balivillacareSLF: the certificate a villa has to keep renewing
Key takeaways
- The SLF certifies that a building is fit for the function on its PBG. PP No. 28 Tahun 2025 makes it a basic requirement for a business license.
- It has to be renewed: every 20 years for single and row houses, every 5 years for other buildings (PP No. 16 Tahun 2021, Pasal 297).
- A villa recorded under the business function is on the five-year cycle. The regulation does not name villas either way.
- The certificate is issued without a fee; the technical inspection behind it is commissioned and paid for by the owner or user.
- If it lapses, the building ownership certificate is void and regency utility services can be withdrawn until it is renewed.
The SLF is the permit owners forget, because it is issued once the building is finished and then nobody mentions it again. For a let villa it has a renewal date, and the consequences of missing it are written into the regulation.
How to read the numbers on this page. A figure with no marker is quoted from a primary source and linked at the foot of the page. reported means we could not read the figure at its source — a company that publishes no rate card, or an official decision or announcement available only through news reporting — so it comes from that reporting, which is linked. modelled means it came out of the model set out on the methodology page, which you can disagree with line by line.
Nine words that come with an SLF
The certificate sits inside a small system of inspections and documents. These are the terms an owner will meet.
| Term | What it is | What it means for a villa |
|---|---|---|
| SLF, Sertifikat Laik Fungsi | The certificate that a building is fit for its function. | Has to be renewed; lapses have consequences. |
| Perpanjangan SLF | Renewal of the certificate. | Every 20 years or 5 years. |
| Pemeriksaan kelaikan fungsi | The inspection of fitness for function. | Comes before every renewal. |
| Pengkaji Teknis | The technical assessor who carries out the inspection. | Commissioned by the owner or user, under contract. |
| Pemeriksaan berkala | Periodic inspection during use. | Feeds the renewal. |
| As-built drawings | Drawings of the building as it stands. | Compared with the PBG or the last SLF. |
| Surat keterangan pemanfaatan sementara | A temporary-use letter while defects are fixed. | Lapses if the work does not start in time. |
| SBKBG | The building ownership certificate. | Void if the SLF lapses. |
| SIMBG | The building information system. | Where renewal is applied for. |
Five years or twenty
PP No. 16 Tahun 2021, established on 2 February 2021, requires every SLF to be renewed within a set period (Pasal 297).
| Renewal period | Source | |
|---|---|---|
| Single and row houses | 20 years | Pasal 297 ayat (2) huruf a |
| Every other building | 5 years | Pasal 297 ayat (2) huruf b |
Which one a villa is on
It follows the function on the PBG and the SLF. The regulation's list of business buildings names wisma, losmen, hostel, motel, rumah kos, hotel, kondotel; villas are not named. A villa recorded as a dwelling is a house for this purpose; a villa recorded under the business function is on the five-year cycle. The certificate itself says which.
Why the difference is not small
Over a twenty-year holding, a house renews its SLF once; a business building renews it four times, each time with an inspection. That is a running cost and a compliance date, and it belongs in the management contract as somebody's job.
What a renewal involves
The inspection
Renewal is preceded by an inspection of fitness for function (Pasal 297 ayat (3)). For a renewal, the technical assessor checks the documents, compares the as-built drawings and the last SLF with the building as it stands and with the technical standards, and reports with a recommendation (Pasal 213). Periodic inspections during use feed the renewal (Pasal 70).
Who pays for what
The certificate is issued without a fee (Pasal 302 ayat (3)), applied for through SIMBG by the owner or user. The inspection is commissioned by the owner or user under a contract with the assessor (Pasal 209) — a private cost, which this page gives no figure for.
What the inspection looks at
Periodic inspection covers the architecture, structure, mechanical and electrical systems, and the outdoor layout of the building (Pasal 70 ayat (5)). It is carried out by the owner or the building's manager — pengelola — who may appoint a service provider to do it (ayat (6) and (7)). A villa manager is, in the regulation's own words, one of the two parties expected to do this.
If the inspection finds problems
A building found not yet fit gets one of three recommendations (Pasal 299), and which one depends on how far the villa has drifted from its last SLF:
| When it is issued | |
|---|---|
| Repairs, no new PBG | The building and its as-built drawings match the last SLF, and the damage is light |
| A new PBG, no repairs | The building meets the technical standards but no longer matches the last SLF |
| A new PBG and repairs | The building matches neither, has changes affecting safety or health, or moderate or heavy damage |
The middle row is the one villa owners walk into. A villa that has gained a room, a pavilion or an enclosed terrace since its last certificate can be structurally sound and still need a new building approval at renewal. The time allowed to carry out a recommendation is set at up to five years, and a temporary-use letter can cover the building meanwhile; that letter lapses if the work does not start within six months or is not finished in time (Pasal 299 to 301).
Not sure when your villa's SLF runs out?
Tell us which part of Bali the villa is in. Five questions, and your details are the last step.
What lapses with it
Pasal 302 ayat (1) is the clause owners should know. If the SLF and any temporary-use letter are no longer valid, two things follow:
- the building ownership certificate (SBKBG) is void; and
- the regency's public utility services are utility services withdrawn until a new SLF is obtained.
And the license
PP No. 28 Tahun 2025 makes SLF one of the basic requirements a business license rests on (Pasal 12). A villa whose license rests on a lapsed certificate is exposed on the licensing side too — and since 2026 a listing needs that license behind it. The 2026 platform rules.
Two situations owners run into
A villa that never had one
Older villas are often standing without a PBG or an SLF. The regulation provides the route: a building already standing without a PBG goes through the SLF process to obtain it (Pasal 346 ayat (3)), and the PBG is issued together with the SLF (Pasal 262 ayat (4)). The inspection for a first SLF on such a building checks its condition against the technical standards and recommends adjustments where it falls short (Pasal 212). A villa on an old IMB.
The SLF in a management contract
The applicant for renewal is the owner or user, and periodic inspection is the owner's or the building manager's. A manager running the villa day to day is well placed to track the date and commission the inspection; whether that is in their scope is a contract question that most contracts leave unanswered. Clause 7: who is registered for what.
What this page does not cover
- What an inspection costs. A private contract; no published source.
- Regency practice on classifying villas. Whether a given regency records let villas as dwellings or business buildings was not read.
- The technical standards themselves — structure, fire, health — which run to hundreds of pages.
Common questions
What is SLF for a villa in Bali?
The Sertifikat Laik Fungsi — the certificate that a building is fit for the function recorded on its PBG. Under PP No. 28 Tahun 2025 it is one of the basic requirements for a business license, with the PBG, the spatial conformity check and the environmental approval.
How long is an SLF valid?
PP No. 16 Tahun 2021, Pasal 297, requires renewal every 20 years for single and row houses and every 5 years for other buildings, each renewal preceded by an inspection of fitness for function.
Is a rental villa renewed every 5 or 20 years?
That depends on the function the building is recorded under. The 20-year period is for single and row houses; the regulation's list of business buildings names hotels, hostels, losmen and kondotel but not villas. A villa recorded under the business function is on the five-year cycle.
How much does it cost to renew an SLF?
The certificate itself is issued without a fee (Pasal 302 ayat (3)). The inspection behind it is not: the owner or user commissions a technical assessor under contract (Pasal 209), and that is a private cost this page gives no figure for.
What happens if a villa's SLF expires?
Pasal 302 ayat (1): if the SLF and any temporary-use letter are no longer valid, the building ownership certificate is void and the regency's public utility services are withdrawn until a new SLF is obtained.
Can a villa without a PBG get an SLF?
Yes — that is the route for buildings already standing without one. Pasal 346 ayat (3) says they obtain a PBG by going through the SLF process, and Pasal 262 issues the PBG together with the SLF.
Who should track the SLF renewal date?
The owner or user is the applicant under Pasal 302. In a managed villa, the contract should say whether renewal is the manager's job or the owner's — it is usually silent.
Sources cited on this page
- PP No. 16 Tahun 2021 — Bangunan Gedung, BPK copy
- PP No. 16 Tahun 2021 — BPK record
- PP No. 28 Tahun 2025 — risk-based business licensing, BPK copy
- Permenpar No. 6 Tahun 2025 — villa standard
Every figure above was read from the source it is attributed to on 20 September 2026. How we check this.