Legal

After 31 March 2026: Bali’s Short-Term Rental Licence Deadlines (NIB, PBG, SLF) for Property Managers

31 March 2026 was the compliance date the industry cited; the government’s delisting of unlicensed accommodation began 1 August 2026, and an OSS-linked check is due 1 June 2027. What property managers need on file.

Updated 7 October 2026 · 4 min read

The short answer

Three dates matter. 31 March 2026 was widely reported as the date by which Bali short-term rentals had to show full legal compliance (Horwath HTL, 24 March 2026). The enforcement that followed came from the Ministry of Tourism: about 1,600 unlicensed accommodations nationally were to be delisted from online travel platforms from 1 August 2026.
The third date is 1 June 2027, when the Ministry targets an API link between the platforms and the OSS licensing database, so that only licensed accommodation can be listed — a check on every listing, not a named batch.
To pass, a villa needs an NIB (business number) issued through OSS with the right KBLI code — 55193 for a villa — plus a PBG building approval and an SLF certificate of fitness for use for the building. A foreign owner needs a PT PMA to hold the villa licence; the Pondok Wisata homestay licence is for Indonesian citizens.
This is general information, not legal advice. Confirm a specific property’s status in OSS and with a licensed consultant or notary.

The timeline, with sources

Dates are as reported by the source named in each row; links are listed at the end of this guide.

Date	What happened	Source
24 Mar 2026	Horwath HTL reports that all short-term rentals must demonstrate full legal compliance by 31 March 2026	Horwath HTL, Bali Hotel & Branded Residences report
31 Mar 2026	The compliance date cited by the industry	Horwath HTL
26 May 2026	Tourism Minister Widiyanti Putri Wardhana announces about 1,600 unlicensed accommodations on OTAs face delisting	Antara, 27 May 2026; detik, 26 May 2026
Early Jun 2026	The Ministry sends the list to the platforms (Agoda, Booking.com, Airbnb and Tiket.com named in coverage)	Antara; CNN Indonesia, 29 May 2026
1 Aug 2026	Delisting of accommodation still without a licence begins	Antara; detik; CNN Indonesia
1 Jun 2027	Target for API verification against the OSS database	detik; CNN Indonesia

So which deadline was real?

Both, in different senses. 31 March 2026 is the date the hospitality industry worked to, and it is still quoted on many Bali property sites. The government action that actually removed listings ran on the Ministry’s own timeline — announced at the end of May, with a two-month window to complete licensing and delisting from 1 August 2026. A guide that mentions only March is describing the expectation, not the enforcement.

For a property manager the practical consequence is the same: a villa without a valid NIB and KBLI on its platform listing can be removed, and from June 2027 the check is intended to be automatic.

What a property manager should have on file per villa

A checklist of the documents named in the sources above, not a legal opinion and not the full list: operating standards and accommodation tax registration come on top, and the earlier licensing guide covers them. Requirements depend on the villa, its zoning and the owner’s structure.

Document	What it proves	Issued by
NIB with KBLI 55193 (villa)	The operating business is registered for the right activity	OSS (oss.go.id)
PBG (Persetujuan Bangunan Gedung)	The building was approved for its use	Regency or city government
SLF (Sertifikat Laik Fungsi)	The completed building is fit for use	Regency or city government
The owner’s structure	A PT PMA for a foreign owner; Pondok Wisata (KBLI 55130) only for Indonesian citizens	OSS; notary

What changes for agencies and managers

Agencies are also exposed when they arrange ownership. Bali’s Perda 4/2026 bans nominee ownership and names facilitators; the nominee guide covers it.

Ask for the NIB before taking a villa on for short-term management, and check it in OSS rather than accepting a screenshot.
Tell owners plainly that a missing PBG or SLF is not a formality: the building approval is often the slowest document, and a villa built on land zoned for agriculture may not be able to get one.
When marketing a villa for sale as an income property, say whether it holds a licence. A buyer’s yield depends on it.
Consider the long-term rental market for villas that cannot be licensed for short stays; monthly and yearly leases do not run through the OTA check.

Common questions

What was the 31 March 2026 deadline in Bali?

The date by which short-term rentals were reported to need full legal compliance, cited by Horwath HTL in March 2026. The Ministry of Tourism’s delisting of unlicensed accommodation then began on 1 August 2026.

What licence does a Bali villa need for Airbnb?

At the core, an NIB issued through OSS with KBLI 55193 for a villa, and a PBG and SLF for the building; operating standards and accommodation tax registration come on top. Foreign owners hold the licence through a PT PMA.

What happens on 1 June 2027?

It is the Ministry of Tourism’s target for an API link between online travel platforms and the OSS licensing database, so that only licensed accommodation can be listed.

Can a delisted Bali villa be listed again?

Coverage of the Ministry’s announcement describes the action as removing unlicensed listings; we found no official statement of a relisting procedure. A villa that obtains its licence should check with the platform directly.

General information, not legal advice. Dates as reported by the sources linked, checked on 7 October 2026. Enforcement is active and the rules can change; confirm a property’s current status in OSS and with a licensed consultant or notary.