12 things to check before signing a villa lease in Bali
The 12-point checklist
- Who is renting it to you? Ask for the owner's ID and the land certificate, or the lease that gives the person renting it to you the right to sublet. Many Bali villas are leased and re-let, which is fine if it is in writing.
- The contract language. Ask for a bilingual contract (English and Bahasa Indonesia), or pay a translator. You must understand what you sign.
- Exactly what the rent includes. WiFi, cleaning (how often), pool service, garden, rubbish, banjar fee, gas, water. Write it into the contract.
- Electricity. Is it a prepaid token meter or a monthly bill? What is the power capacity (VA)? Low capacity means the power trips when several ACs run at once.
- Water source. Mains water (PDAM) or a deep well? Well water is normal in Kerobokan, but check the pressure and whether there is a filter.
- Internet speed. Run a speed test in the rooms where you will actually work.
- Deposits and refund date. How much, when it is returned, and what can be deducted. Agree on a written inventory with photos on move-in day.
- Repairs. Who pays for what? Usually the owner covers structural problems (roof, plumbing, electrics) and the tenant covers damage and small consumables.
- Early exit and renewal. What happens if you leave early? Is the price fixed if you renew?
- Rainy-season check. Look for water stains on ceilings, mould in bathrooms and signs of flooding in the lane. Bali's wet season runs roughly November to March.
- Access and parking. Can a car reach the gate? Many Kerobokan villas are on narrow lanes (gang) that suit scooters better than cars.
- Neighbourhood noise. Visit at night and on a weekend: construction, bars, dogs, temple ceremonies.
Payment terms to expect
Monthly rentals are normally paid one month in advance. Yearly rentals are often paid upfront, sometimes in two or more instalments by agreement. Always pay to a bank account in the name on the contract and keep receipts.
Registering your stay
If you are a foreign national, ask the owner or manager whether they will report your stay at the villa, as the local authorities require for foreigners in private accommodation. It is quick for them to do, and it avoids problems later.
Red flags
- The person refuses to show any ownership or lease documents.
- A price far below the market, with pressure to pay a deposit today.
- No written contract, or a contract only in a language you cannot read.
Frequently asked questions
Do I need a lawyer to rent a villa in Bali?
Not for a standard lease, but a translator or a notary check is worth it for yearly contracts or large upfront payments.
How much deposit is normal for a long-term villa in Bali?
Usually a booking deposit to hold the dates plus a refundable security deposit, often equal to about one month's rent or a fixed amount between IDR 5 and 20 million.
Who pays for repairs in a Bali villa lease?
Usually the owner pays for structural repairs such as the roof, plumbing and electrics, and the tenant pays for damage they cause. Put it in the contract.