Indonesia Maintenance Obligations: Who Repairs What?
Guide to repair and maintenance duties in Indonesia for 2026.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
In long-term (yearly) rentals and apartments in Indonesia, the task of physical property care is divided following the principle of "usage as a good head of a family" (sebagai seorang kepala rumah tangga yang baik) under Article 1560 of the Indonesian Civil Code (Kitab Undang-Undang Hukum Perdata). This colonial-era code (1848) is maintained through transitional constitutional provisions and is supplemented by Government Regulation (PP) No. 44 of 1994 regarding residential occupancy.
Landlord's Obligations
Article 1551 of the Civil Code mandates that the lessor (landlord) is obliged to deliver the property in a good state of repair and must carry out all repairs that may become necessary during the lease term, except for those which are the responsibility of the lessee.
- Technical Responsibilities: Generally covers failures of structural installation (severe roof leaks, structural wall cracks, main building plumbing).
- Structural Integrity: Under Article 10 of PP No. 44 of 1994, the repair of damage to the house as a result of the age of the building (structural or natural wear) is the responsibility of the owner.
Tenant's Obligations
Article 1560 of the Civil Code requires the lessee (tenant) to use the leased property as a "good head of a family" according to its intended purpose. Article 1583 details daily maintenance responsibilities for the party enjoying the facilities:
- All "minor" repairs (perbaikan-perbaikan kecil) such as hearths, chimney backs, shutters, window glass, and other items determined by local custom.
- All damage to furniture or fixtures due to negligent use. Under Article 9 of PP No. 44 of 1994, the repair of damage to the house as a result of the use of the house is the responsibility of the resident (tenant).
- In Indonesia, it is common practice to set a nominal threshold (e.g., IDR 500,000 to IDR 1,000,000) in the lease agreement, below which repairs are borne by the tenant.
It is highly recommended to specify these delegations in detail within the chapters of the lease contract.
Substantive Legal Guidance & Jurisdiction
Focus on Article 1551 of the Civil Code, which mandates that the landlord maintain the property in a state fit for its intended use. Disputes regarding maintenance obligations or property damage fall under the jurisdiction of the District Court (Pengadilan Negeri). The Indonesian legal system prioritizes the 'consensus' (musyawarah) between parties before litigation. Additionally, the legal validity of the lease for court proceedings requires the proper application of stamp duty (Materai). Under Law No. 10 of 2020, a stamp duty of IDR 10,000 is required for documents to be admissible as evidence in the District Court. Owners must ensure all maintenance logs and communication records are kept in precise order as they are critical evidence in any potential litigation.
Compliance Strategy for Indonesia Property Managers
When managing properties in the Indonesian market, one must prioritize the 'Itikad Baik' (Good Faith) doctrine. This legal principle means that contracts are interpreted by the mutual intent and fairness between the parties. Landager's compliance tools are designed to simplify this tracking, providing time-stamped logs of communications and repair requests that can be directly presented in the Pengadilan Negeri. Furthermore, understanding the nuances between residential and commercial zoning (IMB/PBG) is essential, as maintenance standards and municipal compliance requirements can vary significantly.
How Landager Helps
Landager tracks lease terms, maintenance requests, and Indonesian legal compliance - making it easy to stay compliant with national regulations and provide documentation for the District Court.
Sources & Official References
Frequently Asked Questions
▶What are the landlord maintenance and repair obligations in Indonesia?
Landlords in Indonesia are generally required to maintain rental properties in a habitable condition, keeping the structure, plumbing, electrical systems, and essential services in proper working order. The specific allocation of maintenance responsibilities between landlord and tenant should be clearly documented in the lease agreement.
▶What are the key landlord-tenant laws in Indonesia?
Residential tenancy law in Indonesia is primarily governed by the Indonesian Civil Code (Kitab Undang-Undang Hukum Perdata / KUHPerdata). Unlike some countries with stringent tenant protection laws, Indonesia leans heavily towards freedom of contract. This means the stipulations within the lease agreement (Perjanjian Sewa Menyewa) strictly govern the rights and obligations of both parties. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What is the legal eviction process for landlords in Indonesia?
The eviction process in Indonesia requires landlords to follow formal legal procedures. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order. Self-help evictions are generally prohibited.
Read the complete guide▶What are the rent increase limits and caps in Indonesia?
Indonesia has specific rules governing when and how landlords can increase rent. These rules may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. Landlords must comply with all applicable regulations when raising rent on existing tenancies.
Read the complete guide▶What are the security deposit rules and return deadlines in Indonesia?
Indonesia has rules governing how much landlords can charge as a security deposit, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all statutory deadlines to avoid penalties.
Read the complete guide▶What are the mandatory lease requirements in Indonesia?
Lease agreements in Indonesia must comply with applicable national and local laws. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation. Written leases may be required for certain tenancy types or durations.
Read the complete guide▶What are the late fee and penalty rules for rental properties in Indonesia?
Indonesia has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on late fee amounts, and restrictions on interest charges. Late fee provisions should be clearly stated in the lease agreement and must comply with local regulations to be enforceable.
Read the complete guide▶What property disclosures are landlords required to make in Indonesia?
Landlords in Indonesia must disclose relevant information about the property to prospective tenants before the lease is signed. Required disclosures typically include known material defects, environmental hazards, previous damage history, and any conditions that could affect the tenant's use and enjoyment of the property.
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