Key Takeaways
- PBG (Persetujuan Bangunan Gedung) replaced the old IMB permit system under PP 16/2021 — if your guide still mentions IMB, it is outdated.
- Foreigners cannot apply for PBG personally. You must establish a PT PMA holding HGB land rights, then apply through the company.
- Before PBG, you need KKPR (zoning conformity approval) confirming your land use matches the spatial plan — skip this and the entire application stalls.
- Plan for 3–4 months end-to-end. The SIMBG portal processes the application in 14–30 working days, but document preparation and KKPR add months before you can submit.
- Without PBG you cannot get SLF, without SLF you cannot get a Pondok Wisata license, and without that license you cannot legally rent your villa.
Table of Contents
- What Is PBG and Why Did It Replace IMB?
- Can Foreigners Get a Building Permit in Bali?
- What Is KKPR and Why Is It Required Before PBG?
- What Documents Do You Need for a PBG Application?
- How Do You Apply for PBG Through the SIMBG Portal?
- How Much Does PBG Cost in Bali?
- How Long Does the PBG Process Take in Bali?
- What Is SLF and When Do You Need It?
- What Happens If You Build Without PBG?
- How Does the Moratorium Affect Building Permits?
- Frequently Asked Questions
- Sources and References
What Is PBG and Why Did It Replace IMB?
PBG stands for Persetujuan Bangunan Gedung — Building Approval. It replaced the old IMB (Izin Mendirikan Bangunan) system under PP No. 16 Tahun 2021 and shifted Indonesia’s building permit framework from a licensing model to a standards-based approval model focused on technical compliance.
The change was triggered by the Job Creation Law (UU No. 6/2023, commonly called UU Cipta Kerja), which repealed the IMB provisions from the original building law (UU 28/2002). Under the old system, IMB was a license — izin — granted at the discretion of local authorities. PBG is an approval — persetujuan — issued when a building design meets defined technical standards known as NSPK (Norma, Standar, Prosedur, Kriteria).
Art. 253(1) PP 16/2021: Technical design documents must be submitted to the local city/regency or provincial government to obtain PBG before construction may commence.
PP 16/2021 defines PBG as:
“Perizinan yang diberikan kepada pemilik bangunan untuk membangun baru, memperluas, mengurangi, dan/atau merawat bangunan gedung sesuai dengan standar teknis bangunan gedung” — approval granted to building owners to build new, expand, reduce, and/or maintain buildings in accordance with technical building standards.
If you are reading a Bali property guide that still refers to IMB, the information predates 2021. Existing IMBs remain valid until they expire, but all new applications — whether for new construction, expansion, or structural modification — must go through PBG.
Can Foreigners Get a Building Permit in Bali?
Not in their personal name. Foreigners cannot apply for PBG individually. The application must come from either an Indonesian citizen holding SHM (freehold) land rights, or a company — PT PMA or PT PMDN — holding land under HGB (Hak Guna Bangunan) title.
Critical for foreign buyers: A foreigner holding a leasehold (Hak Sewa) cannot apply for PBG directly. The standard path is to establish a PT PMA, obtain HGB through the company, and apply for PBG as the corporate entity. There is no shortcut around this structure.
The practical sequence for a foreigner who wants to build in Bali:
- Establish a PT PMA (foreign-owned limited liability company) with the appropriate business classification.
- Acquire land rights — either obtain HGB directly or convert an existing leasehold arrangement through the PT PMA.
- Apply for PBG through the PT PMA as the legal applicant.
For a full guide to setting up a PT PMA for property, see our PT PMA guide.
Foreign applicants face additional requirements beyond what Indonesian citizens need: all foreign documents must be translated into Bahasa Indonesia, land use must comply with foreign ownership restrictions, lease agreements need formal legalization for long-term use, and an Indonesian legal representative may need to be appointed.
If you are considering building on leased land, understand the structure first — see our leasehold guide for how Hak Sewa works and its limitations.
What Is KKPR and Why Is It Required Before PBG?
KKPR — Kesesuaian Kegiatan Pemanfaatan Ruang, or Spatial Utilization Activity Conformity — confirms that your proposed building and its intended use conform to the approved spatial plan. You must obtain KKPR before applying for PBG. No KKPR, no PBG.
KKPR replaced what was formerly known as Izin Lokasi (Location Permit). The licensing sequence mandated by PP 28/2025 is strict and linear:
KKPR → Environmental assessment (if required) → PBG → SLF
You cannot skip ahead. Each step requires proof that the previous one is complete.
There are two types of KKPR:
- KKKPR (Konfirmasi): Automatic confirmation issued when the area has a detailed spatial plan (RDTR) already integrated into the OSS system. This is faster because the system can confirm compliance algorithmically.
- PKKPR (Persetujuan): A formal approval from planning authorities, required when detailed spatial plans are not yet available or not integrated. This involves assessment by spatial planning offices and takes longer.
Both types are applied for through the OSS (Online Single Submission) system. KKPR carries no government fee — it is free of charge.
In Bali, zoning is governed by the RTRWP (Perda Provinsi Bali No. 2/2023) and local RDTR plans at the regency level. KKPR checks your specific plot against this framework.
Before buying land to build on: Check that the zoning allows your intended use. If the land falls within a green zone (kawasan lindung — protected area), KKPR will be denied and PBG cannot proceed. A dedicated BPR zoning guide covering Bali’s spatial planning framework in detail is planned.
What Documents Do You Need for a PBG Application?
A PBG application requires proof of land rights, company documents, KKPR approval, certified technical drawings, environmental documents, and tax registration. Incomplete applications are the most common cause of delays — gather everything before starting.
Here is the full document checklist:
| # | Document | Details |
|---|---|---|
| 1 | Proof of land rights | HGB certificate (for PT PMA), SHM (for Indonesians), or notarized lease agreement |
| 2 | Identity and company documents | Passport for foreign applicants, PT PMA registration (AHU), NIB (Business Identification Number from OSS) |
| 3 | KKPR approval | Proof of zoning/spatial conformity from OSS |
| 4 | Technical drawings | Architectural plans, structural calculations, MEP drawings — signed by a certified architect registered with IAI (Ikatan Arsitek Indonesia) |
| 5 | Site plan and land survey | Plot boundaries, setbacks, access roads |
| 6 | Environmental documents | AMDAL for projects >5 hectares or >10,000 m² built-up area; UKL-UPL for medium-risk (0.5+ ha or 2,000+ m²); SPPL for most individual villa builds below those thresholds |
| 7 | NPWP | Tax identification number of the PT PMA |
| 8 | Soil test results | Sondir/bore log data and geotechnical report |
| 9 | Additional technical data | Structural calculations, fire safety plan (required for commercial or multi-story buildings) |
Practical tip: Assemble every document on this list before registering on SIMBG. Uploading an incomplete application triggers review cycles and revision requests that add weeks. Architects and legal consultants familiar with the SIMBG system can prepare a compliant package from the start.
How Do You Apply for PBG Through the SIMBG Portal?
PBG applications go through SIMBG (Sistem Informasi Manajemen Bangunan Gedung), the Ministry of Public Works’ online building management portal at simbg.pu.go.id. The process runs through six stages: registration, application submission, planning consultation, technical verification, retribution payment, and certificate issuance.
Register on SIMBG
Go to simbg.pu.go.id and register as a “pemohon” (applicant). Choose your role — individual, company, or consultant. For foreign-owned projects, register as a company using the PT PMA’s details. Fill in the company information, upload identity and company documents, and confirm your registration via email.
Submit PBG Application
Select the PBG application type and choose the building category — residential, commercial, or hospitality. Input your building location using the portal’s integrated map. Upload all required documents from the checklist above. Fill in building specifications: height, total floor area, usage type, and structural type.
Planning Consultation (Free)
SIMBG routes your application to the local government for planning consultation. Per Art. 253(5)–(7) of PP 16/2021, this consultation covers registration, evaluation of technical standard compliance, and confirmation of compliance. The consultation is free of charge. Your documents are reviewed by the local spatial planning office, fire department, environmental office, and zoning compliance departments.
Technical Verification
Certified consultants assess your design against building technical standards. Per Art. 9(1) of PP 16/2021, they evaluate: level of complexity, degree of permanence, fire hazard risk, location, building height, ownership status, and building class. Authorities may request revisions to technical drawings at this stage.
Pay Retribution
Once approved, you receive an SKRD (Surat Ketetapan Retribusi Daerah — Regional Retribution Determination Letter) stating the fee. Pay online via bank transfer and upload proof of payment to SIMBG.
PBG Certificate Issued
The PBG document is published electronically through SIMBG and downloadable as a PDF. Construction may now legally commence.
Art. 253(4) PP 16/2021: PBG applies to new construction, supporting infrastructure, modification, expansion, reduction, or maintenance of existing buildings.
How Much Does PBG Cost in Bali?
The planning consultation phase is free. The retribution fee is set by each kabupaten/kota (district or city government) in Bali based on an “Integrated Index” factoring in building function and classification. There is no fixed national fee schedule.
Factors that determine your retribution amount:
- Building type — residential, commercial, hospitality
- Total floor area
- Building height and number of stories
- Location — different regencies (Badung, Gianyar, Tabanan, Denpasar) set their own rates via local regulation (Perda)
- Building class
Retribution costs vary significantly by regency and building type. Budget for the retribution fee plus the professional fees required to get there.
The PBG retribution is often the smallest cost in the process. Architect fees, soil testing, environmental assessments, notary legalization, and legal consultant fees add up fast.
Costs to budget beyond the PBG retribution itself:
- Certified architect fees for technical drawings (market rates, not government-regulated)
- Soil testing / geotechnical survey
- Environmental assessment preparation (UKL-UPL or SPPL)
- Notary fees for document legalization
- Legal consultant fees for managing the SIMBG process
For a full breakdown of property-related costs, see our property costs guide.
How Long Does the PBG Process Take in Bali?
The SIMBG portal processes a complete PBG application in 14–30 working days. But “complete application” is doing heavy lifting in that sentence — the full end-to-end process, including all preparatory steps, takes approximately 75 working days (roughly 3.5 months).
Those two numbers measure different things:
| Scope | Timeline | What It Covers |
|---|---|---|
| SIMBG processing only | 14–30 working days | From complete application submission to PBG issuance |
| Full end-to-end | ~75 working days (~3.5 months) | KKPR validation + soil testing + technical drawings + environmental assessment + PBG application + retribution payment |
Plan for 3–4 months from decision to build to PBG in hand. The permit application itself takes 2–6 weeks, but document preparation and KKPR validation add months before you can even submit.
Common causes of delay:
- Incomplete documentation — the most frequent reason
- Revisions requested by technical reviewers
- Regency-level processing backlogs
- Complications from moratorium zone restrictions
- Unresolved land rights disputes
What Is SLF and When Do You Need It?
SLF — Sertifikat Laik Fungsi, or Building Function Feasibility Certificate — certifies that your completed building meets safety and regulatory standards for its intended use. PBG approves the plan. SLF certifies the built result. You need both.
SLF is the post-construction counterpart to PBG. You apply through the same SIMBG portal. The application can begin when 70% of construction is complete, but the certificate is only issued once the building is fully finished, including electrical connections.
SLF validity periods:
- Residential buildings: 20 years
- Commercial, industrial, and public facilities: 5 years
Both must be renewed before expiry.
The SLF assessment is conducted by certified expert consultants holding SKA (Sertifikat Keahlian) across three fields: Architecture, Structure/Construction, and Mechanical-Electrical-Plumbing (MEP).
Why SLF matters for villa owners: SLF is a prerequisite for obtaining a Pondok Wisata (tourist accommodation) license. Without SLF, you cannot legally operate a rental villa in Bali. SLF may also be required for property insurance and certain utility connections.
See our villa licensing guide for the full Pondok Wisata application process and how SLF fits into the licensing chain.
What Happens If You Build Without PBG?
Construction without PBG is illegal under PP 16/2021. The consequences range from fines and construction halts to an inability to obtain SLF — which blocks villa licensing, insurance, and resale.
Warning: Building without PBG blocks the entire licensing chain — no SLF, no Pondok Wisata license, no legal rental operation. Even if local enforcement is inconsistent, the downstream consequences are permanent.
Specific consequences of building without PBG:
- Fines and retribution penalties imposed by local government
- Suspension or halting of construction by authorities
- Inability to obtain SLF, which blocks villa licensing, insurance, and some utility services
- Difficulties selling or transferring the property — buyers and notaries require PBG documentation
- Potential legal action by local authorities
Enforcement varies by regency. Some areas — particularly moratorium zones in South Bali — enforce strictly. Others are more lenient for smaller residential builds. But even where construction is tolerated without permits, the chain breaks: no PBG means no SLF, no SLF means no Pondok Wisata license, and no license means no legal rental operation.
When buying an existing property, verify that PBG (or a valid pre-2021 IMB) exists. See our due diligence checklist for what to check before purchasing.
How Does the Moratorium Affect Building Permits?
Bali has active moratorium zones — primarily in South Bali tourism areas — where new hotel and villa construction is restricted. In these zones, PBG applications for new tourism accommodation may be blocked or face additional restrictions that do not apply elsewhere on the island.
Not all construction is affected. Renovations of existing buildings with valid PBG, non-tourism residential construction, and builds in non-moratorium zones proceed through the standard PBG process described above.
Before buying land to build on, verify two things: first, that the zoning allows your intended use (the KKPR step), and second, that the location is not in a moratorium zone. Failing either check means your PBG application will not proceed.
For full details on moratorium zones, what types of construction are restricted, and how to check whether a specific location is affected, see our construction moratorium guide.
Frequently Asked Questions
Is my old IMB still valid?
Yes. Existing IMBs remain valid until they expire. However, any new construction, modification, or extension requires a PBG through the new system. You cannot renew an expired IMB — you must apply for PBG instead.
Can I apply for PBG as a foreigner without a PT PMA?
No. Foreigners cannot apply for PBG in their personal name. You need a PT PMA (foreign-owned company) holding HGB (building use rights) on the land. The PT PMA applies for PBG as the legal entity.
How much does a building permit cost in Bali?
The PBG retribution fee varies by regency and depends on building type, size, and classification. The planning consultation is free. Budget separately for architect fees, soil testing, environmental assessment, and legal or consultant fees. Total costs vary significantly by project scale.
What is the difference between PBG and SLF?
PBG (Persetujuan Bangunan Gedung) approves your building plan before construction. SLF (Sertifikat Laik Fungsi) certifies the completed building after construction meets safety and technical standards. You need both — PBG first, then SLF.
Do I need PBG for renovations?
PP 16/2021 covers modifications, expansions, reductions, and maintenance of existing buildings. Major renovations that change the building’s structure, function, or footprint require PBG. Minor cosmetic renovations such as repainting or replacing fixtures typically do not.
Can I build in a moratorium zone?
New tourism accommodation construction is restricted in moratorium zones. However, renovations of existing buildings with valid PBG and non-tourism residential builds may proceed. Check both zoning (KKPR) and moratorium status before purchasing land.
How long is PBG valid?
PBG itself does not expire — it approves the construction as designed. However, if you do not commence construction within a reasonable timeframe, check local regulations for revalidation requirements. Once built, SLF has validity periods: 20 years for residential, 5 years for commercial.
Do I need KKPR if my land already has a building?
If you are modifying the use of an existing building — for example, converting residential to commercial or rental — you may need KKPR to confirm the new use conforms to the spatial plan. For like-for-like rebuilds, the existing land use generally applies.
Sources and References
- PP No. 16 Tahun 2021 — Building Regulation (Persetujuan Bangunan Gedung / Sertifikat Laik Fungsi), peraturan.bpk.go.id
- PP No. 28 Tahun 2025 — Risk-Based Business Licensing (confirms KKPR → PBG → SLF licensing sequence), peraturan.bpk.go.id
- Perda Provinsi Bali No. 2/2023 — Bali Provincial Spatial Plan (RTRWP), peraturan.bpk.go.id
- UU No. 6/2023 — Job Creation Law (UU Cipta Kerja), which amended UU 28/2002 on Buildings and triggered the IMB-to-PBG transition
- PP No. 21 Tahun 2021 — Spatial Planning Implementation, governing KKPR (Kesesuaian Kegiatan Pemanfaatan Ruang)
This guide is published for general informational purposes and does not constitute legal, tax, or investment advice. Indonesian regulations change frequently, and enforcement varies by regency. Always consult a qualified Indonesian legal professional before making building or investment decisions. Read our full Editorial Policy.