Electronic Theses and Dissertation

Pasal 7 UU Nomor 8 Tahun 1999 tentang Perlindungan Konsumen mewajibkan pelaku usaha memberikan informasi yang benar, jelas, dan jujur kepada konsumen. Berkaitan dengan jual beli properti melalui pre-project selling pengembang harus mematuhi ketentuan tersebut karena pengembang sebagai produsen dalam hal tersebut. Namun dalam praktiknya, transaksi pre-project selling di Kota Banda Aceh masih menimbulkan berbagai persoalan hukum yang merugikan pembeli, antara lain minimnya transparansi legalitas proyek, ketidaksesuaian spesifikasi bangunan, serta tidak terealisasinya fasilitas yang dijanjikan pengembang. Hal ini menunjukkan bahwa ketidaksesuaian antara informasi yang diberikan sebelumnya pada saat penawaran.
Penelitian ini bertujuan untuk menganalisis pelaksanaan jual beli properti melalui skema pre-project selling, mengidentifikasi kerugian yang dialami pembeli, serta menganalisis bentuk perlindungan hukum terhadap pembeli akibat tindakan pengembang di Kota Banda Aceh.
Metode yang digunakan adalah penelitian hukum empiris dengan pendekatan kualitatif. Data diperoleh melalui wawancara terhadap pembeli, pengembang, dan Notaris/PPAT pada proyek Ayman Regency, Permata Hijau, dan Griya Atlanta di Kota Banda Aceh dan untuk melengkapi data tersebut penulis juga melakukan studi kepustakaan.
Hasil penelitian menunjukkan bahwa praktik pre-project selling dalam beberapa jual beli rumah di Banda Aceh masih mengalami kerugian. Kerugian yang dialami pembeli mencakup kerugian materiil berupa beban biaya tambahan akibat infrastruktur yang tidak dibangun pengembang, serta kerugian immateriil berupa tidak terealisasinya fasilitas sosial. Tindakan pengembang dapat dikualifikasikan sebagai wanprestasi apabila hanya melanggar isi perjanjian, atau sebagai Perbuatan Melawan Hukum berdasarkan Pasal 1365 KUHPerdata apabila pelanggaran melampaui hubungan kontraktual.
Disarankan penguatan pengawasan pemerintah terhadap praktik pre-project selling, peningkatan tanggung jawab pengembang dalam menyusun PPJB yang transparan dan berimbang, optimalisasi peran Notaris/PPAT dalam memastikan legalitas proyek, peningkatan kehati-hatian pembeli sebelum bertransaksi, serta pemanfaatan mekanisme penyelesaian sengketa secara musyawarah maupun melalui jalur hukum apabila terjadi pelanggaran, guna mewujudkan kepastian hukum dan perlindungan yang efektif bagi para pihak.

Article 7 of Law Number 8 of 1999 on Consumer Protection requires business actors to provide consumers with accurate, clear, and honest information. In relation to property sales through the pre-project selling scheme, developers, as business actors and producers, are obligated to comply with this provision. However, in practice, pre-project selling transactions in Banda Aceh continue to give rise to various legal issues that disadvantage buyers, including the lack of transparency regarding project legality, discrepancies between the promised and actual building specifications, and the failure of developers to deliver the promised facilities. These issues demonstrate a mismatch between the information provided during the marketing stage and the actual implementation of the project. This study aims to analyze the implementation of property sales through the pre-project selling scheme, identify the losses suffered by buyers, and examine the forms of legal protection available to buyers as a result of developers' actions in Banda Aceh. This research employs an empirical juridical method with a qualitative approach. The data were collected through interviews with buyers, developers, and Notaries/Land Deed Officials (PPAT) involved in the Ayman Regency, Permata Hijau, and Griya Atlanta housing projects in Banda Aceh. To complement the primary data, the research also utilized library research by examining relevant legal literature and statutory regulations. The findings reveal that the practice of pre-project selling in several residential property transactions in Banda Aceh has resulted in significant losses for buyers. These losses include material losses in the form of additional costs incurred due to infrastructure that was not constructed by the developer, as well as immaterial losses resulting from the failure to provide the promised social facilities. The developer's conduct may be classified as a breach of contract where it merely violates the terms of the agreement, or as a tort (unlawful act) under Article 1365 of the Indonesian Civil Code (KUHPerdata) where the violation extends beyond the contractual relationship. Based on the findings, it is recommended that the government strengthen its supervision of pre-project selling practices, developers enhance their responsibility by preparing transparent and balanced Sale and Purchase Binding Agreements (PPJB), Notaries/Land Deed Officials (PPAT) optimize their role in ensuring the legality of property projects, and buyers exercise greater caution before entering into property transactions. Furthermore, dispute resolution should be pursued through amicable settlement or legal proceedings, where necessary, in order to ensure legal certainty and effective legal protection for all parties involved.