A kind or reverse “tragedy of the commons”—any solution ideas?

I have recently come across a very practical example of a kind of “tragedy of the commons”—the unwillingness to invest in assets that benefit stakeholders indiscriminately. Specifically, on large strata-title apartment projects there is a reluctance to implement such measures as:

- central hot water heating (~ 10% lower all-up costs, ~20% lower operating costs)

- Solar hot water heating (>20% ROI)

- Solar electric power (~10% ROI)

UNLESS some kind of user-pays system is implemented, which would use up pretty much all of the gains.

The concern is of course that providing the above systems would create a “commons” that would tend to be exploited.

I am curious if there are any ideas on a usable solutions, perhaps some kind of workable protocol that would enable the above, or existing success stories—what made them work?