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.
18/08/2025
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.”