No Roof Ownership, No Solar Access - Why Apartment Living Blocks Solar Progress

As more South Africans turn to solar power to cut costs and outlast loadshedding, one major obstacle is becoming clear: apartments and rooftop solar don’t mix well - at least, not under current conditions.

Nearly 70% of South Africans now live in urban centres where communal properties are the norm. Yet in apartments, ownership ends at your front door. The roof, like other shared areas, falls under the control of the body corporate – making individual solar installations difficult and often impossible.

“If you’re on a lower floor, several units may separate you from the roof. Even if you live on the top floor, you still need body corporate approval - and possibly permission from other residents - before installing solar,” explains Rein Snoeck Henkemans, CEO of Alumo Energy. “Sectional-title law requires a two-thirds majority vote to approve changes to common property, which can be tough to achieve.”

Shared rooftop space creates more challenges. Using up too much room for one installation may prevent others from joining later, and even communal systems may not generate enough electricity for all residents.

Future-Proofing New Developments

Snoeck Henkemans says the solution for new builds is simple: install shared rooftop or small-scale solar plants from the outset. This can attract buyers and increase property value, but it needs to be done cost-consciously to avoid pricing out potential homeowners. As for existing schemes, alternate solutions exist, but they still rely on cooperation between homeowners and body corporates.

What About Existing Structures?

Carports, Pergolas and Service Roofs

Lightweight panels can be mounted on alternative structures like carports or flat service roofs – surfaces that aren’t typically disputed in title deeds and often receive ample sun.

“These structures are ideal. They’re easier to get approved, and payback periods are shorter,” says Snoeck Henkemans. “Funding can come from a special levy or a reserve fund allocation.”

Balcony Solar Kits

For apartments with suitable balconies, balcony-fitted solar kits may be the best option. Typically priced between R40,000 and R100,000+ for a reliable system, these plug-and-play packages usually include four to five small panels, a small battery and inverter, and a cord that plugs into a standard socket.

“Output tops out at little more than a couple thousand watts – enough to power essential appliances like a fridge, Wi-Fi router, lights, and a TV, or temporarily reduce dependence on the grid during peak hours for substantial cost savings," notes Snoeck Henkemans.

However, their effectiveness depends heavily on the balcony’s orientation and height. North- or south-facing balconies on upper floors get the best results. East- or west-facing balconies capture only partial sunlight, limiting performance. Lower floors may also suffer from shade cast by surrounding buildings or trees.

Ground-Floor Courtyard Kits

For ground-floor apartments with courtyards, freestanding mobile solar kits offer another workaround. These can be angled for optimal exposure and typically avoid structural modifications – meaning faster approval and easier installation.

On clear days, they can generate enough electricity to power appliances through load-shedding. The trade-off: they take up space that might otherwise be used for leisure or storage, and sun exposure can be limited by taller blocks or trees.

Treat Solar As Infrastructure

Alumo Energy urges homeowners and trustees to treat solar as essential infrastructure, not an add-on. “Start with a professional feasibility study,” says Snoeck Henkemans. “From there, pass a special resolution to ring-fence levy funds for communal solar and update conduct rules to cover metering, maintenance, and system use.”

With more South Africans moving into estates and shared buildings, now is the time to address solar’s legal and logistical barriers.

“Plug-and-play kits help in the short term,” Snoeck Henkemans concludes, “but they’ll never replace the reliability and impact of well-designed rooftop arrays. We must adapt estate rules and city bylaws to make rooftop solar a reality for more people.”