NIB for Airbnb in Bali: What It Is and How to Get It
Got a message from Airbnb asking for your NIB? You're not alone.
Since November 2025, Airbnb has been contacting every host in Bali: "Upload your NIB or your listing may be removed." Thousands of villa owners are scrambling to understand what NIB is, whether they need one, and how to get it before the deadline.
This guide answers every question you have about NIB for Airbnb in Bali.
March 31, 2026 Deadline
Listings without a valid NIB will be removed from Airbnb, Booking.com, and other platforms after March 31, 2026. This is not optional.
What Is NIB?
NIB (Nomor Induk Berusaha) is Indonesia's Business Identification Number. It's the foundational registration for any commercial activity in Indonesia — including renting out your villa to tourists.
Think of NIB as your business identity card. Without it, your rental operation is considered unregistered and illegal under Indonesian law.
NIB in Plain English
| What it is | What it isn't |
|---|---|
| A business registration number | A tourism license (that's separate) |
| Issued by the Indonesian government | Something your property manager handles |
| Required for ALL commercial rental activity | Optional or "nice to have" |
| Obtained through the online OSS system | A document you buy from a notary |
Key Point
NIB alone doesn't make your rental legal. It's step 1 of 4. But without NIB, you can't get any of the other permits — and Airbnb won't let you list.
Why Is Airbnb Asking for NIB Now?
Two things happened:
1. Government Regulation (Permenpar No. 6/2025)
Indonesia's Ministry of Tourism issued Regulation No. 6 of 2025, requiring all short-term rental platforms to verify that listed properties have valid business registration and tourism permits. Platforms that don't comply face penalties.
2. Airbnb Started Enforcing
Starting November 2025, Airbnb began sending messages to hosts in Bali:
"To continue listing your property, please provide your NIB (Business Identification Number). Listings without valid business registration may be suspended."
This isn't Airbnb being difficult — they're legally required to verify your registration. Booking.com, Agoda, and VRBO are doing the same.
Airbnb Contacts Hosts
Messages requesting NIB go out to all Bali hosts. Property managers scramble to understand requirements.
Flagging Begins
Platforms begin flagging non-compliant listings. Warnings appear on host dashboards.
DEADLINE
All non-compliant properties removed from platforms. No exceptions.
Do You Need NIB? (Quick Check)
| Your Situation | Do You Need NIB? |
|---|---|
| You rent your villa on Airbnb (any duration) | Yes |
| You rent on Booking.com, Agoda, VRBO, etc. | Yes |
| You rent privately through your own website | Yes (legally required for commercial rental) |
| You only do long-term leases (12+ months) | Depends on structure |
| You live in the villa yourself (not renting) | No |
Bottom line: If you receive money from short-term guests, you need NIB.
How to Get NIB: Step by Step
NIB is obtained through Indonesia's OSS (Online Single Submission) system at oss.go.id. The process depends on who you are.
For Foreigners (PT PMA Required)
Foreigners cannot hold NIB as individuals. You need a PT PMA (Penanaman Modal Asing — foreign-owned company).
| Step | What to Do | Timeline |
|---|---|---|
| 1 | Establish PT PMA through a notary | 2-4 weeks |
| 2 | Obtain NPWP (Tax ID) for the company | 1-2 weeks |
| 3 | Register on OSS with PT PMA details | 1 day |
| 4 | Select KBLI code (business classification) | Part of registration |
| 5 | Submit required documents | 1 day |
| 6 | Receive NIB | 1-7 days |
Total timeline: 4-6 weeks (if you don't have a PT PMA yet) or 1-2 weeks (if PT PMA already exists).
For Indonesian Citizens
Indonesians can register as individuals or through a company (CV, PT).
| Step | What to Do | Timeline |
|---|---|---|
| 1 | Register on OSS with KTP + NPWP | 1 day |
| 2 | Select KBLI code | Part of registration |
| 3 | Enter property and business details | 1 day |
| 4 | Submit application | 1 day |
| 5 | Receive NIB | 1-3 days |
Total timeline: About 1-2 weeks.
Choosing the Right KBLI Code
KBLI (Klasifikasi Baku Lapangan Usaha Indonesia) is the business classification code that defines what your company does. Choosing the wrong code means your NIB doesn't cover rental activity — and Airbnb will reject it.
KBLI Codes for Short-Term Rentals
| KBLI Code | Description | Best For |
|---|---|---|
| 55194 | Jasa Akomodasi Lainnya (Other Accommodation Services) | Most villas and vacation rentals |
| 55103 | Pondok Wisata | Small homestays (Indonesian citizens only) |
| 55101 | Hotel Bintang (Star-rated Hotel) | Large villa complexes |
| 55102 | Hotel Non-bintang (Non-star Hotel) | Mid-size accommodation |
Common Mistake
Many PT PMAs were registered with generic KBLI codes (like property management or trading) that don't cover accommodation. If your company doesn't have an accommodation KBLI, your NIB won't satisfy Airbnb's requirement. You'll need to add the correct KBLI through OSS.
For Foreigners (PT PMA)
The KBLI codes available to PT PMA depend on investment restrictions. Common codes used:
| Code | Description | Notes |
|---|---|---|
| 55900 | Other accommodation | Widely used for villa rentals |
| 68111 | Real estate with own/leased property | For property management |
KBLI availability varies by region and is subject to the Indonesian Positive Investment List (DNI). Always verify with a local consultant which codes your PT PMA can register.
What Airbnb Actually Accepts
When Airbnb asks for your "NIB," they want to see that your NIB has active/verified status. Here's what that means:
NIB Status Levels
| Status | Meaning | Airbnb Accepts? |
|---|---|---|
| Terdaftar (Registered) | Initial registration complete | Not sufficient |
| Terverifikasi (Verified) | Documents checked, business validated | Yes |
| Efektif (Effective) | All requirements met, fully operational | Yes |
How to Upload to Airbnb
- Log into your Airbnb host dashboard
- Go to Account Settings → Professional Hosting Tools or Listing Details
- Find the Government Registration or Business License section
- Enter your NIB number (13-digit number)
- Upload your NIB certificate (PDF from OSS)
Airbnb's system may also ask for your Sertifikat Standar (tourism registration) or Pondok Wisata license. NIB alone may not be sufficient to keep your listing active long-term — but it's the first document they verify.
NIB Is Just Step 1: The Full Permit Chain
Getting NIB keeps your listing active in the short term. But for full legal compliance, you need the complete permit chain:
NIB
Business registration. What Airbnb is asking for RIGHT NOW.
PBG
Building Approval. Confirms your building meets safety standards.
SLF
Safety Certificate. Physical inspection of your property.
Sertifikat Standar
Tourism Registration. The final authorization for commercial rental.
NIB is the foundation — every other permit depends on having it. That's why Airbnb starts here.
Want the full picture? See our complete permit guide →
What If You Don't Have a PT PMA?
This is where many foreign villa owners hit a wall.
The Problem
You need a PT PMA to get NIB. Setting up a PT PMA takes 2-4 weeks and costs Rp15M - Rp35M through a notary.
Your Options
| Option | Timeline | Cost | Works? |
|---|---|---|---|
| Set up PT PMA + get NIB | 3-6 weeks | Rp15M - Rp35M | Yes |
| Use existing Indonesian company (if applicable) | 1-2 weeks | Varies | Depends on structure |
| Nominee arrangement | N/A | N/A | Illegal — don't do this |
Warning: Nominee Arrangements Are Illegal
Some people suggest using an Indonesian nominee to register NIB on your behalf. This is illegal under Indonesian law (UU 25/2007). Both parties face criminal penalties, and your entire investment is at risk if the arrangement is discovered or the nominee decides to claim the property.
Management Company Structure
A legal alternative: if you work with a property management company (PT PMDN) that has the correct KBLI codes, they may be able to list and operate the property under their NIB. However, this requires a formal management agreement and has tax implications.
What Happens If You Miss the Deadline?
March 31, 2026: Consequences
| Consequence | Impact |
|---|---|
| Delisted from Airbnb | Listing removed — bookings cancelled |
| Removed from Booking.com, Agoda, VRBO | All platform income stops |
| Future bookings voided | Guests get refunds, you get nothing |
| Cannot relist | Until NIB and permits are in order |
After March 31: Ongoing Risks
| Risk | Severity |
|---|---|
| Fines up to Rp 50.000.000 | High |
| Property sealing by Satpol PP | High |
| Deportation for foreigners operating illegally | Critical |
| 20-40% property value decline | Long-term |
Cost Breakdown: Getting NIB
| Item | Cost (IDR) | Notes |
|---|---|---|
| PT PMA establishment (if needed) | Rp15M - Rp35M | One-time, through notary |
| NPWP registration | Free | Required for PT PMA |
| OSS registration + NIB | Free | Government system |
| KBLI code addition | Free | Through OSS |
| Consultant assistance | Rp3M - Rp8M | Optional but recommended |
The NIB itself is free — the cost is in setting up the business entity (PT PMA) that holds it. If you already have a PT PMA with the right KBLI codes, getting NIB costs nothing.
Frequently Asked Questions
What is NIB and why does Airbnb require it?
NIB (Nomor Induk Berusaha) is Indonesia's Business Identification Number. It's the official registration for any commercial activity, including vacation rentals. Airbnb requires it because Indonesian regulation (Permenpar No. 6/2025) mandates that all short-term rental platforms verify host business registration. Without NIB, your listing will be removed after March 31, 2026.
Can I get NIB as a foreigner?
Not as an individual. Foreigners need a PT PMA (foreign-owned company) to obtain NIB for commercial rental activity. Setting up a PT PMA typically takes 2-4 weeks and costs Rp 15-35 million through a notary. If you already have a PT PMA, you can register for NIB through OSS in about 1-2 weeks.
How long does it take to get NIB?
If you already have a PT PMA or Indonesian business entity: 1-2 weeks through the OSS system. If you need to set up a PT PMA first: 3-6 weeks total. The OSS registration itself can be completed in a day, but processing takes 1-7 days.
Is NIB the same as TDUP?
No. NIB is your business registration number. TDUP (Tanda Daftar Usaha Pariwisata) was the old tourism license, now replaced by Sertifikat Standar Pariwisata. You need NIB first, then use it to apply for Sertifikat Standar — which is the actual tourism authorization. NIB alone doesn't authorize tourism activity.
My property manager says I don't need NIB. Is that true?
No. Every property listed on Airbnb or other platforms must have valid business registration (NIB). Some property managers operate under their own NIB — confirm whether your property is registered under their business. If not, you need your own NIB or a formal management agreement.
What KBLI code do I need for Airbnb?
Most Bali villa rentals use KBLI 55194 (Jasa Akomodasi Lainnya / Other Accommodation Services). For PT PMA companies, codes 55900 or 68111 are commonly used. The key requirement: your KBLI must cover accommodation or tourism activity. Generic business codes won't satisfy Airbnb's requirement.
Is NIB enough to keep my Airbnb listing?
For now, yes — NIB is the first document Airbnb verifies. But for full legal compliance, you also need PBG (Building Approval), SLF (Safety Certificate), and Sertifikat Standar (Tourism Registration). Airbnb may require additional documentation in the future as enforcement tightens.
What if my property is in a yellow zone?
You can still get NIB — it's business registration, not a zoning permit. However, if your property is in a yellow or green zone, you won't be able to obtain the Sertifikat Standar tourism license needed for full compliance. Indonesian citizens may qualify for Pondok Wisata in yellow zones. Foreign owners with PT PMA cannot legally operate short-term rentals in non-tourism zones.
What Should You Do Right Now?
If you already have a PT PMA:
- Log into oss.go.id
- Check if your KBLI includes accommodation (55194, 55900, or similar)
- If not, add the correct KBLI code
- Ensure your NIB status is Terverifikasi (Verified) or Efektif (Effective)
- Upload NIB number and certificate to Airbnb
If you don't have a PT PMA:
- Contact a notary to begin PT PMA establishment (2-4 weeks)
- Register for NPWP once company is formed
- Register on OSS and obtain NIB
- Upload to Airbnb as soon as NIB is issued
If you're an Indonesian citizen:
- Register on oss.go.id with your KTP
- Select appropriate KBLI code
- Complete NIB registration
- Upload to Airbnb
Not Sure Where You Stand?
Every property is different. Your zoning, ownership structure, and existing permits all affect what you need to do — and whether full compliance is even possible.
Our compliance assessment tells you:
- Whether your property is in a tourism-eligible zone
- What permits you already have vs. what you need
- Whether your current business structure supports NIB
- A realistic timeline and cost estimate
- Your specific next steps
Don't assume your property manager has this handled. The consequences fall on you as the owner.
Related guides:
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