BHU Independent Electricity Meter Requirements:
Sub-Metering Standards, Cost & Application Process
Schedule 1, Section 8 of the Basic Housing Units Ordinance sets out the statutory requirements for water and electricity meters in short, plain wording — yet it is the item owners get wrong most often, mistaking an electrician-installed internal sub-meter for compliance. This article explains what the ordinance actually requires, the application process with CLP Power and Hongkong Electric, cost and timeline, and how a certification inspection verifies it. The metering requirement is 1 of the 6 requirements under the BHU minimum living standards.
Water & Electricity Meter Compliance Requirements at a Glance
| Item | Ordinance Requirement | Notes |
|---|---|---|
| Water meter | Provided by the Water Supplies Department specifically for the unit | Must be an independent meter registered with the Water Supplies Department — not an owner-installed sub-meter |
| Electricity meter | Provided by CLP Power or Hongkong Electric specifically for the unit | Must be an independent meter/account registered with the utility company — not an internal sub-meter |
| Supply territory | Determined by the property's location | CLP Power supplies Kowloon and the New Territories; Hongkong Electric supplies Hong Kong Island and Lamma Island |
| Installation cost | Market estimate HKD 3,000–15,000 per unit | Depends on number of units, existing electrical capacity, and whether a capacity upgrade is needed |
Source: Basic Housing Units Ordinance (Cap. 658), Schedule 1, Section 8.
The Legal Text: Statutory Requirements for Water and Electricity Meters
Schedule 1, Section 8 of the Basic Housing Units Ordinance (Cap. 658) requires that a subdivided unit have —
Water meter
A water meter provided by the Water Supplies Department specifically for the subdivided unit.
Electricity meter
An electricity meter provided by The Hongkong Electric Company, Limited or CLP Power Hong Kong Limited, specifically for the subdivided unit.
The provision itself is only two short sentences, but the phrase "provided by the Water Supplies Department / CLP Power / Hongkong Electric specifically for the subdivided unit" is the core of the entire requirement — and the part owners most easily misunderstand. What the ordinance requires is a meter or account registered and independently numbered by the utility company, not any form of "sub-meter" in a loose sense.
An Internal Sub-Meter Is Not Compliance: Where the Key Difference Lies
Many owners, once they have let out subdivided units, hire an electrician to add multiple individual meters at the main distribution board so they can bill each tenant separately for electricity. This is extremely common in the market — but it is fundamentally different from the electricity meter the ordinance requires:
- Installed at the owner's own request by an electrician
- Meter is not registered with CLP Power or Hongkong Electric
- The whole flat still has only one master meter account
- The owner reads the meter and apportions the electricity bill
- Not regulated by the utility company — accuracy is not guaranteed
- Applied for and installed by CLP Power or Hongkong Electric through the formal process
- Each subdivided unit has its own independent account number
- The utility company calculates electricity usage directly for that unit
- The account can be opened independently by the tenant or the owner
- Satisfies the statutory requirement under Schedule 1, Section 8
In other words, even if an owner's distribution board is covered in labels and every subdivided unit "appears" to have its own meter, if those meters are not formally registered and issued by CLP Power or Hongkong Electric, they will still be judged non-compliant by the specified professional at the on-site certification inspection. This is one of the shortest-worded provisions in the ordinance, yet one of the most easily misread — owners should confirm this clearly before applying for certification.
CLP Power and Hongkong Electric: Supply Territories
Hong Kong's electricity supply is divided between two companies by franchise territory. Owners must apply to the company corresponding to where their property is located:
Supply territory: Kowloon and the New Territories
- Covers all of Kowloon and the New Territories (including parts of the outlying islands)
- Subdivided unit owners must apply for a new meter through CLP's customer service centre or online platform
- Requires submission of building/unit information, proof of ownership, and the subdivided unit's distribution layout
Supply territory: Hong Kong Island and Lamma Island
- Covers all of Hong Kong Island and Lamma Island
- Application process is similar to CLP's, requiring proof of ownership and subdivision
- Some older buildings may need a capacity upgrade first if total electrical capacity is insufficient
Owners can first confirm which utility company serves their property's district, then contact that company's customer service department for the specific application requirements for an independent meter for a subdivided unit. If unsure which supply network the property is on, owners can check with either company directly, or refer to the company name shown on the property's existing electricity bill.
Application Process: From Subdivided Unit to Formal Meter
Applying for an independent electricity meter for a subdivided unit generally involves the following steps; the actual process and required documents are subject to what CLP Power or Hongkong Electric publishes at the time:
Confirm existing electrical capacity and distribution system
Assess whether the existing master meter and distribution board have sufficient capacity to support multiple independent meters. If capacity is insufficient, an upgrade or additional branch circuits must be applied for first.
Submit a new meter application to CLP Power or Hongkong Electric
Submit proof of ownership, building/unit information, and the number of subdivided units, so the utility company can arrange a technician site assessment.
Complete wiring and connection works as required by the utility company
Complete internal wiring and distribution board works as required (generally must be carried out by a registered electrical worker), then the utility company's staff will install and commission the formal meter on-site.
Open an independent account
Once the meter is formally connected, each subdivided unit can open its own independent electricity account, registered in the owner's or tenant's name depending on the tenancy arrangement.
The whole process involves a technical assessment by the utility company, potential wiring works, and formal connection and commissioning — it is not a "call and get it installed the same day" service. Owners should allow ample time, and factor this into the overall planning of the BHU compliance renovation cost, rather than discovering the meter is not yet in place close to the certification application deadline.
Cost and Timeline Estimates
The following is a reference for current market costs for independent meter applications. Actual amounts are subject to the quotation given by CLP Power or Hongkong Electric at the time, and vary with the building's electrical capacity and complexity of works:
| Item | Market Estimate | Notes |
|---|---|---|
| New independent meter (sufficient capacity) | HKD 3,000–8,000 / unit | Includes application, connection, and basic wiring works |
| New independent meter (capacity upgrade required) | HKD 8,000–15,000 / unit | Older buildings with insufficient total electrical capacity require an additional capacity upgrade |
| Registered electrical worker's wiring | HKD 2,000–6,000 / unit | Depends on existing distribution board condition and cable run length |
| Time from application to connection completion | Approximately 4–10 weeks | Depends on whether a capacity upgrade is needed and the utility company's scheduling |
For a property with three to four subdivided units, if the existing electrical capacity is sufficient, the overall budget for the independent metering portion is roughly HKD 15,000–35,000; if a capacity upgrade or major distribution system changes are needed, costs can rise significantly. Owners are advised to handle both water and electricity meter applications early in the renovation process, since the administrative approval time for both often exceeds the actual installation work.
How a Certification Inspection Verifies Meter Compliance
When conducting an on-site inspection, the specified professional will check whether each subdivided unit has an independent meter provided respectively by the Water Supplies Department and the relevant utility company — not merely take the owner's word for it or rely on labels on the distribution board. In practice, the inspection typically includes:
- Checking whether each electricity meter's serial number can be verified in the CLP Power or Hongkong Electric system, confirming it is a formally registered, independent account with that company
- Checking whether the water meter was issued by the Water Supplies Department and registered specifically for that subdivided unit
- Inspecting the distribution board for any "homemade" sub-meters not registered with the utility company, and requiring the owner to explain them
- Requiring the owner to produce connection confirmation documents or bills from the utility company as supporting evidence
If the specified professional finds during the inspection that a unit only has an internal sub-meter and no formal utility company registration, that item will be listed as non-compliant, and the owner must complete the formal application before resubmitting for certification. As with other technical items under the BHU minimum living standards, this is a "present or absent" determination, not a matter of degree — there is no grey area.
⚠️ The Two Most Common Misconceptions
- Assuming an electrician-installed internal sub-meter is sufficient: This is the single most common misconception owners have about the metering requirement. The ordinance clearly requires that the electricity meter be provided by CLP Power or Hongkong Electric "specifically for the subdivided unit." A sub-meter installed by the owner and not registered with the utility company does not meet this requirement at all, no matter how tidy it looks or how clearly it is labelled.
- Apportioning electricity for the whole flat off a single master meter, having never applied for an independent account: Some owners have for years billed all tenants off the same master meter, without ever applying to CLP Power or Hongkong Electric for an independent account per subdivided unit. This practice must change under certification requirements. Owners should start the application process as early as possible, to avoid delaying the overall certification timeline due to the utility company's scheduling backlog.
Frequently Asked Questions
What does the BHU ordinance specifically require for electricity meters?
Under Schedule 1, Section 8 of the Basic Housing Units Ordinance (Cap. 658), a subdivided unit must have a water meter provided by the Water Supplies Department specifically for that unit, and an electricity meter provided by The Hongkong Electric Company, Limited or CLP Power Hong Kong Limited, specifically for that unit. The key is "provided specifically for the subdivided unit" — meaning a meter or account formally registered and independently numbered by the utility company, not an internal sub-meter installed by the owner.
Does a sub-meter added by an electrician at the distribution board satisfy the ordinance?
No. The electricity meter required by the ordinance must be formally registered and issued by CLP Power or Hongkong Electric, while a sub-meter added by an electrician at the distribution board is not registered with the utility company, and the whole flat still has only one master meter account. Even if the distribution board is labelled and each subdivided unit appears to have its own meter, unless it is a formally issued independent account from the utility company, it will still be judged non-compliant at the certification inspection.
Should my property apply to CLP Power or Hongkong Electric?
It depends on where the property is located. CLP Power Hong Kong Limited supplies Kowloon and the New Territories (including parts of the outlying islands), while The Hongkong Electric Company, Limited supplies Hong Kong Island and Lamma Island. Owners can check the company name on their existing electricity bill for confirmation, or contact either company directly to enquire.
Roughly how much does an independent electricity meter application cost, and how long does it take?
Based on current market estimates, if the existing electrical capacity is sufficient, a new independent meter with basic wiring works for one subdivided unit costs approximately HKD 3,000–8,000; if the building's existing electrical capacity is insufficient and requires an upgrade, the cost may rise to HKD 8,000–15,000. The time from application to connection completion is generally about 4 to 10 weeks, depending on whether a capacity upgrade is needed and the utility company's scheduling. For a property with three to four subdivided units, the overall budget for the metering portion is roughly HKD 15,000–35,000.
How is meter compliance verified during a certification inspection?
The specified professional checks each subdivided unit's electricity meter number to confirm it can be verified in the CLP Power or Hongkong Electric system as a formally registered independent account with that company, and requires the owner to produce connection confirmation documents or bills as supporting evidence. If a unit is found to have only an internal sub-meter and no formally registered independent electricity meter with the utility company, that item is listed as non-compliant, and the owner must complete the formal application process before resubmitting for certification.