Brisbane Townhouse and Duplex Solar: Your Own Panels on a Shared Roof

A freestanding house owner who wants solar has one roof, one meter and one decision to make. A townhouse or duplex owner in Brisbane has the same roofline, the same Queensland sun — and a second lot owner on the other side of the wall, a body corporate, a plan type, by-laws and a metering arrangement that can turn a simple quote into a dispute. The panels are the easy part. The hard part is answering, before you sign, whose roof the panels will sit on, who has to approve them, how two homes share one roof, and what happens to the system when you sell.

This blog is for the individual lot owner — the person who wants their own system for their own home — not for a body corporate buying a system for common areas such as lifts, lighting and pools. That is a different decision, covered in our companion guide for committees, Brisbane Strata Solar: Common Property Guide for Committees. Where the two overlap — roof space, metering, and what happens when a lot owner wants panels after the body corporate has already used the roof — this blog cross-references that guide.

This is general information about Queensland rules and common published approaches, not legal advice for any particular scheme. Plan types, by-laws and spending authority differ between schemes, so confirm your scheme's plan type, by-laws and approval path before committing. No savings or payback figure in this blog is a guarantee; every system must be assessed on its own roof, load and quote.

1. Whose roof is it? The plan type decides almost everything

Building format plan or standard format plan — find out first. In Queensland, the survey plan type determines who owns the roof. In a building format plan (BFP), the boundaries of a lot are generally the walls, floors and ceilings of the building, so the roof is common property owned by the body corporate. In a standard format plan (SFP), the lot boundaries are generally measured on the ground, so the roof is usually the lot owner's. Published body-corporate guidance puts BFPs at around 90% of Queensland townhouses, duplexes and strata houses, with SFPs at roughly 10% — so most Brisbane townhouse and duplex owners will find the roof is common property, not theirs. Check your scheme's records or your title documents rather than guessing from the building's appearance; two identical-looking duplexes can sit under different plan types.

Why it matters. If the roof is common property, your panels are an improvement to common property, and you need body corporate approval through the proper process. If the roof is yours, the approval path is usually simpler, but the body corporate may still have a say through by-laws about the building's appearance or structure. Either way, an installer who quotes without asking about the plan type has skipped the first question.

Get these documents before any quote is compared. Ask the body corporate manager or search the scheme's records for the survey plan type, the by-laws (especially any by-law about solar, roof access or external appearance), and any existing policy on roof-space allocation. If another lot owner already has panels, find out where they sit and what was approved — their allocation may already have taken the best north-facing section. A feasibility assessment should record all of this before sizing a system, because a system designed for roof space you cannot use is not a system at all.

2. The approval path: BFP, SFP and the $3,000 line

Building format plan — an improvement to common property. Under published Queensland guidance, a lot owner improving common property — which is what putting your panels on a body-corporate-owned roof is — generally needs committee approval where the cost is under $3,000, and a general meeting where it is over $3,000 (published guidance from BC Systems, updated 11 June 2024). Almost every residential solar system costs more than $3,000, so in practice most BFP townhouse and duplex installations go to a general meeting. That means a motion, meeting papers, and a vote — plan for weeks, not days, and do not book an installation date before the approval is in hand.

Standard format plan — committee approval, and it cannot unreasonably decline. Where the roof is the lot owner's, published guidance describes the request going to the committee, which cannot unreasonably decline it. That is a materially easier path, but "cannot unreasonably decline" is not the same as "no approval needed" — put the request in writing, attach the proposed layout, and keep the approval on file.

The Building Act protects your right to ask — it does not guarantee your roof space. Under Queensland's Building Act 1975, as clarified by 2022 amendments, a body corporate cannot use a by-law to prohibit solar infrastructure (panels or solar hot water) on a roof or external surface that is common property of a prescribed building, or withhold consent, except in limited circumstances — essentially only to preserve structural integrity or where there is insufficient space for each other owner to also install solar. That rule is a real protection, and it is explained in more detail in our common-property strata guide. But note what it does not do: it does not give you the whole roof, it does not settle which section is yours, and it does not resolve a dispute where two lot owners both want the same north-facing slope. If the roof is genuinely too small for every owner, the body corporate may have a lawful basis to limit installations — which is exactly why roof-space allocation should be agreed in writing before anyone installs.

What to put in your approval request. A clear request makes approval faster and disputes rarer: a roof plan showing exactly which panels go where, the panel and inverter details, confirmation that the roof structure has been considered, the cabling route, who maintains the system, and what happens at roof replacement or sale. If the body corporate wants a by-law or a written agreement covering maintenance access and removal, treat that as normal, not hostile — it protects the next owner as well as the scheme.

Approval question	Building format plan (BFP)	Standard format plan (SFP)
Who owns the roof?	Body corporate (common property)	Usually the lot owner
How common in QLD townhouses/duplexes?	Around 90% per published guidance	Around 10% per published guidance
Approval path for your panels	Committee if under $3,000; general meeting if over $3,000	Request to committee, which cannot unreasonably decline
Can the body corporate ban solar?	No — Building Act 1975 (2022 amendments) restricts refusal to limited circumstances	By-laws still apply, but a blanket ban is not the position
Biggest risk	Roof space already taken, or no allocation agreed	Assuming no approval is needed at all
What to confirm first	Plan type, by-laws, spending authority	Plan type, by-laws, appearance rules

3. One roof, two meters: the duplex problem

The core problem is simple to state and easy to get wrong. A duplex is often two homes under one roof, each with its own meter and its own electricity account. Solar panels on that roof must be assigned, meter by meter, to one home or the other — electricity cannot simply be "shared" between two separately metered homes without a metering and retail arrangement behind it. An installer who treats a duplex like a single house, with one inverter and one meter, has designed a system for a building that does not exist.

Option A: two separate systems sharing one roof. This is the most common published approach for a duplex: allocate a fixed number of panels to each residence, each with its own inverter (or microinverters), so each home effectively has its own system that happens to sit on the same roof. Each system is metered to its own home, each owner pays for their own panels, and each owner gets their own feed-in and bill outcome. The roof plan matters here — the split should be agreed and recorded, including what happens if one owner later wants more panels, or if the roof needs repair under one owner's array.

Option B: consolidate two meters into one, then sub-meter. Published guidance from SolarQuotes' help centre describes consolidating two meters into a single meter, with sub-metering to divide the bill between the residences. This can suit a single owner who occupies or rents out both sides, but it has real cautions: a retailer may refuse the consolidation, and selling electricity between residences may need a retail licence — that is the published guidance's caution, not a legal finding of ours, and it needs checking for your circumstances. Do not agree to a meter consolidation on an installer's say-so; confirm it with your retailer and, where relevant, your body corporate first.

What to ask before choosing. Which meter does each proposed array connect to? Does the design need one inverter or two, and where does each sit? Does the roof have enough usable, unshaded space for both homes, or does one home get the north-facing slope and the other get the west? Is there a written roof allocation, and does the body corporate hold a copy? A quote that does not answer these questions in writing is not a complete quote for a duplex.

4. Sharing one system: SolShare and embedded networks

SolShare — one system, divided between units. For townhouse complexes and apartment buildings where a single larger array is more practical than many small ones, published options include Allume Energy's SolShare. According to SolarQuotes' apartments guide, one SolShare unit divides solar from a system of up to 29.26 kW among up to 15 single-phase units or 5 three-phase units, with a maximum inverter capacity of 22 kW. That is one published option, not a recommendation: whether it suits a particular townhouse scheme depends on the roof, the metering, the body corporate's structure and the connection approval, and it should be assessed on its own merits against separate systems per lot.

Embedded networks — the body corporate as energy retailer. A more far-reaching model is an embedded network, where the body corporate acts as the energy retailer for the scheme through a parent or gate meter, with sub-metering for each lot. A published summary from SEAC Energy's embedded network guide (last reviewed 4 June 2026) describes the key elements: an Energex parent/gate NMI and approval from the embedded network operator, aggregate capacity assessed at the parent meter, a 30 kVA simplified threshold, and a 20-business-day offer acceptance window. Treat that as a published summary and confirm your own approval requirements with Energex and your adviser — an embedded network changes who sells electricity in the building, which is a much bigger decision than adding panels, and it is not something to enter into because a single quote suggests it.

When sharing makes sense, and when it does not. Sharing one system can make sense where the roof is too small or too awkward for separate systems, or where the body corporate wants one asset to manage. Separate systems per lot make sense where each owner wants control of their own asset, their own retailer, and a clean outcome at sale. The test is not which model sounds cleverer — it is which model leaves each owner able to prove what they own, what they are billed for, and what transfers when they sell.

5. Battery and EV charger for a townhouse

A battery can work well in a townhouse — if it is yours, on your meter, and sized to your evening load. Townhouse evening loads are often concentrated: cooking, air conditioning, hot water and, increasingly, an EV charger. A battery that stores daytime solar for evening use can be a good fit, but only if it is connected to your meter and your load, not to a shared supply you do not control. Size it to your evening consumption, not to the roof, and check where it will sit — garage wall space, ventilation, and body corporate rules about common areas all matter in a townhouse in ways they do not for a freestanding house.

Dated update, November 2026 — batteries and the federal discount. The federal Cheaper Home Batteries Program, which began on 1 July 2025, offers a battery discount of around 30% — up to about $2,720 on a 10 kWh battery for installations in May to December 2026, according to published guide figures. Two changes take effect on 1 January 2027: the STC factor falls from 6.8 to 5.7, and solar deeming falls from 5 to 4 years. These are published guide figures, so check your own quote for the discount actually applied — do not take a headline percentage as your price, and do not assume a discount quoted in 2026 will still apply unchanged after the January 2027 step-down.

An EV charger is a load question before it is a solar question. A 7 kW home charger can exceed the spare capacity of a townhouse switchboard, especially where two lots share a supply. Before adding a charger, check the switchboard capacity, the supply arrangement, and whether load management is needed. Our guide to retrofitting EV chargers into apartment basements covers the same load-modelling logic for shared buildings. A charger added without that check can trip the main switch at exactly the moment both homes are cooking dinner.

Dated update, November 2026 — tariffs are moving. The Australian Energy Regulator's final decision of 30 October 2026 refused Energex's and Ergon Energy's requests to remove optional demand tariffs (from 1 July 2027) and flexible load tariffs (from 1 July 2028). For a townhouse owner with solar, a battery and an EV charger, that decision matters: demand and flexible load tariffs will remain part of the Queensland tariff landscape, so the value of shifting load — charging the car or running the battery when the network wants it — is a live question for your system design, not a closed one. Check which tariff your retailer offers and what it would mean for your usage pattern before sizing anything.

6. Feed-in values, system size and the SRES change

Feed-in values are low, so self-consumption decides the case. In South East Queensland, feed-in tariffs are set by retailers, and published guides typically put them around 5–10c/kWh — those are published examples, not your tariff, so check your retailer's current offer. In regional Queensland, the regulated feed-in tariff from Ergon Energy is 6.006c/kWh from 1 July 2026, set by the Queensland Competition Authority — down 31% on the previous rate. Either way, electricity you use at home displaces a full retail import price, while exported electricity earns only a few cents. Size the system to your daytime load first, and treat export income as a bonus, not the business case.

Dated update, November 2026 — mid-scale solar and STCs. From 1 October 2026, the Clean Energy Regulator expanded Small-scale Renewable Energy Scheme eligibility for mid-scale solar from 100 kW to 1 MW, with STC applications expected in mid to late November 2026. For an individual townhouse or duplex owner, that change is unlikely to matter — a single home system is far below 100 kW. Say so plainly: it is relevant only if a scheme aggregates to that scale, for example a large townhouse complex installing one shared system, and it is not a reason to oversize a system for one lot.

Storm season and the shared roof. Brisbane hail and summer storms raise a practical question that freestanding house owners rarely face: who inspects the panels after a storm, and who pays if the roof under them needs repair? Agree it in writing with the body corporate before installation. Micro-cracks from hail are invisible to the naked eye, and a system that is never inspected after a storm can lose output silently for years.

7. What happens at sale

Your system should be an asset, not a surprise in the contract. When you sell a townhouse or duplex with solar, the buyer — and their conveyancer — will ask who owns the panels, whether any finance or lease is attached, what roof rights come with them, and what metering arrangement applies. A system you own outright, on a recorded roof allocation, with its own inverter and meter, is straightforward to explain. A system under a lease, a power purchase agreement, or an informal "we share the roof" understanding is not.

Check these before listing. Is the system owned outright or under finance or a lease? Is the roof allocation recorded with the body corporate? Does the body corporate hold the approval and the layout? Is the inverter, battery and metering arrangement documented? If you are buying a townhouse or duplex that already has solar, the same questions apply in reverse — and our pre-purchase guide for Queensland homes with solar works through what to check before you sign a contract. A pre-purchase technical check can catch a system that looks fine from the street and is undocumented, unapproved or incorrectly metered underneath.

If the system is shared, the sale is more complex. A SolShare or embedded-network arrangement does not transfer the way a simple owned system does. Make sure the sale contract and the body corporate records describe the arrangement accurately, and get advice before signing if you are unsure — a buyer who discovers the arrangement after settlement is a dispute waiting to happen.

8. How This Works for Both Sides

The lot owner wins when their system is approved through the proper process, allocated a defined section of roof in writing, metered to their own home, and sized to their own load. The reward is lower bills and a documented asset that adds to the property at sale, not a system that becomes a problem in the contract.

The other lot owners win when the first installation does not take the whole roof. A recorded allocation — who gets which section, and what space is reserved for future owners — means the next owner does not have to fight for roof space, and the body corporate does not have to refuse a request it is legally restricted from refusing.

The body corporate and strata manager win when approvals, layouts and maintenance responsibilities are on file. Most townhouse solar complaints land on the manager's desk long after the installer has left, and a file that answers the questions — plan type, approval, layout, metering — closes them quickly.

The installer wins when the job is judged on a complete design — roof allocation, approval, switchboard, metering and maintenance — rather than on the lowest panel price. A townhouse system that is approved, correctly metered and documented generates referrals from neighbouring complexes; a disputed one generates complaints.

9. What EServices4U would check independently

• Residential quote review — from $149 — for your townhouse or duplex solar or battery quote, checking that the quote covers the roof allocation, metering, switchboard work, warranties and the approval your scheme actually requires.

• Solar and battery feasibility assessment — from $299 — where the roof is shared, the metering is complex, or a battery or EV charger is part of the plan, assessing load, sizing, metering options and the shared-system alternatives.

• Home Owner's Engineer services — from $599 — where that scope fits your installation, including independent oversight of the design and installation.

• Commercial Infrastructure Assessment / RPEQ & RPEV SLD Sign-Off — from $495 — where the engagement is commercial-scale, for example a large townhouse complex aggregating to a shared system.

• Pre-purchase checks for buyers of a townhouse or duplex with existing solar, covered in our pre-purchase guide.

Scope and the qualifications required for each engineering engagement are confirmed before work starts. EServices4U does not sell installations and does not receive installer commissions, so the review is independent of the tenderers. Based in Queensland, serving Australia-wide.

Frequently asked questions

Can my body corporate refuse my solar panels on a shared townhouse roof?

Only in the limited circumstances Queensland law allows — essentially, to preserve structural integrity, or where there is insufficient space for each other owner to also install solar. The general rule, under the Building Act 1975 as clarified by 2022 amendments, restricts refusal. Get scheme-specific advice rather than relying on a by-law that predates those clarifications, and get the approval in writing either way.

How do I know if my roof is common property or mine?

Check the survey plan type in your scheme's records: in a building format plan (around 90% of Queensland townhouses and duplexes, per published guidance) the roof is generally common property; in a standard format plan (around 10%) it is usually the lot owner's. Confirm it from the records, not from the building's appearance.

Can two duplex homes share one solar system?

They can share one roof, but the electricity must be divided properly. The common published approaches are two separate systems (each home with its own panels and inverter on the shared roof), a shared-solar unit such as SolShare, or an embedded network — each with different metering, retail and sale implications. Selling electricity between separately metered residences may need a retail licence, according to published guidance, so confirm the arrangement with your retailer before agreeing to it.

What happens to my solar when I sell my townhouse?

An owned system on a recorded roof allocation, with its own inverter and meter, transfers straightforwardly. A leased system, a shared system or an undocumented installation is more complex and should be described accurately in the sale contract. Buyers should check the approval, the roof allocation and the metering before signing.

Should I add a battery to my townhouse solar?

Only if your evening load justifies it and the battery connects to your meter. The federal Cheaper Home Batteries Program discount (around 30%, up to about $2,720 on a 10 kWh battery for installations in May–December 2026, per published guide figures) may apply — check your quote for the discount actually applied, and note the STC factor and deeming changes from 1 January 2027.

Do I need body corporate approval if the roof is mine?

In a standard format plan, where the roof is usually the lot owner's, the request generally goes to the committee, which cannot unreasonably decline it. Put the request in writing with the proposed layout, and keep the approval on file — "cannot unreasonably decline" is not the same as "no approval needed".

Get an independent check before you sign

• Start with a free 15-minute consultation to talk through your tender, system, building, or project and find out which fixed-fee review fits, if any. Call/WhatsApp 0480 001 498 or email growthpartner@eservices4u.com.au. No obligation, and it does not include a written report.

• Residential solar quote review — from $149. See packages and pricing.

• Solar and battery feasibility assessment — from $299.

• Home Owner's Engineer services — from $599. Learn more about the Owner's Engineer service.

• Commercial Infrastructure Assessment / RPEQ & RPEV SLD Sign-Off — from $495.

• Learn more about EServices4U, the team, or request a quote.

Based in Queensland, serving Australia-wide. EServices4U provides independent engineering advice; it does not sell solar installations and does not receive installer commissions.