Moving into a new-build home should be the final step in a journey toward modern, efficient living. However, for thousands of UK homeowners, that journey is interrupted the moment they open their garage or look at their driveway. A common and growing grievance on buyer forums is the “missing” EV charger — where a brochure promised a future-proof home, but the reality is an empty wall, a dangling cable, or a plastic conduit with nothing inside it.
The confusion often stems from vague terminology used by developers: “EV-ready” or “EV-provision” can range from a fully commissioned 7kW smart charger to a simple hole in a brick wall. This guide clarifies the legal obligations placed on developers in England, Scotland, and Wales, identifies what constitutes a compliance failure, and outlines the practical steps for homeowners to rectify these issues.
1. What the law required your developer to provide
The legal landscape for EV charging in the UK shifted significantly in 2022. It is no longer a matter of developer generosity or optional extras — in most cases, it is a mandatory requirement of the Building Regulations.
England: Part S
In England, Approved Document S: Infrastructure for the charging of electric vehicles came into force on 15 June 2022, following the Building Regulations etc. (Amendment) (England) 2021. These regulations apply to all new residential buildings with “associated parking” (parking within the site boundary). The requirements are specific:
- Single dwellings: Every new home with a dedicated parking space must have at least one EV charge point.
- Multi-unit buildings: Buildings with more than 10 dwellings must have at least one charge point for every dwelling with associated parking, plus cable routes for a further 20% of spaces.
- Minimum standards: The charge point must have a minimum rated output of 7kW, be fitted with a universal socket or tethered Type 2 cable, and be a "smart" charger as defined by the Electric Vehicle (Smart Charge Points) Regulations 2021.
Scotland: Part T (Standard 7.2)
Scotland introduced similar requirements via the Building (Scotland) Amendment Regulations 2021, effective from 5 June 2023. Under Standard 7.2 (Sustainability), every new home with a parking space must be provided with an EV charging socket. Scotland includes a cost-cap clause: if the cost of the grid connection exceeds £2,000, the developer may instead install enabling infrastructure (ducting), though this exception rarely applies to standard residential developments.
Wales: Approved Document S
Wales implemented its own version of Approved Document S under the Building Regulations 2010 (as amended), effective from March 2023. The requirements largely mirror the English standards, mandating a 7kW charge point for every new dwelling with a parking space.
Northern Ireland
As of early 2026, Northern Ireland has not yet mandated EV chargers in its building regulations. Provision remains largely determined by the developer's choice or specific planning conditions attached to individual sites.
Compliance and Building Control
Building Control must check for Part S or Part T compliance before issuing a Completion Certificate. If your home was built after these dates and has no charger, that is not just a breach of contract — it is a failure to meet the Building Regulations, and Building Control shares some responsibility for having signed it off.
2. What “EV-ready” actually means in practice
“EV-ready” is not a legal definition. To determine whether your developer has met their legal duty, you need to distinguish between three levels of provision:
- The full installation (compliant): A wall-mounted unit is present, powered, and commissioned. It has 7kW capacity and smart functionality (app-enabled, time-of-use tariff compatible). This is the only level that satisfies Part S for a standard new-build house.
- The terminated cable (non-compliant): A heavy-duty cable (typically 6mm SWA) is coiled in the garage or at the driveway, but no charger unit is fitted. Approved Document S specifically requires a "charge point", not just a cable. A terminated cable end alone does not constitute a charge point.
- The empty conduit (non-compliant): An unterminated plastic pipe or "pull string" in the wall. This is passive infrastructure. While useful for future-proofing, it does not meet the legal requirement for new-build dwellings in England, Scotland, or Wales unless the development falls under the 20% future provision rule for large blocks of flats.
3. How to check what your property actually has
Before contacting your developer, perform a physical and documentary audit.
- The consumer unit (fuse box): look for a dedicated circuit breaker labelled "EV," "EVSE," or "Car Charger," rated at 32A or 40A. No dedicated breaker means no dedicated wiring.
- The Electrical Installation Certificate (EIC): this is a legal document your developer must provide. It lists every circuit; if an EV circuit was installed, it will appear here with test results.
- The O&M Manual: your Homeowner's Manual should contain the manufacturer's warranty and instructions for the specific EV charger model — if one was installed.
- The Completion Certificate: request the Building Control Completion Certificate. If the property was signed off under Part S, this confirms the property met the EV infrastructure requirements at the time of sign-off.
4. What to do if your developer has not complied
If your property should have a charger under the regulations but does not, escalation routes are available — in order of speed and formality:
1. The snagging list
If you are within the first two years of occupation (the builder warranty period), the absence of a mandated EV charger is a defect. Raise this formally as a snagging item, citing Part S of the Building Regulations explicitly. Developers tend to prioritise snagging items involving regulatory breaches over cosmetic ones.
2. NHBC Buildmark warranty
For developers registered with the NHBC, the Buildmark warranty covers “electric-vehicle charging points needed to meet building regulations” under its Section 1 coverage. If the builder fails to rectify the omission, the NHBC Resolution Service provides independent assessment and can compel the builder to act.
3. The New Homes Ombudsman Service (NHOS)
If your developer is a member of the New Homes Quality Board (NHQB) and you moved in after 2022, you can escalate to the Ombudsman after completing the developer's formal complaints process. If unresolved after 56 days, the Ombudsman can award compensation or order completion of the work.
4. Local Authority Building Control
Building Control departments have enforcement powers under Section 35 or 36 of the Building Act 1984 where work does not comply with regulations. They rarely take action on individual complaints, but can put pressure on developers who are systematically ignoring Part S across a site.
Realistic expectations
Enforcement is slow and developers may dispute the interpretation of what constitutes a “charge point.” If you are within the snagging or warranty period, pursue it — but if the property has changed hands or the window has passed, independent installation is often faster than any formal route.
5. Installing yourself: what is different about a new build
If you decide to bypass the developer's delays and install a unit yourself — perhaps because you want a specific brand the developer does not offer — the process is significantly easier than in an older property.
- Spare electrical capacity: Most new builds are designed with a total load calculation that already accounts for a 7kW charger, an air source heat pump, and an induction hob. You are unlikely to need a DNO supply upgrade — the most expensive and time-consuming element in period property installations.
- Existing infrastructure: If the developer at least provided conduit, an OZEV-approved installer can pull the cable through it quickly. This typically reduces installation labour by £150–£300.
- Smart integration: New builds often include solar PV or smart meters as standard. If you have solar panels, choose a charger with "solar divert" capability — this allows the car to charge using only excess generation, significantly reducing running costs.
A note on grants
As of 2026, the OZEV EV Chargepoint Grant (formerly EVHS) is no longer available to most single-unit homeowners. It is now targeted at renters, flat owners, and those in social housing. If you own a freehold new-build house, you will likely have to fund the installation yourself. For full eligibility details, see our OZEV grant guide.
6. Typical costs for a new-build installation
New-build installations are cheaper than period property equivalents because the electrical capacity is already there. What you pay depends on how much the developer already installed.
| Scenario | Estimated cost (2026) |
|---|---|
| Standard 7kW smart charger + full installation (no existing infrastructure) | £800–£1,100 |
| Installation where developer conduit already exists | £600–£850 |
| Unit and commissioning only (cable already terminated at parking space) | £450–£650 |
Indicative 2026 figures for England and Wales. Always obtain a written quote following a physical survey.
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Search all locations →Frequently asked questions
My new build was built in 2021 — does Part S apply?
No. Part S applies to buildings where the Initial Notice or Full Plans were submitted to Building Control on or after 15 June 2022. If your home was part of a large site where commencement of work on that specific phase occurred before this date, the developer may be exempt. Check the "Date of Commencement" on your building control records, not the completion or sale date.
The developer says a cable route counts as compliance — is that right?
For a standard new-build house in England or Wales, no. Approved Document S requires an "active" charge point, not just a cable route. A "cable route" (passive infrastructure) is only acceptable for the additional 20% of spaces in multi-unit residential buildings or in specific non-residential scenarios. If you have a driveway and no charger, the developer is likely in breach of Part S.
Can I choose my own charger brand rather than what the developer installed?
Yes, but you will usually have to pay for it. Developers typically sign bulk-buy contracts with one manufacturer (such as Rolec, Easee, or Ohme). If you want a different brand, an OZEV-approved installer can replace the unit. Note that removing the developer's unit may affect that specific component's warranty, but does not void your overall NHBC home warranty.
Does Part S apply to flats with underground parking?
Yes, if the parking is "associated" with the building (allocated to specific flats). There is a nuance for "covered" car parks such as underground basements: the developer currently only has to provide cable routes for every space rather than active chargers, due to ongoing research into fire safety in enclosed spaces. Check your lease to confirm whether your parking space is defined as "associated."
Further reading
- EV charger installation cost UK (2026): a full breakdown
- EV charger in a leasehold flat: your legal rights
- EV charger with no driveway: your real options
- OZEV grant guide: what you can claim in 2026
- Official OZEV chargepoint grants guidance on gov.uk
- Approved Document S — official guidance on legislation.gov.uk
- OZEV-approved EV charger installers in London
- OZEV-approved EV charger installers in Manchester
- OZEV-approved EV charger installers in Birmingham
Last updated: February 2026. Cost figures are indicative — always obtain a written quote following a physical site survey. Grant details are correct as of publication but can change; verify at gov.uk.