data Center.

Additional 2026 NEC changes affecting EV charging include expanded GFCI protection requirements with new provisions taking effect January 1, 2029. For circuits 150 volts or less to ground, standard Class A GFCI protection is required. For circuits greater than 150 volts to ground, Special Purpose GFCI with trip thresholds of 20 milliamperes or less is required. The 2026 edition tightens the GFCI trip threshold to five milliamperes. Even chargers with built-in circuit protection must have external GFCI protection per the new code, adding hardware, cost, and installation complexity. NEC 2026 requires that EVSE receptacles must be specifically listed for electric vehicle use, ending the common practice of installing standard NEMA 14-50 receptacles on 40-ampere circuits for EV charging. Source: Voltage Drop Calculator.

For Los Angeles property owners, the 2026 NEC requirements reinforce the importance of working with licensed, qualified electrical contractors for EV charging installations. Shaffer Construction maintains all required certifications including EVITP credentials, ensuring installations comply with current and future code requirements while protecting property owners from liability associated with non-compliant work. As we discussed in our coverage of California's 2026 building code requiring EV charging in new residential units, regulatory requirements are evolving rapidly, making professional installation essential for compliance and safety.

Charging Reliability Improves to 86 Percent Success Rate Though Gap Remains

The most important conclusion from 2025 reliability studies is the decreasing share of failed charging attempts. In 2025, 14 percent of all EV owners reported that they visited a charger without successfully charging their vehicle, compared to 19 percent in 2024. This represents an 86 percent first-time charge success rate in 2025 compared to 81 percent in 2024, demonstrating tangible progress in addressing one of the primary frustrations EV drivers experience with public charging infrastructure. Newer stations, especially those funded through public programs like NEVI, are coming online with stricter uptime standards and improved software integration from day one. Source: EV Charging Stations.

However, industry data reveals a troubling gap between reported metrics and user experience. While networks report 98.7 to 99.9 percent uptime, only 71 percent of charging attempts actually succeed on the first try. While reported charger uptime has improved, only 71 percent of charging attempts actually succeed. More than one-third of failures occur on chargers that appear operational. New stations average an 85 percent success rate, but performance drops to 69.9 percent by year three, a 15-point decline that uptime monitoring fails to capture. This disconnect reveals that traditional uptime metrics measuring whether hardware is technically operational do not capture the full picture of whether drivers can successfully charge their vehicles. Source: Clean Trucking.

One positive development is that the share of charging ports and stations marked as temporarily unavailable has decreased noticeably over the past 12 months. As of January 1, 2026, there were 67,916 public DC fast-charging ports in the U.S. including all connector standards. This number includes DC fast-charging ports that are temporarily unavailable, totaling 951 ports or 1.4 percent. The number of public DC fast-charging stalls increased by almost 17,000 or 33 percent since January 1, 2025. California now requires all state- and ratepayer-funded chargers installed on or after January 1, 2026, to meet a 90 percent successful charge attempt rate standard for six years. The Bipartisan Infrastructure Law requires federally funded charging infrastructure projects to have greater than 97 percent uptime, with each charging port maintaining an average annual uptime of greater than 97 percent. Source: Fleet Uptime.

For Los Angeles commercial properties installing charging infrastructure, reliability directly impacts user satisfaction and utilization rates, which in turn determine ROI. Properties should select charging equipment from manufacturers with proven track records, implement proactive maintenance programs to prevent failures before they occur, and monitor actual success rates rather than relying solely on uptime metrics. As we noted in our analysis of charging reliability improving from 81 percent to 86 percent, the industry is making progress, but the gap between uptime and success rates reveals ongoing challenges requiring attention to equipment quality, installation practices, and ongoing maintenance.

Commercial Properties Achieve 3 to 5 Year ROI with 10 to 20 Percent Value Increase

When utilization is steady, most properties achieve a 3 to 5 year payback period, and this can be faster when incentives are applied. EV charging can boost property values by up to 15 percent according to the Urban Land Institute. Properties with EV infrastructure often see 10 to 20 percent higher valuations and faster leasing cycles because the asset is more competitive and aligned with market trends. A 2023 CBRE study found that 40 percent of building tenants want green-lease clauses, and 48 percent see EV charging stations as an influence on location satisfaction. Providing this capability can enhance tenant satisfaction, leading to longer lease terms and reduced vacancy. Source: AmpControl.

In some estimations, a frequently used charger can potentially contribute between $40,000 to $75,000 per year in revenue just from charging fees. Properties generate revenue through pay-per-kilowatt-hour pricing, time-based pricing, public charging fees, and differentiated pricing for tenants, employees, or visitors. The price tag for commercial-grade charging stations can vary greatly between $5,000 to $100,000 per charger depending on AC or DC charger types. Key factors impacting ROI include upfront costs for hardware, installation, and electrical upgrades, as well as incentives and tax credits, as federal, state, and utility programs can significantly reduce out-of-pocket expenses. Source: EV Connect.

California offers property owners and managers rebates of $3,500 to $6,000 per commercial grade Level 2 EV charger in designated counties, while Illinois offers rebates covering up to 80 percent of installation and maintenance costs. The maximum federal tax credit under Section 30C is $100,000 per charging port for commercial installations, and for some sites, return on investment would be almost a third or 30.5 percent faster with this incentive. To qualify, chargers must be located in eligible census tracts including low-income or non-urban areas, and projects must be placed in service before June 30, 2026. Source: PowerFlex.

For Los Angeles commercial property owners, the combination of property value increases, tenant satisfaction improvements, potential charging revenue, and substantial available incentives creates compelling financial returns on charging infrastructure investments. Shaffer Construction provides comprehensive financial analysis including ROI projections based on property-specific factors such as parking capacity, expected utilization, local electricity rates, and available incentive programs. As we covered in our discussion of workplace charging utilization surging 57 percent, demand for convenient charging access continues growing, supporting strong utilization rates that drive favorable financial returns.

Installation Best Practices Reduce Costs and Ensure Compliance

Before installation, property owners should decide whether the stations will need to be networked, including if utilization data will be collected and if payment capabilities are necessary. It is important to engage with charging infrastructure providers for input on the plan and timeline, and engage with the utility to identify installation needs and costs, including upgrades to electrical service. Installing charging infrastructure can involve complex payment structures, data collection, ownership models, parking, and signage requirements, in addition to typical infrastructure considerations like cost, regulations, safety, efficiency, siting, and type of equipment. Source: Joint Office of Energy and Transportation.

The chosen location should be in close proximity to a power source and the electrical panel. This minimizes the need for extensive wiring, reduces installation costs, and ensures a more straightforward and efficient connection to the electrical infrastructure. Property owners should consider the potential for future expansion of the charging infrastructure. Selecting a location that allows for scalability and the addition of more charging stations can be beneficial as the demand for EV charging continues to grow. Installing charging stations during new construction provides a visible signal that the building supports EV charging and reduces future EV charger installation costs to zero. A study by the Southwest Energy Efficiency Project showed that installation of EV electrical equipment into new buildings can decrease installation costs of charging stations by up to 75 percent compared to installation during a building retrofit. Source: California Governor's Office.

To ensure long-term functionality, property owners should follow safety best practices including fire prevention by installing Class C fire extinguishers near stations, and weatherproofing to ensure outdoor stations resist rain, snow, and extreme heat. Once a city or county decides what information is required in an EVCS permit application, it is a best practice to combine those requirements and any helpful guidance into a single checklist document. The checklist should make the application process clear and straightforward for the applicant. The Joint Office of Energy and Transportation provides an overview of physical safety and security design elements for public EV charging stations and general best practices for the safety and comfort of charging station customers. Source: GreenLancer.

For Los Angeles properties, proper planning and execution of charging infrastructure installations minimizes costs while ensuring compliance with all applicable codes and regulations. Shaffer Construction conducts comprehensive site assessments to identify optimal charging locations that minimize installation costs, performs detailed electrical load studies to determine available capacity and required upgrades, manages all permitting requirements to streamline approval processes, and implements installations following industry best practices for safety, reliability, and future scalability. Our experience with California building code requirements and 2026 NEC provisions ensures installations meet current and future regulatory standards.

Federal Tax Credit Deadline Approaches as Market Growth Continues

Under the Alternative Fuel Vehicle Refueling Property Credit Section 30C, businesses can claim 6 percent of project costs per charging port up to $100,000, or 30 percent of costs if prevailing wage and apprenticeship requirements are met. To qualify, chargers must be located in eligible census tracts including low-income or non-urban areas, and projects must be placed in service before June 30, 2026. For residential installations, the credit provides 30 percent of costs up to $1,000 for equipment and installation. The approaching deadline creates clear urgency for property owners to complete projects within the next five and a half months to capture these substantial federal incentives before they expire. Source: Gilbarco Veeder-Root.

The U.S. EV-charging infrastructure market was already valued at over $5 billion in 2024 and is forecast to grow by more than 30 percent per year through 2030. According to a June 2025 report from Edison Electric Institute, the number of EVs on U.S. roads is projected to soar to 78.5 million by 2035, representing over 26 percent of the nearly 300 million total vehicles expected on U.S. roads. This sustained growth creates long-term demand for charging infrastructure across residential, workplace, and public charging applications. Source: AmpUp.

Ultra-fast charging is gaining traction as networks scale. Ultra-fast systems delivering 350 kilowatts or more are increasingly available, allowing compatible EVs to reach 80 percent state of charge in roughly 15 to 20 minutes. Vehicle-to-grid technology is poised to transform how fleets and commercial sites manage energy and generate revenue, with bidirectional charging allowing EV batteries to both draw and return power to the grid. Despite federal headwinds from policy changes, states continued to advance EV adoption through robust incentives, charging infrastructure buildouts, and fleet commitments. Source: Driivz.

For Los Angeles properties, the June 30, 2026, federal tax credit deadline represents the final opportunity to capture substantial federal incentives for charging infrastructure. Projects must be completed and operational before this date, requiring property owners to initiate planning immediately. Installation timelines typically include initial site assessment, electrical load study if needed, equipment selection and procurement, permit applications and approvals, installation scheduling and execution, and final inspection and commissioning. Shaffer Construction provides expedited project timelines to ensure installations are completed before the deadline while maximizing combined federal, state, and utility incentives available for Los Angeles properties.

What These Developments Mean for Los Angeles Property Owners

The 2026 NEC qualified installer requirement reinforces that professional installation by licensed, certified electricians is essential for code compliance and safety, eliminating the DIY installation option that some homeowners previously pursued for basic charging equipment. Charging reliability improving to 86 percent success rate demonstrates industry progress, though the gap between reported uptime and actual performance underscores the importance of selecting proven equipment and implementing proactive maintenance programs.

Commercial properties achieving 3 to 5 year ROI with 10 to 20 percent property value increases demonstrates that charging infrastructure generates measurable financial returns through multiple channels including enhanced property values, improved tenant satisfaction, reduced vacancy rates, and potential charging revenue. Installation best practices that minimize costs while ensuring compliance require comprehensive planning, proper equipment selection, strategic site location, and engagement with qualified contractors holding appropriate certifications and training.

The June 30, 2026, federal tax credit deadline creates clear urgency for property owners to complete projects within the next five and a half months to capture substantial federal incentives before expiration. When combined with state and utility rebate programs, properties can dramatically reduce net project costs while implementing infrastructure that generates long-term value. For Los Angeles properties across residential, commercial, and multifamily sectors, the convergence of regulatory requirements, proven financial returns, and expiring incentives creates optimal conditions for immediate action on charging infrastructure projects.

Conclusion

The 2026 National Electrical Code requires permanently installed electric vehicle power transfer system equipment be installed by qualified persons, effectively ending DIY installations as jurisdictions adopt the new code. Charging reliability improved to 86 percent first-time success rate in 2025 from 81 percent in 2024, though a gap persists between reported 98.7 to 99.9 percent uptime and actual 71 percent success rates. Commercial properties achieve typical 3 to 5 year payback periods with 10 to 20 percent property value increases, while frequently used chargers can generate $40,000 to $75,000 annually in charging fees. Installation best practices including proximity to power sources, future scalability considerations, and new construction integration can reduce costs by up to 75 percent compared to retrofits. The federal 30C tax credit providing up to $100,000 per commercial charging port and 30 percent of residential costs up to $1,000 expires June 30, 2026, creating urgency for project completion. For Los Angeles property owners, the combination of new code requirements, proven ROI, and expiring federal incentives requires immediate action to implement charging infrastructure with qualified, certified contractors before the deadline.

Ready to implement compliant, high-ROI EV charging infrastructure for your Los Angeles property before the June 30, 2026, federal tax credit deadline? Contact Shaffer Construction, Inc. for a complimentary site assessment and expert guidance from licensed, EVITP-certified installers who ensure code compliance while maximizing available incentives.

Shaffer Construction, Inc.
325 N Larchmont Blvd. #202
Los Angeles, CA 90004
Phone: (323) 642-8509
Email: [email protected]
Website: www.shaffercon.com