ᐅ Photovoltaic system on a multi-family building. Is 100% approval from the homeowners' association required?

fraubauer schrieb:

This topic really seems to be a point of contention.
It could cause major disputes within the homeowners’ association....

Definitely. Certain details can probably only be clarified after one or more court rulings. However, the law aims to facilitate such investments.

kati1337 schrieb:

I find this an interesting question. How does it work in a building with 4 units, assuming the photovoltaic system is installed?

In addition to the methods mentioned by @nordanney, there is also the possibility, under §22 paragraph 5 of the Condominium Act (WEG) ("The unit owners can decide on an alternative distribution of costs and benefits. Such a resolution must not impose costs on a unit owner who is not responsible for costs under the preceding paragraphs."), to agree on a method to operate the system in a financially reasonable and “fair” way.

Yes, if the roof is, for example, black or dark, it doesn’t stand out.
But if the roof—like in most cases—is made of red tiles, it becomes very noticeable!
Cooling on the roof is nonsense. Modern roofs are well insulated.
If anything, the roof will heat up only if there is poor air circulation under the photovoltaic panels.
So, it’s not just “advantages.”
This topic becomes very sensitive when multiple owners are involved.
If everyone agrees, then it’s fine.
But if the majority is barely reached and the "losers" have to bear the consequences (for example, photovoltaic panels under children’s rooms or bedrooms, which require little electricity), then there will definitely be major problems.
In new buildings, every owner knows what to expect. But with renovations, this is not the case.
And whether such a system really “pays off in time” is also questionable.
Not all owners want to keep investing continuously...

fraubauer schrieb:

But if the roof - as usual - consists of red tiles,

Why is red considered normal? Nowadays, black is standard. Clay roof tiles were traditionally untreated red, but that was a long time ago.

fraubauer schrieb:

Cooler roofs are nonsense. Modern roofs are well insulated.

It is actually true that photovoltaic systems reduce temperatures on the roof.

fraubauer schrieb:

If so, the roof sweats when there is no good air circulation under the photovoltaic panels.

That’s nonsense now 😉

fraubauer schrieb:

This topic becomes very heated when multiple owners are involved.

No one disputes that. But it is much easier to approve photovoltaics than to prevent them.

fraubauer schrieb:

But if the majority is just barely reached and the "losers" have to suffer (for example, photovoltaics under children's rooms, bedrooms, which require little electricity), it will certainly cause major problems.

Then the photovoltaic system is the lesser problem in the community if the owners are that divided. In my opinion, this always leads to small conflicts and often ends with people moving out.
Besides, with such a close vote, co-owners who do not want the system will not have to pay for it (see our previous posts). This ensures that in close votes, the system can be installed on the roof, but no one is forced to contribute financially.

fraubauer schrieb:

With new builds, every owner knows what they are getting into. But with renovations, not so much.

Actually, they do, because the renovation is decided by the community and everyone knows what is being voted on. It is no different than new construction.

fraubauer schrieb:

And whether such a system really “pays off in time” is also questionable.

A multi-family building is usually a larger project. This allows for a bigger system, which lowers costs. Therefore, the system typically pays for itself quite quickly.

I (speaking from experience as a landlord of several apartments) would only want to implement extensive measures in one of my homeowner associations with broad approval. Anything less just leads to stress.

That’s exactly the problem.
Don’t create stress!
That’s probably why it makes sense to first get a quote to see when the system will pay for itself.
For some, that’s already a convincing argument.
And then there’s the question of where to install it.
The roof doesn’t look as good afterward.
But that’s a matter of personal taste...
And whether subsidies will improve after the election also needs to be considered.

fraubauer schrieb:

But the roof no longer looks nice then.
It's a matter of taste...

That probably varies from person to person. For me, a roof fully covered with photovoltaic panels is associated with modern technology and clean energy, which I also find attractive.
But I also like wind farms in the landscape, even though some people strangely often criticize them...

Yes, if the entire roof is nicely covered with it, perhaps.
But if there is a mix of solar thermal collectors, photovoltaic panels, and some empty spots in between...
It then looks rather patchy. Definitely not a new build look...
In such a case, you probably need to offer the owners who are against it some alternatives.
A compromise, basically.