PBG and SLF in Bali: The Building Permit Guide for Villa Owners (2026)
Every villa in Bali needs two documents: a PBG before construction starts, and an SLF before anyone moves in or pays to stay. The PBG (Persetujuan Bangunan Gedung) is the building approval that replaced the old IMB in 2021. The SLF (Sertifikat Laik Fungsi) certifies that the finished building matches the approved plans and is safe to use. A complete PBG application usually clears in 14 to 30 working days, but plan for three to four months from first drawings to permit in hand. Without both documents a villa cannot be licensed for rental, and in 2026 that means it cannot be listed either.
We design and build villas and hotels across Bali and Lombok, including the 5-star Seven Secrets by Hanging Garden. This guide explains what each permit covers, what goes into the application, what it costs, how long it really takes, and what happens to buildings that were put up without one.
PBG vs SLF at a glance
| PBG | SLF |
What it is | Approval to build | Certificate that the building is fit to use |
When | Before any construction or site work | After completion, before occupation or rental |
Based on | Your drawings and structural calculations | Inspection of the finished building against the PBG drawings |
Valid for | No expiry, as long as the building stays as approved | 20 years for a home, 5 years for other buildings including rental villas |
Without it | Work can be stopped, sealed or demolished | No legal occupation and no rental licence |
In short: the PBG decides what you are allowed to build, and the SLF proves you built it.
Before the PBG: zoning comes first
No PBG can be issued until the land has a KKPR (Kesesuaian Kegiatan Pemanfaatan Ruang), the zoning approval obtained through the OSS system. It confirms that the plot sits in a zone that allows your building and its use. A family home needs residential zoning. A rental villa needs a zone that allows tourist accommodation. Agricultural green zones are effectively closed to new villas.
Larger projects also need an environmental document before the PBG: a simple statement (SPPL) for most single villas, a UKL-UPL for villa complexes and guesthouses, and a full AMDAL for large resorts. The UKL-UPL is the most common reason a multi-unit project takes months rather than weeks.
What goes into a PBG application
Applications are filed online in SIMBG, Indonesia's building management system. Businesses file through OSS, which is linked to SIMBG. A complete file includes:
Land documents. The land certificate and, on leased land, the notarised lease with the landowner's written consent to build.
Identity. KTP for Indonesians, KITAS for foreign residents, or company documents for a PT PMA.
KKPR. The zoning approval from OSS.
Site plan and soil data. A boundary drawing of the plot and the soil investigation results.
Architectural drawings. Site layout, floor plans, sections and elevations, signed by a licensed architect.
Structural drawings and calculations. Signed by a licensed structural engineer.
MEP drawings. Electrical, plumbing, drainage and basic fire safety.
Environmental document. SPPL, UKL-UPL or AMDAL, depending on the size of the project.
Missing or unsigned drawings cause more delays than anything else. If you are working with your own architect, our guide on which drawings to send a Bali contractor covers the same drawing package.
The PBG process, step by step
Confirm zoning. Obtain the KKPR through OSS for your building and its intended use.
Prepare the technical file. Architectural, structural and MEP drawings, plus the environmental document.
Register in SIMBG and upload the documents.
Technical review. The regency's building department reviews the design with your architect and engineer and may ask for revisions.
Pay the retribution. The fee is calculated and issued as an SKRD (retribution notice).
PBG issued. Construction can start.
Stage | Typical time |
SIMBG processing of a complete file | 14–30 working days |
Single villa or private home, application to permit | 4–8 weeks |
Villa complex or guesthouse (with UKL-UPL) | 2–3 months |
Decision to build to PBG in hand, including design | 3–4 months |
How much does a PBG cost in Bali?
There are two costs. The first is the retribution (retribusi PBG), the government fee. Each regency sets it in its own regulation. In Badung it is calculated from the floor area, multiplied by a standard building price and by indices for the building's function, classification and location. That is why a rental villa costs more than a home of the same size, and why the same villa is priced differently in Badung, Gianyar or Tabanan. In Badung, the retribution covers both the PBG and the SLF.
The second is the professional work behind the application: design, structural engineering, MEP drawings and handling the submission.
Reported 2026 retribution figures vary widely, from a few million rupiah for a small home to IDR 30–70 million for a larger rental villa. Ask for the exact calculation for your plot before you commit, and budget for the permit and its technical file inside the project rather than as an extra. For current build prices per m², see How much does it cost to build a villa in Bali in 2026?
The SLF: getting your villa signed off
The SLF is issued after construction, once the finished building has been inspected against the approved PBG drawings. The assessment covers architecture, structure and MEP, and is carried out by certified experts in each field. You apply when the building is complete, with:
The issued PBG and its approved drawings
Photos of the finished building from every side
Inspection reports for architecture, structure and MEP, signed by the certified experts
As-built drawings, if anything changed during construction
The SLF is valid for 20 years for a house and 5 years for other buildings, which includes rental villas and other commercial uses. Rental owners should put the renewal date in the diary on handover day.
Changed the design during construction? A change to the floor area, structure or use needs an amended PBG (PBG perubahan) before the SLF can be issued. Routine maintenance does not. This is why every variation on site should be recorded against the approved drawings as you go, not reconstructed at the end.
Why it matters more in 2026
Rental licensing. Without a PBG there is no SLF, and without an SLF there is no Pondok Wisata or villa accommodation licence. Since 31 March 2026, booking platforms have been removing rental listings without a verified business registration.
Enforcement. In July 2025, Badung's civil service police (Satpol PP) began demolishing 45 villas, restaurants and other buildings at Bingin Beach that breached spatial planning and building rules. Missing permits were among the violations.
Resale. Buyers and their lawyers now ask for the PBG and SLF before any money moves. A villa without them is hard to sell.
Building on leased land? The lease must oblige the landowner to sign the PBG consent. See Building on Leasehold Land in Bali for the clauses to agree before you sign.
Already built without a permit? How existing buildings are legalised
A building without a permit is not automatically legal, and it is not automatically demolished either. Government Regulation 16/2021 includes a transition provision that gives existing buildings a route to become legal, but only if they meet certain conditions. It covers three situations.
1. The building already has an old IMB
The IMB remains valid until it expires. If the building is not changed, the owner does not need to convert it to a PBG. A PBG is only required for a change of function, structural changes or an extension.
2. The building has no permit at all
To get a PBG, the owner must apply for an SLF. In practice this is often called "PBG eksisting" or "PBG + SLF", and some regencies require both to be submitted together.
3. What that application involves
It is a full check of the building as it was actually built. That usually means:
As-built drawings of what stands on site today.
Structural calculations, typically for buildings with two or more floors or longer spans.
A safety assessment confirming the building is fit to use.
Once issued, the SLF is valid for 20 years for houses and 5 years for other buildings, including commercial ones.
When an existing building can't be legalised
The SLF route only works if the building fits the zoning (KKPR and the detailed spatial plan, RDTR) and the technical standards. A building in any of these situations generally cannot be legalised through an SLF:
In a green zone or a protected rice-field (LP2B) zone
Inside a beach or river setback
Above the height limit
Such a building may have to be partly demolished to comply, or demolished completely. Most regencies' local regulations (Perda) also add fines or a penalty retribution for building without a permit, and the amounts differ from one regency to the next.
Buying an existing villa? Ask for the IMB or PBG and the SLF before any money moves, and check the zoning yourself. A missing permit can often be fixed. A building in the wrong zone usually cannot.
Frequently asked questions
Is the PBG the same as the IMB?
It does the same job. The PBG replaced the IMB in 2021 under Government Regulation 16/2021. An existing IMB stays valid until it expires, and an unchanged building does not need to convert to a PBG.
Can I start building while the PBG is being processed?
No. Construction, including site preparation, should only start once the PBG is issued. A site working without one can be stopped and sealed.
How long does a PBG take in Bali?
14 to 30 working days once the file is complete. From the decision to build to permit in hand, including design, plan for three to four months.
How long is an SLF valid?
20 years for a house and 5 years for other buildings, including rental villas and other commercial uses. It must then be renewed.
Do I need a new PBG to renovate?
You need a PBG for a change of function, structural changes or an extension, such as adding a floor or a pool pavilion. Maintenance and repairs do not need one.
My villa was built without a permit. Can it be legalised?
Often, but not automatically. The owner applies for an SLF, which checks the building as built, and the PBG is obtained through that process. It only works if the building fits the zoning and the technical standards. A villa in a green zone, a rice-field zone, a beach or river setback, or above the height limit generally cannot be legalised this way.
This guide is general information, not legal advice. Fees, penalties and procedures vary by regency, so confirm the requirements for your plot with the local building department or a licensed consultant.
Related guides
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