As one of Perth’s leading Energy companies, Source Energy occasionally receive requests from customers to install an integrated energy network into an existing Strata Complex. For example, a Strata Scheme is looking to access the benefits of installing a solar PV array and battery storage into the development in combination with grid supplied energy, i.e. an Integrated Energy Network. This month’s article explores some of the considerations for Strata Owners when conducting a retrofit of this type.
How an existing Strata Complex is converted to an integrated energy network will depend on the type of network that is currently in place. There are two scenarios that may apply:
How it works
To retrofit a Strata Complex in scenario 1, a service provider will:
install electrical infrastructure on the common property of the Strata Scheme;
take over the account of the main Western Power meter;
bill each of the lot owners individually for the supply of electricity either through:
a direct electricity supply contract with the lot owner (if they agree); or
on behalf of the Strata Company under an existing electricity supply arrangement for the Strata Scheme, if they do not agree to a direct electricity supply contract with the service provider; and
bill the Strata Company for the electricity supplied to the common property.
For scenario 2, a service provider will:
install new metering equipment, which may include a new or reconfigured main Western Power meter and the replacement of all individual meters with sub-meters;
install electrical infrastructure on the common property of the Strata Scheme;
take over the account of the main Western Power meter;
bill the lot owners individually if each lot owner agrees to enter into a direct electricity supply contract with the service provider; and
bill the Strata Company for the electricity supplied to the common property.
What the Strata Company needs to do
To give effect to the above, for both scenarios 1 and 2, the Strata Company will need to (among other things) grant the service provider a licence to access the common property of the Strata Scheme for the purpose of installing and maintaining the service provider’s electrical infrastructure. This may involve the Strata Company entering into an infrastructure contract with the service provider and granting a utility and sustainability infrastructure easement to the service provider pursuant to section 64 of the Strata Titles Act 1985 (WA), in which case the Strata Company would need to pass an ordinary resolution.
The service provider may also require the Strata Company to amend the Strata Scheme’s conduct By-Laws, which will require the Strata Company to pass a special resolution to amend the Strata Scheme’s conduct By-Laws.
In addition to this, for scenario 2, 100% of the Synergy account holders will need to provide their verifiable consent[1] to terminate their existing retailer contract with Synergy. If this cannot be achieved, it may be challenging (although not impossible) to complete a retrofit of the Strata Complex. If this is applicable to your Strata Scheme, it may be worth discussing the topic at the Strata Company’s next meeting.
More information?
For more information about the retrofitting process, or if you would like to discuss the benefits of converting to an integrated energy network, please contact one of the Source Energy team:
Adam Stavretis Lee Morris
Executive Manager General Manager, Sales
0412 997 228 0419 907 077
[1] Please refer to clause 14.3 (d) of the Western Power Applications and Queuing Policy in accordance with the Electricity Networks Access Code 2004 found here.
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