The Problem with Solar for Strata: Why It’s So Hard (And Why It’s Still Worth It)

If you live in a strata property, you’ve probably watched electricity prices climb and wondered why solar seems so out of reach. For homeowners in freestanding houses, it’s often a decision made in a matter of weeks. For strata residents, the same idea can take months just to get past the initial discussion.

The process is more complex, but the reward is worth it. In this article, you’ll learn:

• Why strata solar is harder to get off the ground than solar on a freestanding home
• What the real barriers are and where projects typically get stuck
• How the approval process works and what it takes to get a vote across the line
• What the financial case looks like in 2026, including grants that can significantly reduce upfront costs
• Whether pursuing this process is worth it for your building

Why Does Solar for Strata Get Complicated So Quickly?

Every Owners Corporation is different, and most committees aren’t trying to make this difficult. The reality is that shared control over the roof slows the process down by its very nature. No single person owns the decision, which means no single person can move it forward.

That shared ownership changes everything. Installing solar panels on common property becomes a collective decision, not a personal one. It’s not just about whether solar makes financial sense. It’s about whether a group of people with different priorities, time horizons, and financial situations can agree on it.

Who Actually Decides If Your Building Gets Solar?

In most strata buildings, you’re dealing with a mix of owner-occupiers, investors, and sometimes absentee landlords. Some people are focused on reducing their bills. Others are more concerned about upfront costs. Some may be planning to sell soon and don’t want to invest in something with a five-to-eight-year payback period. Renters, while they don’t vote, are part of the picture because they’re directly affected by the outcome.

Getting alignment across that group takes time. People want to know who pays, who benefits, what happens if something goes wrong with the roof, and who is responsible for maintenance down the track. Until those questions have clear answers and the group is aligned, the process cannot move forward.

Why Does Approval Take So Long in Strata Buildings?

Unlike a house where you can move from quote to installation in a few weeks, strata solar requires a formal pathway. A proposal needs to be developed, reviewed by the committee, and often presented at an Annual General Meeting or an Extraordinary General Meeting. Depending on the state, a specific type of resolution may be required, and in some cases a by-law needs to be created to define how the system is owned, maintained, and accessed.

In New South Wales, recent reforms have made approvals more achievable. Solar projects can now pass with a simple majority vote under the sustainability infrastructure provisions introduced in 2021, rather than the old 75% threshold. In other states like Victoria, the bar is still higher.

Even with a lower voting threshold, the process still takes time and structure. Without a clear, well-prepared proposal, even a simple majority won’t get you across the line.

What Technical Challenges Come with Solar for Strata?

Many existing strata complexes weren’t designed with solar in mind. The most common technical challenges are:

• Roof space that is limited relative to the number of units
• Electrical infrastructure, particularly switchboards, that may need upgrading before a system can be safely installed
• Access issues in multi-storey buildings where specialised equipment is required to get panels onto the roof

None of these things are showstoppers on their own. A good feasibility assessment will identify them early so costs and timelines can be planned properly. The danger is when they surface unexpectedly, after a proposal has already been voted on and expectations have been set.

How Are Solar Savings Shared in a Strata Building?

In strata, the outcome depends entirely on how the system is designed. If solar powers only the common areas, the savings show up as reduced strata levies. If it’s a shared system distributing energy across individual units, savings flow to residents’ personal bills but require more sophisticated metering and management.

When the benefit structure isn’t clearly defined upfront, it can cause tension. Investor owners may feel like they’re funding a system that primarily benefits tenants. Owner-occupiers in units with less sun exposure may feel the allocation is unfair. These concerns aren’t deal-breakers, but they do need to be addressed directly.

Is Solar for Strata Actually Worth It Financially?

Electricity prices aren’t going to stop rising. Which means strata buildings, particularly those with lifts, pools, car park ventilation, and shared lighting, can carry significant common-area electricity costs that flow directly to owners through levies.

A well-designed solar system can reduce those costs substantially. Depending on the building size, energy profile, and available incentives, payback periods of four to eight years are realistic. For an asset that lasts 20 years or more, that creates a long window of net savings once the system has paid for itself.

In New South Wales, the Solar for Apartment Residents (SoAR) grant covers up to 50% of eligible product and installation costs, up to a maximum of $150,000 per project. Between July 2025 and April 2026 alone, 150 strata buildings received a combined $6.67 million in approved funding through the program. For many buildings, that co-contribution is what makes the upfront investment viable. More details are available directly from the NSW Government at nsw.gov.au.

Beyond the direct financial return, buildings that invest in solar early tend to have more flexibility as energy costs continue to rise. They’re also better positioned to take the next steps toward energy independence, whether that means adding battery storage, integrating EV charging, or reducing reliance on grid electricity in ways that protect owners from future price increases they cannot control.

What Does It Take to Get Solar Approved in Your Building?

Strata solar takes longer, involves more people, and requires more planning than installing solar on a house. That is not going to change. What has changed is that the tools, legislation, and incentives available in 2026 make it more achievable than it has ever been. The buildings that succeed are not the ones with the easiest roof access or the most straightforward Owners Corporation. They’re the ones that approach the process with a clear plan and realistic expectations.

The first step is understanding what type of solar system suits your building, and whether the conditions are right to move forward now.

Ready to Find Out If Your Building Is a Good Candidate?

At Lenergy, we work with strata buildings across Australia to assess feasibility, build business cases, and design systems that actually make sense for the building. Every situation is different, which is why we start by understanding yours.

If you’re exploring whether strata solar is right for your building, speak to the Lenergy team. We’ll give you an honest picture of what’s possible and what it would actually take to get there.

Frequently Asked Questions

Does my strata building actually own the roof?

In most cases, yes. The roof is classified as common property, which means it is collectively owned by all lot owners and managed by the Owners Corporation. There are exceptions. In some strata plans, certain roof areas may form part of an individual lot, but this is uncommon. The best way to confirm is to check your strata plan or speak to your strata manager.

Can I install solar just for my own unit?

In most strata buildings, no. Because the roof is common property, no individual owner can install a system on it without the approval of the Owners Corporation. In some cases, exclusive use of a roof area can be granted through a by-law, but this is more common in smaller townhouse-style developments than in larger apartment buildings.

How many owners need to agree before solar can go ahead?

It depends on your state. In New South Wales, solar projects can now pass with a simple majority under the sustainability infrastructure provisions introduced in 2021, meaning the proposal fails only if more than 50% of owners vote against it. In Victoria and most other states, a special resolution requiring 75% approval is typically needed. Your strata manager can confirm which threshold applies to your building.

Do we need a by-law to install solar in a strata building?

Often, yes. A by-law is typically required when the solar system involves exclusive access to part of the roof, or when the arrangement for ownership, maintenance, and cost-sharing needs to be formally documented. Even when it isn’t strictly required, having a by-law in place protects the Owners Corporation and gives all owners clarity on their rights and responsibilities going forward.

How much does strata solar typically cost?

It varies considerably depending on the size of the building and the type of system. As a rough guide, smaller buildings of 10 to 20 lots might be looking at $10,000 to $25,000 for a common-area system. Mid-sized buildings can fall into the $30,000 to $80,000 range, and larger complexes can exceed $100,000. These figures are before any rebates or grant funding, which can significantly reduce what the Owners Corporation actually pays.

Is the SoAR grant still available in 2026?

As of April 2026, the Solar for Apartment Residents (SoAR) grant program is still active. The program covers up to 50% of eligible costs, up to a maximum of $150,000 per project. Funding is limited and competitive, so buildings that are ready to apply sooner are better positioned. Current details are available at nsw.gov.au/grants-and-funding/solar-for-apartment-residents-soar-grant-program.

Will solar reduce my strata levies?

It can, depending on how the system is set up. A common-area solar system reduces the building’s electricity costs for shared services like lifts, lighting, and pumps. Those savings flow through to owners as lower or slower-growing strata levies. The extent of the reduction depends on how much of the building’s common-area energy use the system can offset.

What happens to the solar savings if I rent out my unit?

For common-area systems, the savings flow through reduced levies regardless of whether a unit is owner-occupied or tenanted, so investors still benefit. For shared systems that distribute energy directly to individual units, the savings typically show up on the tenant’s electricity bill rather than the owner’s. This split incentive is worth factoring into the decision, and how it is structured should be clearly defined before the system is approved.