Own or lease a unit in a strata industrial complex? How roof rights work, the approvals you need from the owners corporation and landlord, metering and connection options, and the site issues that shape a small warehouse solar system. If you own or lease a unit in a strata industrial or commercial complex, solar is usually possible, but the roof above your unit is normally common property of the owners corporation, not part of your lot. That means you need the owners corporation's approval (and your landlord's, if you lease), a clear agreement about roof rights, maintenance and insurance, and a design that connects to your unit's own meter and switchboard. Once those pieces are in place, small warehouses with daytime operations are often a good match for solar.
Why small warehouses and units suit solar
- Daytime operations: workshops, trade businesses, storage, light manufacturing and showrooms mostly work in daylight hours, when solar produces.
- Metal skillion roofs are common in these complexes and are straightforward to mount on when in good condition.
- Three-phase supply is common in industrial units, which suits equipment loads and larger inverters.
- Demand and business tariffs: reducing daytime grid use can help with more than the energy rate where a unit's tariff includes demand-based charges.
The limits are rarely technical. The roof area over a single unit is modest, and several parties have a say. For bigger standalone sites, our commercial solar page covers how we approach larger systems.
Roof rights: who owns what
In a typical NSW strata complex, the roof, external walls and structure are common property, although the strata plan is what decides it for your building. For an individual owner to install and keep panels on common property, the owners corporation will generally need to pass a by-law or resolution at a general meeting that sets out:
- Which area of roof you may use, usually the section above your unit
- Who owns the system and who is responsible for maintaining and repairing it
- Who pays for any roof damage or leaks, and for removal and reinstatement during future roof repairs
- Insurance requirements, including public liability
- Access arrangements for installers and service technicians
- What happens to the system when the unit is sold
Your strata manager can confirm the type of resolution required. We do not give legal advice, but we can supply the technical information a committee typically asks for: a layout, roof loading details, cable routes and equipment specifications. Our installers are SAA-accredited, and Blue Energy Solar holds $20 million public liability cover and is a New Energy Tech Approved Seller.
If you lease the unit
Tenants need the landlord's written consent, and because the landlord is the lot owner, it is usually the landlord who seeks the owners corporation's approval. Before investing, compare the remaining lease term with the time the system needs to recover its cost, check any make-good clauses, and agree in writing whether the system stays, is sold to the landlord or is removed when the lease ends. Sometimes the simplest route is for the landlord to install solar and reflect it in the rent or outgoings; that is a commercial discussion between you, the landlord and your own advisers.
Metering and connection options
| Arrangement | How it works | What to check |
|---|---|---|
| Solar for your own unit | Panels above your unit connect to your unit's switchboard, behind its own meter | Cable route through common property, switchboard space, export limit for your connection |
| Solar for common property | A system on the owners corporation's supply for shared lighting, gates and amenities | Size of the common load, which is often small, so the system should be small too |
| Several units together | Separate systems for each participating unit, designed and installed as one project | Fair allocation of roof space, one approval process, shared access costs |
| Complex with a private network | The site has a main meter, with sub-meters for each unit | Whether your unit can export or change tariffs under the site operator's rules |
A coordinated project is often the most cost-effective option, because access, approvals and roof safety equipment are organised once rather than unit by unit.
Export limits also deserve attention. The network may cap how much each connection can send back to the grid, which is rarely an issue for a business that uses most of its solar during working hours, but matters more if the unit is closed on weekends and the system would otherwise export most of its weekend output.
Site issues specific to strata complexes
- Fire separation walls between units must not be compromised, so any cable penetrations need proper fire-stopping.
- Older roofs may contain asbestos cement sheeting, which should never be drilled or walked on and must be dealt with by licensed specialists before solar is considered.
- Box gutters and skylights limit where panels can go and must stay clear for drainage and light.
- Roof access and height safety: anchor points or edge protection may be needed for installation and for future servicing.
- Structural capacity of lightweight roof framing in some older buildings may need an engineer's check.
- Inverter placement inside a warehouse needs protection from forklifts, dust and heat, while keeping its ventilation clearances.
Costs and incentives
Small unit systems are quoted individually after a site assessment. For context, our energy market lists Commercial Rooftop Solar from $27,900 for a 30 kW system, and Structural Engineering Certification from $690 where the roof needs it. These are indicative prices, confirmed after a site assessment. STCs discount eligible new solar at the point of sale and step down each 1 January, so confirm current values on the official pages before signing. You can model a first estimate with our commercial ROI calculator.
Next steps
Talk to your strata manager (and your landlord, if you lease) early, and gather 12 months of electricity bills for your unit, plus a copy of the strata plan and any existing by-laws about roof use if you have them. Then request a free quote: we will assess your roof section, switchboard and metering, and prepare the technical details your owners corporation needs to consider the proposal. If other owners in the complex are interested, it is worth raising a joint assessment at the same time.
Frequently asked questions
Can the owners corporation refuse my solar proposal?
Yes. Because the roof is usually common property, owners can vote against a proposal or approve it with conditions. Proposals that deal up front with likely concerns, such as roof warranties, leaks, maintenance responsibility, insurance and appearance, tend to have a smoother path. Your strata manager can explain the voting requirements and what options you have if you believe a refusal is unreasonable.
Can I add a battery to a solar system on a strata unit?
Often, but the battery location needs as much thought as the roof. Battery installation standards cover where a battery can be placed, clearances and fire separation, and a small switch room or mezzanine may not comply. A battery on common property also needs owners corporation approval. Eligible business batteries from 20 kWh may qualify for NSW business battery incentives available from 1 September 2026.
Will panels on my section of roof affect neighbouring units?
They should not, if the system is designed properly. The array stays within the agreed roof area, cabling follows approved routes, and the export limit applies to your own connection. Installation does involve roof access over shared areas, so we plan timing, access and any safety equipment with the strata manager and let nearby occupants know what to expect.
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