How to Get Strata Approval for Solar in NSW

If you own a strata property in NSW — an apartment, townhouse in a strata plan, or villa — you can't simply put solar panels on the roof. The roof is common property, which means you need approval from your owners corporation (OC). For many strata owners, this feels like an insurmountable barrier. It doesn't have to be.

This guide explains the legal framework, what you need to prepare, and how to give your proposal the best chance of success.

The Legal Framework

NSW strata law changed significantly with the Strata Schemes Management Act 2015. Under this Act, an owner can seek approval to carry out work on common property — including installing solar panels — through a by-law. There are two relevant paths:

Owner-initiated by-law (special privilege by-law): You propose a by-law granting you the exclusive use or special privilege of part of the common property (the roof area above your lot). This requires a special resolution — meaning no more than 25% of the votes cast at a general meeting are against the motion. It does not require unanimous approval.

OC-initiated common property solar: The entire strata scheme installs solar on common property for shared benefit (e.g., to power common area lighting). This requires an ordinary resolution (simple majority). If this option suits your building, it can be the easier path and benefits all owners.

The key point: you cannot be simply vetoed. If a proper by-law process is followed and the special resolution threshold is met, the installation can proceed.

What Approval Usually Covers

A well-drafted by-law will specify:

• The exact roof area to be used (a plan or diagram helps)
• Who owns and insures the solar equipment
• Who is responsible for maintenance and removal
• What happens when the lot is sold (typically the by-law transfers with the lot or the owner must remove equipment)
• That the owner bears all costs and any make-good obligations

Having a draft by-law prepared before the meeting — ideally reviewed by a strata lawyer — significantly improves your chances of a smooth approval.

Step-by-Step Process

1. Review the current by-laws

Check your strata scheme's by-laws for any existing rules about alterations to common property or lot improvements. Some older by-laws have blanket restrictions; others are silent. Your strata manager can provide the registered by-law document.

2. Get a preliminary assessment

Before approaching the OC, have a CEC-accredited solar installer assess the roof and prepare a basic proposal — system size, panel placement, structural assessment, and estimated generation. This shows the OC you've done your homework and that the proposal is technically sound.

3. Write to the strata manager

Send a written request to the strata manager asking for the item to be placed on the agenda of the next general meeting. Include:

• A description of the proposed installation
• The roof area affected (with a simple diagram)
• A draft by-law (or ask the strata manager to prepare one)
• The installer's preliminary assessment

4. Address common concerns proactively

OC members often raise the following concerns. Addressing them in writing before the meeting saves time:

• Roof damage: The installer's structural assessment and their public liability insurance cover this. Ask for certificates of currency.
• Insurance: Your building insurer should be notified, but solar panels are a routine addition that most strata building policies accommodate. Get written confirmation from the insurer.
• Aesthetics: A scaled roof diagram showing panel placement helps members visualise the outcome.
• Future roof work: The by-law can specify that the owner bears the cost of temporary panel removal and reinstallation if the OC carries out roof maintenance.
• What happens if you sell: The by-law can require transfer of the installation to the incoming owner or removal at your cost.

5. The general meeting

Be prepared to speak briefly to the item. Keep the focus on facts: the cost to you (zero to the scheme), the structural assessment, the insurance position, and the by-law terms. Avoid advocacy — let the documents do the work.

If the motion doesn't pass at the first meeting, ask for the specific objections and address them at a subsequent meeting.

Common Pitfalls

Going ahead without approval. Installing without a by-law is an illegal occupation of common property. The OC can require you to remove the installation at your cost.

Vague by-law drafting. A by-law that doesn't specify maintenance responsibilities or what happens on sale creates disputes later. Spend the small amount to have a strata lawyer draft it properly.

Approaching the wrong person. Always go through the strata manager formally — not directly to the strata committee chair. Formal notice ensures your item appears on the agenda.

Ready to Start?

Once you have approval in principle, the installation process is the same as for any other residential solar. Run a free roof check with Photon Leads to get a site-specific assessment and connect with a CEC-accredited installer experienced in strata systems.