balipropertyguideHT-el in English: the electronic hak tanggungan system
Since 2020 a mortgage on Indonesian land is registered and struck off online. Who files, how fast the land office must act, and what the electronic record does not prove.
Permen ATR/BPN 5/2020, the articles a buyer or borrower meets
Since 2020 a mortgage on Indonesian land is registered, moved and struck off through an electronic system, not at a counter. The regulation that runs it decides who files, how fast the land office must act, and what happens when it does not.
| Article | What it decides | Used on |
|---|---|---|
| Permen ATR/BPN 5/2020 art. 6(1) | Services in the system: registration, transfer, change of the creditor's name, deletion (roya), and data correction. | — |
| Permen ATR/BPN 5/2020 art. 7(1) | Users: creditors, and PPATs or others the Ministry designates. | — |
| Permen ATR/BPN 5/2020 art. 9(1) | Applications are made by the creditor, through the HT-el system. | — |
| Permen ATR/BPN 5/2020 art. 13(4)-(5) | Missing documents must be supplied by the 5th day after the application is received, or the application lapses. | — |
| Permen ATR/BPN 5/2020 art. 16(3) | The certificate issues on the 7th day after the application is confirmed by the system. | — |
| Permen ATR/BPN 5/2020 art. 14(1) | If the land office does not check it, the result is deemed approved if the land office has not checked it by the 7th day and the system issues the result. | — |
| Permen ATR/BPN 5/2020 art. 18 | Once paid, the creditor must register the deletion promptly, through the HT-el system. | roya |
| Permen ATR/BPN 5/2020 art. 33 | Mortgage services run only electronically, from 3 months after the regulation took effect. | — |
| Permen ATR/BPN 5/2020 art. 37 | Replaced: Permen ATR/BPN 9/2019. | — |
How a mortgage is registered now
The system handles registration, transfer, change of the creditor's name, deletion (roya), and data correction (Permen ATR/BPN 5/2020 art. 6(1)). Its users are creditors, and PPATs or others the Ministry designates (Permen ATR/BPN 5/2020 art. 7(1)); applications are made by the creditor, through the HT-el system (Permen ATR/BPN 5/2020 art. 9(1)), with documents filed by the PPAT, for registration or transfer; the creditor, for a name change, deletion or correction (Permen ATR/BPN 5/2020 art. 9(2)-(3)). The result is an electronic HT certificate, and the HT note in the land book and on the land certificate (Permen ATR/BPN 5/2020 art. 15(1)).
| Day | What happens | Source |
|---|---|---|
| 0 | Application confirmed by the system, fee paid | Permen ATR/BPN 5/2020 arts. 11-12 |
| By day 5 | Missing documents supplied, or the application lapses | Permen ATR/BPN 5/2020 art. 13(4)-(5) |
| Day 7 | Certificate issues | Permen ATR/BPN 5/2020 art. 16(3) |
| Day 7, unchecked | deemed approved if the land office has not checked it by the 7th day and the system issues the result | Permen ATR/BPN 5/2020 art. 14(1) |
Sources in the last column. The fee is the Ministry’s non-tax revenue tariff, which we have not read.
Who files which service
| Service | Documents filed by | Source |
|---|---|---|
| Registration of a hak tanggungan | PPAT | Permen ATR/BPN 5/2020 art. 9(2) |
| Transfer (e.g. the loan sold to another bank) | PPAT | Permen ATR/BPN 5/2020 art. 9(2) |
| Change of the creditor's name | Creditor | Permen ATR/BPN 5/2020 art. 9(3) |
| Deletion (roya) | Creditor | Permen ATR/BPN 5/2020 art. 9(3) |
| Data correction | Creditor | Permen ATR/BPN 5/2020 art. 9(3) |
In every case the application itself is made by the creditor, through the HT-el system (Permen ATR/BPN 5/2020 art. 9(1)). The owner of the land does not file anything in HT-el — our reading of the user list (Permen ATR/BPN 5/2020 art. 7(1)), which matters when an owner needs a roya the bank has not filed.
What it changes for a buyer
Three things. A second mortgage gets a new HT-el certificate with a new number (Permen ATR/BPN 5/2020 art. 17(1)). Partial roya and other changes give a new certificate with the same number, carrying the latest data (Permen ATR/BPN 5/2020 art. 17(2)); after full roya the earlier HT-el certificate is marked as no longer valid (Permen ATR/BPN 5/2020 art. 17(3)). And the land office can refuse the service for a seizure or block on the land during processing, or other legal grounds (Permen ATR/BPN 5/2020 art. 24(1)) — a blocked certificate stops a mortgage as it stops a sale.
The fourth is a limit. The material truth of the documents is not the land office's responsibility (Permen ATR/BPN 5/2020 art. 20(2)). An electronic certificate proves that the system recorded what was filed, not that what was filed was true — which is why the certificate check and the PPAT still matter. Checking a certificate. The electronic land certificate.
Who answers for what
The regulation puts the weight on the people who file. A PPAT files with a signed statement taking responsibility for the validity and truth of the electronic documents, and must keep all supporting documents (Permen ATR/BPN 5/2020 art. 10(2)-(3)). Documents later found to be forged are entirely the responsibility of whoever sent them, criminally and civilly (Permen ATR/BPN 5/2020 art. 20(4)). The holder of an HT-el certificate is barred from altering or manipulating the electronic document, or copying or passing it to parties outside the mortgage transaction (Permen ATR/BPN 5/2020 art. 21(1)), and a breach can bring temporary or permanent closure of access, cancellation of the HT-el certificate, and/or a report to law enforcement (Permen ATR/BPN 5/2020 art. 23(1)).
When the system fails, the risk falls back on the clock, not the applicant: an application that cannot be completed through force majeure is void, with the fee reusable for a new application on the same subject and object, or refunded (Permen ATR/BPN 5/2020 arts. 25(1), 26). Where the system does not confirm a payment, the creditor can confirm directly with the land office or the complaints service (Permen ATR/BPN 5/2020 art. 12(2)).
Mortgages from before 2020
Mortgage services now run only electronically, from 3 months after the regulation took effect (Permen ATR/BPN 5/2020 art. 33). A hak tanggungan issued on paper can be serviced electronically after conversion (alih media), for a fee (Permen ATR/BPN 5/2020 art. 35); HT-el results issued under the earlier 2019 regulation remain valid (Permen ATR/BPN 5/2020 art. 34). Corrections must be applied for within 30 days of the certificate's issue (Permen ATR/BPN 5/2020 art. 19(2)). The regulation was signed on 6 April 2020, promulgated 8 April 2020 (Permen ATR/BPN 5/2020, signature block) and replaced Permen ATR/BPN 9/2019 (Permen ATR/BPN 5/2020 art. 37).
This is commentary on the official text, not legal advice.
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Questions on this page
What is HT-el?
Electronic hak tanggungan: the integrated electronic service through which hak tanggungan is registered, transferred, renamed, deleted and corrected (Permen ATR/BPN 5/2020 art. 6(1)). Since 3 months after the regulation took effect, mortgage services run only electronically (art. 33).
How long does an HT-el registration take?
The certificate issues on the 7th day after the application is confirmed by the system (art. 16(3)). Missing documents must be supplied by the 5th day or the application lapses (art. 13(4)-(5)); if the land office has not checked it by the 7th day and the system issues the result, it is deemed approved (art. 14(1)).
Who applies for HT-el — the bank or the PPAT?
The creditor applies through the system (art. 9(1)). The PPAT submits the documents for a registration or transfer; the creditor submits them for a name change, a deletion or a correction (art. 9(2)-(3)).
Does the land office check whether the documents are true?
No. The material truth of the documents behind an HT-el result is not the land office's responsibility (art. 20(2)); responsibility for forged documents lies with whoever sent them (art. 20(4)).
Sources cited on this page
Every rule above was read in the Indonesian original on 20 September 2026, not from an English summary. How we check this.