Understanding Building Permits in Bali, Indonesia: PBG and SLF Explained
A) Introduction: Building Permits in Bali, Indonesia
Navigating property regulations in Indonesia can be complex, especially when it comes to understanding building permits. If you’re planning to buy, build, lease, or operate a building, it’s essential to be familiar with two critical documents: the PBG (Persetujuan Bangunan Gedung) and the SLF (Sertifikat Laik Fungsi). These two permits have replaced the former single permit known as the IMB (Ijin Mendirikan Bangunan).
Both the PBG and SLF play a crucial role in defining how a building is constructed, used, and maintained throughout its life. Let’s explore what is PBG in Bali, what is SLF in Bali, how to apply for them, and why they matter.
B) Why Are Building Permits Important?
After acquiring a land certificate, obtaining a PBG and SLF are the next most critical steps for any property owner or user in Indonesia. These permits are not just required at the construction stage—they serve as ongoing documentation throughout the building’s life.
- The PBG outlines the approved design and technical specifications of the building.
- The SLF certifies that the building is safe and suitable for its intended use.
- Any modifications to the building’s structure or its function must be officially reported and updated.
Important Note: Never buy or lease a property that does not have a valid PBG and SLF. It may result in legal and operational complications. For business licenses, an operating address with a compliant PBG and SLF is required.
C) Transition from IMB to PBG and SLF
In 2021, Indonesia made significant regulatory changes regarding building permits:
- The IMB system has been replaced by two separate permits:
- PBG (Building Approval)
- SLF (Certificate of Function Worthiness)
- Applications are now processed online through the national SIMBG (Sistem Informasi Manajemen Bangunan Gedung) portal.
- Processing time is aimed at 28 days.
- A national building database has been created to track building data.
These changes aim to simplify the process, improve safety and environmental standards, and increase transparency.
D) Overview of the New Permit System
1. PBG (Persetujuan Bangunan Gedung) – Building Approval
What is PBG in Bali?
PBG is a government-issued permit granting approval for construction, renovation, maintenance, or alteration of buildings. It replaces the old IMB and remains valid for the life of the building.
Key Functions:
- Ensures buildings meet zoning and technical standards.
- Validates safe design, including structural, electrical, and plumbing systems.
- Promotes earthquake resistance and environmental responsibility.
Additional Notes:
- Required before construction begins.
- Must be updated if changes are made to the structure.
- PBG is paid once and remains valid unless changes occur.
2. SLF (Sertifikat Laik Fungsi) – Function-Worthiness Certificate
What is SLF in Bali?
SLF is a certificate issued after construction is completed. It declares the building fit and safe for its designated use—residential, commercial, religious, or special purposes.
Key Functions:
- Confirms the building complies with the design approved in the PBG.
- Certifies the building is safe, healthy, and comfortable for use.
- Records the physical existence of the structure and its function.
Validity Period:
- Residential buildings: valid for 20 years.
- Other buildings: valid for 5 years.
- Must be renewed upon expiry or when the function of the building changes.
3. SBKBG (Surat Bukti Kepemilikan Bangunan Gedung) – Proof of Ownership
This certificate confirms legal ownership of a building (not to be confused with land ownership). It’s processed together with the SLF and provides:
- A legal record of ownership.
- Confirmation that the building meets all regulations.
4. RTB (Rencana Teknis Pembongkaran) – Demolition Technical Plan
If a building is to be demolished, a demolition plan (RTB) must be submitted for government approval.
Purpose:
- Ensures safe and legal demolition.
- Must follow technical and environmental standards.
- RTB is valid only during the demolition period.
E) How to Apply for PBG and SLF
Applications for all permits are now handled through the SIMBG portal: https://simbg.pu.go.id
Application Steps:
- Register as an applicant.
- Upload documentation (in PDF format).
- Submit technical details and project schedules.
- Pay any applicable fees.
- Coordinate with relevant experts if necessary (e.g., for demolition).
F) Applicant Responsibilities
When applying for PBG, SLF, or other permits, the applicant must:
- Provide accurate data and technical documents.
- Attend consultations (if needed).
- Report start dates for construction or demolition.
- Register professionals involved in the project.
G) Key Differences Between PBG and SLF
| Criteria | PBG | SLF |
|---|---|---|
| Definition | Permit to construct or modify buildings. | Certificate confirming functional worthiness. |
| Timing | Issued before construction. | Issued after construction. |
| Function | Approves building design and compliance. | Verifies building is safe and usable. |
| Validity | Valid as long as the building stands. | 5-20 years depending on building type. |
| Purpose | Legal approval to build. | Legal approval to use. |
H) Examples of PBG and SLF Documents
To better understand the difference between a PBG and an SLF, it helps to look at what these documents typically include.
Example of a PBG (Persetujuan Bangunan Gedung)
A PBG document usually includes the following information:
- Applicant/Owner’s information (name, address, ID)
- Building location (complete address, coordinates)
- Type and function of the building (residential, commercial, etc.)
- Architectural and structural plans (drawings, elevations)
- Zoning compliance confirmation
- Decision statement from the local authority granting the approval
This document is generally several pages long and includes attachments such as site plans, structural drawings, and other technical reports submitted during the application.
Example of an SLF (Sertifikat Laik Fungsi)
An SLF is a shorter certificate that includes:
- Owner’s information
- Building identification number
- Location and function of the building
- Statement of inspection results
- Confirmation that the building is functionally appropriate and safe for use
- Issuance date and validity period
- Signature and seal of the issuing authority
Unlike the PBG, the SLF is more of a formal declaration that the constructed building has passed all necessary inspections and complies with safety, health, and functionality standards based on its designated use.
FAQs About the Certificate of Proper Function (SLF)
1. What is a Certificate of Proper Function (SLF), and why is it needed?
An SLF is a certificate issued by the local government to confirm that a building has met all technical feasibility standards based on its designated function. It is required before a building can be used.
The SLF ensures that a building is safe, healthy, comfortable, and technically compliant, in accordance with Law No. 28 of 2002 on Buildings and its implementing regulations.
2. Which buildings are required to have an SLF?
All buildings used for public, commercial, or non-commercial purposes must have an SLF, including:
- Multi-story residential homes
- Commercial buildings (e.g., malls, hotels, offices)
- Public facilities (e.g., schools, hospitals)
SLF is required for buildings that have completed construction and are ready to be used.
3. How do I apply for an SLF?
The SLF application process includes the following steps:
- Submit the application to the local Office of Public Works (Dinas Cipta Karya) or Building Affairs Department.
- Include supporting documents such as:
- IMB (Building Permit) or PBG (Building Approval)
- As-built drawings
- Installation test reports (electricity, water, fire protection, etc.)
- Statement of feasibility from the supervising consultant (if any)
- The authorities will conduct a physical inspection of the building.
- If the building passes inspection, the SLF will be issued.
4. How long is an SLF valid?
- 20 years for residential buildings and shop-houses
- 5 years for commercial and public buildings (e.g., malls, offices, schools)
After expiration, building owners must apply for a renewal by undergoing another inspection to confirm the building is still technically feasible.
5. Can SLF be transferred to a new building owner?
Yes, SLF can be transferred to a new owner if the building is sold. The new owner must provide proof of ownership, and no reinspection is needed as long as the SLF is still valid.
6. What happens if a building doesn’t have an SLF?
Using a building without an SLF is considered illegal. The owner may face administrative penalties, including fines or even orders to vacate or demolish the building if it’s deemed unsafe.
7. Is SLF only for new buildings?
No. SLF is also required for:
- Completed buildings that were not previously certified
- Renovated buildings
- Buildings that have changed function
8. If I already have an IMB, do I need a PBG?
If your IMB was issued before February 2, 2021 (the date when Government Regulation No. 16/2021 took effect), it remains valid as long as construction has started and the building has not been altered.
If you haven’t started construction yet, you must apply for a PBG through the SIMBG system.
For SLF renewal, an existing IMB is still valid and does not require a new PBG.
9. I have an existing building. Can I still apply for a PBG?
Yes. For already constructed buildings that do not yet have a PBG or IMB, you can apply for an SLF for existing buildings. During this process, a PBG will also be issued retroactively as part of the requirements.
10. What documents are required before applying for a PBG?
Before applying for a PBG, you need:
- Environmental Document (from the Ministry of Environment or local agency)
- Spatial Utilization Permit (from the Ministry of Agrarian Affairs/ATR-BPN or local planning agency)
These are prerequisite documents to initiate your PBG application.
11. Do I need a soil investigation (sondir) for a PBG?
Yes, a soil investigation (sondir) is required for buildings that are:
- More than two floors
- Built on unstable ground
12. How long is my PBG valid?
Once the PBG is issued, the applicant must submit the construction schedule to the local Technical Office within 6 months.
If no schedule is submitted within this period, the PBG will be revoked.
If the building is already constructed and a PBG has been issued, it remains valid as long as there are no changes made to the structure.
13. Who processes my PBG and SLF applications?
Applications submitted via SIMBG will be processed by the local government (district/city level) through:
- The Technical Department for building affairs
- The Licensing Department corresponding to the building’s location
14. Where can I get help or consultation for my PBG or SLF?
You can consult directly at:
The Public Service Mall (Mal Pelayanan Publik), or
The local Technical Department for buildings in your area
Conclusion
Understanding the difference between PBG and SLF is vital for anyone involved in property in Indonesia. Whether you’re building, buying, or leasing, both documents are essential for legal compliance and operational safety.
If you were wondering what is PBG in Bali or what is SLF in Bali, now you know that they are fundamental components of the building permit process—each serving distinct but complementary roles.
Be sure to consult local authorities or professional advisors when applying for permits, and always use the official SIMBG platform for your applications.
2 Comments. Leave new
Hello,
Does a building that already has an IMB need a PBG/SLF?
Your article doesn’t make this clear.
Great question!
If a building already has an IMB (Building Permit) and has been constructed without any changes, then you do not need to apply for a PBG. However, if you’re applying for an SLF (Certificate of Proper Function), the existing IMB can still be used.
If the building had an IMB but construction had not yet started when the new regulations (PP No. 16/2021) came into effect, you will need to apply for a PBG through SIMBG before moving forward.
We just added a FAQ section at the end of the article.