Representations and Warranties Berlebihan

Ketika anda mereview perjanjian jual beli barang / procurement contract dari sisi si Supplier / Pemasok, disarankan agar anda melihat baik-baik ketentuan yang tercantum di dalam bagian Representations and Warranties (Pernyataan dan Jaminan).

Berdasarkan pengalaman kami dalam membantu klien mereview procurement contract yang di draft awalnya berasal dari si Buyer/Pembeli, terkadang di bagian Pernyataan dan Jaminan, Supplier di bebani dengan pernyataan dan jaminan yang berlebihan, cenderung memberatkan atau malah tidak relevan dengan keadaan si Supplier / barang yang disupply oleh klien kita.

Suatu ketika, klien kami merupakan supplier suatu barang untuk keperluan pembangkit listrik, dimana si Supplier tersebut hanya murni sebagai pemasok, bukan produsen atas barang yang disupplynya, namun si Supplier tersebut dibebani oleh permintaan rep & warrant yang tidak relevan.

Misalnya bunyi ketentuan tersebut adalah sebagai berikut:

Pemasok menjamin kepada Pembeli bahwa:
(antara lain)

a. Penanganan yang wajar dan segala kemampuan telah digunakan untuk merancang dan membuat Barang;

b. Kualitas Barang berada dalam tahap memuaskan;

Jelas bahwa bunyi rep& warrant diatas tidak tepat diberikan oleh si Supplier karena Supplier bukanlah pembuat / produsen / manufacturer dari Barang yang disupply. Beda halnya apabila Supplier juga bertindak / memang yang membuat Barang yang akan disupply.

Untuk itu sebaiknya anda harus berhati-hati atas permintaan-permintaan di Rep & Warrant yang berlebihan.

Hal-Hal Yang Harus Diperhatikan Dalam Mereview Perjanjian Sewa Menyewa Gudang

Berikut adalah hal-hal yang patut untuk diperhatikan bagi calon penyewa, khususnya perusahaan, dalam menyewa suatu gudang untuk keperluan logistik perusahaan, antara lain: 

1. Pemberi Sewa (Lessor): Pastikan bahwa Pemberi Sewa merupakan pemilik gudang atau pihak yang berwenang untuk menyewakan gudang tersebut kepada para penyewa. Calon penyewa dapat meminta Pemberi Sewa atau pemilik gudang untuk memperlihatkan salinan bukti kepemilikan gudang dan/atau tanah diatas gudang.

2. Durasi / Jangka Waktu / Periode Sewa: Pastikan anda tahu jangka waktu dimulainya dan berakhirnya sewa gudang. Umumnya Penyewa dapat meminta periode untuk melakukan fitting sebelum efektif dimulainya jangka waktu sewa, dan dalam periode ini tidak dikenakan biaya sewa.

3. Biaya Sewa: Pastikan biaya sewa anda tetap selama jangka waktu sewa. Selain biaya sewa, beberapa gudang mengenakan biaya pemeliharaan yang mencakup jasa kebersihan serta jasa petugas keamanan diluar gudang. Beberapa Pemberi Sewa mengenakan kenaikan biaya pemeliharaan setiap tahunnya. Pastikan anda mengetahui cakupan dari biaya pemeliharaan, misalnya, apabila Pemberi Sewa mengenakan biaya untuk jasa petugas keamanan, artinya Pemberi Sewa harus bertanggung jawab terhadap keamanan diluar gudang, dan anda tidak perlu lagi menugaskan petugas keamanan sendiri diluar gudang, cukup untuk di dalam gudang saja. Selain biaya pemeliharaan, beberapa gudang mengenakan tarif bongkar muat. Anda harus berhati-hati terhadap komponen biaya bongkar muat karena tidak ada kewajiban untuk menggunakan jasa petugas bongkar muat sehingga anda dapat menegosiasikan hal ini kepada Pemberi Sewa. Beberapa Pemberi Sewa juga meminta deposit sebesar biaya sewa untuk 1 (satu) bulan untuk memastikan pelaksanaan pembayaran biaya sewa dan biaya pemeliharaan oleh Penyewa. 

4. Fasilitas: Pastikan terdapat fasilitas berupa sambungan listrik, telepon serta air bersih didalam gudang yang akan anda sewa. Biasanya, Penyewa wajib untuk melakukan pembayaran biaya utilities ini langsung kepada penyedia jasa, misalnya PLN, Telkom dan PAM.

5. Jam Operasional: Pastikan anda mengetahui jam operasional untuk melakukan aktivitas bongkar muat barang di dalam gudang yang akan anda sewa. Pastikan apakah anda dapat melakukan aktivitas diluar jam operasional, dan apabila dapat, pastikan apakah terdapat biaya tambahan apabila anda melakukan aktivitas di luar jam operasional.

6. Pengakhiran Sewa: Pastikan Pemberi Sewa tidak dapat mengakhiri sewa menyewa sebelum jangka waktunya kecuali apabila terdapat pelanggaran berat yang dilakukan oleh penyewa. Anda sebagai penyewa juga perlu untuk mengetahui apakah anda dapat mengakhiri sewa menyewa sebelum berakhirnya jangka waktu sewa, dan dalam hal diperbolehkan, apakah Penyewa berhak atas sisa biaya sewa yang belum digunakan.

7. Kepemilikan Izin Mendirikan Bangunan: Pastikan Pemberi Sewa atau pemilik gudang memiliki dokumen IMB sebagai persyaratan dalam mendirikan bangunan gudang yang akan anda sewa.

8. Kepemilikan Izin Undang-undang Gangguan: Pastikan Pemberi Sewa atau pemilik gudang memiliki dokumen izin undang-undang gangguan (HO atau Surat Ijin Tempat Usaha) sebagai syarat bahwa bangunan gudang tersebut telah membayar retribusi dan memenuhi ketentuan peraturan daerah setempat.

9. Kepemilikan Dokumen Lingkungan: Beberapa gudang yang berukuran besar yang dibangun diluar kawasan industri dikenakan kewajiban untuk menyusun UKL-UPL, bahkan AMDAL (tergantung luas bangunan/tanah dan dampaknya terhadap lingkungan). Pastikan anda menyewa gudang yang telah memenuhi ketentuan peraturan perundang-undangan di bidang lingkungan.

10. Ganti Kerugian: Dalam hal terdapat sanksi dari pemerintah akibat pelanggaran ketentuan peraturan perundang-undangan, dimana Penyewa dirugikan (misalnya bangunan gudang di segel sehingga penyewa tidak dapat memasuki gudang yang telah disewanya) maka Penyewa berhak menerima ganti rugi dari Pemberi Sewa berupa bangunan pengganti segera tanpa dikenakan biaya tambahan atau setidak-tidaknya pengakhiran sewa lebih awal oleh Penyewa dengan menerima pengembalian sisa biaya sewa yang belum digunakan. 

Clauses in a Reseller Agreement

1. Definitions

2.  Appointment of Partner

3. Agreement Period

4. Legal Relationship between the Parties

5. Principal Duties, Obligations and Rights

6.  The Partner Duties, Obligations and Rights

7.  Marketing

8. Training

9.  Intellectual Property Rights

10. Sub-licensing

11. License Fees and Payment

12. Maintenance and Support Agreement with End Users

13. Limited Warranty

14. Authority and Liability

15. Assignment of the Agreement

16. Confidentiality

17. Termination

18. Entire Agreement

19. Amendment and Waivers

20. Notices

21. Force Majeure

22. Invalidity and Severability

23. Governing Law

24. Dispute Settlement and Jurisdiction

Legal Aspect of Distributorship Agreement in Indonesia

An appointment of a Distributor by a producer principal or supplier principal shall be based on an agreement. The agreement between the principal and the Distributor of goods and/or services produced abroad shall be legalized by a public notary and a statement letter obtained from the trading attaché of the Republic of Indonesia or officials of a representative office of the Republic of Indonesia in the principal’s country.

A principal may enter into an agreement only with 1 (one) sole distributor for the same type of goods and/or services of a brand in a certain marketing area for a specified period. A sole distributor is a national trading company securing an exclusive right from the principal based on an agreement as the only distributor in Indonesia in a certain marketing area.

Further, a principal may enter into agreements with 1 (one) or more than 1 (one) Distributor for the same type of goods and/or services of a brand in a certain marketing area but outside the marketing area of the sole distributor. In case the principal enters into agreements with more than 1 (one) Distributor, the principal shall stipulate the names of the appointed Distributors. Based on verbal confirmation with an official of the Ministry of Trade, multiple appointments for distributorship can only be conducted by a Distributor; not a sole distributor.

With respect to the distributorship agreement, MT Regulation 11/2006 requires that the following provisions be governed:

a.       Full names and addresses of the parties  entering into the agreement;

b.      Purposes and objectives of the agreement;

c.       Status of the distributorship;

d.      Types of  agreed goods and/or services;

e.       Marketing area;

f.       Rights and obligations of the parties;

g.      Authority;

h.      Period of the agreement;

i.        Methods of termination of the agreement;

j.        Methods of  settlement of disputes;

k.      Governing law; and

l.        Deadline of the settlement.

Further, any agreement that is made in other than the Indonesian language shall be translated into the Indonesian language by a sworn translator.

Article 22 paragraph (1) of MT Regulation 11/2006 stipulates that the agreement can be terminated based on mutual agreement of the parties and in accordance with the prevailing laws. Further, Article 22 paragraph (2) of MT Regulation 11/2006 stipulates that the agreement can be unilaterally terminated by any of the parties, in case  the (i) company is dissolved; (ii)  company  discontinues its business; (iii) distributorship right is transferred; (iv) company goes bankrupt; or (v) agreement is not extended.

With regard to the term of the agreement, MT Regulation 11/2006 is silent on this matter. However, based on our verbal confirmation with an  official of the Ministry of Trade, the term of the agreement may be agreed for more or less  2 (two) years. The term of the agreement will be reflected in the period of the STP. For instance, if the term of the agreement is only for 1 (one) year, then the period of STP shall be adjusted to 1 (one) year. However, if the term of the agreement is more than 2 (two) years, the period of the STP shall be given for only 2 (two) years, and it can be extended.  

In the case that termination as a Distributor is followed by the appointment of a sole distributor by the principal before the period of the STP expires, the sole distributor can be given an STP after a complete resolution has been achieved. If a complete resolution has not yet been achieved within 3 (three) months as from the date of termination of the agreement, while efforts to reach a resolution are still being made, the SPT is declared invalid and the principal can appoint a sole distributor.

Any dispute that arises between the parties in performing the agreement shall be resolved (i) in accordance with the provisions in the agreement; (ii) mutual consensus; (iii) arbitration; and (iv) in court in accordance with the governing laws.

Appointment of Distributors in Indonesia

 Appointment of distributors in Indonesia

Under the prevailing laws and regulations in Indonesia, the applicable regulations to appoint a distributor is governed under  Minister of Trade Regulation No. 11/M-DAG/PER/3/2006 regarding Provisions and Procedures for the Issuance of Registration Identity of Agents or Distributors of Goods and/or Services (“MT Regulation 11/ 2006”). MT Regulation 11/2006 defines a distributor as being a national trading company acting for and on behalf of the company on the basis of an agreement to purchase, store, and sell as well as to market goods and/or services owned or controlled (“Distributor”).

The appointment of distributors can be done either by (i) a principal (producer principal or  supplier principal based on approval from a producer principal); or (ii) foreign investment companies operating in the trading sector as a distributor or a wholesaler (“Foreign Investment Companies”); or (iii) representative offices of foreign trade companies (“Rep. Offices”).

MT Regulation 11/2006 defines a producer principal as an individual or business entity in the form of a legal entity or non-legal entity, having its status as a producer which appoints other business entities as an agent, a sole agent, a distributor or a sole distributor to sell goods resulting from the principal’s producing goods and/or services owned or controlled. Meanwhile, a supplier principal means an individual or business entity in the form of a legal entity or non-legal entity appointed by a producer principal to appoint another business entity as an agent, a sole agent, a distributor or a sole distributor in accordance with the authority given by the producer principal.

The appointment by a producer principal or supplier principal shall be conducted in the form of an agreement legalized by a public notary and obtaining a statement letter from a trading attaché or officials of representative offices of the Republic of Indonesia in the principals’ countries. Meanwhile, the appointment by Foreign Investment Companies and Rep. Offices shall be conducted in the form of an agreement legalized by a public notary and shall secure written approval from the represented producer principal abroad.

Any Distributor that enters into an agreement with a principal of goods or services produced abroad must be registered at the Ministry of Trade to secure a registration identity letter (Surat Tanda Pendaftaran/”STP”). The Distributor that has already secured an STP can appoint sub distributors, and such sub distributors shall be registered as well with the Ministry of Trade to secure STP.

Registration Identity Letter / STP

MT Regulation 11/2006 defines that an STP is evidence that the company has been registered as an agent, sole agent, sub-agent, distributor, sole distributor or sub distributor of goods and/or services which are issued by the Director of Business Development and Corporate Registration of the Ministry of Trade (“Director of BD”).

In obtaining an STP for a Distributor, the appointed Distributor (hereinafter referred to as “applicant”) shall submit an application form (“Application”) to the Director of BD. The Application for registering the Distributor of goods and/or services produced abroad shall include the following documents:[3]

a.       An agreement that has been legalized by a public notary and statement letter from the trading attaché of the Republic of Indonesia or official of a representative office of the Republic of Indonesia in the principal’s country, by showing the original document;

b.      In case  an agreement is entered into with the supplier principal, the supplier principal is obliged to show the authority from the producer principal;

c.       A copy of a Trading Business License;

d.      A copy of a valid Company Registration Number;

e.       A copy of a valid General Importer Identity Number;

f.       A copy of the deed of establishment of the applicant and/or its amendments that have been approved by a relevant authority;

g.      In the case of a limited liability company, a copy of  legalization as a legal entity from the Ministry of Law and Human Rights;

h.      An original of a leaflet or brochure or catalog from the principal for the goods / services;

i.        A copy of a license or other registration identity from any technical institution which is still valid, for certain types of goods in accordance with the prevailing laws;

j.        A copy of a permanent business license or approval from the Investment Coordinating Board (BKPM) if an agreement is entered into with a Foreign Investment Company; and

k.      A copy of the business of a foreign trade representative office, if the agreement is entered into with a Rep. Office.

Hereinafter, the above documents will be referred to as the “Registration Documents”.

The following table will explain the licenses or registration that shall be obtained from the relevant institutions or authorities related to certain types of goods as referred to in point i above.

Goods	Licenses /Registration
Arms and goods for the needs of the Indonesian Military / Police	A Certificate of Member of Security and Defense Supplier Association (ASPERDIA HANKAM)
Explosives	A recommendation from PT Dahana, a State Company
Vehicles	A  Motor Vehicle Type License from the Ministry of Industry
Beauty care apparatuses and medical care apparatuses	A registration identity or license from the Ministry of Health
Medicines and food and beverages	A registration identity or license from the Food and Drug Supervisory Board (BPOM)
Telecommunications apparatuses or devices	Certification and labeling from the Directorate General of Post and Telecommunications
Measuring, weighing instruments and their appliances	A registration Identity from the Directorate of Meteorology at the Ministry of Trade
Lubricant oil	A registration identity / certification from the Ministry of Energy and Natural Resources
Pesticides	A pesticide certificate from the Pesticide Commission or Ministry of Agriculture

The validity period of an STP as a distributor of goods and/or services produced abroad, which is appointed by producer principals is 2 (two) years unless otherwise stipulated as being less than 2 (two) years in an agreement or confirmation.

If the Distributor plans to extend the period of an STP, then the Application shall be submitted to the Directorate of BD by enclosing the Registration Documents along with the following documents:

a.       Confirmation from the principal, already legalized by a public notary or certificate from the trading attaché of the Republic of Indonesia or official of a representative office of the Republic of Indonesia in the principal countries, by showing the original documents;

b.      The applicant’s activity report every 6 (six) months; and

c.       The original of the STP that is being requested to be extended.

The Distributor who holds the STP is obliged to submit its activity report every 6 (six) months to the Director of BD.  If the Distributor is no longer undertaking its business activities  or dissolves its company, then the Distributor shall submit a closure report and return the STP to the Director of BD. Further, if there is a change to the name of the principal, status of appointment of distributorship, brand, marketing area, type of goods, and address of the company, then the person in charge of the company is obliged to report the change to the Director of BD.