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A house certificate serves as legal proof of rights to the land on which a house stands. Therefore, the type of house certificate depends on the legal status of the land. In Indonesia, these include SHM, SHGB, SHRS, SHP, and IMB/PBG, each with different functions and scopes.
In simple terms, a house certificate is legal proof of a person's rights to the land used to build a house. Therefore, a certified house means that the holder of the land rights and the land details have been officially recorded.
It is important to note that, legally, the land is what is certified, not the house building itself. That is why "house certificate" is only an informal term.
The certificate itself primarily describes the rights to a plot of land, while the building on it is a separate object.
How many types of house certificates are recognized in Indonesia? In general, here are the types you should know.
SHM is proof of land ownership that grants ownership rights to its holder. Compared with other land rights, ownership rights are the strongest and most comprehensive type.
For a landed house, SHM generally indicates that a person holds ownership rights to the land on which the house is located.
SHGB is proof of the right to construct and own a building on land owned by another party for a specified period. This means that the SHGB holder has the right to use the land for building purposes, but their legal status is not the same as ownership rights.
For landed houses, SHGB can apply to houses built on land with HGB status. Therefore, the house you purchase does not necessarily have to come with an SHM certificate. SHGB is also a legally recognized land right for residential properties.
To make sure you understand the distinction, learn more about the differences between SHM and HGB before making a transaction.
SHRS is proof of ownership of a specific apartment unit. Unlike a landed house, which stands on its own plot of land, an apartment unit is located within a building containing multiple units.
Therefore, the rights to an individual unit are recorded as ownership rights to an apartment unit. If you plan to purchase a home in the form of an apartment, the ownership document will take this form. This document differs from a land certificate for a single plot of land, as used for a landed house.
On the other hand, SHP is proof of the right to use or collect proceeds from land directly controlled by the state or land owned by another party, in accordance with the applicable terms and duration of the right. This means that the use of the land is permitted even though the certificate holder is not its legal owner.
For residential properties, SHP can serve as the basis for land rights used for housing under certain circumstances, such as when the land still has state-owned land status or a certificate has not yet been issued. Therefore, a house on land with Right to Use status does not always need to have an SHM or SHGB certificate.
Previously, the permit for constructing a building was called IMB. Today, the term used is Building Approval (PBG).
While SHM, SHGB, and SHP are documents relating to land rights, IMB/PBG applies to the building. It indicates whether the construction or modification of a building has received approval in accordance with applicable building regulations.
Note: Not all of the certificates above are mandatory for every property. The type of land rights associated with a house always depends on the land's legal status. For example, a landed house can stand on land with SHM or SHGB status, while an apartment uses ownership rights to an apartment unit.
After learning about the different types of house certificates, prospective homebuyers should also understand how to verify them. This is because a certificate's authenticity determines the security and legality of a house sale and purchase transaction.
To verify a certificate, you can visit the Land Office or access ATR/BPN's online services.
The most practical way is to request a certificate check at the Land Office responsible for the area where the land is located. In this context, a "certificate" refers to one officially issued by the Ministry of Agrarian Affairs and Spatial Planning/National Land Agency (ATR/BPN).
This service compares the information on the certificate with the data recorded in the land administration system. The purpose is to verify whether the certificate details match the records held by ATR/BPN through a service called Certificate Verification.
For property sale and purchase transactions, this verification can also be conducted through an authorized party involved in the transaction, such as a Land Deed Official (PPAT).
In addition, online land information services are available at www.atrbpn.go.id, provided by ATR/BPN. You can also use Sentuh Tanahku, the official ATR/BPN application. Once your account has been verified, you can access information about your personal files and certificates.
Through BHUMI ATR/BPN, you can access land maps more easily. Use this feature to view information about land parcels on the map, for example, by enabling specific land parcel layers.
Although online checks can provide information about house certificates, verification through an ATR/BPN office should remain your primary reference for confirming a certificate's validity during a transaction.
You certainly do not want to deal with uncertainty about the certificate for your chosen home, whether it exists or whether it is authentic.
For greater peace of mind, choose a home from PT Modernland Realty Tbk. The developer behind Jakarta Garden City has launched a new cluster called Florence Village, featuring landed houses that come with certificates.
Beyond the certificates, Florence Village offers several other advantages. These two-story houses have 3 bedrooms and 3 bathrooms, providing functional space for families. There is also a carport with capacity for up to 2 cars.
For your needs outside the home, you can also enjoy access to various integrated area facilities, such as:
AEON Mall
IKEA
Singapore International School
Global Mandiri School
Mayapada Hospital East Jakarta
And many more
The area also offers convenient transportation access, including direct access to the JORR via the Cakung Timur Toll Gate and a travel distance of approximately 10 minutes to Kelapa Gading.
Owning a home here means getting a house with the type of certificate appropriate to its legal status, with its authenticity assured, along with greater peace of mind and everyday convenience that enriches your living experience. Contact us to schedule a visit and see the actual condition of the available houses in person.
