When something goes wrong: land disputes and complaints in Bali

This is general information, not legal advice. It says what Indonesian rules provide for each route, and where they say nothing. For a court case, hire an Indonesian advocate (advokat).

Five periods matter most. A private block on the land register lasts 30 calendar days. A lawsuit note lasts 30 calendar days. Before suing in the administrative court, an objection to the office may be due within 21 working days of the decision (UU 30/2014 Pasal 77), and the suit itself within 90 days. Five years after a certificate is issued, the ways to challenge it narrow.

The routes affect each other: the land office does not follow up a cancellation while a lawsuit or seizure is pending, and the Ombudsman does not take a matter a court is examining. The order of the sections below is not advice on which route to take.

Money taken by a lie is a matter for the police and the financial regulator, not for the land office. The section on scams sets out eight common schemes and where to report each.

Search the court registers before you pay. Bali has eight district courts: Denpasar, Gianyar, Semarapura, Bangli, Negara, Tabanan, Singaraja and Amlapura. Cases are searched in SIPP, the public case search of each court; we tested its keyword box, which matches party names and case numbers, on Singaraja and Bangli. Search the owner's name and the seller company's name in the court for the regency where the land lies, and also in the court of the owner's or seller's domicile, since a suit may be filed in the court of the defendant's domicile; we found no list of which court covers which regency, so ask your notary which one. Land disputes are listed as Objek Sengketa Tanah. The administrative court in Denpasar has its own SIPP.

A search that finds nothing proves little: names appear as filed, so spelling variants and Balinese names can hide a match; some parties are masked (Disamarkan); and a court's SIPP shows only cases filed in that court. On 2 October 2026 the Pengadilan Tinggi Denpasar website marked the case search of six of the eight courts as having problems.

Blocks, lawsuit notes and seizures are written in the land book and survey letter, and a person with an interest may learn the data kept there. The law does not say how a buyer checks for notes. Ask your notary to check the land office record before you sign, as step 2 of our property check says.

The land office handles land cases itself under Permen ATR/BPN 21/2020. Complain at the district office (Kantor Pertanahan), the provincial office (Kantor Wilayah) or the Ministry, in person, in writing or online. Give a copy of your ID, proof that you own or possess the land, other data on the disputed land and a short chronology. The regulation sets no filing deadline, no time limit for handling a case and no special rule for foreigners. We could not open the ministry's website, so we have not checked its complaint channels.

The office can mediate, on its own initiative or at the parties' request. A settlement goes into a deed of peace registered at the district court where the land lies, and the peace judgment goes to the land office to carry out. If mediation fails, the office takes its own decision.

The office can cancel a certificate for an administrative or legal defect, or to carry out a final court judgment. Listed grounds include errors in the issuing procedure, a wrong right holder or object, overlapping rights, and a final criminal judgment proving forgery, fraud or embezzlement.

The office is not a court. It may not cancel the right of a good-faith third party (next section), and the district office cannot follow up a cancellation while a lawsuit or a seizure is pending. A final judgment is carried out on application of the winner, but this may be excepted in listed situations, for example if the land is under seizure or the claim was declared inadmissible (Pasal 37(2)); a cancellation follows only if the operative part declares the certificate void or without legal force (Pasal 38(2)).

Permen 21/2020 is in force as of 2 October 2026. The ministry has published a draft regulation to replace it, so check which text applies when you file.

A certificate is strong evidence of the data in it, not absolute proof: Indonesia uses a negative registration system, and the Elucidation says it is not applied in pure form.

PP 24/1997 Pasal 32(2): if a valid certificate was issued to a person or company that acquired the land in good faith and actually possesses it, anyone else who claims the land can no longer demand it if, within five years of the issue, they did not file a written objection with the holder and the head of the land office, or sue in court. All conditions apply together. The text does not mention fraud or forgery or define good faith, so whether five years protect a certificate obtained by a crime is a question for an advocate. PP 18/2021 keeps this article.

PP 18/2021 Pasal 64: the land office may cancel for an administrative defect only within five years of issue (for a right issued for the first time and not yet transferred, or transferred where the parties did not act in good faith), or where rights overlap. After five years, cancellation goes through the courts.

Permen 21/2020 Pasal 32: the Ministry or the provincial office may not cancel a right that has passed to a third party who is the last holder, was not a party to the case and acquired it in good faith, in line with the law, before the case existed. All three conditions apply.

A block, a lawsuit note and a seizure each hold back registration on the land, for different times.

Block (Permen ATR/BPN 13/2017): a temporary freeze of a land right against legal acts, ordered by the head of the land office. A person or company with a legal relationship to the land (owner, party to an agreement, heir) can ask once per applicant per land object, with a fee and proof. A private block lasts 30 calendar days from the day it is noted and can be extended only by a court order. A block by law enforcement lasts until the criminal case is stopped or the investigator lifts it.

Lawsuit note (PP 18/2021 Pasal 91): an interested party can ask the land office to note that the land is the object of a lawsuit, with a copy of the lawsuit. The note lapses by itself after 30 calendar days, or earlier if the lawsuit is withdrawn. A judge's status quo order is noted too and also lapses after 30 days, unless a security seizure (sita jaminan) decision follows and reaches the land office.

While land is the object of a lawsuit, a status quo order or a seizure, the head of the land office refuses to register a transfer or an encumbrance (Pasal 92). Once the notes lapse and no seizure follows, registration may go ahead. So a plain lawsuit note holds back a transfer for at most 30 days. A seized plot cannot be transferred or mortgaged.

A buyer can also ask the land office to note a sale-and-purchase pre-agreement (PPJB) or a lease on the register or certificate (PP 18/2021 Pasal 90).

A suit to cancel a state administrative decision must be filed within 90 days from the day the decision was received or announced (UU 5/1986 Pasal 55). Bali has one first-instance administrative court, PTUN Denpasar. Appeals go to the high administrative court in Mataram (PT TUN Mataram), whose area covers Bali, NTB and NTT.

The statute does not say whether the 90 days are calendar or working days. Perma 6/2018 governs disputes after an administrative remedy (upaya administratif). Under UU 30/2014 Pasal 75 to 78 an objection (keberatan) to the office is due within 21 working days of the decision, and an administrative appeal (banding administratif) within 10 working days; the court hears the dispute after the remedy has been used.Where the governing rule sets no remedy of its own, the court applies UU 30/2014 (Perma 6/2018 Pasal 3). Permen 21/2020 treats a complaint to the land office as an objection (keberatan) and sets no deadline for it (Pasal 1 angka 5); the texts do not settle whether the court counts that complaint as the required remedy, so the safe course is to object within 21 working days. In Perma 6/2018 a day means a working day; for the addressee the 90 days run from the decision on the remedy, and for a third party from the day they first learn of the harmful decision. The texts do not say how the count works for a third party who sues without one. Have an advocate fix the last day as soon as you learn of a decision.

A civil suit about ownership or a broken contract is filed at a district court (Pengadilan Negeri). Which court is competent for a land claim is set by the HIR and RBg, which we could not locate; ask your advocate where to file.

Every civil suit in a general court must first go through court mediation under Perma 1/2016, except in listed cases such as commercial court cases or simplified claims. Mediation runs up to 30 working days (Perma 1/2016 defines a day as a working day) and can be extended by agreement for up to 30 more working days. This is separate from the land office's mediation.

Under Perma 7/2022 an individual may in principle register for electronic filing (e-Court) with an ID card or passport. In practice the e-Court portal offers registration only to advocates and curators and says online case registration is for now reserved for advocates. Assume you file at the court counter or through an advocate.

The Ombudsman of the Republic of Indonesia takes reports of maladministration in public services: unlawful conduct, abuse of authority or neglect of a legal duty that causes loss. In our reading a land office falls under that definition. The Ombudsman is not a court and does not decide ownership.

A report is free. It must give your identity and address, describe the event in detail and show that you first complained to the office or its superior without a proper resolution. The event must be no older than two years. The law gives the right to report to Indonesian citizens and residents (penduduk) and does not define penduduk, so ask the office whether a foreigner may report.

The Ombudsman rejects a report if a court is examining or has examined the matter, except a report about maladministration in the court process. If it finds maladministration it issues a Recommendation, which the office and its superior must carry out. The Bali office is at Jl. Melati No. 14, Dangin Puri Kangin, Denpasar Timur; its page lists current contacts.

A criminal report is made at a police counter (SPKT), which issues a police report (Laporan Polisi) and a receipt. Under the new criminal procedure code (UU 20/2025, in force from 2 January 2026), the reporter may complain to the officer's superior if the report is not answered within 14 days.

The new Criminal Code (UU 1/2023, KUHP) has applied since 2 January 2026. For acts before that date the new law applies unless the old one is more favourable to the offender (Pasal 3, as reworded by UU 1/2026). We did not read the old articles, so ask an advocate which law applies to an earlier act.

Fraud, Pasal 492: with intent to benefit oneself or another unlawfully, using a false name or position, trickery or a series of lies to induce someone to hand over property (Barang, which Pasal 147 defines to include immovable things), give a loan, acknowledge a debt or waive a receivable; up to 4 years or a category V fine.

Forgery, Pasal 391 and 392: making or falsifying a document (Surat, which Pasal 148 defines to include electronic documents) that can give rise to a right or obligation or is meant as evidence, with intent to use it as true, up to 6 years if the use could cause loss. Forging an authentic deed or a surat keterangan mengenai hak atas tanah (a document stating a land right) carries up to 8 years, as does using it. The text does not say whether a land certificate itself falls under that phrase.

Pasal 502 punishes, up to 5 years or a category V fine, anyone who, with intent to benefit oneself or another unlawfully, (a) sells, exchanges or encumbers with a credit bond a right to use state land, or a house, crops or nursery on land used under a land right, where another person has or shares rights in it; (b) and (c) does the same while hiding that the right is already encumbered with a credit bond or pledged; (d) pledges or leases a plot of land used under a land right, where another person has or shares rights in it; (e) leases, sells or exchanges land that has been pawned without telling the other party; or (f) leases a plot of land used under a land right for a fixed term when it was already leased to another person. The article does not mention selling the same Hak Milik plot twice; whether a given sale fits is for the prosecutor and the court. Embezzlement is Pasal 486 and 488.

A final criminal judgment proving forgery, fraud or embezzlement is a ground for the land office to cancel a certificate, and a law-enforcement body can ask the land office for a block.

This section sets out eight schemes that have cost foreigners in Bali money, as general patterns. It names no person, business or project. Each row of the table below gives the warning sign, the check on another page of this guide and the official place to report. Getting someone to hand over money, with intent to benefit oneself or another unlawfully, by a false name or position, trickery or a string of lies can be fraud (Pasal 492, section Police); a promise that an honest party breaks is a civil claim (section Civil court). Which of the two a case is, the police, the prosecutor and the court decide.

If you paid by bank transfer or from an e-wallet, time matters. The Indonesia Anti-Scam Centre (IASC), run by OJK together with banks and payment providers, tells a victim to do two things at once: report at iasc.ojk.go.id, so that the banks can try to block the recipient's account, and make a police report (Laporan Polisi) for the legal process. It says that one does not replace the other, that a report does not guarantee the money comes back, and that the sooner you report the better the chance. Its form lists a KITAS and a passport among the identity numbers it takes, asks for a scan of the KTP or the KITAS, and asks for the receipt of the transfer, the recipient's account details and screenshots of the chat or the advert. OJK warns of websites that pretend to be IASC, so use only that address.

OJK's advice for any offer that reaches you by private message, on social media or through a link of unclear origin: give no personal data, account details, one-time code (OTP) or password to anyone. How a police report is made is in section Police.

Bank Indonesia's regulation on money changers, PBI 18/20/PBI/2016, is shown as in force, with no amendment listed, on the BPK database on 6 October 2026. A non-bank business that wants to run a money-changing business must first get a licence from Bank Indonesia (Pasal 11(1)). A money changer is a limited-liability company (PT) that buys and sells foreign banknotes or buys traveller's cheques (Pasal 1 angka 4 and 5). Bank Indonesia publishes a list of licensed institutions on its website, which can be filtered to the category Kegiatan Usaha Penukaran Valuta Asing and shows each licence number, date and status, such as Berizin (licensed) or Izin Dicabut (licence revoked).

Duties of a licensed changer, in short. It sets its buy and sell rates to follow the market, with a written procedure (Pasal 9(1) and (2)). It must show rates to customers transparently, protect their data and handle complaints effectively (Pasal 10(1) and (2)), and it may not charge the customer a fee (Pasal 10(3)). Banknotes are handed over physically, and if rupiah are paid by transfer the transfer must go to or come from the changer's own account (Pasal 2(3) and (5)). The regulation names administrative sanctions for breaches of some of these duties, among them the licence duty, the rate rules and the ban on fees: a written warning, a payment, a stop of the business or revocation of the licence (Pasal 39(1)). We cite no criminal provision.

Where to complain. First to the changer, which must handle complaints (Pasal 10(2) huruf c). Bank Indonesia's complaint page sets the same order for payment service providers, the provider first and then Bank Indonesia, but it does not say in terms that it takes complaints about a money changer, so ask BI BICARA on 131. If a changer knowingly gave you less than it counted, that is a matter for the police (section Police, Pasal 492). Our suggestion, not a rule: count the notes in front of the clerk before you leave the counter.

The sites cekrekening.id and aduankonten.id showed a bot check when we opened them, which we did not bypass; so did the site of the police cyber patrol, and we give no channel for it. What the table says about the first two comes from Komdigi's information pages.

Whether a foreigner may use Dumas Presisi, SIPASTI or the Bank Indonesia complaint line: we found no nationality condition on their pages and tested none. Whether IASC takes a transfer to or from an account abroad: its pages say nothing.

Whether a Laporan Polisi can be completed online: the Polri pages we read describe the counter, the call centre 110 and the Presisi application, not a full online report.

Whether Bank Indonesia takes a complaint about a money changer: its page speaks of payment service providers. Its circular on money changers (SE 18/42/DKSP), which holds the detail of the regulation, was not opened because the site did not respond, so we state no rule on signs, logos or receipts.

Whether a ministry or a local government takes complaints about a developer who breaks the PPJB rules, or about an agent who takes a deposit without the seller's approval: we did not research it.

Criminal provisions beyond Pasal 492 and Pasal 502 in section Police: this section adds none and says nothing about, for example, extortion by an official, illegal deposit-taking or the electronic transactions law.

The pungli task force Saber Pungli, named in older guides: the presidential regulation that created it, Perpres 87/2016, was revoked by Perpres 49/2025 from 6 May 2025, so we list no channel under its name.

Notaries are supervised by the Minister through the Majelis Pengawas, and PPAT by the land ministry. Discipline does not pay you back; a civil claim is a separate route.

Notary: the regional council (MPD) at regency or city level hears alleged breaches of the code of ethics or of the exercise of the office, and receives public reports (UU 30/2004 Pasal 70). The injured party files a written complaint in Indonesian, with evidence. Sanctions: oral warning, written warning, temporary suspension, and proposed dismissal (UU 30/2004 Pasal 73(1)(e) and (f), as amended by UU 2/2014 Pasal I angka 39). Where a breach of the listed duties leaves a deed with only the force of a private deed, the injured party may claim costs, damages and interest from the notary (UU 30/2004 as amended by UU 2/2014, for example Pasal 44(5), 48(3) and 49(4)).

PPAT: the public or the association IPPAT can complain in writing to the Ministry, through its complaint website or the Lapor application, with evidence. A regional council (MPPD) examines the PPAT. Sanctions: written warning, temporary suspension, dismissal. We could not open the ministry's complaint website.

PP 14/2016 as amended by PP 12/2021 (Pasal 22 and 22A to 22M) sets rules for a developer who sells a house or apartment unit before it is built, under a pre-agreement (PPJB). The older ministerial regulation, Permen PUPR 11/PRT/M/2019, was revoked by PP 12/2021. The text does not address how the rules apply to a foreign buyer.

A PPJB may be signed only after the developer meets the requirements: land ownership status, the matters agreed, a building permit (PBG), roads and utilities, and at least 20 percent construction progress. The certificate must be shown to the buyer at signing, the PPJB is made before a notary, and the buyer may study it for at least 7 working days. Until the requirements are met, the developer may not collect more than 80 percent (Pasal 22L(1)).

If the developer misses its schedule during marketing, the buyer may cancel and must be refunded in full within 30 calendar days of the cancellation letter, with a penalty of one per mil per day for a late refund (Pasal 22H). After a PPJB, if the developer is at fault, payments must be returned; the text gives no deadline or penalty. If the buyer cancels instead: during marketing, without fault of the developer, the developer may deduct at least 20 percent of the payments received plus taxes, or 10 percent plus taxes if the mortgage is refused (Pasal 22H(3) and (4)); after a PPJB, if the buyer is at fault and has paid 10 percent or less of the price, all payments go to the developer, and if more than 10 percent was paid, the developer may deduct 10 percent of the price (Pasal 22L(3) and (4)).

The desa adat and the Majelis Desa Adat are part of how Bali settles disagreements, and provincial regulations give them a defined role. Under Perda Bali 4/2019 the Kerta Desa Adat settles adat matters under the village's adat law, with priority on peace; if peace fails it decides under the awig-awig or pararem. If the village cannot settle the matter, the parties may ask the Majelis Desa Adat (MDA): sub-district, then regency or city, then province. The provincial MDA's decision is final and binding inside the adat system; it is not a state court judgment.

Awig-awig apply to village members (Krama Desa Adat), to Krama Tamiu and to tamiu: people other than those two groups who are temporarily in the village area, or live there and are recorded in the village (Pasal 1 angka 12). The definition does not name nationality, but it covers anyone outside the first two groups, which are Balinese Hindus. A village's own pararem can be more specific: one village's published pararem of 2025, on the provincial customary-law portal, says that tamiu includes foreign nationals. That is an example of how one village wrote it, not a rule for the whole province. Ask for the awig-awig and pararem that apply to the plot.

The Perda does not say how an adat decision relates to a court judgment or a land-office decision. Permen 21/2020 Pasal 45 lets a land dispute, in certain cases, be settled through an adat institution and recorded in an authentic deed or registered in court; which cases qualify is not defined.

Perda Bali 5/2025 created the Bale Kerta Adhyaksa, in force since 18 February 2026, which works with the public prosecutor's office to settle minor criminal matters, simple civil matters and community disputes restoratively within a desa adat's area. It excludes, among others, adat matters, serious crimes and matters already at investigation, prosecution or trial. Its settlement can be a final peace decision that binds the parties, which is not a court judgment. The Perda does not mention land disputes.

A written note from the desa adat that there is no customary claim on the land and no unpaid obligation is part of step 6 of our property check.