Legal Analysis of The Responsibility of Flat House Developers in Fulfilling The Sales Purchase Binding Agreement (PPJB) As Reviewed From Law No. 20 of 2011 Concerning Flat Houses
DOI:
https://doi.org/10.38035/jlph.v6i3.3090Keywords:
Apartment, breach of contract, consumer protectionAbstract
This research is conducted to examine the juridical aspects construction of developers’ liability in the implementation of Sale and Purchase Binding Agreements (PPJB) for apartment units under Law Number 20 of 2011 on Flats, as well as the mechanisms for resolving consumer disputes. This research applies a doctrinal legal framework grounded in legislation, legal theory, and judicial decisions legislation, scholarly literature, and the Decision of the Yogyakarta High Court Number 91/PDT/2020/PTYYK as analytical materials. The findings indicate that developers’ liability forms a multi-layered liability system encompassing administrative, criminal, and civil responsibility. However, in practice, enforcement is predominantly pursued through breach of contract claims under the Civil Code, while administrative and criminal sanctions have not been optimally implemented. This reflects a gap between normative provisions and practical enforcement. The study concludes that developers’ liability demonstrates a hybrid liability character, combining contractual and public regulatory responsibility, thereby requiring stronger supervision and consistent law enforcement to ensure consumer protection and legal certainty.
References
Aristotle. (2009). Nicomachean ethics (W. D. Ross, Trans.). Oxford University Press.
Friedman, L. M. (1975). The legal system: A social science perspective. Russell Sage Foundation.
Hadjon, P. M. (1987). Perlindungan hukum bagi rakyat di Indonesia. PT Bina Ilmu.
Marzuki, P. M. (2019). Penelitian hukum (Edisi revisi). Kencana.
Miru, A., & Yodo, S. (2021). Hukum perlindungan konsumen. Raja Grafindo Persada.
Radbruch, G. (1910). Einführung in die Rechtswissenschaft. Quelle & Meyer.
Shidarta. (2006). Hukum perlindungan konsumen Indonesia. Grasindo.
Soekanto, S., & Mamudji, S. (2015). Penelitian hukum normatif: Suatu tinjauan singkat. Raja Grafindo Persada.
Legislation
Kitab Undang-Undang Hukum Perdata.
Undang-Undang Nomor 1 Tahun 2011 Tentang Perumahan dan Kawasan Permukiman.
Undang-Undang Nomor 8 Tahun 1999 Tentang Perlindungan Konsumen.
Undang-Undang Nomor 20 Tahun 2011 Tentang Rumah Susun.
Journal
Aurellia, C. S., & Winanti, A. (2023). Validity of sale and purchase bindingagreement in preproject selling transaction. Jurnal IusConstituendum, 9(2), 275-290.
Handayani, I. G. A. K. R., & Suhartana, L. W. P. (2021). Kepastian hokum kepemilikan satuan rumah susun dalam praktik pre-project selling. Jurnal RechtsVinding, 10(3), 397-412.
Hutagaol, D. S. L. B., & Simamora, J. (2025). Legal protection of buyers in the sale and purchase agreement of uncertified Pangkalan Mansyur land. Golden Ratio of Data in Summary, 5(2), 193-202.
Ibrahim Kosasih, J. (2021). Perlindungan hukum konsumen dalam transaksi properti dan tantangan implementasinya. Jurnal Yudisial, 14(2), 188- 190.
Kerti, R. M. (2024). Efektivitas pengawasan administratif dalam pemasaran rumah susun. Jurnal Legislasi Indonesia, 21(1), 67-70.
Lestari, D. M. (2022). Penyelesaian sengketa rumah susun melalui gugatan wanprestasi. Jurnal Arena Hukum, 15(1), 85-102.
Lumban Gaol, E., & Simamora, J. (2025). Legal analysis of business strategy and human rights based on Presidential Regulation Number 60 of 2023. Formosa Journal of Multidisciplinary Research (FJMR), 4(2), 663-674.
Maria, V. I., Koeswahyono, I., Suhariningsih, & Amiputra, S. (2022). Consumer’s legal protection in the sale and purchase of flats in the pre-project selling system. International Journal of Research in Business and Social Science, 11(2), 454-461.
Manalu, N., Simamora, J., & Anggusti, M. (2021). Kepastian hukum manfaat pensiun menurut Undang-Undang Nomor 13 Tahun 2003 dengan Undang-Undang Nomor 11 Tahun 2020 tentang Cipta Kerja Klaster IV dan Peraturan Pemerintah Nomor 45 Tahun 2015. Jurnal Magister Hukum Program Pascasarjana Universitas HKBP Nommensen, 2(2),255-266.
Mubarrak, M. Z., & Saputra, G. R. (2025). Pre-project selling of apartment developments: Reconstructing project completion guarantees as a form of consumer legal protection in condominium housing. Istinbath: Jurnal Hukum, 22(2), 1-15.
Nugroho, S. H. (2021). Penguatan sanksi administratif dalam hukum perumahan. Jurnal Legislasi Indonesia, 18(4), 503-506.
Pasaribu, R. S., & Simamora, J. (2022). Pengakuan dan perlindungan hukum terhadap keberadaan masyarakat hukum adat Batak Toba. Nommensen Journal of Legal Opinion (NJLO), 3(1), 1-15.
Prasetyo, D. A. (2022). Information asymmetry in property transactions. Jurnal RechtsVinding, 11(2), 222-224.
Putri, A. R. (2022). Hak atas informasi dalam transaksi pre-project selling rumah susun. Jurnal Hukum Ius Quia Iustum, 29(4), 630-632.
Rahardjo, S. (2021). Wanprestasi dalam perjanjian pengikatan jual beli apartemen. Jurnal Yudisial, 14(2), 201-216.
Sari, D. P., & Nugroho, A. (2022). Implementasi ketentuan keterbangunan 20% dalam perjanjian pra-penjualan rumah susun. Jurnal Hukum dan Pembangunan, 52(3), 412-428.
Sembiring, J. (2021). Konstruksi pertanggungjawaban pelaku usaha dalam perspektif hokum perlindungan konsumen. Jurnal Yudisial, 14(1), 83-85.
Simamora, J. (2014). Kepastian hukum pengajuan kasasi oleh jaksa penuntut umum terhadap vonis bebas: Kajian putusan Mahkamah Konstitusi Nomor 114/PUU-X/2012. Jurnal Yudisial, 7(2), 145-160.
Simamora, J., & Sarjono, A. G. A. (2022). Urgensi regulasi penataan ruang dalam rangka perwujudan pembangunan berkelanjutan di Indonesia. Nommensen Journal of Legal Opinion, 3(1), 61-72.
Simangunsong, G. H., & Simamora, J. (2024). Pertanggungjawaban hukum notaris pengganti dalam pembuatan akta melampaui kewenangan di Indonesia. Politica: Jurnal Hukum Tata Negara dan Politik Islam, 11(2), 183-196.
Wulandari, T. (2023). Integrasi rezim perlindungan konsumen dan hokum perumahan dalam transaksi rumah susun. Jurnal Hukum dan Pembangunan, 53(1), 108-110.
Court ruling
Putusan Pengadilan Tinggi Yogyakarta Nomor 91/PDT/2020/PT YYK (2020).
Downloads
Published
How to Cite
Issue
Section
License
Copyright (c) 2026 Sentiana Br. Lumban Tobing, Janpatar Simamora, Ria Juliana Siregar
This work is licensed under a Creative Commons Attribution 4.0 International License.
Authors who publish their manuscripts in this journal agree to the following conditions:
- The copyright on each article belongs to the author(s).
- The author acknowledges that the Journal of Law, Poliitic and Humanities (JLPH) has the right to be the first to publish with a Creative Commons Attribution 4.0 International license (Attribution 4.0 International (CC BY 4.0).
- Authors can submit articles separately, arrange for the non-exclusive distribution of manuscripts that have been published in this journal into other versions (e.g., sent to the author's institutional repository, publication into books, etc.), by acknowledging that the manuscript has been published for the first time in the Journal of Law, Poliitic and Humanities (JLPH).
