PBG and SLF for Commercial Buildings in Bali (SIMBG)
Quick answer: PBG and SLF for commercial property in Bali (2026)
- PBG (Persetujuan Bangunan Gedung) is the building approval you need before you build. SLF (Sertifikat Laik Fungsi) is the occupancy certificate you need before you occupy or operate.
- Portal: both are applied for in SIMBG (simbg.pu.go.id), not OSS. OSS only gives you the NIB and business licence.
- Timeline: PBG typically 4 to 8 weeks after complete technical documents; SLF typically 2 to 6 weeks after the site inspection. [VERIFY: Badung and Denpasar processing times as of September 2026.]
- Validity: SLF for commercial buildings is valid 5 years, then renewed (PP 16/2021).
- Law: UU 28/2002 on Buildings as amended by the Omnibus Law (UUCK), implemented by PP 16/2021.
WhatsApp +62 877-9626-0478: get your PBG or SLF in Bali
PBG vs SLF vs NIB: which document does what
| Document | When | Where to apply | Issued by | Validity |
|---|---|---|---|---|
| NIB (business ID) | Before operating the business | OSS RBA (oss.go.id) | BKPM / Ministry of Investment | While the company exists |
| PBG (building approval) | Before construction, extension or change of function | SIMBG (simbg.pu.go.id) | Regency / city government (Dinas PUPR) after TPA/TPT review | For the approved works |
| SLF (occupancy certificate) | After construction, before occupation or operation | SIMBG (simbg.pu.go.id) | Regency / city government after inspection | 5 years commercial, 20 years single house |
Why commercial buildings get more scrutiny
Hotels, restaurants, villas rented commercially, offices, warehouses, retail and co-working spaces are classified as non-residential buildings under PP 16/2021. That means a full technical review of fire protection, structure, accessibility, parking and sanitation, an environmental document (SPPL, UKL-UPL or AMDAL depending on scale), a higher regional PBG levy (retribusi PBG, set by each regency), and a 5-year SLF cycle instead of 20 years. Zoning in Bali is checked against the regency RDTR: if the plot is not zoned for the intended commercial use, SIMBG will not issue the PBG.
Step by step: PBG through SIMBG
- Confirm land status and zoning. Land certificate (SHM, HGB or registered lease) in the applicant’s or PT PMA’s name, plus a zoning confirmation (KRK / informasi tata ruang) from the regency.
- Prepare the technical documents. Architectural, structural and MEP drawings, fire protection and accessibility design, soil test where required, signed by licensed planners (SKA/SKK holders).
- Register and upload in SIMBG. Create the owner account at simbg.pu.go.id, enter the building data, upload the documents and the land proof.
- Technical consultation (konsultasi). The regency’s TPA (expert team) or TPT (technical team) reviews the documents and may ask for revisions. This is where most delays happen.
- Pay the PBG levy. SIMBG issues the retribusi calculation; pay it to the regency treasury.
- PBG issued. The regency issues the PBG digitally in SIMBG. Construction may start.
Step by step: SLF through SIMBG
- As-built documents. Final drawings matching what was built, fire system certificates, electrical and plumbing test reports, lift and generator certificates where relevant, and the supervising consultant’s completion statement.
- Technical assessment report. A licensed building assessor (pengkaji teknis) or the supervising consultant prepares the fitness report.
- Submit in SIMBG. Upload the report and as-built package under the existing PBG record.
- Site inspection. The regency team inspects emergency exits, fire equipment, utilities, sanitation and conformity with the PBG drawings.
- SLF issued. Valid 5 years for commercial buildings. Renewal follows the same inspection route before expiry.
Buildings without PBG or SLF: the retroactive route
Many commercial buildings in Bali were built under an old IMB, or with no permit at all. Under PP 16/2021 an existing building can still obtain a PBG and SLF through the assessment route: a licensed pengkaji teknis audits the building, the owner corrects any deficiencies, and the application is lodged in SIMBG as an existing building. This is the usual path for villa rental businesses and restaurants that need an SLF to secure their licences.
Related guides
- How to apply for PBG online via the SIMBG portal
- Biaya pembuatan PBG dan SLF (cost estimate, Bahasa Indonesia)
- Berapa lama proses pengurusan PBG dan SLF di Indonesia
- Building permits in Bali
Frequently asked questions
Do I apply for PBG through OSS or SIMBG?
SIMBG (simbg.pu.go.id), run by the Ministry of Public Works. OSS only issues your NIB and business licences. Since PP 16/2021 every PBG and SLF application is lodged in SIMBG and processed by the regency Dinas PUPR and the technical review team (TPA/TPT).
How long is an SLF valid for a commercial building?
5 years for commercial and other non-residential buildings, then it must be renewed after re-inspection. Single residential houses get 20 years (PP 16/2021).
Can I open a hotel, restaurant or villa rental without an SLF?
No. The SLF is the occupancy certificate. Without it the building cannot lawfully be used, and business licences, PLN/PDAM connections, insurance and lease registrations that depend on a legally usable building will be refused or exposed.
My building has an old IMB. Do I still need PBG and SLF?
An IMB issued before PP 16/2021 stays valid for the building as approved, but any extension, change of function or new construction needs a PBG, and commercial operation still requires a current SLF. Buildings that never had an IMB need a PBG through the retroactive route in SIMBG.
What is the difference between PBG for commercial and residential buildings?
Same portal and same law. Commercial buildings (hotels, restaurants, offices, warehouses, retail, co-working) face stricter technical review on fire safety, accessibility, parking and environmental documents (UKL-UPL or AMDAL), a higher regional PBG levy (retribusi) and a 5-year SLF instead of 20 years.
How The Bali Lawyer handles PBG and SLF
We check the land title and zoning first, coordinate the licensed planners and the pengkaji teknis, lodge and track the application in SIMBG, and deal with the regency technical team until the PBG and SLF are issued. Offices in Kerobokan, Bali and ASG Tower, Jakarta.