Selling a Perth home with solar: what buyers and sellers need to know

Perth's high solar uptake means buyers often expect solar as a standard feature on established homes. But the mechanics of transferring a solar system at settlement — warranties, network agreements, and tariff access — involve a few steps that sellers and buyers often don't plan for.

Does solar add value to a Perth home?

Yes, with qualifications.

The evidence from Australian property data (CoreLogic, Domain research) consistently shows solar adds value in Perth, particularly for:

• Larger systems (5kW+) in good condition
• Systems with monitoring capability and recent service history
• Homes in suburbs with higher electricity usage (outer suburbs with ducted AC)

Indicative value uplift for a 6.6kW system in good condition: $8,000–$15,000 above equivalent homes without solar, depending on system age, condition, and local market.

Value diminishes with age:

• 0–5 year system: highest value (within warranty, close to original performance)
• 5–10 year system: moderate value (solid performance but older warranty period)
• 10–15 year system: lower value (original warranty may have expired; buyer will factor in potential inverter replacement)
• 15+ year system: often treated as near-zero incremental value or even a liability (old panels, expired warranties, potential compliance issues with newer grid standards)

A system well-maintained with current monitoring data and available service records commands higher value than an identically-aged system with no documentation.

What sellers must disclose in WA

In Western Australia, sellers are not required to disclose all property attributes voluntarily — disclosure obligations vary. However, material facts about the property's condition must be disclosed.

For solar systems specifically:

What you should disclose proactively:

• System size (kW of panels, inverter capacity)
• Year of installation and installer name
• Any known faults or performance issues
• Battery (if present): size, chemistry, warranty status
• Whether the system has been serviced and when
• Any existing network connection agreements with Western Power

What buyers will typically ask for:

• Installer documentation (commissioning certificate)
• Inverter model and warranty status
• Panel brand and warranty documentation
• Monitoring app access (or historical generation data)
• DEBS connection agreement with Synergy

Withholding known faults (e.g., one panel failed and was never replaced, inverter shows persistent error codes) creates potential liability. Disclose what you know.

What transfers with the solar system

The solar hardware (panels, inverter, mounting, battery if applicable) transfers as a fixture — it's part of the property by default. Confirm in the sale contract that solar is included; if you intend to remove it, that must be specified before signing.

The DEBS (Distributed Energy Buyback Scheme) agreement with Synergy transfers. The buyer should contact Synergy after settlement to update the account holder — the DEBS agreement follows the property, not the person. The export rate (2c/kWh) and the current DEBS terms remain unchanged.

The Midday Saver tariff, if the current owner has it, is a tariff on the account — not the property. The buyer would need to switch to Midday Saver if they want it, once they establish their own Synergy account.

STCs were claimed at time of installation and are long gone. They don't transfer and there's nothing to reclaim.

Panel and inverter warranties generally transfer to the new owner (most manufacturers' product warranties are for the original installation site, and the original owner or subsequent owners can make claims against them). Confirm with the specific manufacturer — some require formal warranty transfer documentation.

What buyers should check

Before settling on a property with solar, buyers should establish:

1. System documentation: Ask for the original commissioning certificate, inverter model number, panel specification sheet, and any service records. If these aren't available, request them before settlement.

2. Current generation performance: Ask the seller to share monitoring data from the past 12 months. Seasonal variation is normal; look for consistent generation on clear sunny days compared to the rated system size.

3. Inverter warranty status: The inverter is the most likely component to require replacement. An inverter at year 8 of a 10-year warranty has 2 years remaining. An inverter at year 11 with no extended warranty may need replacement within 5 years — budget accordingly.

4. Battery state (if present): Batteries degrade over time. Request the battery's state-of-health from the monitoring app. A 10kWh battery showing 78% state-of-health has effectively 7.8kWh usable — still useful but reduced from original capacity.

5. Export limit: Ask whether the property has a network export limit. In constrained suburbs (Butler, Alkimos, Ellenbrook, parts of the northern corridor), Western Power may have imposed a 1.5kW or zero-export limit. This doesn't affect self-consumption but limits DEBS export income.

6. Western Power connection status: The solar system should have a connection agreement with Western Power. An uncertified or illegal installation (bypasses Western Power notification requirements) is rare but problematic — it may not be eligible for DEBS and could affect insurance.

What happens to the Synergy account at sale

At settlement, the buyer establishes a new Synergy account for the property. The buyer should:

1. Contact Synergy to open a new account in their name
2. Notify Synergy that solar is connected at the property (Synergy will verify with Western Power)
3. Receive DEBS credits on the new account going forward
4. Choose their tariff (A1 or Midday Saver) — the previous owner's tariff doesn't automatically transfer

DEBS export credits from before settlement belong to the seller's account. Credits from settlement date forward belong to the buyer's account.

Should you invest in the system before selling?

Worth doing:

• Have the system professionally cleaned ($150–$300) and show the buyer the clean system
• Get a service report from a CEC-accredited installer documenting the system's condition
• Download and print 12 months of generation data from the monitoring app to show performance

Not worth doing unless the system is malfunctioning:

• Replacing panels — the cost rarely returns full value at sale
• Replacing a working inverter to extend warranty — only consider if the inverter is already showing fault codes

If the inverter has failed:

• A failed inverter with no output is a significant negative in a sale — buyers may demand a price reduction that exceeds replacement cost ($600–$1,500)
• Replacing a failed inverter before listing often recovers more than its cost in the reduced price negotiation

Property value uplift estimates are indicative and based on published research; actual value impact depends on the specific market, system condition, buyer profile, and local comparable sales. Consult a licensed real estate agent for property-specific advice.