Do You Need Strata Approval for Solar Panels in Australia?

With energy bills continuing to rise, more Australians are looking at solar as a way to cut costs, but for the millions living in strata buildings, the path to installation is a little more involved. Here's everything you need to know.

 

Joseph White, Director of J.M White Real Estate, a specialist property management agency, about one of the most common questions he hears from investment property owners.

 

Do strata owners actually need approval before installing solar panels?

 

Yes, almost without exception, and it catches a lot of people off guard. They assume that because they own the property, they can do what they like. But in a strata scheme, the roof is common property. It belongs to all lot owners collectively, not to you individually. Any structural change to that roof requires the owners’ corporation to formally agree. I’ve seen owners go ahead and book an installer without ever checking this, and it creates real headaches. Always speak to your strata manager or property manager before you do anything.

 

 

In a strata building, the roof is common property. It doesn't belong to any one lot owner; it belongs to all owners collectively and is managed by the owners’ corporation (also called the body corporate in some states).

 

Because solar panel installation is a structural change to common property, you cannot simply hire an installer and proceed. The owners corporation must formally agree, regardless of whether you want panels for your own unit or are proposing a shared system for the whole building.

 

 

The type of resolution required varies by state, but the general framework is as follows:

 

New South Wales: Solar falls under a sustainability infrastructure resolution, which passes with a simple majority, over 50% of votes in favour. NSW reduced this threshold from 75% in recent years to make renewable energy upgrades more accessible.

 

Victoria: A special resolution is typically required, meaning more than 75% of votes must be in favour. In some circumstances an interim special resolution may apply.

 

Queensland: A special resolution at an Extraordinary General Meeting (EGM) is required. At least two-thirds of votes cast must be in favour, and votes against cannot exceed 25% of total lot entitlements.

 

Western Australia: WA was the first state to lower the threshold from a special resolution to an ordinary resolution, making it one of the more straightforward states for strata solar.

 

Other states and territories: The process is broadly similar, solar is treated as major works requiring a formal vote. Your strata manager can confirm the specific threshold that applies in your jurisdiction.

 

 

If you own an investment property within a strata scheme, you are in the same position as any other lot owner. You do not have authority to install solar panels without body corporate approval, even if you own the property outright.

 

Just because you own the lot does not mean you own the roof above it. If you want to pursue solar for your investment property, the process is:

 

 

Raise the proposal with your strata manager

Request it be added to the agenda at the next general meeting or an EGM

Present costs, benefits and an installer quote to other owners

Put it to a vote under the relevant resolution type for your state

 

 

 

Getting the vote across the line comes down to preparation and communication. A few things that help:

 

 

Lead with the financial case. Reduced common area electricity costs means lower strata levies, that matters to every owner in the building, not just those motivated by sustainability.

Bring a real quote. Vague proposals don't get approved. A proper installer quote with a clear breakdown of costs and expected savings makes the decision concrete.

Check available grants. Several states have programs that subsidise solar for apartment buildings. In NSW, the Solar for Apartments program has offered grants covering up to 50% of project costs. Lower upfront cost removes a major objection.

Address concerns early. Roof damage, aesthetics and maintenance responsibility are the most common sticking points. Have clear answers prepared before the meeting, and if the building is older, get a roof assessment done in advance.

 

 

 

An owners corporation cannot unreasonably refuse a sustainability infrastructure proposal. In a landmark NSW case, a lot owner took her owners corporation to NCAT after her solar application was rejected without proper consideration of the benefits. The tribunal ruled in her favour and the installation was approved.

 

A flat refusal without genuine engagement is not necessarily the end of the road. If you believe a decision was unreasonable, seek legal advice and explore your options through the relevant state tribunal.

 

 

Strata approval for solar panels is required in virtually every Australian state and territory. The process involves a formal vote at a general meeting, with thresholds varying by state. It takes planning, but it is entirely achievable, and with energy costs where they are, it is a conversation more and more owners’ corporations are willing to have.

 

If you own a strata investment property and want to understand your options, speaking with a trusted property manager is a good first step.