Property Management

Plug-in solar panels: what leaseholders and building managers need to know

By Jamie Pervin, Facilities Management Surveyor, NG Chartered Surveyors

Plug-in solar panels are now available for domestic use in the UK, opening up renewable energy to households that may previously have been unable to install conventional rooftop systems.

The change could be particularly significant for people living in apartments. The new systems can be installed on balconies, terraces and other external areas and plugged into a domestic electrical supply, potentially allowing residents without access to their own roof to generate electricity.

However, for those living in managed residential developments, buying a plug-in solar kit should not be treated in the same way as purchasing an ordinary household appliance.

There are important questions around fire safety, leases, building insurance, external alterations and responsibility for common parts that need to be considered before anything is installed.

London Fire Brigade has issued guidance following the introduction of the technology, highlighting potential risks for residents, property owners and building managers.

Its advice provides a useful framework for residential developments across the country.

One of the most important points for leaseholders is to check the terms of their lease before installing anything on a balcony, terrace, window, external wall or other part of the building.

A balcony may be accessed exclusively by an individual apartment, but that does not necessarily mean the leaseholder has an unrestricted right to alter it or attach equipment to it. The structure, balustrades, external walls and appearance of the building may remain subject to controls within the lease.

Consent from the freeholder or managing agent may therefore be required.

Tenants should similarly contact their landlord or building management team before purchasing or installing a system. Residents should never assume that because a product is legal to buy and designed for domestic use, it can automatically be installed at their property.

There are practical reasons for these controls.

London Fire Brigade has warned that solar panels and associated equipment must not compromise escape routes. In apartment buildings, that means installations should not obstruct communal balconies, corridors, walkways, windows or any other designated means of escape.

Particular care is also required with the fabric of the building itself. The guidance states that panels should not be installed on combustible external wall systems or timber balconies and advises additional consideration where buildings are undergoing, or awaiting, cladding or other remediation works.

Electrical safety is another key issue. Residents should use equipment from reputable manufacturers and retailers and follow installation, operating and maintenance instructions.

Cables, plugs, inverters and batteries should not be modified or tampered with. Warning signs such as overheating, burning smells, unusual buzzing, visible damage or repeated electrical tripping should result in the equipment being disconnected and taken out of use.

Plug-in solar panels: what leaseholders and building managers need to know

For property managers and freeholders, the emergence of plug-in solar creates a new management consideration.

Rather than dealing with installations reactively, residential developments should consider having a clear process through which residents can request permission. This allows proposed installations to be assessed consistently against the lease, fire risk management arrangements, building construction, insurance requirements and any wider management obligations.

It is also important to consider the cumulative impact. One installation may appear relatively straightforward, but multiple systems across balconies and terraces could have wider implications for a building’s appearance, electrical infrastructure, maintenance and fire safety strategy.

Plug-in solar has clear potential. The Government estimates that an 800W system could generate up to 20% of an average household’s electricity consumption and save households up to £110 annually.

For apartment residents, it could make small-scale renewable generation accessible in a way that conventional rooftop solar has not.

But accessibility does not remove the need for proper property management.

Our advice to leaseholders is straightforward: check your lease and speak to your managing agent or freeholder before installing equipment on a balcony, window, terrace or any other external part of your property.

For tenants, contact your landlord or building management team first.

For managing agents and property owners, now is the time to consider how requests will be handled and ensure any installations are compatible with the building’s leases, insurance arrangements and fire safety responsibilities.

As with many emerging technologies in residential property, the objective should not be to prevent innovation, but to ensure it is introduced safely, consistently and with a clear understanding of who is responsible for what.