Solar for Brisbane Strata & Apartments
Cut common-area power 80%, ease levy pressure and offer residents discounted power via an embedded network. 20–60kW systems from $22,000 — with BCCM motion drafting, by-law support and full committee paperwork included.
★ 4.9 / 38 strata installs · BCCM motion drafting included · Committee Q&A on request
Four ways to structure strata solar
The "who owns the system, who benefits" question is what makes strata solar feel hard. Here are the four models Brisbane committees actually use in 2026 — pick the one that matches your scheme's appetite for complexity.
Model 1 — Common-area only
Simplest. Solar powers lifts, basement carpark lighting, lobby, garden pumps, hallway lighting, fire systems and (if present) common pool/spa. No metering changes for residents. BCCM-approved with an ordinary resolution. Payback 3–4 years on the OC's books. Perfect for first solar project — proves the model before tackling embedded networks.
Model 2 — Embedded network
OC owns the rooftop solar and the meter network. Residents buy power from the OC at a discounted c/kWh rate (typically 22c vs 32c retail). Solar covers ~60% of building load. OC profits from the margin and the FiT on excess solar. More setup work (NMI registration, retail authorisation exemption) but materially higher returns.
Model 3 — Solar-as-a-Service / PPA
A third-party solar provider funds and owns the system, sells power back to the OC at a fixed rate. Zero capex for the OC, immediate savings of 15–25% on common-area bills. Trade-off: lifetime savings are lower than capex purchase. Ideal where the OC can't approve a special levy or has limited sinking fund.
Model 4 — Hybrid (common + resident opt-in)
Common-area covered as Model 1, plus a few opt-in residents (typically penthouse + top-floor units with no body-corporate roof above) pay a contribution toward a dedicated portion of the system and receive its generation via a sub-meter. Most flexible but requires careful by-law drafting.
Why strata committees are approving solar in 2026
Four reasons OCs across Brisbane are voting yes — beyond the energy savings.
Reduces special levy pressure
Common-area power is one of the OC's biggest controllable opex lines. Cutting it 80% frees up $12k–$30k/yr in the OC budget — enough to delay or shrink the next special levy for major works, painting, or roof renewal.
Lifts building marketability
Sale and lease listings increasingly call out 'solar-equipped building' and 'reduced common-area fees'. Top-floor units particularly benefit; brokers report 1.5–3% sale-price uplift across Brisbane sustainable strata stock.
BCCM 2024+ framework supports it
The QLD Body Corporate and Community Management Act amendments have streamlined approvals for renewable energy. Smaller projects (under $50k or under common-area-only) now need only an ordinary resolution in most schemes — not a special.
Embedded network economics work
An OC owning an embedded network solar setup can sell solar to residents at 20–25c/kWh while it costs the OC near zero. On a 60-unit building, that's $40k+/yr of OC revenue on top of common-area savings — payback under 3 years.
Real example: 32-lot Toowong walk-up apartments
Real Toowong 32-lot building — 30kW rooftop install on Model 1 (common-area only). Single AGM approval, 7-day install, switchboard tie-in on a Sunday morning.
Grid-only common-area
- Common-area lighting + lifts$8,400/yr
- Basement carpark + ventilation$3,800/yr
- Pool + garden pumps$2,900/yr
- Fire systems, hallway, lobby$2,400/yr
- Total common-area power$17,500/yr
30kW solar, Model 1 common-area
- 30kW rooftop solar (Model 1 — common-area only)—
- Self-consumed solar (78%)32,800 kWh
- Reduced grid imports$2,800/yr
- Solar export FiT (small excess)-$340/yr
- Net common-area power bill$3,140/yr
Indicative strata packages
All proposals include the BCCM motion wording, scope of works, fixed pricing, committee Q&A document and a 12-month performance guarantee.
20kW Small Strata
- Common-area only (Model 1)
- Sungrow commercial inverter
- BCCM motion + by-law drafting included
- STC rebate applied at purchase
- Committee monitoring portal
- 10-yr workmanship warranty
40kW Mid-Rise Strata
- Common-area + lift + carpark coverage
- Sungrow SG40CX commercial inverter
- Full BCCM compliance pack
- STC rebate (~$11k) applied
- Resident newsletter + dashboard
- 12-mo performance guarantee
- Annual report for AGM
60kW + Embedded Network
- Sell solar to residents at retail discount
- Embedded network setup (sub-meters)
- Retail authorisation exemption application
- By-law drafting + special resolution support
- Resident billing platform integration
- OC revenue forecasting model
Our 4-step strata process
From feasibility to commissioning in 3–5 months — most of which is the OC meeting cycle, not the build.
Feasibility & roof assessment
Free desktop feasibility based on the OC's last 12 months of common-area bills, roof drone survey, structural review and shading analysis. Indicative ROI within 5 business days.
BCCM motion preparation
We draft the special / ordinary general meeting motion, the by-law amendments (if needed for embedded network), supporting business case, scope of works, fixed price and finance options. Suitable for AGM or EGM.
OC vote & funding
Most common-area-only motions pass as ordinary resolutions (majority of voters at the meeting). Embedded networks may require a special resolution (75% by lot entitlement). We attend the meeting if requested to answer technical questions.
Install & commissioning
Out-of-hours roofing access where possible, 5–15 day install depending on size, full commissioning, monitoring portal access for committee members. NMI/embedded network setup if applicable.
Don't let an installer DIY your BCCM motion
A motion that's poorly worded — or that uses an ordinary resolution when a special is required for the proposed scope — gets thrown out at the meeting and resets the whole project by 6+ months. Always have the BCCM motion drafted by someone who has run multiple strata installs in QLD (we have), and have your strata manager sanity-check it before the agenda goes out.
Frequently asked questions
Brisbane body corporate committee and strata manager questions, answered.
Strata solar without the bureaucratic pain
Free desktop feasibility within a week. BCCM motion drafted by people who've shipped 30+ Brisbane strata installs. Brisbane-wide, all BCCM schemes.