Maintenance in Uluwatu and the Bukit, Bali

A maintenance firm keeps the building and its systems in working order after handover. Most of the firms in this category are villa managers or builders who offer maintenance as one service among several; a few offer it on its own.

PP 16/2021 separates two kinds of work, and the difference matters for paperwork:

• Maintenance (pemeliharaan) keeps the building fit for use: cleaning, tidying, inspecting, testing, repairing and replacing materials or fittings (Article 1 and Article 296(6)). It is done at the interval the technical standard sets for each element, or at least every six months (Article 296(5)), and the results are written up in a report (Article 296(8)).
• Upkeep works (perawatan) repair or replace parts of the building: rehabilitation, renovation or restoration (Article 296(9)). The owner or user must obtain a PBG before this work starts (Article 296(10)).

The owner is responsible for both, and may use a service provider to do them (Article 296(1) and (4)). The components covered run from architecture and structure to mechanical, electrical, plumbing, housekeeping and outdoor areas (Article 296(3)).

If the villa is rented out, see villa management, and for larger repair works, builders and contractors.

• What is covered by a routine fee (which systems, how often, by whom) and what is charged as extra work.
• A written maintenance plan with an inspection schedule for each system: pool, roof, electrics, plumbing, air conditioning, garden.
• Call-out times for urgent repairs, and who decides what counts as urgent.
• How parts and materials are priced, and whether receipts are passed to the owner.
• The report the owner receives after each visit, with photos and the work done.
• Which repairs the firm will refer to a builder, and who arranges the PBG when one is needed.

• The firm’s NIB (business identification number), issued through OSS.
• SBU, if the firm carries out building works. UU 2/2017 lists maintenance as a service of general construction businesses (Article 14(4)) and requires every construction business to hold an SBU (Article 30(1)); check it in the LPJK business search (lpjk.pu.go.id). The law has since been amended by the Job Creation legislation, so ask which certificates the firm holds today.
• A PBG before rehabilitation, renovation or restoration work (PP 16/2021 Article 296(10)).
• Up-to-date as-built drawings. SLF renewal compares the building on site with its as-built drawings (Article 297(4)), so changes made during maintenance should be recorded on them.

• A monthly fee with no written list of what it covers.
• No report after visits, or reports with no detail of what was checked.
• Structural or rebuilding work offered as “maintenance” with no mention of a PBG.
• Repairs billed without receipts for parts and materials.

Statutory intervals from PP 16/2021. Ask the firm how its own schedule compares.

• Maintenance at the period the technical standard sets for each element, or at least every six months (Article 296(5)).
• SLF renewal every 20 years for single and terraced houses and every 5 years for other buildings, after an inspection (Article 297(2) and (3)). Ask which applies to a villa run as a rental.