A Bali business consultant for a rental villa or a small hospitality business does one practical job: make sure the business, the land and the building all line up, so the licence is granted and stays safe. In Bali those pieces are often out of order. A villa is built under a private house approval and then listed on booking platforms. A company is set up with an activity code that does not cover accommodation. Or the building never received the SLF that the licence depends on. We look at all three together.
Cost: quoted per business after a first look at the property and the structure. The first consultation is free.
The three pieces
1. The business
- Who holds the licence: an Indonesian individual or company, or a PT PMA for foreign investors
- The KBLI activity code for accommodation, food and beverage or the service you offer, and whether it is open to foreign investment at that location
- The NIB through OSS, tax registration and the sector licence
2. The land
- A land right or lease that allows commercial use for the whole term you plan
- Zoning in the regency plan that allows tourist accommodation or commerce on that plot
3. The building
- A PBG that matches the building as it stands and its function as a rental
- An SLF, renewed on the non-residential cycle of 5 years
Common gaps on Bali rental villas
- Approved as a house, used as a rental. The function changed, so the PBG and SLF need to follow.
- Extended without approval. Extra bedrooms or a second floor outside the drawings.
- No SLF at all. Frequent on villas built under the old IMB.
- Company activity that does not match. The NIB covers consulting while the business rents rooms.
Each gap has a fix, and the order matters. Fixing the building before the company, or the company before checking the zoning, wastes time and fees.
Inspections
Building authorities in Bali carry out site inspections. A non-compliant building can receive a stop-use order or be sealed. Without an SLF, hospitality licence applications are refused, insurance claims may be denied, and problems can surface at a lease renewal or a visa extension. A licensed villa is also easier to sell or lease out, because a buyer's lawyer will ask for the same papers.
How we work
We start with the documents you have: the land certificate or lease, the IMB or PBG, any SLF, and the company papers if there is a company. You get a short list of what is missing, in the order it should be done, with a quote. Then we file the permits, make the deeds and handle the OSS side.
