---
title: "Using the Upper Floors of a Shophouse: Living, Office, Storage or a Separate Rental"
description: "The upper floors of a ruko (shophouse) can be a home, an office, storage or a separate rental. Check the building function, floor load, stairs, meters and contract first."
url: "https://vorneo.id/en/artikel/memanfaatkan-lantai-atas-ruko/"
lang: "en"
image: "https://images.unsplash.com/photo-1784537642718-d40947c7fd13?auto=format&fit=crop&w=1280&q=70"
---

# Using the Upper Floors of a Shophouse: Living, Office, Storage or a Separate Rental

Vorneo Property · [Property Investment](https://vorneo.id/en/artikel/topik/investasi/) · 2026-11-06

Three-storey ruko (shophouses) are common in Banjarmasin, Banjarbaru and other Kalimantan cities. The ground floor is clearly for a shop or office. The real question is what the second and third floors are for.

Many buyers and tenants decide after signing, then find the stairs are steep, there is one electricity meter for all floors, or the floor isn't right for storage. Owners who want to rent out the upper floor separately are often surprised by the access and contract needs.

This guide covers four ways to use the upper floors and what to check before choosing. For the general picture of ruko as an investment, read [investing in a ruko](/en/artikel/investasi-ruko/) first.

## Start with the building function

A ruko is a mixed-function building: business below, and usually a home or office above. Under Government Regulation No. 16 of 2021, building functions include residential, business, religious, social and cultural, special, and mixed function. The function is recorded in the building approval (PBG), which replaced the old IMB.

If the way it is used differs from the recorded function, for example a house turned into a business, the owner needs to apply for a changed PBG through the SIMBG system. The detailed rules, including penalties and fees, are set by the local government. Ask the public works or licensing office in your city before making a big change of use.

What to hold in hand before using the upper floor:

- See the ruko's PBG or old IMB and the function recorded.
- Check the zoning in [land use and zoning](/en/artikel/cek-tata-ruang-tanah/), because a trade and services zone differs from a residential one.
- Confirm the result with the seller or owner and ask for copies. PBG is explained in [PBG, the replacement for IMB](/en/artikel/mengenal-pbg-pengganti-imb/).

## Option 1: living there

Living above the shop is practical: no commute, and the shop is easy to watch. What to check:

- **Stairs and access.** Ruko stairs are often narrow and steep. For small children or older parents this becomes a daily issue. See [a home for parents and older people](/en/artikel/rumah-untuk-orang-tua-lansia/).
- **A separate entrance.** With only one door through the shop, privacy and security are limited.
- **Airflow and light.** Ruko in a row have closed side walls, so ventilation only comes from the front and back.
- **Water and drainage.** Check water pressure and drains on the upper floor.
- **Permits.** Ask about the residential function in the PBG, and whether local rules cover mixed use.

## Option 2: an office

A light office is the best fit. Compared with storage, the load is smaller and access is ordinary. Check:

- **Electricity.** Computers, air conditioning and other equipment need enough power. Check capacity and wiring condition.
- **Visitor access.** Are there clear signs from the street? Are the stairs wide enough?
- **Parking.** Parking for staff and visitors is often short in ruko areas.
- **Business licensing.** Discuss with whoever handles your licences, regarding business codes and address. Something similar for homes is in [business permits in a residence](/en/artikel/izin-usaha-di-rumah-tinggal/).

## Option 3: storage

This is the riskiest if not calculated. Ruko floors are generally designed for people and furniture, while stacked goods such as boxes, building materials or sacks can weigh far more per square metre.

What to watch:

- **Floor load.** Ask a structural engineer to assess the slab and beams if the stock is heavy. An old ruko can differ in strength from a new one.
- **Carrying goods.** Narrow stairs make heavy goods hard to bring up. Ask about a goods lift, a pulley or a hoisting window.
- **Damp and pests.** An upper floor is drier than the ground floor, but a leaking roof can ruin stock.
- **Safety.** Flammable stock on an upper floor with one staircase is dangerous. Keep fire extinguishers and exit routes that goods don't block.
- **A real warehouse.** For large volumes, [renting or buying a warehouse](/en/artikel/sewa-atau-beli-gudang/) is usually a better fit than forcing a ruko to do the job.

## Option 4: renting out separately

An owner who rents the ground floor as a shop and the upper floor to someone else can earn from two sources in one building. The practical conditions:

- **A separate entrance.** A staircase with its own door from outside, so the upper tenant doesn't walk through the shop.
- **Own electricity and water meters.** Without separate meters, bills become a source of disputes. New connections go through PLN and the regional water company. Tariffs follow the type of use, so ask which category applies to business and to residential use.
- **Physical separation.** Locks and a partition door between the shop and the upper floor.
- **Type of tenant.** An upper tenant who works at night or is noisy can disturb the shop, and the other way round.
- **Tax.** Rental income is taxed. Details are in [income tax on rent](/en/artikel/pajak-penghasilan-sewa/).

## What the contract should say about upper floors

The basics of a lease are in [what goes in a rental agreement](/en/artikel/isi-surat-perjanjian-sewa/). For a multi-storey ruko, add:

1. **The part rented.** Name which floor, including the stairs, balcony, roof and drying area.
2. **Purpose.** Living, office or storage. State what kinds of goods may be stored.
3. **Load and safety.** Storage limits, no blocking of exit routes, and fire equipment.
4. **Hours of use and noise** if the upper floor is used by a busy business.
5. **Shared costs.** Electricity, water, cleaning of the stairs and security.
6. **Subletting.** A tenant of the ground floor may not sublet the upper floor without written permission from the owner.
7. **Renovation.** Rules for adding partitions, air conditioners or pipes. A similar point is covered in [tips for renting a ruko](/en/artikel/tips-sewa-ruko/).

## Questions for the seller or owner

Before deciding, ask questions whose answers you can check on the spot:

- Since when has the building stood, and was the upper floor built together with it or added later?
- Is there a PBG or IMB for all floors?
- Is there a roof leak, a crack in the floor slab, or a floor that feels bouncy underfoot?
- How many electricity and water meters are there, in whose name, and at what capacity?
- Is there a second way out, such as a rear staircase?
- What was the upper floor used for before, and were there complaints?

Cracks and sagging floors need someone who understands structures. The symptoms are discussed in [wall cracks and ground settlement](/en/artikel/retak-dinding-penurunan-tanah/).

## Weighing the options

| Use | Advantage | What to check |
|---|---|---|
| Living | Close to the business, saves cost | Stairs, privacy, residential permit |
| Office | Light load, suits services | Electricity, parking, visitor access |
| Storage | Keep stock near the shop | Floor strength, stairs, safety |
| Rented out | Extra income | Separate access, meters, contract |

No option is best for every ruko. Look at the building first, then decide.

## Next step

Before you buy or rent, climb the stairs yourself, check the meters and ask for the PBG documents. If you're looking for a ruko whose upper floors fit your needs, see the [Vorneo property catalogue](/properti/) or ask through the [contact page](/kontak/).

## Common Questions

### Can I live on the upper floor of a ruko?

Generally a ruko is built for a business below and a home or office above, but what counts is the building function recorded in the building approval (PBG) and local rules. Government Regulation No. 16 of 2021 recognises business, residential and mixed functions. Ask the public works or licensing office in your city, then match it against the ruko's PBG.

### Is the upper floor of a ruko strong enough for storage?

Not necessarily. Ruko floors are usually designed for residential or office loads, while stacked goods can weigh far more. If you want to store a lot of stock, have a civil or structural engineer assess the slab and beams. Don't guess.

### Can the upper floor be rented out separately?

Yes, if the building allows it and the owner agrees. The practical conditions: a separate entrance from the shop, its own electricity and water meters, and a contract covering hours of use, parking, cleaning of the stairs and cost sharing. A shop tenant who sublets the upper floor needs written permission from the owner.

## Related Articles

- [Investing in a Kos Near a Campus in Banjarmasin and Banjarbaru](https://vorneo.id/en/artikel/kos-dekat-kampus-banjarmasin-banjarbaru/)
- [Investing in a Guest House Near South Kalimantan's Tourist Spots](https://vorneo.id/en/artikel/investasi-penginapan-di-kawasan-wisata/)
- [Investing in Market Kiosks and Stalls: Rights, Contracts and Footfall](https://vorneo.id/en/artikel/investasi-kios-dan-lapak-pasar/)

```json
{
  "@context": "https://schema.org",
  "@graph": [
    {
      "@type": "Article",
      "headline": "Using the Upper Floors of a Shophouse: Living, Office, Storage or a Separate Rental",
      "description": "The upper floors of a ruko (shophouse) can be a home, an office, storage or a separate rental. Check the building function, floor load, stairs, meters and contract first.",
      "datePublished": "2026-11-06T00:00:00.000Z",
      "dateModified": "2026-11-06T00:00:00.000Z",
      "author": {
        "@type": "RealEstateAgent",
        "@id": "https://vorneo.id/#agency",
        "name": "Vorneo Property",
        "url": "https://vorneo.id/"
      },
      "image": "https://images.unsplash.com/photo-1784537642718-d40947c7fd13?auto=format&fit=crop&w=1280&q=70",
      "inLanguage": "en-US",
      "publisher": {
        "@type": "RealEstateAgent",
        "@id": "https://vorneo.id/#agency",
        "name": "Vorneo Property",
        "url": "https://vorneo.id/",
        "logo": {
          "@type": "ImageObject",
          "url": "https://vorneo.id/icons/icon-512.png",
          "width": 512,
          "height": 512
        }
      },
      "mainEntityOfPage": "https://vorneo.id/en/artikel/memanfaatkan-lantai-atas-ruko/"
    },
    {
      "@type": "FAQPage",
      "mainEntity": [
        {
          "@type": "Question",
          "name": "Can I live on the upper floor of a ruko?",
          "acceptedAnswer": {
            "@type": "Answer",
            "text": "Generally a ruko is built for a business below and a home or office above, but what counts is the building function recorded in the building approval (PBG) and local rules. Government Regulation No. 16 of 2021 recognises business, residential and mixed functions. Ask the public works or licensing office in your city, then match it against the ruko's PBG."
          }
        },
        {
          "@type": "Question",
          "name": "Is the upper floor of a ruko strong enough for storage?",
          "acceptedAnswer": {
            "@type": "Answer",
            "text": "Not necessarily. Ruko floors are usually designed for residential or office loads, while stacked goods can weigh far more. If you want to store a lot of stock, have a civil or structural engineer assess the slab and beams. Don't guess."
          }
        },
        {
          "@type": "Question",
          "name": "Can the upper floor be rented out separately?",
          "acceptedAnswer": {
            "@type": "Answer",
            "text": "Yes, if the building allows it and the owner agrees. The practical conditions: a separate entrance from the shop, its own electricity and water meters, and a contract covering hours of use, parking, cleaning of the stairs and cost sharing. A shop tenant who sublets the upper floor needs written permission from the owner."
          }
        }
      ]
    }
  ]
}
```