Jakarta condo rent review after 85 days: raise it or retain a reliable tenant?

I would send a written proposal rather than an ultimatum: proposed adjustment, effective date, renewal length and what remains included. Invite a reply by a reasonable date that fits the contract. Then record the final agreement formally.
 
Payment reliability is not just a pleasant extra. Late or missed payments create uncertainty and effort even before any formal enforcement issue arises. A proven payment history supports accepting less than the maximum theoretical rent.
 
Maintenance responsibilities should be restated in the renewal too. If the tenant has been reporting issues properly, preserve that arrangement instead of changing only the price and leaving older wording unclear.
 
Be careful with notice timing. The valid method and required period may turn on the lease and the applicable Indonesian rules, so a locally qualified person should confirm them before any notice is issued. A friendly conversation does not necessarily replace formal notice.
 
I slightly disagree with sounding out the tenant before deciding your position. An informal question can create anxiety without giving them anything concrete. Work out your preferred proposal and fallback first, then approach them calmly.
 
The answer about 85 days matters. If comparable condos have actually remained advertised for that long, the market may be softer than their asking rents suggest. If you merely watched prices for 85 days, it says much less about achievable rent.
 
That is fair, Clara. Perhaps the first contact can be concrete but non-confrontational: say you would like to discuss renewal, provide the proposed terms, and explicitly welcome questions. It avoids both a vague warning and a take-it-or-leave-it demand.
 
On the deposit point, take dated condition records at renewal even if nobody moves. That gives both sides a cleaner reference later and prevents old wear from becoming mixed up with damage during the renewed term.
 
The relationship is easier to preserve when the rationale is brief. A long defence of every cost can sound as though the decision is already final. Show a few relevant comparisons, acknowledge the tenant’s record, and leave space for a counterproposal.
 
A counterproposal need not be only about rent. The tenant might prefer a longer term, a different effective date or clarity on a maintenance item. Those can have value without pretending IDR 60,290,000 and IDR 68,270,000 are the only possible outcomes.
 
I would also ask whether “looks after the home” is supported by inspection and maintenance records rather than general impression. If the condition is documented, it becomes a solid retention factor instead of sentiment.
 
There is a case for making the retention discount visible. Explain that the proposal is below the apparent asking level because of the reliable tenancy. Otherwise the tenant may see only an increase, while the owner silently assumes goodwill has been recognised.
 
Visible, yes, but I would avoid calling it a discount that can be withdrawn. That wording may sound temporary or punitive. Better to describe the proposed rent as reflecting both current comparisons and the established tenancy.
 
Another practical distinction: decide in advance whether you would accept the tenant’s counteroffer immediately or need time to consider it. A rushed verbal agreement can create confusion about the amount, start date or included costs.
 
Before the discussion, photograph the condo’s present condition and list any outstanding repairs. Completing owner-responsibility work first makes the review feel more balanced and prevents the tenant from responding that the higher rent is funding neglected maintenance.
 
If an agent or manager supplied the IDR 68,270,000 figure, ask what properties and inclusions sit behind it, and whether it represents advertised or agreed rent. That is a neutral question, not a challenge to their opinion.
 
My practical sequence would be: verify true comparables, separate routine work from turnover costs, confirm the lease and local notice process, choose a preferred adjustment and fallback, then make one clear written renewal proposal. Deal with the deposit through its own documented process.
 
The thread points toward a modest adjustment, but only if the evidence survives scrutiny. Reliable payment and good care support retention; they do not make every increase unfair. Conversely, one precise asking figure does not prove the condo can achieve it. The strongest proposal will recognise both truths and give the tenant a genuine choice.
 
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