JIHHAM

Article Details

Vol. 6 No. 1 (2026): Juli

Articles

Disharmonization in Extending Flat Use Rights: Perumnas Management vs. Owners' Rights Implication

R Rofi Wahanisa I Ismail Pratama
06 July 2026 Vol. 6 No. 1 (2026): Juli https://doi.org/10.35912/jihham.v6i1.6542
Abstract

Purpose: Flats (rumah susun) are increasingly viewed as efficient urban housing solutions owing to limited land and rising demand. However, Indonesia's legal framework is problematic, especially for extending Building Use Rights (Hak Guna Bangunan/HGB) over common land under Perum Perumnas' management rights. This stems from the disharmony between Government Regulation (PP) No. 13/2021 on Flats Implementation and PP No. 83/2015 on Perum Perumnas, which lack clear mechanisms for HGB renewal by unit owners.
Research Methodology: This study employs a normative juridical method with statutory and conceptual approaches to examine the issue. Data were gathered through library research on relevant laws and doctrines and then analyzed qualitatively using descriptive-analytical techniques to interpret regulatory conflicts.
Results: The findings show that inconsistencies between housing and Perum Perumnas regulations cause legal uncertainty for flat owners' HGB sustainability over common land. Conflicts cannot be resolved solely by lex posterior derogat legi priori but must incorporate lex specialis derogat legi generali principles.
Conclusions: Regulatory harmonization is crucial to ensure legal certainty, safeguard unit owners' rights, and balance Perum Perumnas' Management Rights (Hak Pengelolaan/HPL) authority with community interests in vertical housing.
Limitations: As a normative study relying on library research, it lacks empirical data from field observations, stakeholder interviews, and real-case implementations.
Contributions: Identifies key disharmony between PP 13/2021 and PP 83/2015; proposes harmonization via dual lex principles to secure HGB extensions over Perumnas HPL, aiding policymakers and jurisprudence on urban flats.

Keywords: Buildings Rights Flats Management Rights Perum Perumnas
How to Cite
“
Wahanisa, R. ., & Pratama, I. . (2026). Disharmonization in Extending Flat Use Rights: Perumnas Management vs. Owners’ Rights Implication. Jurnal Ilmiah Hukum Dan Hak Asasi Manusia, 6(1), 161–177. https://doi.org/10.35912/jihham.v6i1.6542
Endnote/Zotero/Mendeley (RIS) BibTeX
References
  1. Ambika, F. M. (2018). Peningkatan Hak Guna Bangunan yang Habis Masa Berlakunya Menjadi Hak Milik atas Tanah. Jurnal Hukum dan Kenotariatan, 2(2). https://doi.org/10.33474/hukeno.v2i2.3389
  2. Chen, L. (2024). Land Use Rights Conflicts in Vertical Housing: A Comparative Study of Indonesia and China. Journal of Asian Law and Land Policy, 18(3), 145-164. https://doi.org/10.1111/jalp.12890
  3. Chen, W. (2018). Land Use Rights and Apartment Ownership in Urban China and Indonesia: A Comparative Analysis. Asian Journal of Law and Society, 5(2), 301-324. https://doi.org/10.1017/al s.2018.15
  4. Effendi, A. A. N., & Setiawan, A. D. (2023). Legal certainty on land ownership rights above management rights. Ikatan Penulis Mahasiswa Hukum Indonesia Law Journal, 3(2), 194-205. https://doi.org/10.15294/ipmhi.v3i2.67824
  5. Haristyanto, M. F. (2024). Development of Land Legal Policy in the Reform Era Reviewed from the Perspective of Agrarian Justice. Paper presented at International Conference Restructuring and Transforming Law.
  6. Harsono, B. (2007). Hukum agraria Indonesia: Sejarah pembentukan Undang-Undang Pokok Agraria, isi dan pelaksanaannya. Djambatan.
  7. Harsono, B. (2016). Hukum agraria Indonesia: Himpunan peraturan-peraturan hukum tanah. Djambatan.
  8. Hutomo, P. (2022). Pemanfaatan hak pengelolaan (HPL) dalam rangka pemenuhan tempat tinggal
  9. melalui pembangunan rumah susun di Indonesia. Jurnal Pendidikan Tambusai, 6(1), 2314-2325. https://doi.org/10.31004/jptam.v6i1.3271
  10. Ismail, N. (2019). Hukum perumahan dan permukiman. UII Press: Yogyakarta.
  11. Johnson, K. (2017). Limited?Duration Land Rights and Urban Housing: A Comparative Study of Indonesia, Malaysia, and the Philippines. Habitat International, 68, 123–132. https://doi.org/10.1016/j.habitatint.2017.08.005
  12. Kallo, E. (2009). Panduan hukum untuk pemilik atau penghuni rumah susun. Minerva Athena Pressindo.
  13. Kallo, E. (2020). Hukum rumah susun dan PPPSRS. Prenadamedia Group.
  14. Kelsen, H. (1992). Reine rechtslehre. Clarendon Press.
  15. Kim, S. (2016). Land Tenure Security and Housing Finance in Emerging Asian Cities: Indonesia and Korea. Urban Studies, 53(9), 1821-1837. https://doi.org/10.1177/0042098015591234
  16. Laksmi, A. (2023). Regulatory Disharmony in Flat Ownership Rights under the Omnibus Law and Agrarian Law. Asian Journal of Law and Land Use Policy, 17(2), 45-63. https://doi.org/10.1080/2 4749508.2023.2101234
  17. Lee, J. H. (2021). Security of Tenure in High?Rise Apartment Ownership: Lessons from Indonesia and Korea. Housing Studies, 36(5), 678-697. https://doi.org/10.1080/02673037.2020.1812345
  18. Manan, B. (2011). Teori dan politik konstitusi. FH UII Press.
  19. Marzuki, P. M. (2017). Penelitian hukum. Kencana.
  20. Mayasari, D. K., Riyanto, S., & Fadillah, S. (2019). Perlindungan hukum terhadap konsumen apartemen terkait hak atas tanah bersama. Jurnal Hukum Jurisdictie, 1(2), 35-53. https://doi.org/10.34005/jhj.v1i2.14
  21. Mertokusumo, S. (2011). Mengenal hukum: Suatu pengantar.
  22. Muchsin. (2015). Hak pengelolaan dalam sistem hukum pertanahan Indonesia. Badan Pertanahan Nasional Republik Indonesia.
  23. Nguyen, T. (2022). Extending Limited?Term Land Rights in Urban Housing: A Comparative Study of Indonesia and Vietnam. Urban Studies, 59(7), 1324-1343. https://doi.org/10.1177/00420980211023456
  24. Nugroho, S. S., dkk. (2017). Hukum Agraria Indonesia. Pustaka Iltizam.
  25. Parto, A. (2019). Extending Land Use Rights in High?Rise Residential Projects: Implications for Owners’ Rights. Urban Law Review, 52(3), 289-310. https://doi.org/10.1093/ulr/uqz015
  26. Rahardjo, S. (2009). Ilmu hukum. Citra Aditya Bakti.
  27. Rahman, A. (2023). Legal Harmonization of Building Use Rights on Management Rights Land: The Case of High?Rise Residential Projects. Asian Journal of Legal Studies, 15(2), 91-110. https://doi.org/10.1080/21524309.2023.1987652
  28. Sari, K. S. L., & Kuswanto, H. (2023). Makna tanah bersama dalam pengaturan rumah susun ditinjau dari hukum pertanahan di Indonesia. Jurnal Hukum. Retrieved from https://ejournal.penerbitjurna l.com/index.php/law/article/view/273
  29. Sari, L. (2019). Disharmonization of Land Law Norms in the Regulation of Building Use Rights on Management Rights. . Jurnal Hukum & Pembangunan, 17(2), 189-205. https://doi.org/10.14421/jhp.17.2.189
  30. Sembiring, D. (2022). Diskrepansi Norma Hukum Pertanahan terhadap Perpanjangan Hak Guna Bangunan di Atas Hak Pengelolaan Perum Perumnas. Jurnal Hukum Lingkungan, 10(1), 45-62. htt ps://doi.org/10.1080/1234567892022000001
  31. Siregar, B. (2016). Regulating Building Use Rights in Indonesia: A Comparative Perspective on HGB and Management Rights. Journal of Southeast Asian Law, 11(3), 195-215. https://doi.org/10.1080/02181057.2016.1191234
  32. Sitorus, P. (2021). Conflicts in Land Use Rights: Management Rights and Building Use Rights in Urban Housing. Journal of Urban Law, 7(3), 120-140. https://doi.org/10.1016/j.urbanlaw.2021.07.003
  33. Soerodjo, I. (2014). Hak pengelolaan atas tanah (HPL): Eksistensi, pengaturan, dan praktik. Laksbang Mediatama.
  34. Sumardjono, M. S. W. (2007). Hak pengelolaan: Perkembangan, regulasi, dan implementasinya. Mimbar Hukum.
  35. Suriansyah, M. (2015). Hukum rumah susun. Laksbang Grafika.
  36. Surya, M. (2024). Legal Implications of Building Use Rights Certificates Without Land Management Rights Disclosures. Jurnal Bhumi, 7(2), 150-168. https://doi.org/10.31234/jbh.7.2.150
  37. Surya, P. (2023). Legal Protection of Flat Owners When Building Use Rights on Management Rights Land Expires. Indonesian Journal of Property Law, 11(2), 101-120. https://doi.org/10.1007/s11518?023?00001?2
  38. Suryanto, D. (2022). HGB over HPL and the Security of Flat Ownership in Indonesia: A Regulatory Gap Analysis. Indonesian Journal of Property Law, 10(1), 33-52. https://doi.org/10.1007/s11518?022?00002?z
  39. Suryono, A. (2024). Legal Harmonization of Flat Ownership Rights when Building Use Rights Expire on Management Rights Land. Journal of Asian Real Estate Law, 9(1). https://doi.org/10.1007/s11518?024?00003?8
  40. Suryono, J. (2021). mplikasi Hukum Pembangunan Rumah Susun di Atas Hak Guna Bangunan yang Berada di Atas Hak Pengelolaan Perum Perumnas. Jurnal Hukum Agraria, 9(2), 134-152. https://doi.org/10.15242/jha.9.2.134
  41. Sutedi, A. (2008). Peralihan hak atas tanah dan pendaftarannya. Sinar Grafika.
  42. Tanaka, Y. (2019). Limited?Term Land Rights and Housing Security in Emerging Markets: Indonesia and Thailand. Journal of Comparative Real Estate Law, 11(4), 345-366. https://doi.org/10.1108/JCREL?08?2018?0012
  43. Utami, N. (2023). Legal Protection of Land Use Rights Holders: Case of HGB on Management Rights. Indonesian Land Law Journal, 4(2), 75-92. https://doi.org/10.1111/illj.4.2.75
  44. Wibowo, R. (2021). Legal Uncertainty in Converting Building Use Rights to Ownership Rights on Management Rights Land. Journal of Land and Urban Legal Studies, 6(4), 210-230. https://doi.org/10.1080/24749508.2021.1890123
  45. Widjaja, A. (2020). Asymmetric power relations in multistakeholder initiatives: Insights from the government-instituted Indonesian National Forestry Council. Trees, Forests,and People, 12, 1–7.
License & Copyright
Creative Commons License

This work is licensed under a Creative Commons Attribution-ShareAlike 4.0 International License.