Solar for strata and body corporate properties in Perth

Strata title properties — apartments, villas, townhouses in grouped schemes — account for a significant and growing portion of Perth's housing stock. Solar installation on strata properties is more complex than detached residential, but it's not impossible. Understanding the framework is the first step.

The core challenge: common property

In a strata scheme, the roof is typically common property — owned collectively by all lot owners and managed by the body corporate (strata company in WA terminology). No individual lot owner can install equipment on common property without body corporate consent.

WA Strata Titles Act 2018: Under WA strata legislation, individual lot owners may apply to the strata company to install solar panels on common property (the roof). The strata company can approve or refuse. Approval typically requires a special resolution (at least 50% of lot owners and their lot entitlements — requirements vary by scheme).

Model 1: individual lot owner installs on lot's dedicated roof

Applicable to: some townhouse and villa schemes where each lot has its own roof section directly above

If the roof section above your unit is allocated to your lot (not common property), you may be able to install solar without body corporate approval. Check your strata plan to confirm which portions of the roof are common property vs lot property.

Challenges:

• Many strata plans designate all roof area as common property even for villa-style single-dwelling lots
• Western Power connection: each lot typically has its own connection point (meter), so DEBS applies to your individual connection
• Export limit: standard 5kW export limit per connection applies

Model 2: strata company installs on common property for common benefit

The strata company (as a body) can install solar on common property to reduce common electricity costs — lights in common areas, lifts, shared facilities, pool pumps, etc.

Process:

• Requires a strata company resolution (typically special or ordinary resolution depending on the scheme by-laws)
• System generates electricity for common areas, reducing common expenses
• Savings distributed via reduced strata levies

Financial case: A common property solar system for a 20-unit apartment block with a pool and lifts can significantly reduce common electricity costs. The payback is spread across all lot owners through lower strata levies — typically a 5–8 year payback on the shared investment.

Model 3: embedded network (shared solar with individual allocation)

In some new apartment developments, the developer installs a large shared solar system and distributes generated electricity to individual apartments through an embedded network. Each apartment pays the embedded network operator for electricity at rates below Synergy retail.

How it works:

• Developer or manager operates an embedded network licence (an Embedded Network Operator)
• Solar panels on the roof generate electricity
• Individual apartments receive solar-generated electricity at a discounted rate
• Apartments not connected to the Synergy retail network directly — connected via the embedded network

Perth context: Embedded networks are regulated by the Economic Regulation Authority (ERA) in WA. They must comply with the WA Electricity Industry Embedded Networks Regulations. Retail contracts must be offered to tenants and owners.

Consumer considerations: If your apartment building uses an embedded network, compare the offered rate carefully against what you'd pay on a standard Synergy tariff. Some embedded networks charge competitive rates; others charge near-retail with minimal solar benefit passed through to residents.

Model 4: individual apartment installs with strata approval

An individual owner applies to the strata company for approval to install solar panels on the common property roof, with the system dedicated to their individual lot.

Process:

1. Obtain strata plan to confirm roof is common property
2. Prepare a proposal for the strata company including system design, installer credentials, roof penetration method
3. Submit for vote at a strata company meeting (typically requires special resolution)
4. If approved: negotiate a licence-to-occupy for the roof area
5. Western Power connection: individual metering through your existing connection point

Common obstacles:

• Other lot owners may object for aesthetic or structural reasons
• Equitable concerns: if one owner installs solar on common property, others may demand the same right — roof space may be limited
• Some strata companies have adopted by-laws that standardise solar approval processes; others have not

The WA strata solar reform landscape

WA has been working to simplify solar access in strata properties. Advocacy from the solar industry and strata residents has led to progressive updates in how strata schemes can adopt solar. Monitor announcements from the WA Government's commerce and energy departments for policy developments.

Model by-laws: The WA Government has provided model strata by-laws that strata companies can adopt. Some include provisions facilitating solar installation. If your scheme doesn't have solar-friendly by-laws, a lot owner can propose adopting them at a strata meeting.

Practical advice for Perth strata residents

Step 1: Obtain your strata plan and identify whether any roof area is lot property (not common property).

Step 2: Review your strata scheme's by-laws for any existing provisions about lot owner improvements to common property.

Step 3: Contact the strata manager with a written proposal outlining the system size, installer, aesthetic impact, and proposed arrangement (e.g. occupancy licence for roof area, maintenance responsibility).

Step 4: Prepare to present at a strata company meeting. Bring the financial analysis — what the solar system costs, who pays, who benefits, and how common area savings would be shared if it's a common system.

Step 5: For individual owner proposals, consider how to address equitable concerns from other owners (e.g. a policy allowing all owners to apply on the same terms once the first installation succeeds).

While you wait: Midday Saver for apartments

If solar installation remains blocked by strata issues, Synergy's Midday Saver tariff is available to individual apartment lots with smart meters. The super off-peak 9am–3pm rate (8.85c/kWh) benefits WFH households, allows appliance timing optimisation, and doesn't require roof access.

Perth strata solar is an evolving area — what's complicated today may become more straightforward as policy and by-law templates develop. Keep any installation proposal documentation and strata approval correspondence carefully for when you need to revisit it.