70% of urban Malaysians live in strata properties. Can they install solar panels? The short answer is no — Malaysian strata law effectively prohibits individual condo owners from installing solar on the building rooftop. Here's what the law says and what alternatives exist.
Why Condos Cannot Install Solar: The Legal Reality
Under the Strata Management Act 2013 (Act 757), the rooftop of any strata property is classified as common property. This means it belongs collectively to all parcel owners through the Management Corporation (MC) or Joint Management Body (JMB) — not to any individual unit owner, including top-floor residents.
Section 32(3) of the Strata Management Act 2013 explicitly prohibits any parcel owner from making alterations to common property without authorization. This includes:
- Building rooftops — no individual solar installations allowed
- External walls and facades
- Corridors, lobbies, and shared spaces
- Any structural element of the building
Penalties for unauthorized installation: Fines up to RM 5,000, mandatory removal at your own expense, and potential legal action from the MC/JMB. Insurance claims may also be voided if modifications cause damage (e.g., roof leaks).
Even with a majority vote at an AGM, individual rooftop solar for one unit remains legally contentious. The MC's fiduciary duty is to all owners, making it extremely difficult to approve modifications that benefit only one unit while using shared roof space.
The Only Exception: Accessory Parcel Roof Rights
The only legal pathway for individual solar in a condo is if your strata title explicitly designates the roof area above your unit as an 'Accessory Parcel'. This is rare and typically only found in certain penthouse units. Check your Sale & Purchase Agreement (SPA) or strata title documents for:
- Specific mention of roof rights
- Accessory parcel designation (e.g., "Parcel A-01 includes Roof Area R1")
- Exclusive use rights for maintenance
Even with roof rights, you still need JMB approval before installation to ensure compliance with building safety and aesthetic guidelines.
JMB/MC Approval: Why It Rarely Works for Individual Units
Even if you attempt to get JMB approval, success rates for individual rooftop solar are extremely low. Most MCs reject applications due to liability concerns, roof warranty voiding, and fairness to other unit owners. Here's the process if you want to try:
Step 1: Review Strata By-Laws
Request a copy of your building's by-laws from the management office. Look for clauses about:
- Alterations and additions to common property
- Installation of fixtures on roofs or balconies
- Energy efficiency initiatives
Step 2: Prepare a Professional Proposal
Work with a SEDA-registered installer like Trexon to prepare:
- Roof structural assessment report (by PE - Professional Engineer)
- Electrical schematic drawings
- Insurance coverage documentation
- Waterproofing guarantee (5-10 years)
- System monitoring and maintenance plan
- Visual mockups showing minimal aesthetic impact
Step 3: Submit Application to JMB/MC
Submit a formal application including:
- Cover letter explaining benefits (reduced common area electricity costs if shared)
- Technical proposal and drawings
- Contractor credentials (SEDA certification, track record)
- Proof of liability insurance (minimum RM 1 million)
- Proposed installation timeline
Step 4: Attend AGM/EGM Meeting
Your proposal will likely be discussed at the Annual General Meeting (AGM) or Extraordinary General Meeting (EGM). Attend to:
- Present your case professionally
- Address residents' concerns (roof leaks, weight load, fire safety)
- Offer to share electricity for common areas (lifts, lobby) to win support
Step 5: Obtain Written Approval
If approved, ensure you get:
- Signed resolution from AGM/EGM minutes
- Written consent letter from MC/JMB
- Approved technical drawings with official stamp
Trexon does not do balcony solar
We do not sell, install or price balcony or plug-in solar of any kind, and we are not a dealer for EcoFlow, Bluetti or Jackery. Our smallest installed system is 5.58 kWp from RM19,499.
A balcony array also cannot join Solar ATAP: GP/ST No. 60/2025 §7.1 requires panels roof-mounted on a building within the premise, and §6.1(d) excludes multi-tenant premises — which is what a strata property is. There is likewise no SuRIA rebate on a management-corporation meter; that rebate is domestic tariff only.
For a condominium we work with one buyer only: the JMB or Management Corporation, on a rooftop system serving the common-area meter — lifts, pumps, corridor and car park lighting. That load runs through daylight, so nearly all of it is self-consumed, which suits Solar ATAP better than a house does.
Townhouse/Villa in Gated Community (50+ sqm roof)
- Capacity: 5-8kW (12-20 panels)
- Monthly Savings: RM 300-500
- Cost: RM 18,000-28,000
- Full Solar ATAP benefits available
Legal Status in Malaysia
Grey Area / Not Recommended: Plug-in solar systems are not recognized under Solar ATAP and are not officially regulated by SEDA or TNB. You will not get any export credits. Some condo by-laws also prohibit external fixtures on balconies. Before purchasing, check your building's by-laws and consult your JMB — many condos will ask you to remove them.
Community Solar: Shared Roof Systems
The future of condo solar is community or shared solar:
How It Works
- MC/JMB installs a large solar system on the common roof (e.g., 50-100kW)
- Generated electricity powers common areas (lifts, lobby, gym, pool pump)
- Excess electricity is sold back to TNB under Solar ATAP
- Revenue is used to reduce maintenance fees for all residents
Benefits
- No individual cost or approval needed
- Reduces building operational costs by 30-50%
- Lower maintenance fees for everyone
- Increases property value
Challenges
- Requires majority AGM approval (75%+ in most cases)
- Upfront CAPEX (RM 200k-500k for typical condo)
- Concerns about roof leaks and maintenance responsibility
Success Story: The Horizon Residences in Melaka installed a 80kW shared solar system in 2024, reducing their monthly maintenance fee from RM 0.45/sqft to RM 0.32/sqft - a RM 13 savings for a 1,000 sqft unit.
What a Condo System Actually Costs
Trexon does not price balcony or individual-unit systems, so there is no unit-level cost table here. The system we build for a strata property is owned by the JMB or Management Corporation and serves the common-area meter.
That is a building-scale project rather than a per-unit purchase, and it is sized by the building's Maximum Demand, not by roof area. Because the cost turns on the number of common-area accounts, the MD ceiling on each, and roof access, we quote it after a site assessment rather than from a table. Typical CAPEX for a mid-sized condominium runs in the RM 200k–500k range noted above.
Two things that do not apply, whatever a quote may say: there is no SuRIA rebate on a management-corporation meter (domestic tariff only), and a balcony array cannot join Solar ATAP at all.
Case Study: How a PJ Condo Owner Installed Solar
Property: Penthouse unit at Damansara Damai, Selangor
Unit Size: 1,200 sqft, monthly bill: RM 280
Roof Access: 30 sqm private roof terrace (accessory parcel)
The Process
- Month 1: Engaged Trexon for site assessment. Confirmed roof rights in strata title.
- Month 2: Prepared technical proposal with PE-stamped drawings. Submitted to JMB.
- Month 3: Presented at AGM. Offered to install panels with minimal visual impact (black panels, no visible wiring).
- Month 4: Received written approval. Installation completed in 2 days (4kW system with 10 panels).
- Month 5: TNB meter swap completed. System activated.
Results
- System Cost: RM 15,500
- New Monthly Bill: RM 40-60 (85% reduction)
- Monthly Savings: RM 220-240
- Payback Period: 5.5 years
"The hardest part was getting JMB approval. Once we showed them the PE structural report and waterproofing guarantee, they approved it. Now my neighbors are asking how to do the same!" - Mr. Chen, Unit Owner
FAQ: Solar for Condos in Malaysia
Can I install solar panels on my condo?
No, not on the rooftop. Under the Strata Management Act 2013, the roof is common property and individual installations are prohibited. The only exception is if your strata title includes the roof as an accessory parcel (very rare, typically penthouses only). The realistic alternative is to advocate for a community solar project through your MC/JMB.
Do I need JMB approval for solar panels?
Yes, even if you have roof rights. JMB approval ensures compliance with building by-laws, structural safety, insurance requirements, and aesthetic guidelines. Skipping this can result in fines or forced removal.
How much solar can fit on a condo balcony?
Trexon does not do balcony solar, so this is not a system we would build or price. Two independent reasons it does not work: a balcony array cannot join Solar ATAP (GP/ST No. 60/2025 §7.1 requires panels roof-mounted on a building within the premise, and §6.1(d) excludes multi-tenant premises), and the balcony facade is common property under the Strata Management Act 2013, so a parcel owner cannot authorise work on it. The workable route for a strata building is a JMB-owned rooftop system on the common-area meter.
Are portable solar panels worth it for condos?
Trexon does not sell, install or recommend portable or plug-in solar, and we are not a dealer for any of those brands. We have no view to offer on products we do not supply.
Can a condo use Solar ATAP?
Yes! If you have a legal solar installation (either individual rooftop or community solar), you can register for Solar ATAP to get export credits. Each unit needs its own TNB meter for individual systems, or the MC can register for community solar.
What is the cost of condo solar in Malaysia?
Trexon does not price balcony or individual-unit systems. For a strata property we quote one thing: a rooftop system owned by the JMB or Management Corporation serving the common-area meter. Typical CAPEX for a mid-sized condominium runs around RM 200k–500k, but it is sized by the building’s Maximum Demand and quoted after a site assessment, not from a table.
Conclusion: Individual Condo Solar Is Not Viable — Community Solar Is the Answer
The reality is clear: Malaysian strata law makes it virtually impossible for individual condo owners to install solar panels on rooftops. The roof is common property, and modifications require extraordinary legal hurdles that rarely succeed.
The real opportunity for condo residents is community solar — where the MC/JMB installs solar on common rooftop space to power shared facilities and reduce maintenance fees for everyone. This is the legally sound, financially viable path forward.
If you're a condo resident, here's what you can realistically do:
- Check your strata title — if you have accessory parcel roof rights (rare), individual solar may be possible
- Propose community solar to your MC/JMB for common area electricity reduction
- Rally neighbor support — you need 75%+ AGM approval for community projects
- If you live in a landed property or townhouse, solar is straightforward — calculate your savings here
Contact Trexon for a free remote community solar feasibility assessment based on your property and usage data. We help MCs/JMBs design, finance, and install shared solar systems.