Villa Nusa Example

The decisive conditions are an eligible right, valid term, party authority and absence of blocking restrictions. One verified certificate does not settle registry and contract checks. Leasehold grants a contractual right for a term, not land ownership. Items and current statuses: № 01 — Verified by AIREX; № 02 — Clarification needed; № 03 — Draft agreement; № 13 — No information

Construction requires review of spatial use and applicable approval. Before occupancy, completed-building and electrical fitness are assessed separately. PBG does not settle SLF/SLO. An unissued SLF during construction is assessed as a future commissioning condition, not proof of a current construction ban. Items and current statuses: № 04 — Clarification needed; № 05 — Verified by AIREX; № 06 — Not provided; № 07 — Not provided; № 08 — Applicability unresolved

Also confirm contractual letting/subletting rights, suitable building use and applicable operator documents. NIB is only part of the review. Owner occupancy, long-term residential rental and tourist accommodation are assessed separately; the overall score does not establish permission to receive guests. Items and current statuses: № 03 — Draft agreement; № 04 — Clarification needed; № 05 — Verified by AIREX; № 06 — Not provided; № 09 — Verified by AIREX; № 10 — Application in progress; № 11 — No information; № 13 — No information

In this example, AIREX has verified the supplied land-right document, matching the holder, right type and parcel. Current parcel records and encumbrances are addressed separately in item 02. น้ำหนัก 20; ตัวคูณ 1; ได้ 20 จาก 20; ยังไม่ได้ 0 หากตรวจรายการนี้สำเร็จจะเพิ่ม 0 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน ให้น้ำหนักเต็มภายในขอบเขตการตรวจที่บันทึก Tenure: an ineligible right type, expired term or lack of holder authority can prevent acquiring or retaining the right. A foreign individual cannot acquire SHM directly. HGB and Hak Pakai are not perpetual ownership. Action and closure condition: Before the transaction, the holder and local lawyer/PPAT check BPN records, buyer eligibility and remaining term. Close the issue only after the right, holder, parcel, term and lawful transaction structure are confirmed.

• UU 5/1960 — Basic Agrarian Law
• PP 18/2021 — Land rights and registration; ATR/BPN status: Berlaku

An illustrative survey shows a 300 m² parcel. No current registry search, boundary check or check of registered encumbrances has been performed in the scenario. น้ำหนัก 10; ตัวคูณ 0.25; ได้ 2.5 จาก 10; ยังไม่ได้ 7.5 หากตรวจรายการนี้สำเร็จจะเพิ่ม 7.5 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน หลักฐานไม่ครบ เป็นร่าง/คำขอ หรือยังมีประเด็นค้าง Tenure and transfer: inconsistent boundaries, area or holder, recorded encumbrances and restrictions may prevent transfer or require consents and resolution. An old certificate copy does not establish current registry status. Action and closure condition: Before closing, PPAT/BPN check current physical and legal records and the survey. Closure requires a confirmed parcel match and documented resolution of each identified encumbrance and required consent.

• PP 24/1997 — Land registration, read with later amendments
• PP 18/2021 — Land rights and registration; ATR/BPN status: Berlaku

A 30-year term is proposed. The lessor’s authority, assignment, subletting, renewal and payment refund terms have not been agreed. น้ำหนัก 12; ตัวคูณ 0.25; ได้ 3 จาก 12; ยังไม่ได้ 9 หากตรวจรายการนี้สำเร็จจะเพิ่ม 9 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน หลักฐานไม่ครบ เป็นร่าง/คำขอ หรือยังมีประเด็นค้าง Use and rental: an unsigned draft does not establish an effective contractual right. Term, subletting restrictions, permitted use or lack of lessor authority may prevent occupancy, assignment or tourist letting. A lease does not transfer land ownership. Action and closure condition: Before payment, the parties and local lawyer check the transaction basis, term, renewal, access, subletting and consents. Closure requires an executed agreement/deed, effective conditions and registration where required for the chosen transfer.

• UU 5/1960 — Basic Agrarian Law
• PP 24/1997 — Land registration, read with later amendments

The scenario assumes a map extract was provided. Its connection to the parcel and proposed activity, the applicable KKPR/RDTR route or a documented alternative procedure remain unconfirmed. น้ำหนัก 10; ตัวคูณ 0.25; ได้ 2.5 จาก 10; ยังไม่ได้ 7.5 หากตรวจรายการนี้สำเร็จจะเพิ่ม 7.5 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน หลักฐานไม่ครบ เป็นร่าง/คำขอ หรือยังมีประเด็นค้าง Construction and intended use: confirmed conflict with RDTR/RTR or KKPR conditions can prevent project approval and the proposed use, including tourist letting. Authorities determine sanctions for an established breach; a map colour alone is not a conclusion. Action and closure condition: Before purchase for the proposed use and before construction, confirm the parcel, activity, restrictions and applicable KKPR route with DPMPTSP/spatial-planning authority. Closure requires written conformity evidence or a documented valid alternative basis.

• PP 21/2021 — Spatial planning
• Permen ATR/BPN 13/2021 — KKPR implementation
• ATR/BPN Juknis 13/Juknis-PF.01/XII/2023 — KKPR nonbusiness

In this example, AIREX has verified the PBG and supplied plans for the 200 m² building. PBG verification does not replace SLF or confirm readiness for tourist operation. For an older IMB, validity and applicability must be established separately. น้ำหนัก 12; ตัวคูณ 1; ได้ 12 จาก 12; ยังไม่ได้ 0 หากตรวจรายการนี้สำเร็จจะเพิ่ม 0 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน ให้น้ำหนักเต็มภายในขอบเขตการตรวจที่บันทึก Construction: a missing required approval or conflict with approved use/plans may lead to restrictions or suspension of works/use. A valid applicable legacy IMB is accepted instead of PBG. PBG is neither land title, SLF nor a rental licence. Action and closure condition: Before works, the owner and designer match the approval and plans through SIMBG/local technical authority. Closure requires an issued valid approval matching the parcel, function, area and works, with amendments where required.

• PP 16/2021 — Official full text; Articles 1, 297 and 346
• SIMBG — official building permit and SLF service and FAQ

The example correspondence says “processing”. An issued SLF, its function and validity are not supplied; processing is not treated as issuance. น้ำหนัก 10; ตัวคูณ 0; ได้ 0 จาก 10; ยังไม่ได้ 10 หากตรวจรายการนี้สำเร็จจะเพิ่ม 10 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน ไม่มีเอกสารในชุดที่ส่งให้ AIREX จึงยังยืนยันการออกไม่ได้ Occupancy: a required valid SLF establishes fitness of the completed building for use. Absence during construction does not establish a breach; it is a separate requirement before use. An application is not an issued SLF. Action and closure condition: Before occupancy, the owner arranges assessment and SLF issuance/renewal through SIMBG and the competent authority. Closure requires an issued certificate and term matching the actual building/use, with identified defects resolved.

• PP 16/2021 — Official full text; Articles 1, 297 and 346
• SIMBG — official building permit and SLF service and FAQ

The SLO and its registry details are absent. Obtain the document and match it to the electrical installation serving the building. น้ำหนัก 6; ตัวคูณ 0; ได้ 0 จาก 6; ยังไม่ได้ 6 หากตรวจรายการนี้สำเร็จจะเพิ่ม 6 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน ไม่มีเอกสารในชุดที่ส่งให้ AIREX จึงยังยืนยันการออกไม่ได้ Electrical operation: a missing required SLO may prevent connection/capacity increases and lawful operation of the installation. An electricity supply alone does not prove certification. Bare land without an installation is assessed separately. Action and closure condition: Before commissioning, the owner engages an authorised LIT/LIT-TR inspector. Closure requires a valid registered SLO matching the installation/capacity, completed tests and corrections. SLO does not replace the building SLF.

• Permen ESDM 12/2021 — Electrical support certification
• ESDM — SLO and electrical safety requirements

The scenario assumes an activity questionnaire was provided. The applicable AMDAL, UKL-UPL or SPPL route and supporting evidence have not yet been established. น้ำหนัก 6; ตัวคูณ 0.25; ได้ 1.5 จาก 6; ยังไม่ได้ 4.5 หากตรวจรายการนี้สำเร็จจะเพิ่ม 4.5 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน หลักฐานไม่ครบ เป็นร่าง/คำขอ หรือยังมีประเด็นค้าง ยังไม่สรุปการบังคับใช้ จึงคงน้ำหนักไว้ชั่วคราว Approval and operation: an incomplete applicable environmental route may prevent project approval/start-up. Requirements depend on scale, location and impact: AMDAL, UKL-UPL and SPPL are alternative routes, not three mandatory documents for every villa. Action and closure condition: Before the relevant stage, the operator and environmental specialist confirm screening with DLH/OSS. Closure requires the applicable document and required Persetujuan Lingkungan, addressing wastewater, waste and monitoring conditions. A draft study is not approval.

• PP 22/2021 — Environmental protection and management; BPK status: Berlaku
• Permen LHK 4/2021 — AMDAL / UKL-UPL / SPPL screening; BPK status: Berlaku

In this example, AIREX has verified the operator’s NIB and OSS registration information within the stated scope. Operating licences and sanitary fitness are addressed separately in items 10 and 11. น้ำหนัก 3; ตัวคูณ 1; ได้ 3 จาก 3; ยังไม่ได้ 0 หากตรวจรายการนี้สำเร็จจะเพิ่ม 0 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน ให้น้ำหนักเต็มภายในขอบเขตการตรวจที่บันทึก Business activity: NIB identifies the operator/activity in OSS. Incorrect operator, KBLI or project data may obstruct business authorisation. NIB alone does not establish ownership, building readiness or fulfilment of all tourist-letting requirements. Action and closure condition: Before commercial opening, the operator matches current NIB, KBLI, address and project status in OSS with DPMPTSP. Closure requires accurate activity data and separate checks of remaining approvals. NIB is not a universal private-home requirement.

• PP 28/2025 — Risk-based business licensing; effective 5 June 2025; repeals PP 5/2021; BPK status: Berlaku
• OSS — Villa business classification and 2020 → 2025 conversion

An illustrative submission status is shown. The PB / SS / PB UMKU documents applicable to the proposed activity and their issuance status need clarification. น้ำหนัก 6; ตัวคูณ 0.25; ได้ 1.5 จาก 6; ยังไม่ได้ 4.5 หากตรวจรายการนี้สำเร็จจะเพิ่ม 4.5 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน หลักฐานไม่ครบ เป็นร่าง/คำขอ หรือยังมีประเด็นค้าง ยังไม่สรุปการบังคับใช้ จึงคงน้ำหนักไว้ชั่วคราว Tourist letting: ownership/lease rights and NIB do not replace applicable PB, Sertifikat Standar and PB UMKU. Unmet mandatory conditions may lead to warnings, suspension or licence revocation. Long-term residential letting and tourist accommodation require different assessments. Action and closure condition: Before receiving guests, the operator and DPMPTSP/tourism authority identify the actual activity and current OSS requirements. Closure requires valid mandatory documents and fulfilled conditions. Voluntary certification must not automatically be treated as mandatory.

• PP 28/2025 — Risk-based business licensing; effective 5 June 2025; repeals PP 5/2021; BPK status: Berlaku
• Permenpar 6/2025 — Tourism standards; enacted 10 October 2025; status: Berlaku
• OSS — Villa business classification and 2020 → 2025 conversion

No information or certificate has been supplied. OSS lists this certificate under PB UMKU for Vila activities. Establish applicability to the proposed activity and obtain issuance evidence before opening where required. หลักฐานสุขอนามัยอยู่ในหมวดการประกอบกิจการโดยไม่คิดน้ำหนักซ้ำ หากบังคับใช้แต่ยังไม่ผ่านการตรวจ หมวดนี้ยังตรวจเสร็จสมบูรณ์ไม่ได้ น้ำหนักแยกศูนย์ไม่ได้ลบอุปสรรคก่อนเปิด ไม่มีเอกสารในชุดที่ส่งให้ AIREX จึงยังยืนยันการออกไม่ได้ ยังไม่สรุปการบังคับใช้ จึงคงน้ำหนักไว้ชั่วคราว Tourist operation: SLS establishes sanitary fitness. The current Villa business standard includes SLS; missing required evidence leaves opening conditions unmet. This is separate from SLF and SLO. Action and closure condition: Before opening, the operator confirms applicability for its activity with OSS/Dinas Kesehatan and completes the required health inspection. Closure requires a current SLS issued for this property by the competent authority and resolved findings.

• Permenpar 6/2025 — Tourism standards; enacted 10 October 2025; status: Berlaku
• OSS — Villa business classification and 2020 → 2025 conversion

The SPPT PBB assessment, payment evidence and arrears information have not been supplied. Match the property and tax period. A tax record does not establish ownership; transaction taxes are assessed separately for the chosen structure. น้ำหนัก 2; ตัวคูณ 0; ได้ 0 จาก 2; ยังไม่ได้ 2 หากตรวจรายการนี้สำเร็จจะเพิ่ม 2 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน ไม่มีเอกสารในชุดที่ส่งให้ AIREX จึงยังยืนยันการออกไม่ได้ Transaction and costs: unconfirmed assessments/payments leave potential tax arrears and allocation of costs unresolved. A missing receipt does not establish a debt. SPPT PBB and payment do not prove ownership or authorise letting. Action and closure condition: Before settlement, the owner and tax adviser obtain current PBB records from local Bapenda and match NOP, property and periods. Closure requires confirmed payments/balance and documented responsibility for arrears and separate transaction taxes.

• Directorate General of Taxation — PBB tax designation is not ownership evidence

Company deeds, AHU registration, current amendments, NPWP and signatory authority have not been supplied. For a corporate operator, establish legal capacity, permitted activities and contracting authority. A company share purchase is outside this example. น้ำหนัก 3; ตัวคูณ 0; ได้ 0 จาก 3; ยังไม่ได้ 3 หากตรวจรายการนี้สำเร็จจะเพิ่ม 3 คะแนนจาก 100 โดยการบังคับใช้ข้ออื่นไม่เปลี่ยน ไม่มีเอกสารในชุดที่ส่งให้ AIREX จึงยังยืนยันการออกไม่ได้ Contract and operator: unconfirmed corporate existence, signatory authority or required corporate consents create risks for the transaction and operation. NPWP is tax identification, not ownership evidence or an operating approval. Action and closure condition: Before signing, the director and local lawyer check deeds, current AHU data, articles, amendments and powers of attorney. Closure requires confirmed identity/authority and required consents. A share purchase additionally requires liability and corporate due diligence.

• UU 40/2007 — Company law, official text; read with current amendments

Gap: SLF and SLO are missing. Action: the seller/operator supplies issued documents; a qualified reviewer matches the property, references and current status. Closure requires a documented review outcome, not a promise of issuance.

Gap: applicable commercial operating documents are not fully identified. Action: the operator clarifies the activity and evidence with a relevant specialist; the reviewer records applicability and the actual status of each document.

Gap: the lease is a draft and a current registry check is absent. Action: the parties and a local lawyer/PPAT within their respective remit review authority, term, restrictions and payment conditions.

Gap: after PBG verification, the actual building, zoning and environmental route still need to be reconciled. Action: establish applicability and record remaining discrepancies, owners and resolution evidence.

These sources describe activity requirements; they do not confirm documents for the example property.

• OSS · Vila · PB UMKU
• Kementerian Pariwisata · Permenpar 6/2025