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Building permits in Bali: PBG, SLF and what replaced the IMB

What permit a building needs, what happens when it does not have one, and why 'the IMB is being processed' is a warning.

Updated 24 September 2026 · 5 min read

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Permit and reality must match

Two failures are common. The first is no permit at all. The second, and more insidious, is a permit that does not match what was built — an extra storey, a pool that was not on the drawing, a footprint larger than approved. The second looks clean in the paperwork and fails at the survey.

Ask for the permit and the approved drawings, then walk the building against them. It takes an hour.

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How the PBG process actually works

A PBG application starts with the plot's zoning conformity, then submits architectural and structural drawings through SIMBG (Sistem Informasi Manajemen Bangunan Gedung), the online system that has processed building approvals since 2021. The submission is checked technically — structural, fire and environmental requirements scale with the building's size and function.

Cost and timeline reported by Bali-based architects and contractors are commonly in the range of IDR 15–50 million and two to six months for a villa-scale project, though these figures come from industry sources rather than a single published government tariff. Get a specific quote for your design and regency rather than budgeting off a general figure.

SLF: the certificate that comes after construction

The PBG approves a design; the SLF certifies that what was actually built matches it and is safe to occupy. It is issued after an inspector visits the finished building, and it is the document that makes occupancy — and, for a villa let commercially, tourism accommodation licensing — lawful.

Reported industry guidance describes a residential SLF as typically valid for around 20 years, against a shorter cycle for hotels and other commercial buildings that must renew roughly every five years. Treat both figures as reported rather than confirmed here from the regulation itself, and check current validity periods with the local Dinas PUPR when the SLF is issued.

What buying a permit-less or mismatched villa exposes you to

A villa with no PBG, or with an SLF that was never obtained, is not automatically demolished — enforcement in Bali is episodic, as it is with zoning. What it reliably does is remove your ability to let the property lawfully as tourism accommodation, and it makes resale harder because the next buyer inherits the same gap. Buying at a discount to compensate for a missing permit is a reasonable strategy only if the cost of regularising it, or the risk that it cannot be regularised, is priced in with eyes open rather than assumed away.

Checklist before you rely on someone else's permit

This takes an afternoon and a site visit, and it is the single highest-value check available before signing.

  • Ask for the PBG and the approved drawings, not just a certificate number.
  • Walk the building against the drawings: storeys, footprint, pool, setbacks.
  • Ask for the SLF, or ask why there isn't one yet.
  • If the permit is 'in process', get the application reference and check its status yourself rather than taking the seller's word.
  • Confirm the permit is registered to the current legal owner, or was correctly transferred at the last sale.

Common questions

Is IMB still used in Bali?

The IMB was superseded by the PBG. Older buildings may hold a valid IMB; new construction is permitted under the PBG regime.

Can I buy a villa without a building permit?

You can, and people do. You inherit the problem: no lawful commercial letting, difficulty reselling, and exposure to enforcement.

What is SIMBG?

SIMBG (Sistem Informasi Manajemen Bangunan Gedung) is the government's online portal for submitting and tracking PBG and SLF applications. Since 2021 it has been the standard channel rather than an over-the-counter process.

How long does a PBG take in Bali?

Bali-based architects and contractors commonly report two to six months for a villa-scale project in practice, though the underlying regulation's own service target is measured in weeks. Confirm current timelines with your architect or the regency's DPMPTSP before committing to a build schedule.

What is an SLF and do I need one?

A Sertifikat Laik Fungsi, issued after the finished building is inspected against its approved PBG drawings. You need one to occupy the building lawfully and to let it commercially; a villa without one is not legally ready for tourism rental.

Does a PBG check zoning automatically?

Yes. An application is checked against the plot's KKPR zoning conformity before approval, which is why a design that sits on green belt or in a protected setback will not pass regardless of how well it is drawn.

Can a PBG or SLF be transferred to a new owner when a villa is sold?

A PBG and SLF are tied to the building rather than to a specific owner, so they normally pass with a sale. Confirm the documents are actually handed over and still match the current structure — a permit that does not match what was built transfers the same exposure to you.

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General information, not legal advice. PBG cost, timeline and SLF validity figures are reported from Bali-based architecture and legal-services sources, not a single published government tariff; confirm current figures with the regency's DPMPTSP or SIMBG before budgeting.

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