Permits & Building Regulations in Bali

Any development in Bali must comply with zoning regulations (ITR/RDTR) and obtain the required building and environmental permits. This page gives an overview of the key permits, mandatory documents, and best practices to keep your project compliant and investment-safe.

🏗️ PBG (Building Approval)

PBG replaced the former IMB in 2021 under Government Regulation No. 16 of 2021. It is the government’s approval of your technical building plans to ensure safety, proper function, and alignment with zoning and spatial planning.

  • Submitted via the OSS system or the local PUPR Office.
  • Requires architectural, structural, and MEP drawings plus technical documents.
  • Issued only if the land complies with zoning (ITR/RDTR) and building layout rules.

📋 SLF (Certificate of Fitness for Use)

Issued after construction is completed and the building is declared safe to use. SLF is the legal basis to operate a villa, hotel, or residential building.

  • On-site inspection by the PUPR Office / Technical Team.
  • Includes structural integrity, safety, sanitation, and accessibility aspects.
  • Required for title transfer, leasing, or selling newly built properties.

🌿 Environmental Permits & AMDAL / UKL-UPL

Any activity with potential environmental impact must obtain an environmental permit, based on Law No. 32 of 2009 and its implementing regulations.

  • Larger projects: AMDAL (full environmental impact assessment) is mandatory.
  • Medium-scale projects: UKL-UPL or SPPL is usually sufficient.
  • Covers waste management, water usage, emissions, and noise control.

🏠 Building Function (Residential vs Commercial)

Short-term rental villas are treated as commercial accommodation, not the same as a private residence. Permits must follow the correct building function.

  • Use the relevant tourism/accommodation business license where required.
  • Ensure your zoning actually permits commercial or tourism use.

📑 Key Documents Before Construction

  • Land certificate (SHM/HGB/HP) with zoning compliant to ITR/RDTR.
  • Environmental approval (SPPL / UKL-UPL / AMDAL as applicable).
  • Technical building plans (architectural, structural, MEP drawings).
  • PBG (Building Approval) issued.
  • Business Identification Number (NIB) registered in OSS.

⚙️ Practical Tips & Best Practices

  • Align early with your architect and notary on the intended use and structure.
  • Use licensed consultants to process PBG and SLF.
  • Double-check zoning using Bali Zoning (ITR/RDTR).
  • Keep complete digital and hard-copy archives of all permits (PBG, SLF, UKL-UPL, etc.).
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