A strata complex that underwent a major energy conversion to an embedded network model has paved the way for other ageing properties in WA to do the same.
A major electrical overhaul at Fremantle’s Johnson Court has transformed the 121-lot strata scheme into a future-ready, cost-effective precinct through the implementation of a fully integrated embedded network (EN).
The mixed-use development at 23 Adelaide Street – comprising 111 residential units and eight commercial tenancies – recently underwent a comprehensive infrastructure upgrade, led by WA-based energy solutions provider EnergyTec, in partnership with ESM Strata.
Originally constructed more than 40 years ago, Johnson Court was facing significant risk of electrical failure due to ageing infrastructure. Its original “multi-master” metering configuration meant each lot was individually metered and billed through the state’s utility provider Synergy.
According to Damien Moran, managing director of EnergyTec, the site presented both challenges and opportunities.
“The electrical components at Johnson Court were well past their expected lifecycle,” Mr Moran said. “There were serious compliance concerns, and the risk of a catastrophic electrical failure was high.”
Mr Moran acknowledged the contribution of stakeholders including the scheme’s council of owners and the lot owners to make the conversion to the embedded network a success.
“The project was successful due to the collaboration of EnergyTec as the project lead together with ESM Strata, our electrical contractors Sampson Electrical, the legal team at Lavan, Western Power and Synergy,” he said.
“A special mention to Rob Rye from EnergyTec, who’s fortitude, persistence and steadfast commitment to the successful outcome of this project is greatly appreciated.”
Unlocking value through innovation
The embedded network model – which centralises electricity metering and billing under a single retailer account – was adopted to reduce infrastructure risk, while enabling renewable energy readiness, ongoing cost savings, and improved services for owners and occupants.
Mr Moran said EnergyTec’s role began with a detailed feasibility study.
“We undertook a comprehensive audit of the site, reviewed potential funding options, and modelled financial outcomes to ensure the upgrade would pay for itself over time,” he said.
Crucially, the project allowed Johnson Court to replace outdated electrical infrastructure without resorting to special levies – an important consideration given the scheme’s broader capital works program.
“We were able to design a low-interest, unsecured finance model that allowed the scheme to self-fund the entire upgrade, with a payback period of around eight years,” Mr Moran said. “This meant no special levies for owners – just smarter use of existing energy spend.”
Original multi-master meters fitted to the scheme’s aging electrical infrastructure
From fragmented to unified
Under the old setup, each lot at Johnson Court had its own Western Power meter and a direct electricity account with Synergy.
“Multi-master configurations create a lot of inefficiencies,” Mr Moran explained.
“You’ve got hundreds of meters, multiple accounts with associated daily supply charges, and no visibility over the whole site’s energy usage. There’s no way to optimise the network.”
The new embedded network configuration not only replaced outdated switchboards and meters but introduced a site-wide automated meter reading (AMR) system, allowing real-time monitoring, billing, and management.
“We installed pattern-approved meters for each strata lot, upgraded cabling and switchboards, and negotiated a competitive whole-of-site electricity agreement,” Mr Moran said.
“This delivered cost-efficiency for the scheme intended to fund the repayments of the infrastructure, reducing risk, streamlining operations, and improving accountability.”
The embedded network model also centralised customer service.
“Previously, each strata occupant dealt independently with their retailer. Now they have one point of contact, one bill, and far greater transparency,” he said.
“The scheme now has the power of choice to decide what the tariffs are charged to residents up to the A1 residential tariff level.”Regulatory focus
Navigating the regulatory landscape was another key part of the project.
“There are important compliance obligations around embedded networks, especially when you have small customers involved,” Mr Moran said.
“We worked closely with legal advisors and technical consultants to ensure everything from exemption requirements to dispute resolution protocols were in place.”
EnergyTec funded and co-developed a legal guide for embedded network implementation, including custom bylaws for Johnson Court, and engaged with market bodies as needed throughout the process.
“Getting this right from a governance and legal standpoint is critical. You’re not just installing hardware – you’re creating a framework for the next 30 years,” he said. “This asset is now prepared for the upcoming Embedded Network Code of Practice.”
The Embedded Network Code of Practice is due to come into effect in January 2026.
New Embedded Network infrastructure including switchboards, kiosks, underground cabling and advanced meters.
Future-proofed and scalable
The Johnson Court embedded network has already delivered measurable benefits, which includes a unified billing platform for 121 lots and centralised energy procurement at aggregated rates.
It also has improved infrastructure reliability and safety, enhanced site-wide energy usage visibility, and a pathway for future solar installation and EV charging.
These renewable provisions empower the scheme to take advantage of savings and revenue opportunities into the future.
While specific savings data was not disclosed, Mr Moran confirmed that average electricity rates for the scheme have been reduced, with network charges now centrally optimised towards the infrastructure upgrade repayments.
“From a lot-owner’s perspective, they’re saving money in levies, the infrastructure is safer, and the billing experience is clearer,” he said.
“From the scheme’s point of view, they’ve gained financial control over their largest operational expense without dipping into cash reserves.”
Lessons and legacy
Mr Moran said the project’s success hinged on early and open engagement with stakeholders.
“Change can be challenging in a strata environment, so we worked closely with the strata manager, council of owners, and residents from the very beginning,” he said.
“Transparency and education were key.”
With a successful embedded network conversion now in place at Johnson Court, this paves the way and provides opportunities across the sector for other properties with similar requirements to follow suit.
“This isn’t just about fixing problems – it’s about creating value and opening the pathways to deploy renewable systems, owned, and operated by the schemes, within the property boundary.
“This empowers strata schemes to contribute towards net zero emissions and be part of the energy market, as opportunities continue to develop,” Mr Moran said.
“We’ve now developed a scalable, end-to-end solution that can be replicated across WA’s ageing strata portfolio.”
For Johnson Court, the transition marks not only an upgrade in infrastructure, but a shift in thinking – towards smarter, more sustainable community energy management.
