Law No. 1 of 2011 on Housing and Residential Areas (UU Perumahan dan Kawasan Permukiman) establishes the legal baseline for developer warranties in Indonesia. Article 150 requires developers to provide a minimum 10-year structural guarantee from the date of handover. That sounds generous — until you realize how narrow "structural" is defined.
What Indonesian Law Actually Guarantees
The 10-year mandatory warranty covers structural elements only:
- Foundation system (bored pile, driven pile, or conventional footing)
- Reinforced concrete structure — columns, beams, floor slabs
- Load-bearing walls
- Roof frame structure
Everything else — roof leaks, cracked tiles, peeling paint, faulty plumbing, sticky doors, defective electrical outlets — falls outside the mandatory 10-year coverage. The law sets no minimum duration for non-structural items, leaving it entirely to what the developer writes into the PPJB.
Non-Structural Warranty: Check Your PPJB
This is where most disputes originate. Non-structural warranty periods vary widely across Bekasi developers:
| Component | Typical Market Coverage | Notes |
|---|---|---|
| Roof waterproofing / leaks | 3–12 months | Some developers offer only 3 months |
| Hairline wall cracks (shrinkage) | 6–12 months | Normal settlement cracks, not structural failure |
| Electrical installation | 6–12 months | MCB panel, outlets, light points from original install |
| Plumbing / water installation | 3–6 months | Pipe leaks, toilet, sink from original installation |
| Paint finish, floor tiles | 3–6 months | Manufacturing defects from day one, not wear |
| Door and window frames | 3–6 months | Mechanical function, not normal wear |
If your PPJB specifies a 3-month roof warranty and the leak appears at month four, the developer has no legal obligation to repair it — even though the unit is only four months old.
Standard Exclusions Across Developers
Almost universally excluded from warranty coverage:
- Damage caused by renovations you carried out yourself
- Natural disaster damage (flood, earthquake, lightning)
- Normal wear from regular use (faded paint, scratched floors)
- Damage from furniture installation or non-standard additions
- Drain blockages from regular use, not installation defects
Why the BAST Date Matters More Than Move-In Date
The warranty clock starts from the date the BAST (Berita Acara Serah Terima — Handover Certificate) is signed, not when you physically move in. If you sign the BAST but delay moving in by two months, you have already burned two months of warranty coverage.
This makes the pre-handover inspection critical. Document every defect — no matter how minor — in the remarks section of the BAST before signing. The developer is obligated to repair listed defects. Signing without remarks is interpreted as accepting the unit in full as-is condition.
Practical tip: During the inspection, turn on every electrical point, open every tap, and flush every toilet. Photograph each defect with the date visible. These photos are your evidence if a warranty dispute arises later.
How to File a Warranty Claim Effectively
- Document the defect with dated photos and video immediately when discovered
- Submit a written report to the developer's customer service by email or WhatsApp — not just a phone call; you need a paper trail
- Request a written schedule for the technical team's site visit
- Record the ticket number or reference for your report
- If the developer does not respond within 14 days, escalate in writing to management or the dispute resolution clause in your PPJB
Before signing the BAST, locate the warranty clause in your PPJB and note the duration for each component. If the coverage period seems too short for a particular item, that is something to negotiate before handover — not after.
Ask about Kingspoint's warranty terms before deciding
The Kingspoint team can walk you through the structural and finishing warranty coverage for Rumah Emerald 70 and Ruko Sapphire units at Jl. Raya Perjuangan, North Bekasi.
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