Legal Requirements for PBG and SLF in 2025 – Ensure Your Property Compliance with The Bali Lawyer
In 2025, Indonesian property and building regulations continue to evolve, especially regarding two essential permits: PBG (Persetujuan Bangunan Gedung) and SLF (Sertifikat Laik Fungsi). These permits are no longer optional—they are legal requirements that apply to nearly every type of construction and building operation throughout Indonesia, including Bali, Jakarta, Lombok, Java, and beyond.
At The Bali Lawyer, we help clients—property developers, homeowners, foreign investors, and commercial operators—navigate the full legal process of obtaining both PBG and SLF. We ensure that your property complies with Indonesia’s strict urban planning and safety laws, giving you peace of mind and long-term legal security.
Understanding the Legal Role of PBG and SLF
Before 2021, building permits in Indonesia were governed under IMB (Izin Mendirikan Bangunan). With the implementation of Government Regulation No. 16 of 2021, IMB was officially replaced by PBG and SLF, each with specific functions and legal authority.
What Is PBG?
Persetujuan Bangunan Gedung (PBG) is the legal approval required before you start building. It regulates:
Building function and classification
Location and land-use compliance
Structural safety planning
Architectural design approval
Environmental, accessibility, and disaster mitigation measures
Without a valid PBG, any construction in 2025 is considered illegal, regardless of size or purpose.
What Is SLF?
Sertifikat Laik Fungsi (SLF) is the final certification issued after construction is completed. It verifies that the completed building matches the approved PBG and is safe, functional, and ready for use or occupancy. SLF is required before the building can be legally used.
Why PBG and SLF Are Mandatory in 2025
In 2025, the Indonesian government has intensified its monitoring and enforcement of building laws through both local and national agencies. Not having a valid PBG and SLF can result in:
Construction halts and legal penalties
Demolition of unauthorized structures
Denial of business licenses and operational permits
Inability to secure electricity, water, or utility access
Difficulties in selling, leasing, or insuring the property
Government-imposed fines or closures
This applies to all residential, commercial, hospitality, industrial, and institutional buildings.
Legal Requirements for PBG in 2025
To obtain a valid PBG, property owners must meet the following criteria:
1. Proof of Land Ownership or Legal Use
You must show valid land rights documentation:
SHM (Sertifikat Hak Milik)
HGB (Hak Guna Bangunan)
Lease agreement or nominee structure (for foreigners)
Power of attorney, if applying on behalf of another party
2. Land Zoning Compliance
Your building must conform to local spatial planning (RTRW). The building’s intended use (residential, business, industrial) must match the zoning classification of the plot.
3. Technical Building Plans
Your construction plan must include:
Site plan and building layout
Structural drawings
Mechanical, electrical, and plumbing (MEP) systems
Environmental and drainage systems
Accessibility and fire safety features
Architect or engineer’s signature and registration
4. Submission via OSS RBA Platform
All PBG applications must be submitted through the OSS RBA (Online Single Submission – Risk-Based Approach)system. The platform evaluates compliance based on risk level, and applications are processed by the local Dinas PUPR or Cipta Karya.
At The Bali Lawyer, we prepare all required documents, verify your land use, and manage submission directly through OSS, ensuring accuracy and legal compliance from the beginning.
Legal Requirements for SLF in 2025
Once construction is complete, obtaining the SLF involves a different legal process:
1. Completion of Construction
Your building must be finished and reflect the approved PBG plans. Any deviations must be documented and approved through amendment procedures.
2. As-Built Documentation
You need to provide updated drawings and reports showing the completed construction, including:
As-built architectural and structural drawings
MEP system reports
Fire safety system documentation
Accessibility and sanitation reports
Environmental control systems
Photographs of the interior, exterior, and key facilities
3. Construction Supervision Reports
Certified consultants must submit written supervision reports confirming that the construction meets standards.
4. Site Inspection
Government authorities (Dinas Cipta Karya or PUPR) will inspect the building to:
Verify structural safety
Confirm fire safety readiness
Ensure sanitation and waste systems function
Check accessibility, drainage, and public safety systems
If your building passes inspection, the SLF Certificate is issued through the OSS system.
Validity Periods for PBG and SLF
PBG: Permanent, unless the building is modified
SLF Residential: Valid for 20 years
SLF Non-Residential: Valid for 5 years
Renewal of SLF must be done before expiry. The Bali Lawyer offers full support for SLF renewal applications as part of our ongoing legal services.
Consequences of Non-Compliance in 2025
The Indonesian government is placing a renewed focus on urban safety, fire prevention, and land-use legality. Failing to comply with PBG or SLF regulations in 2025 may lead to:
Immediate halt of ongoing construction
Disqualification from business or rental licensing
Heavy fines imposed by local authorities
Difficulty in accessing banking services or property insurance
Building declaration as non-compliant or dangerous
Legal action or public closure orders
It is critical that property owners act proactively to avoid these risks by obtaining the correct permits on time.
Who Must Comply with PBG and SLF?
All building owners or developers must comply, including:
Local Indonesian citizens
Foreign nationals using leasehold or PT PMA structures
Villa or guesthouse operators
Commercial property owners (restaurants, offices, shops)
Hotel and resort developers
Educational and religious institutions
Renovation and expansion projects involving structural change
We assist both local and foreign clients with complete legal handling of their building permits across Indonesia.
OSS RBA System and Legal Support
The OSS RBA system requires full digital compliance. Applications must be submitted with:
Correct NIB (business identification number)
Valid legal entity (individual, PT, CV, etc.)
Accurate uploaded documents in approved format
Online declaration of risk classification
A digital signature and consultant verification
Our legal team at The Bali Lawyer manages the OSS system on your behalf, avoiding technical errors and ensuring seamless communication with local government agencies.
How The Bali Lawyer Can Help You in 2025
With years of experience managing building permits and legal compliance throughout Indonesia, The Bali Lawyer provides:
Legal review of your land, plans, and usage
Professional coordination with architects and engineers
Zoning verification and approval process
Document preparation for PBG and SLF
OSS RBA platform application and tracking
Site inspection scheduling and support
Renewal and update of expired SLF certificates
Support for IMB to PBG transition
Assistance for both residential and commercial buildings
Foreign Property Owners and PBG/SLF in 2025
Foreigners investing in property in Bali or elsewhere in Indonesia must also comply with PBG and SLF regulations. Whether using a PT PMA, nominee, or leasehold structure, your property must:
Be approved for building use via PBG
Be certified for function via SLF before operation
Our team provides bilingual legal services and handles the unique needs of foreign ownership structures while ensuring compliance with national law.
Avoiding Common Mistakes in 2025
Here are the most common errors we help clients avoid:
Building before getting PBG approval
Using outdated IMB documents
Submitting incomplete or incorrect files
Failing to conduct site inspection preparation
Overlooking SLF renewal deadlines
Ignoring OSS RBA compliance
Not coordinating with certified consultants
Our step-by-step legal handling avoids costly delays and ensures your property is fully functional and legal.
Secure Your Property’s Legal Future
As 2025 progresses, Indonesian property law is being more strictly enforced. Having the proper legal certifications—PBG before building and SLF after completion—is not only mandatory but essential for safe, compliant property ownership.
Let The Bali Lawyer guide you through the process with clarity, legal confidence, and efficiency. Whether you’re building a villa in Bali, opening a hotel in Jakarta, or investing in commercial property in Lombok or Surabaya, we are ready to assist.