
Why Your Old IMB is No Longer a Safety Net
The case of "Villa L" in Batu Bolong, Canggu, serves as a stark warning for property owners navigating Bali’s 2026 regulatory landscape. Originally built in 2018 under the old IMB system, this luxury four-bedroom villa operated successfully for years until the owner was blindsided by a notification from the OSS (Online Single Submission) system and a warning from Airbnb in early 2026.
Because the owner had failed to migrate the old permit to the new PBG (Building Approval) and SLF (Certificate of Occupancy) framework, and had added a rooftop deck in 2022 without reporting the structural change, the villa was flagged as non-compliant. Under the strict mandates of PP No. 28 of 2025, the property was immediately downgraded to "Unverified" status, leading to a devastating 70% drop in bookings just weeks before the government's March 31 deadline.
The situation escalated when a field inspection by Satpol PP revealed that the villa’s actual footprint hovered dangerously close to a newly designated Green Zone on the digital RDTR (Detailed Spatial Planning) map. Under the new risk-based licensing regime, there is no longer a "grey area" for such overlaps; the system automatically blocks business license (NIB) updates for properties violating zoning laws. This lack of legal synchronization resulted in a formal warning letter (SP-1) and a potential administrative fine of up to Rp 150,000,000. Beyond financial penalties, the owner faced the ultimate enforcement risk: a demolition order for the unapproved rooftop structure and an operational seal that would bar guests from the premises indefinitely.
To rescue the investment, the owner was forced to undergo an emergency technical audit, hiring certified architects to prove structural safety and filing for a KKPR (Spatial Utilization Confirmation) to clarify the zoning boundaries. This process is not merely a formality; PP No. 28 of 2025 mandates that for commercial buildings like villas, the SLF must be renewed every five years, requiring ongoing proof of safety and compliance. The "Villa L" crisis demonstrates that in 2026, an old IMB is no longer a shield.
Without a digitally linked SLF and a "Verified/Effective" NIB status in the OSS system, even the most successful villa in Canggu can be de-listed by major platforms like Airbnb and Booking.com, effectively shutting down the business overnight to protect Bali's new "Quality Tourism" standards.
This is where Sangkara comes in as your comprehensive solution. We understand that navigating the intersection of complex Indonesian law and digital licensing systems can be daunting for villa owners. Our specialized team provides end-to-end support, from performing deep legal audits of your existing permits to managing the entire PBG and SLF migration process through the SIMBG system. By bridging the gap between technical architecture and government compliance, Sangkara ensures your property meets every requirement of the 2026 crackdown.
Don’t wait for a warning letter or a de-listing notice—partner with Sangkara today to secure your property's future and keep your business running smoothly in the new era of Bali tourism.
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