Strata buildings can use rooftop solar in three main ways: powering common property, giving roof space to individual lots, or sharing one system between units. We compare metering, approvals and who benefits from each. An owners corporation can put rooftop solar to work in three broad ways: a system that powers common property and cuts the building's own electricity bill, roof space allocated to individual lots so owners can connect panels to their own meters, or one shared system whose output is divided between apartments through the building's metering. Each model suits a different kind of building. The best choice depends on how much power the common areas use, how much usable roof there is, and how many owners want to take part. Here is how our team compares the options with strata committees across Sydney.
Model one: solar for common property
The simplest arrangement connects one system to the common-property meter, which pays for lifts, car park lighting and ventilation, corridor lights, water pressure pumps, gates, intercoms and any pool or gym. Every kilowatt-hour the array supplies to those loads is one the owners corporation does not buy, and the saving flows back to all owners through the administrative fund.
It works best where common-property loads run during the day. A building with a lift, mechanical car park ventilation and a pool pump can absorb a meaningful amount of solar. A small walk-up block whose common areas use little more than stair lighting at night may export most of its output at a low feed-in rate, which weakens the case considerably.
Model two: roof space for individual lots
Here the owners corporation grants particular owners the right to use a defined section of roof for their own system, wired down to their own meter. The owner pays for, owns and maintains the equipment, and keeps the saving on their own bill.
This suits smaller buildings where a few owners are keen and the roof has room. The limits are practical. A roof rarely has space for every lot, cable routes from roof to each meter can be long and must respect fire separation, and giving some owners exclusive use of common property needs a by-law. Committees should also decide how remaining roof space will be offered fairly if other owners want to join later.
Model three: one system shared between units
A shared system places a single larger array on the roof and allocates its output to participating apartments, and sometimes to common property as well. It can use roof space more efficiently than several small systems, but it depends on metering that measures and apportions the energy, and on an ongoing process for dividing the benefit. Arrangements that change how residents buy their electricity bring extra consumer-protection and regulatory obligations, so they need careful advice before a building commits. Retrofitting this model into an older building is usually more involved than a common-property system.
Comparing the three models
| Question | Common property | Individual lots | Shared between units |
|---|---|---|---|
| Who benefits | All owners, through lower common costs | Participating owners | Participating units, sometimes common property too |
| Metering | Existing common-property meter | Each lot's own meter | Additional metering and an allocation method |
| Main approvals | Owners corporation resolution | Resolution plus a by-law for roof use | Resolution, by-laws and participant agreements |
| Ongoing administration | Low | Low for the owners corporation | Higher |
| Best suited to | Buildings with daytime common loads | Smaller blocks with a few keen owners | Larger buildings with broad support |
Metering and electrical checks
Whichever model you choose, the electrical design starts in the main switch room. We check the capacity and condition of the main switchboard, where each meter sits, the route cables can take from roof to switch room without compromising fire-rated walls or ceilings, and what the local network will allow the building to export. Separate meter rooms on each floor, existing embedded network arrangements and heritage fabric all change the design. Meter changes are arranged through the relevant retailer or metering coordinator once the network has approved the connection.
It also pays to plan for what may come next. If the building could add a shared battery or car park EV charging within a few years, we allow for inverter compatibility, switch room space and cable routes now, so the solar project does not have to be reworked later. That forward planning costs little at design stage and can avoid a second round of disruption for residents.
Approvals and who needs to agree
- Owners corporation: a resolution at a general meeting, plus by-laws where lots receive exclusive use of common property. Your strata manager can advise on the type of resolution required.
- Council: usually only relevant for heritage buildings, conservation areas or unusual structures, but worth checking early.
- The electricity network: a connection application, which may come with an export limit.
- The building's insurer: tell them about the new equipment before installation.
If the building plans to use NSW strata funding, note that it requires a New Energy Tech Approved Seller. Blue Energy Solar is an Approved Seller, with its certificate valid to 25 August 2027.
Who benefits, and is it fair?
Fairness questions often decide the vote. Owner-occupiers and investors share common-property savings through levies, while tenants may see none. Top-floor owners may worry about roof penetrations and maintenance access above their units. Owners on lower floors may ask why a few people receive exclusive roof rights. Setting out in writing who pays, who benefits and who is responsible for maintenance and future roof repairs answers most of these concerns before they become objections.
What it costs
On our energy market, a Strata Shared Solar Installation starts from $24,900 per building installed, and a Roof Solar Allocation Study, which works through how limited roof space could be shared between common property and lots, starts from $990 per building. Both prices are indicative and confirmed after a site assessment of the roof, switch room and metering. STCs reduce the upfront price of eligible new systems.
Next steps
Before anything goes to a meeting, collect 12 months of common-property electricity bills and a roof plan if the building has one. Our roof suitability checker gives a first indication of usable roof area. Then request a quote and our team will inspect the roof, switch room and meters and explain which model suits your building.
Frequently asked questions
Can one owner install solar without the owners corporation's approval?
Generally not when the roof is common property, which it is in most apartment buildings. Panels, cabling through common walls and roof penetrations all affect shared property, so the owners corporation must approve the work, and a by-law is usually needed to grant exclusive use and set out maintenance and insurance responsibilities. Speak with your strata manager before requesting quotes so the proposal is framed correctly from the start.
Who looks after a common-property solar system?
The owners corporation owns it, so maintenance sits with the committee and is usually coordinated by the strata manager alongside other building services. In practice that means monitoring alerts going to someone who will act on them, periodic inspection of isolators and cabling by a licensed electrician, and occasional professional cleaning. Budget for these in the capital works fund, together with eventual inverter replacement.
What happens if the roof under the panels needs repairs?
Roof repairs under an array usually require the panels to be removed and reinstalled by an accredited installer, which adds cost. That is why we check roof condition before installing and recommend fixing known problems first. The by-law or agreement should state who pays for removal and reinstatement if repairs are needed later, particularly where individual owners hold exclusive use of a roof section.
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