*Update: The Rent control Act of 2009 has been extended until December 31, 2015, according to a press release from the Senate of The Philippines.
As a follow up to my previous post about Republic Act (RA) No. 9653, also known as the Rent Control Act of 2009, I am posting here a full text copy of the rent control law in its entirety as reference for everyone.
Salient provisions of RA 9653 can be found in my previous post which highlights the exemption of rent-to-own agreements from the new rent control law and you may access it here. I look forward to the release of the Implementing Rules and Regulations (IRR) of RA 9653 and once the rent control act IRR becomes available, I’ll surely post it here as well.
Full text of RA 9653:
S. No. 1963
H. No. 6098Republic of the Philippines
Congress of the Philippines
Metro Manila
Fourteenth Congress
Second Regular SessionBegun and held in Metro Manila, on Monday, the twenty-eight day of July, two thousand eight.
Republic Act No. 9653
AN ACT ESTABLISHING REFORMS IN THE REGULATION OF RENT OF CERTAIN RESIDENTIAL UNITS, PROVIDING THE MECHANISMS THEREFOR AND FOR OTHER PURPOSES.
Be it enacted by the Senate and House of Representatives of the Philippines in Congress assembled:
SECTION 1. Short Title. – This Act shall be known and cited as the “Rent Control Act of 2009.“
SEC. 2. Declaration of Policy. – The State shall, for the common good, undertake a continuing program of encouraging the development of affordable housing for the lower income brackets and other beneficiaries.
Toward this end, the State shall continue to protect housing tenants in the lower income brackets and other beneficiaries from unreasonable rent increases.
SEC. 3. Definition of Terms. – The following terms as used in this Act shall be understood as:
(a) “Rent” shall mean the amount paid for the use or occupancy of a residential unit whether payment is made on a monthly or other basis.
(b) “Residential unit” shall refer to an apartment, house and/or land on which another’s dwelling is located and used for residential purposes and shall include not only buildings, part or units thereof used solely as dwelling places, boarding houses, dormitories, rooms and bedspaces offered for rent by their owners, except motels, motel rooms, hotels, hotel rooms, but also those used for home industries, retail stores or other business purposes if the owner thereof and his or her family actually live therein and use it principally for dwelling purposes.
(c) “Immediate members of family of the lessee or lessor” for purposes of repossessing the leased premises, shall be limited to his or her spouse, direct descendants or ascendants, by consanguinity or affinity.
(d) “Lessee” shall mean the person renting a residential unit.
(e) “Owner/Lessor” shall include the owner or administrator or agent of the owner of the residential unit.
(f) “Sublessor” shall mean the person who leases or rents out a residential unit leased to him by an owner.
(g) “Sublessee” shall mean the person who leases or rents out a residential unit from a sublessor.
SEC. 4. Limit on Increases in Rent. – For a period of one (1) year from its effectivity, no increase shall be imposed upon the rent of any residential unit covered by this Act: Provided, that after such period until December 31, 2013, the rent of any residential unit covered by this Act shall not be increased by more than seven (7%) annually as long as the unit is occupied by the same lessee: Provided, further, That when the residential unit becomes vacant, the lessor may set the initial rent for the next lessee: Provided, however, That in the case of boarding houses, dormitories, rooms and bedspaces offered for rent to students, no increase in rental more than once per year shall be allowed.
SEC. 5. Coverage of this Act. – All residential units in the National Capital Region and other highly urbanized cities, the total monthly rent for each of which ranges from One peso (P1.00) to Ten thousand pesos (P10,000.00) and all residential units in all other areas, the total monthly rent for each of which ranges from One peso (P1.00) to Five thousand pesos (P5,000.00) as of the effectivity date of this Act shall be covered, without prejudice to existing contracts.
SEC. 6. Authority to Continue Rental Regulation. – Notwithstanding the lapse of the period provided in Section 4 of this Act, the Housing and Urban Development Coordinating Council (HUDCC) is hereby granted the authority to continue the regulation of the rental of certain residential units, to determine the period of regulation and its subsequent extensions if warranted, to determine the residential units covered and to adjust the allowable limit on rental increases per annum, taking into consideration, among others, National Statistics Office (NSO) census on rental units, prevailing rental rates, the monthly inflation rate on rentals of the immediately preceding year, and rental price index.
SEC. 7. Rent and Requirement of Bank Deposit. – Rent shall be paid in advance within the first five (5) days of every current month or the beginning of the lease agreement unless the contract of lease provides for a later date of payment. The lessor cannot demand more than one (1) month advance rent. Neither can he/she demand more than two (2) months deposit which shall be kept in a bank under the lessor’s account name during the entire duration of the lease agreement. Any and all interest that shall accrue therein shall be returned to the lessee at the expiration of the lease contract. In the event however, that the lessee fails to settle rent, electric, telephone, water or such other utility bills or destroys any house components and accessories, the deposits and interests therein shall be forfeited in favor of the latter in the amount commensurate to the pecuniary damage done by the former.
SEC. 8. Assignment of Lease or Subleasing. – Assignment of lease or subleasing of the whole or any portion of the residential unit, including the acceptance of boarders or bedspacers, without the written consent of the owner/lessor is prohibited.
SEC. 9. Grounds for Judicial Ejectment. – Ejectment shall be allowed on the following grounds:
(a) Assignment of lease or subleasing of residential units in whole or in part, including the acceptance of boarders or bedspacers, without the written consent of the owner/lessor;
(b) Arrears in payment of rent for a total of three (3) months: Provided, That in the case of refusal by the lessor to accept payment of the rent agreed upon, the lessee may either deposit, by way of consignation, the amount in court, or with the city or municipal treasurer, as the case may be, or barangay chairman, or in a bank in the name of and with notice to the lessor, within one (1) month after the refusal of the lessor to accept payment. The lessee shall thereafter deposit the rent within ten (10) days of every current month. Failure to deposit the rent for three (3) months shall constitute a ground for ejectment. The lessor, upon authority of the court in case of consignation or upon joint affidavit by him and the lessee to be submitted to the city or municipal treasurer or barangay chairman and to the bank where deposit was made, shall be allowed to withdraw the deposits;
(c) Legitimate need of the owner/lessor to repossess his or her property for his or her own use or for the use of any immediate member of his or her family as a residential unit: Provided, however, That the lease for a definite period has expired: Provided, further, that the lessor has given the lessee the formal notice three (3) months in advance of the lessor’s intention to repossess the property and: Provided, finally, that the owner/lessor is prohibited from leasing the residential unit or allowing its use by a third party for a period of at least (1) year from the time of repossession;
(d) Need of the lessor to make necessary repairs of the leased premises which is the subject of an existing order of condemnation by appropriate authorities concerned in order to make the said premises safe and habitable: Provided, That after said repair, the lessee ejected shall have the first preference to lease the same premises: Provided, however, That the new rent shall be reasonably commensurate with the expenses incurred for the repair of the said residential unit and: Provided, finally, That if the residential unit is condemned or completely demolished,
the lease of the new building will no longer be subject to the aforementioned first preference rule in this subsection; and(e) Expiration of the period of the lease contract.
SEC. 10. Prohibition Against Ejectment by Reason of Sale or Mortgage. – No lessor or his successor-in-interest shall be entitled to eject the lessee upon the ground that the leased premises have been sold or mortgaged to a third person regardless of whether the lease or mortgage is registered or not.
SEC. 11. Rent-to-Own Scheme. – At the option of the lessor, he or she may engage the lessee in a written rent-to-own agreement that will result in the transfer of ownership of the particular dwelling in favor of the latter. Such an agreement shall be exempt from the coverage of Section 5 of this Act.
SEC. 12. Application of the Civil Code and Rules of Court of the Philippines. – Except when the lease is for a definite period, the provision of paragraph (1) of Article 1673 of the Civil Code of the Philippines, insofar as they refer to residential units covered by this Act, shall be suspended during the effectivity of this Act, but other provisions of the Civil Code and the Rules of Court on lease contracts, insofar as they are not in conflict with the provisions of this Act shall apply.
SEC. 13. Penalties. – A fine of not less than Twenty-five thousand pesos (P25,000.00) nor more than Fifty thousand pesos (P50,000.00) or imprisonment of not less than one (1) month and one (1) day to not more than six (6) months or both shall be imposed on any person, natural or juridical, found guilty of violating any provision of this Act.
SEC. 14. Information Drive. – The Department of the Interior and Local Government and the HUDCC, in coordination with other concerned agencies, are hereby mandated to conduct a continuing information drive about the provisions of this Act, which shall be translated and be made available in major regional dialects and shall be posted in conspicuous public places, including barangay halls.
SEC. 15. Review of the Rental Regulation – The HUDCC is hereby mandated to conduct every three (3) years from the effectivity of this Act a review of its implementation and a study on rental regulation, and submit to Congress its recommendation on whether a continuing regulation is still necessary or deregulation is already warranted.
SEC. 16. Program to Cushion Impact in the Event of a Regulation-Free Rental Housing Market – The HUDCC and its attached agencies are hereby mandated to formulate and implement a two (2) year transition program which will provide for safety measures to cushion the impact in the event of a regulation-free housing market.
SEC. 17. Separability Clause. – If any provision or part hereof is held invalid or unconstitutional, the remainder of the law or the provision not otherwise affected shall remain valid and subsisting.
SEC. 18. Repealing Clause. – Any law, presidential decree or issuance, executive order, letter of instruction, administrative order, rule or regulation contrary to or inconsistent with the provisions of this Act is hereby repealed, modified or amended accordingly.
SEC. 19. Effectivity Clause. – This Act shall take effect beginning fifteen (15) days after its complete publication in at least two (2) newspapers of general circulation.
Approved,
PROSPERO C. NOGRALES JUAN PONCE ENRILE
Speaker of the House President of the Senate
of RepresentativesThis Act which is a consolidation of Senate Bill No. 3163 and House Bill No. 6098 was finally passed by the Senate and the House of Representatives on May 27, 2009 and May 26, 2009, respectively.
MARILYN B. BARUA-YAP EMMA LIRIO-REYES
Secretary General Secretary of the Senate
House of RepresentativesApproved: JUL 14 2009
GLORIA MACAPAGAL ARROYO
President of the Republic of the Philippines
A full text copy of RA 9653 in PDF format is also available. Click here to download a full text copy of the Rent Control Act of 2009. (Source: http://www.hudcc.gov.ph)
—–
To our financial freedom!
Jay Castillo
Real Estate Investor
Real Estate Broker License #: 20056
Blog: https://www.foreclosurephilippines.com
Social Network: http://foreclosurephilippines.ning.com
Mobile: +639178843882
E-mail: [email protected]
Text by Jay Castillo.Copyright © 2009 All rights reserved.
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Hi!
I have a major concern, me and my family (wife and baby) are renting a small studio type apartment in Manila for 6 months now. The lessor/owner of the house ask us to move out since her daughter will now use the said apartment, but she only advice as 2 weeks prior to evicting the said apartment then after couple of few days she texted me if we can move a bit earlier like on June 15 (she called last Tuesday June 3, 2014 asking as to move out on June 23, 2014). I told her it is too soon and we haven’t found a house to move in yet then i found your article here and i red about RA 9653 Section 9c about eviction. And i found there it should be 3 MONTHS FORMAL ADVICE before eviction of tenant. Will this section apply if there is no contract signed between lessor and tenant? What are the grounds to consider if we will not leave on the said date? Please help us cos we are in big trouble right now. We can not move out till we find a new house to rent plus we are having a hard time to find one cos we are both working employee from Monday to Saturdays.
Regards,
Bryan
my existing lessee and her worker also staying in the same unit the lessee is renting. Monday early morning an incident happened involving the worker and the visitor of the lessee. shot was fired and injured the worker. Police made some investigation, unfortunately the lessee don’t want to cooperate she don’t want to inform whereabouts or personal circumstances of the visitor. In a contract signed by the lessee it is stipulated that in any eventuality such as late payment &/or problematic events within their household, the contract is terminated and the 2 months deposit is forfieted. What happend last monday morning is already public concern bec shots were fired, the worker who suffered slight wound from the gun shot is uncertain if he will file charges against the lessee (obstruction of justice). Is these grounds for eviction? How do I go about it?
Hi Jay,
I just need some enlightenment with the issue we have right now. We are currently renting an apartment for almost a year now. It is 3 storey building and we occupy the second floor. Each unit has its own electric meter. We are a very good payer and we dont miss payments. Our relationship with our landlord is good as well. Last month (April) we received our meralco bill and we where a bit shocked because from our regular bills that ranges from 400-600php it went up to 1500php. We thought that it’s because meralco has already implemented the electricity price hike. in short we paid our bill as we always do. Comes the Month of May we then received the meralco bill and to our dismay it really went over the top. Our electricity bill went up to 2500php. To think we only have 3 electric fans, 1 Led TV which we rarely uses, 1 laptop and 4 light bulbs and we actually stays at home only after our shift. we stay there for just to get a few hours of good sleep. So what we did was discuss the issue with the landlord and he was saying that they had to replace our meter. He cant actually explained the reason why it went that high. we were not happy with his answers and since he noticed that he then blurted that if we dont want to pay his doors are open for us to walk out and find another apartment. We said that it’s not that we dont want to pay, we need an explanation first because we will not pay for anything that he cant explain. Then we meet half way , we agreed to pay just the half and he’ll shoulder the other half of the bill. We also said that we will just finish our contract which will end on August. We thought that everything was settled. after a week another bill came to our door step amounting 700php and mind you it is also for the month of April. So we spoke to him and he said that we also have to pay that bill. What he wants us to do is pay two bills for april. His claims was when the meter was changed to digital the billing for the analog meter continued and over lapped. which we think is far from reality. If you’ll check the billing statement you see that the bill worth 2500’s billing period was april 11- may 11 and the other one is April 13 – May 13. We really that we are being mislead and we feel really violated. Is there anything that we could do to protect our right or do we even have a right as a lessee? Hope to hear from you soon thanks and God Bless 🙂
Hi Sir Jay,
Question lang po, 1year na po kami nangungupahan sa isang maliit na kwarto for 2500.00, ngayon po ngkapoblema, pinapaalis po kami ng may ari sa dahilan ginabi lang kami ng bayad kasi ngtratrabaho po ako, may karapatan po ba ako na hindi umalis kahit pinipilitkami umalis?
* kada may ererequest din po kami aayusin sa bahay – barado na cr at lababo, tumutulong bubong- lagi2 kami sinasabihan umalis na lang,maghanap dw kami ng ibang malilipatan.- e mahirap po maghanap sa pasay ng mauupahan.
*bawal ang bisita, kahit kamag.anak, nanay, kapatid issue na sa kanila.pinagbabawal nila mgtagal.
*at ngayon po sabi sa amin kung gusto po daw namin huwag umalis sumunod po daw kami sa bagong patakaran nila- 150.00 per head ang tubig, 14.00 per kilowatt na ang kuryente, -( may karapatan po ba ako tumanggi sa bagong patakaran nila dahil 1year na kami nangungupahan sa kanila?)
lugi daw sila sa kuryente at tubig. pano po naging lugi e meron po kaming sariling sub meter, at ang tubig wala kami mghapon mg.asawa.
Sana po matulungan at mabigyan niyo po ko ng linaw.
maraming salamat! God bless!
Regards,
Junesa
Hi jay,
What are thelaws against the lessor who does not issue an official receipt?
I have been renting in this apartment for about three years. Lessor hasn’t even issued an O.R
Lessors reason is, if he will issue an O.R Rent will increase. I don’t even know if the apartment is DTI and BIR Registered. And i know my rights to ask for a O.R. They even say “if we don’t issue a receipt its free”
My case is, i haven’t paid the rent for about a some months, then we came to an end that lessor and i went to the barangay to have an agreement and gave me such notice to vacate the premise on a certain date, and thus shall i not be able to pay the balances i should leave any appliances/furnitures.
Is that allowed by law?
I havent been able to pay the rent due to some short commings and a series of unfortunate events, but still the last time paid i still didn’t get an O.R.
So now lessor is pissed, correct me if im wrong sir, does BIR pursue these kind of case that the lessor does not have an O.R.?
Because i really think that somethings not right when paying for a monthly rent and i’m not getting any O.R
What can i do regarding this sir?
Thank you so much.
hi, i have a problem with my landlord. I am a new tenant in her apartment. Then I was not able to see the first water bill on my first month which is more than 2k then on the next month I got my bill and it was more than 3k. So, I was suprised. I have a small family and my usual consumption a month is only 300 to 400 pesos. I asked my landlord and she insisted that we will share half of the bill which I refused. She kept on saying it was neither of our fault. But I guess, it is her responsibility because its her apartment and I am a new tenant. How can I insist that I will not pay that amount?
i am psalm. i want to ask if my landlord has the right not to return my deposit when i cancel my contract of lease 4 months before the expiration of the contract? in our contract there is no agreement that my deposit will be forfeited once i cancel my contract before the expiration?
hi jay,
ask ko lang po kung pwede pa maibalik yung 1month deposit ko sa dati ko tinirhan na kwarto. kasi nakalipat na kami bago matapos ang 2months na dapat ko magamit ang 1month advance at deposit. wala kami contract or agreement. verbal lang po kami. nung una pumayag ang may ari na ibabalik baga kami umalis. ngayon nakaalis na kami ay ayaw na ibalik. nagbago ang isip. anu po dapat ko gawin. salamat po!
Hi Jay,
Thank you for your post. I have read the four legal reasons the lessor can eject a tenant. But I have also read in another link that a tenant can terminate the lease agreement anytime. Is this correct? I want to know the legal basis for this. Our situation is this: We are now renting inside an apartment compound that has 3 units. It is fully fenced and gated. Before we signed the agreement, there were no pets in the area. For some reason, the door 2 tenants decided to have a cat which they allow to roam freely in the complex. It pees, poos, and sits on our flower beds. We complained about this and about the possibility of us or our son being bitten by it to the door 2 tenants and the owners. Unfortunately, they are all unwilling to address our concerns, even after we proposed two options to the owner; 1. for the door 2 tenants to make sure to keep the cat in their house or 2. get rid of the cat. This problem has led to a recent argument and the owner told us that if we can’t stand having the cat around, then we should just leave. We have just renewed our contract which will end on February 1, 2015. After the argument and because of the many issues we have with them, we are willing to accept their proposal. In this case, can the owner decide as to when we should move out and can the owner declare our 2-month security deposit be forfeited?
Thank you in advance for your time and help.
Hi, we are currently renting a commercial space in Cebu City, during that 7.2 quake happened last October 15, 2013 a facade part of our building collapse, immediately after the incident we ordered our staff to go home and temporarily stopped our operations for the safety of everyone.as ordered by our main office in Australia, after that collapsed wall and some cracks in the building, we are advised no stay closed unless a certificate of inspection is being issued to make sure its safe to open again. but the landlord took about 19 days before they issued the certificate. are we entitled to ask lease adjustments?because of our operation loses. can we demand it from our landlord?
dati po ako ofw, nagka problema po ako sa saudi, 1 year ako di nakapag padala ng pera sa pamilya ko dahil po sa employer ko. di op nakabayad ng upa ang pamilya ko sa bahay na inuupahan namin. 3,000 php. ang naging utang ng pamilya ko sa may ari ng bahay. nung pinalayas ang pamilya ko sa inuupahang bahay walang maibayad na php. 3,000 kaya napilitang kunin ng may-ari ng bahay ung refrigirator namin bilang kabayaran sa pagkaka-utang na halagang 3,000 php. bale nagkasundo po sila sa ganong usapan. pero nung dumating ako nitong sept. 14, 2013 biglang naningil ung may-ari ng bahay dun sa utang namin sa bahay na halagang 3,000 php. sa upa ng bahay sa dati naming tinitirhan. 1 year na pong pinalayas ung pamilya ko sa dating tinitirhan namin at naiwan nga po ung refregerator namin bilang kapalit sa utang namin. tama po bang bayaran pa namin yon?
Hi may mga question lang po akong dapat malaman..I have a complain about my landlady is a termites is a major repair naba sa duplex na bahay? When sabihin ko sa kanya may anay bahay sabi niya sa katulong so…Tapos gusto ko siyang kausapin para matreat ung anay. Pero ayaw niyang makipag usap sa akin, sabi niya its our responsibility kasi kami ang nakatira dito sa bahay na ito. So sabi ko aalis nalang po kami kasi major damage na ang anay. Sabi niya sige para putulan kami ng water at bahay. Paano niya kami puputulan bayad po kami from September 12 to October 12 at mayron pa kaming 2 months deposit. We give her 33,000 one month advance and 2 months deposit. Yong contruct namin is paso na a year ago na di po niya pinalitan.. sabi doon sa contruct namin, is na after na ma expire aming contruct is e consume namin ung 2 months deposit, pero di po nangyari kasi palagi siyang nanghihingi ng renta. Until na hindi kami nagkaintindihan don sa anay don ko nakita sa contract na di dapat ako nagbayad ng 2 months para don sa deposit na maconsume dapat namin. Pina barangay ko siya pero di siya sumisipot.. Worth it ba na umabot kami hanggang sa husgado…By the way binigyan niya kami ng Notice saying that our contract is already terminated May 2 and we have 2 months to vacate our place even na di niya binibigay deposit namin??? Kami rin po lahat nagpapaayos sa sira at ung bahay di livable sa aking anak kc ung mga electrical wirings niya ay walang takip…please need ur reply soom
Hello!
There’s just a few questions that I would like to know about the landlord and tenant’s agreement.
I am living here in his apartment from a total of 1 year and almost 6 months. After my 1 year contract has ended, He asked me to sign another contract which in the first place I doubted it myself for some reason and I was cornered at that time. I didn’t have time to act when he gave to me the contract to be sign though he gave me a few days to sign it.
And now I asked the landlord to end the contract early this month September which is 6 months already since I started to sign another contract.
I asked him to change the contract to 6 months instead of 1 year because I can no longer stay here due to a few reasons:
The no. 1 reason is the water bill here is way more expensive than the normal water district charges. I confronted him about the price of the water bill and he said “our water is different because we have pumped water from the well” and so on. I don’t even understand that I felt like I was ripped off all these years. I also went to the Water district in our place if how much is the minimum per cubic meter and I was shocked what I had discovered. The landlord charges everyone of us here triple the minimum of the water. Can you imagine that?
No. 2 reasons is my husband doesn’t like the place no more because it is hot during middays and he can’t stand it.
No. 3 I can’t pay the bills anymore.
All I wanted is just to move out here and find another place and I want my 16k deposit back.
My question is:
Are these 3 reasons are acceptable in the law to end this contract?
What are the consequences should I face if I pursue this (such as penalties, etc.)?
As a tenant do I have the right to do this act of ending the contract?
Can I get my 16k deposit?
Thank you!
I would appreciate a response soon.
Unang-una basahin ang pepermahan ng mabuti at hanapin sa seksyon kung saan nakalagay ay “Breach of Contract”, kung may nakasaad na hindi na mababawi ang deposit kapag hindi natapos ang kontrata ibigsabihan hindi mo na iyan mababawi pa, ngunit kung ang may-ari ng bahay ang sumira sa kasulatan at may nilabag siya, maaari mong sabihin sa kanya na sya mismo hindi sumunod sa patakaran.
Tungkol naman sa Water Charges, hindi na po maniniwala ang korte na after a year bago nyo pa nalaman. Pangalawa, ang may-ari na mismo ang mag decide kung magkano ipapatong nya sa inyo, kung may triple na patong then siya na ang bahala ma konsensya pero di naman makatarungan.
Kung ikaw ay maghahabla maari mong ihabla ang landlord at maipapasok ito sa small claims sa korte isang pa-alala ang paghahabla ay hindi biro sa 16k mo mas malaki pa ang magagasto mo, maari mong ipatawag sa Baranggay o makipag-usap ng maayos sa may-ari huwag mag-mataas sa kanila.
Mabilis na solution, huwag kang magbayad ng 3 buwan sa bahay at makaka-alis ka ng walang bayad. Walang makukuhang gamit sa inyo dahil hindi yan naka saad sa kontrata pwera lang nakasaad doon bago mo permahan.
Jaypee
gud pm po… sir pls advise me nmn po on what to do…
meron po kc kming room for rent… my verbal agreement po kmi s isa nming lessee n til nov.30, 2013 nlng po cla kc po d cla mgkasundo ng father in law ko(real owner of the room for rent) kc po d cla sumusunod s mga house rules and another thing my balak dn po kmi iparenovate un by december. bale last june 2, 2013 po kmi ngkaroon ng verbal agreement. kaya lng po start po dt tym hndi po cla ngbabayad ng rent. bale mgpo 4 months n po n di nagbabayad… nagamit n dn po nla advance and deposit nla last april n may 2013… nailapit n po nmin s barangay pro d po npirama ung lessee at d po cya sumisipot s patawag ng kapitan…
ano po pde namin gawin kc gsto n po nmin tlga cla umalis kc lagi lang nmn po cla nagkakasagutan ng father in law ko at d n nga dn po nakakabayad s rental…
pls po…really need your help… we want dt lessee out for our peace of mind and heart…
hope you could helm me… tnx nd God bless you!
Simple, they did not pay you in 4 months, then pwedeng pwede na sila pa alisin, padala ka notice with in 7 days na lang sila otherwise ipapa sheriff na sila. Go to the nearest court and ask for assistance.
thanks a lot and more power 2 you, Sir!
God bless!
I have a prob with my landlord, I am a foreign student studying at UPD. The air-conditioner in my apartment broke down so I contacted my landlord who gave me the phone number of a repairer. I payed to have the air-conditioner repaired and normally the landlord would refund me the money either in cash or rent reduction for that month; however this time he told me the repairs are my responsibility. Is the repairs to items such as an air-conditioner; which is a fixture my responsibility or the landlords.
Hello Jay,
I am hoping that you can help me with this one. I met my tenant last dec 2012. She was very friendly and enthusiastic at that time. She rented my house located in bulacan for 6k a month. We didn’t have a written contract and just had a verbal agreement. Since May of 2013, she wasn’t able to pay her rent. She sent me an sms message and promised to pay on the 15th of may. When that day arrived, she told me that she was struggling with her finances and ask for an extension. I told her to pay her rent whenever she is ready. (She also owed me 55k on a different business venture but that’s another story). I trusted her and gave her time. However, when September came (i was busy with other things to check on her after april 15th) i was unable to contact her. I went to the house she was renting from me and found out that she was not living there for almost 2 weeks as per the neighbors. I went to the local baranggay and ask for an assistance so we could check the house (the neighbors told me they were hearing noises suspecting that the woman is being beaten by her husband.) They left some belongings such as TV, a sofa set, a bed and some clothes (They even left their dog alone inside very hungry). I do not know what to do with their stuff and she still owe me money. I don’t know how to reach her (her cellphone and her husband’s cannot be reached). I asked someone to look after and clean the house. I plan to sell the house or lease it again. What do i do with their stuff? Can i sell it? I just paid their electricity and water bills amounting to 10,000. (It has been a week since we entered the house and still not a sign from them.)
Hi
I would like to inquire about the Rental Control Act.. if the tenant is renting 12T since 2007 with no price increase,, is it valid to increase of 15T for this year 2013??? same occupant. And also, how much % is allowed for more than 10T rent.
thank you and hope for your promt reply.
Regardless of the amount of rental the law states only 7% annually with the same tenant. See Section 4 of this Law.
R.A. 9653 otherwise known as the Rent Control Act of 2009 only covers rent for residential unit between P1 and P10,000 in NCR and other highly urbanized cities & between P1 and P5000 in other areas. If the rent is beyond these amounts, then this law does not cover it. See section 5 of this law for details.
Sir question lang po sa Section 4 ng Rent Control Act as mentioned in this article. Question ko po is this sentence sa Section 4: “Provided, that after such period until December 31, 2013, the rent of any residential unit covered by this Act shall not be increased by more than seven (7%) annually as long as the unit is occupied by the same lessee:” —> Ibig sabihin po ba nyan na after December 31, 2013 ay puede na po magtaas ang lessor/may-ari ng bahay ng more than 7%. Please reply po. Salamat po ng marami.
Fiscal year maybe basically it’s a year. Unless you guys agreed with 6 months terms if one year term then possible 1 year of tenure. Pero di pa kayo naka abot ng one year no reason to increase the fee.
“Provided, that after such period until” – means the period of your agreement.
Hi All,
I have a problem and I can’t find an answer because the Rent Control Act of 2009 is only applicable to tenants that pay 10,000 or less. My rent is P12,000, and my problem is this. I told my landlord that I will be leaving, i still have 2 months deposit and I’m already using 1 month’s deposit. My landlord wants me to leave at a specific date, but I told him that I still haven’t found any place to move to, still he insists on the said date (that is the date my one month will be consumed and he needs to keep the other deposit). I tried to offer other alternatives, such as paying for succeeding days until I get a new place but he doesn’t want it (obviously he is being unfair and a dick) and insists on me leaving on said date. I just want to know, can he dictate the day he wants me to leave? If you think about it, i just told him I’ll be leaving and then him deciding that I leave on this date is essentially saying he’s kicking me out. Is there any law that can help me/protect me?
Thanks and more power!
You need to base your reason to your agreement. It should be written in there 30 days of notice meaning you should notify them with in 30 days after 30 days you must leave otherwise you ask extension IF they agree for an extension if not then you have no choice.
For me, after you notify them count 30 days to find a place.
Hi Attorneys,
Good Day. Requesting for your further assistance regarding the lessor of the house. I am currently renting a house for almost 6 years from now and right now we are having a problem with the owner of the house.
First of all, the one who collects the monthly payment was the father of owner of the house. I ‘ve never met the real owner which was supposedly the daughter of the collector.
I am a good payer but I commited that sometimes I had a delayed payment but it was only for a days not for a week. And if I did this, I made an advance payment for the next month.
The problem was about the house improvements that we made to the house. Of course for 6 years living there, we cannot say what will happen to the durability of the house like that roof was rusted and when it rains, the water flows down inside the ceiling of the house and many more.
The collector which was the father of the owner and the one who I talked to every time we had a transaction regarding the monthly payment. He is the one who always went to the house to collect payments. We brought our concern regarding the problems we encountered to the house. He inspected it and we had an agreement that the total cost of the house improvements should be deducted to the monthly payment. In short, every month, I deducted 500php until it completes the total amount of the said cost of the house improvements.
But two days ago, my mother received a call from the owner (the daughter of the collector) and asking what was the things needed to be fixed. My mom replied her with all the issues regarding the house and what part of the house we improved. She insisted that before they were no such thing like that and she also said that the improvements should not be deducted to the monthly payment because we were the one who wanted to improved it not them. But in my opinion, she was not the one who I talked to during the transaction. Me and my mom didn’t have any agreement to the owner but to his father. After that the owner wanted us to vacate the house after two months. Just like that with out a proper conversation to the tenants.
The most terrible part was that the owner texted my mother with some violent and harmful words. She spammed messages and insulted my mom. Because of this, we took a necessary action to file a blotter to the barangay hall for our safety and protection.
It is stated in the republic act sec 9 letter D that :
Need of the lessor to make necessary repairs of the leased premises which is the subject of an existing order of condemnation by appropriate authorities concerned in order to make the said premises safe and habitable:
For your advise attorneys? Does the owner did any violation the rules of the law?
Regards,
Mico
So pwede po si tenant na di magbayad ng tatlong buwan bago umalis sa inuupahan?
THEREFORE, sa halagang two month deposit (suwerte mo kung less than two) pwede ka tumira ng AT LEAST three months (pwede mas mahaba kasi dadaan pa sa “judicial ejectment” process, lalo na kung mahal at mahaba ang processo) AT libre ang electricity, tubig, internet, at kung anu-ano pa na kasama sa “utilities”.
Parang may mali? Legal to kaya pwedeng abusuhin!!!
How paano kung di nagbabayad ng electricity at iba pang utilities? Ano law ang magpapaalis sa kanila?
Sir jay,
Good evening po, nagrerent po ako ng isang apartment and 3000 ang binabayad ko monthly.I’m a good payer though pero ang problema is yung apartment na tinirahan ko ay naparami pala ng tulo sa kisame ,nalaman ko na lang huli na dahil lumipat po ako sa apartment na yun summer pa nun..ngayong naging tag-ulan na naging problema na namin ang pagtulo ng tubig sa loob ng apartment namin kahit sa kwarto ay may tulo na din.gusto na po sana namin lumipat ng bahay,kaya lang dun sa napirmahan ko pong contract ay kapag hndi mo natapos ang kontrata mo ay may 10% kang babayaran kada buwan, 10% ng upa Sir..halimbawa po isang taon ang pinirmahan mo pero naka 6 na buwan ka lang dahil kelangan mo ng umalis,babayaran nmin ngayon ng 10% kada buwan yung natitira pang 6 months..tama po ba yung ganun?napirmahan ko na po kase..pano po ba ang dapat gawin sa ganung sitwasyon lalo na ayaw naman nila agad aksyunan ang problema sa apartment nmin? please help us sir..thank you…
Non payment of the utilities is not included in the “Grounds for Judicial Ejectment”. Pwede naman magbayad ng rent pero DI KAILANGAN BAYARAN ang magdamagan na aircon, television, computer, at anu-ano pa.
Parang may mali? Legal to kaya pwedeng abusuhin!!!
Hello po. According to this Law kapag magpapaalis ng umuupa dapat bigyan sila ng 3 months. Bakit ang batas na to ay hindi malinaw or hindi nagsasaad na dapat silang magbayad up to the last month. Madami na kaming biktima ng 3 months na yan. Hindi sila nagbababayad kasi nakalagay daw sa batas na to na allowed silang tumira ng additional 3 months for free. Saan pong parte sa batas na to na nagsasabing may libre silang last 3 months? This Law is very shady?!? Need help please. Thank you.
wala prob dun sa law,, 2 scenario ng aapply ung 3-month periods.. non-payment ng rent for 3 months and notice 3 months prior the date kung kelan kukunin ng lessor ung property for personal use,, at HINDI sabay ang application nung dalawa..
kapag di nakabayad ng 3-months na rent, wla na extension o free stay, judicial ejectment na agad.. kung 3-month prior notice to repossess, magbabayad parin cla ng monthly rentals hangang dun sa date na kukunin na ung property..
kapag cnabihan ulit kayo na pwede pa clang magstay ng ilang buwan at iinvoke nila ung “3months”, isampal nio sa kanila ung kopya nitong batas, tpos magpatawag na kyo ng barangay at ung sheriff para paalisin na cla
magtatanong lang po sana……nangungupahan po kami sa isang lugar dito sa old panaderos, manila (pagbaba lang ng lambingan bridge, sta. ana manila) at ang lugar po eh masasabi kong shanty, common po ang cr namin at ng namamahala sa paniningil ng upa. ang upa namin ay 3k monthly, walang sariling kuntador ng ilaw at tubig. nung unang lumipat kami dito eh 2k ang upa namin, wala pang isang taong nakakalipas eh tinaasan kami at ginawang 3k ang upa. at yung singil sa amin sa tubig dahil wala din kaming sariling kuntador ng tubig na dating 150 ( 1 adult at 2 kids) eh tumaas sa 500. at ngayon ngang 2 adult nlng kami dito eh ganun pa din ang singil. at nitong nakaraan lang eh nilagyan nila ng padlock ang pinto ng cr, ang bigay ko ng bayad sa tubig eh bago mag katapusan ng buwan at alam naman yun ng namamahala, sa hindi ko maintindihang dahilan eh naniningil na sila ngayon at dahil nga sa hindi pa ako nakapag bibigay ng bayad eh pinadlock nila yung pinto ng cr. gusto lang po namin malaman ang karapatan namin bilang umuupa at kung tama ba ang mga patakarang pinatutupad sa amin dito, wala po kaming kontratang pinirmahan.
good day po!
manghihingi lng po sana ako ng advice.. isa po akong ofw na may pinapa-aral sa maynila. isang 17yrs old at isang 18yrs old. nagrerent lng po ako as bedpace pra s mga anak ko na malapit sa school nila ng 2,800/month.
hiningan po kmi ng 1 month advance at 2months deposit. ang mga anak ko lng po ang pumirma sa contrata at nong nag-iinquire po ako eh yong payments lng ang sinasabi nila at walang mga charges na sinasabi pero this month po kasi nadelayed po ang sweldo ko kya nadelayed rin po ako ng pagbabayad.
tanong ko lang po.. sa mga dormitories po ba at mga boarding house e allowed sila mag charge ng 20% aday from the monthly rent? khit na po may advance kmi ng 2 months?
At nong tinanong ko po sila kung iteterminate ko ang contrata makukuha ko pa ba ang advance ko? ang sabi po nila ay hindi na. at need pa nmin magbgay ng 1 month notice pro d pwedeng galawin ang advance payment nmin. legal po ba ang ganito? kasi napakabigat naman po ng 20% a day na charges. at wala po akong choice kundi tapusin ang 1 year contract ko sknila dhil may pinirmahan ang mga anak ko.
Sana po ay mabigyan nyo po ako ng advice pra makagawa naman po ako ng aksyon. Di naman po ksi madali ang buhay naming mga ofw. nagtitiis po kami para lang makapag-aral ang mga anak nmin.
Maraming salamat po!
Good day sir,
Currently i am renting an apartment worth 3500/month, my electricity is being measured through sub meter so i am not sure if the electricity bill that i am paying is over/under rated, also my water bill is 6php per head per day.
prior to this, a friend of mine is the leasee of the room/apartment. My friend asked me if i want to rent the place, i agreed because it is nearby my work place, i am not sure if there is a contract between my friend and my landlord, that is the first problem.
Second is that, my payment for the electricity and water got delayed because of an emergency, thus, my landlord told me to look for another apartment, i just want to know my stand on this situation.
QUESTIONS:
1. If there is no contract existing, am i covered on this law?
Your response will be appreciated.
Thank you.
need help. the lessor is claiming that we missed the december 2012 rent payment and that only now he found it out since he is abroad that time and his nephew is the one collecting the rent. we told him that his nephew gave us a “temporary receipt” written on a piece of paper because he ran out of receipt according to him.
now he is asking for that note but we cannot find it anymore. all we have dates back from may 2013 receipts (non BIR ) and nothing says there about any arrears.
his nephew further claims(to him) that he came for the rent several times but we are not around, which is impossible since we left for vacation only after our child’s christmas break which is around december 18, 2012. they’re collecting rent every 7th of the month. please advice..thank you.
We have been renting for about nine months now, and until today, wala pa ding binibigay na contract sa amin at hindi din consistent magbigay ng resibo yung owner namin. Ano po bang pwedeng gawin? Required po ba magbigay ng contract ang lahat ng landlord? at incase na umalis po kami, ayon sa SEC. 7. may interes po na madadagdag dun s binayad naming deposit, di po ba? Thank you.
I have a question. It’s about the Sec.9 – c … if the lessee was given 3 months formal notice in advance. Do they still need to pay the rent for the 3 months?
Thank you
Need a advised
I have property in Ponte verde laspinas who rented out by the Japanese sad thing they not paying me for 6months now to be exact my agent is useless and I don’t know what to do now because Im currently here in UK.. Yes 6 months that full of lies from them and now my house don’t have electric.. What legal action I can do now.
Thanks
Question,
Pwede ko po ba ma refund and deposit ko sa rent if hindi ko natapos ang 1year contract? Or pwede ko po ba magamit ang deposit kong 2months without finishing the 1year contract? Thanks
Depende po yun sa kontrata. If it says their kelangan mo ito gamitin instead na ibalik. ganun lang po.
Hi I am looking for a rental home or apartment for a couple. Specifically in Malanday, Valenzuela city. We are in a low income bracket. I was wondering if anyone can send any information if you know anything or information that is available. I am also disabled (on a wheel chair). Although with my disability I am still working. I’m also wondering how can I apply for a Low income housing ? Can I print out the application online ? Thank you.
Hi,
Ask ko lang kung tama bang mag taas ng rent every year? we are paying 6K then last year nagtaas ng 500 and then this July daw magtataas ulit ng 500.
Hoping for your response. Thanks in advance.
Every one year lang po puwede mag taas ng renta. Pero same tenant for a year then 7% lang ang puwede nito itaas. Kung mre than 10,000 ang rent mo Covered ka ng civil code kung low than that RA 9653.
As per as SEC. 5. Coverage of this Act. – All residential units in the National Capital Region and other highly urbanized cities, the total monthly rent for each of which ranges from One peso (P1.00) to Ten thousand pesos (P10,000.00) and all residential units in all other areas, the total monthly rent for each of which ranges from One peso (P1.00) to Five thousand pesos (P5,000.00) as of the effectivity date of this Act shall be covered, without prejudice to existing contracts.
Please clarify your statement it should not be more then 10,000 a month. If more than 10,000 a month then that is another story.
Sir Jay Castillo, desperately need your advice please…
I quickly browsed through the text, it does not seem like lessors are provided equal protection. I have 2 residential units put up for rent in a low-middle class area, we only required 2 months deposit prior to moving in, it already happened thrice that the lessee, not able to pay the regular monthly rent, consumed the 2 months deposit given to us, and on top of that has arrears on the monthly dues and then left us with thousands pesos worth of unpaid Electric and Water bills. Without us knowing, probably in the middle of the night, they just fled. Now, with the 2 months deposit already consumed, and with one more monthly payment also unpaid, we were left to pay the thousands pesos worth of electric and water bills. Because we took into consideration that this is a low income residential area, (monthly rent is P3,500 and no written, signed contract, just verbal agreement), we were very lenient and accepted Monthly payments on deferred basis. Lessees pay us P1K only come the due date, then will pay another P500 after a couple weeks (yes, weeks) until the total monthly due is paid for. We were very lenient and considerate. Again, we have another difficult lessee, exact same scenario, we told them they have to vacate the house in 3 months time, (we can legally do this right?) but we are afraid that they will run off also and leave us with thousands worth of unpaid electric and water bills. We just don’t want to go through the same ordeal again. Please advise us Mr. Castillo, thank you very much.
Sorry to say but I’m not Atty. Castillo but I happen to read your problem while browsing the above stated Law,
well sir, for three (3) consecutive months of not paying the rent of your tenants, that is totally a ground for eviction. since what you asked them is a deposit and not as an advance. so give them a notice regarding their neglect of duty make sure that they affixed their signature on it then after that go to the your brgy. office to ask for an eviction letter or judicial ejectment to ur nearest court.
hello, i’de like to inquire if there is such thing as laws for a mis-deal in the transaction between the renter and the owner of the apartment? are the laws biased to the rights of the owner of the rented apartment only? i asked this because as a renter to an apartment, we feel that we are not satisfied, not happy with how they treat us after giving the 1 month advance and 2 months deposit, and we are not interested anymore with how things are going in the rented place. because of this, we want to refund our 2 month deposit and cancel the contract. do we not have a right to push for this?
btw, we are just on our first month.
I would like to seek advice from you about our case.
We are presently renting a house @ P4,000.00/mo. The owner had asked us to sign a contract before we occupied the unit, but had not been notarized. It is said in the contract that we can rent his house for a period of one year and just renew depending on his discretion. I ask for another year extension but to no avail. Now, he is insisting that we have to vacate the unit after a year because they will use the unit. But I’ve heard from our neighbors that he is looking for somebody to rent the unit again…..despite our interest to still continue to rent the unit.
Can you give us any advise on this matter. We would like to ask if we could file for violation of Sec. 9 , paragraph C of RA 9653. Thank you.
Whether the contract has been notarized or not, so long as both of the party agreed and understood what is written in the contract, the contract is valid, and it is stated in the contract that it is in the owners discretion whether to continue renting his/her unit.
good day sir just inquiring whether there are rules/policies/guidelines concerning basic rent contracts.? if there are any where can i find/get a copy of it. your help in regards is highly appreciated.
I would like to open-up my concern for the apartment that we rented. The land lord discussed the basic rules of its contract, ex. 6 month contract, 1 month advance 1 month deposit, etc… If the contract was breached the deposit will not be reimbursed. We agreed so we paid the needed amount. After a week the written contract was given to us. Upon reading the contract, there are items that were not disclosed to us during the first discussion before we moved-in. We discussed it with the land lord and we decided that we’ll not continue our stay. The land lord says that this is a breach of contract so your deposit will not be given back. Our statement to him was we did not sign the written contract so there is no contract at all. He replied that since we’ve paid the advance and deposit then there is a contract. Is this valid? We believe that our land lord has an attorney so before we plan to talk to our land lord we are in the right side.
Inquire ko lang po, umuupa ako ng apartment 7,000/month. Ngaun pinapaalis ako dhl gagamitin daw ng may-ari, titira daw ang kapatid nya. Nagsampa ako ng harassment at pag-iiskandalo laban sa tagasingil ng upa which is anak ng may-ari. ‘di na kasi tinanggap ang bayad ko sa apartment. Umabot kami sa lupon ng barangay at binigyan ako until April 15. pinagbayad ako ng 8,000 para sa March 15 – April 15 na rent + electric & water bill. If in case po na ‘di ako makahanap pde po ba i-apply ang RA 9653? May laban po ba ako kung pilit ako paaalisin sa April 15. Sa totoo po hirap ako maghanap at wala pa po akong pangdown sa lilipatan ko if ever makakita ako. Sana po may makausap ako personally para malinawan po ako.
Miriam …..
tanong ko lang po umuupa kami ng bahay 3600 may 2-months deposit 1-month advance ngaun po hindi kami nakabayad ng 2-months pinalaalis napo kmi ng may-ari sabi ko po ngayong march aalis na kami ayaw nila sinisingil pa po kmi ng may ari sa rental kahit at magkukumpiska daw po sila ng mga gamit namin kapag hindi namin binalik yung 2-months na deposit namin tama po ba na magkumpiska sila ng mga gamit namin kapag hindi namin nabalik sa kanila yung 2-months deposit namin pero may 1-month advance pa po kami sa kanila… ano po ba dapat namin gawin…
That is against the law unless you signed an agreement that if you fail to pay such rental fee then they can take your things as a collateral. But 2 months is not enough for eviction. As per as Section 9 Paragraph b. Print a copy of this law and let him read the law.
Hi Jay,
Do we have Laws for Commercial Units as guidelines of Commercial Space Renters?
Thanks,
Rico
Sir can you please help us?
We have a renter who paid us in advance for 1 month advance; 1 month deposit. They paid it last year november but during that time we haven’t generated a contract yet due to some personal issues. now our problem is we gave her the contract last feb. stating our conditions and we told her that we are giving her 1-2weeks to sign it (she told us she need to consult her daughter). it was stated in the contract that their bill day is the 1st of the month but the coverage is from 20-19 of the following month. she keeps insisting that she will pay the rent every 20th since that was that she moved last year nov. 20. up until now she haven’t signed the contract up until now and she wants to delay the payment on the 15th. we already agreed last month that she will pay every 1st we have our conversation thru text recorded in writing. my question is can i terminate her stay because she haven’t signed anything? what i plan to do is let her stay for this monthly coverage and make her vacate the premises on the 20th.
Hi Sir Jay,
Can u give me an advice on what to do…my landlady refused to accept my rental payment for 2mos including the penalty, instead she told me to vacate her unit on February 15. I still have my 2 mos deposit. and worst, she file a complaint on our Barangay “delayed rental payment”. I don’t know what to do…I want to leave her unit but I still cant find a house…Is it right that I still have 3mos to stay in her unit until I find a new unit.pls advice me on what to do.Thanks and more power.
Malu, based on my readings on rental law, if the landlady refused to accept your payment you have other options on where to give your payment and the barangay chairman is one. Read the full text on RENTAL LAW. Even if you are delayed in payment but settled it after 3 months the problem is resolved, thus you can continue staying in that rented place.
Can a person of 17 years of age sign a rental agreement?
If not, is the contract void?
Hi Lawrence, I believe not, and the contract is void. I hope this helps.
voidable
hi po good day! my question lang po ako regarding po sa rights nmen family kc po we rented a studio type with store since 2010 ng sept 8 2500 lang po. without contract ngayon 2013 naging habbit na nila magtaas ng gusto nila like sa singil ng tubig nag start kme ng 50 per head ngaun 150 na per head,next ung sa kuryente may submeter kame x16 singil tapos ngaun ng taas nmn cla ng rent 500 tama po ba sila? kahit po wala clang business permit,…. parang gusto ko kc magcng nmn sila business na ginagawa p nilang business…pls advce me salamat po
Hi good morning! I need an advice, I was renting a house for more than 6years and every time we failed to pay on time the lessor required me a 10% penalty on top of my monthly rent. and if after 1 month of not paying the said penalty plus the rent..He always told me to vacate his place. I also have a 2mos advance deposit. My problem is he is always harassing me to vacate their unit as soon as possible every time I failed to pay my rent on time. Please advice me what to do. Thanks and more power.
a reply to charles’ letter — based from experience, the old deposit remains the same even if the rent has increased.
good afternoon,
the owner of the lot has padlock the gate which i constructed and refrain us from taking away the properties such as steel plates, GI sheets, woods and ply woods and the fence made of steel which we constructed until i pay the difference from the old deposit to the present monthly rentals.
i referred it to the barangay but they are not interested to give in.
may i know what i must do ?
please help me
10 years ago, i was renting a lot the amount of p2,500.00 and was ask to deposit (2) two months amounting to p5,000.00 with a verbal agreement that the 2 months will be applied on my last 2 months of stay or equivalent to the deposit that i made. I was paying my obligation religiously . At present the monthly rental is p8,000.00 and i am planning to leave the place, however the owner is asking me to pay the difference of p3,000.00 because it is the difference of the deposit that i made previously (10 years ago)
Accordingly, if I will not pay the difference they will not allow my property to be taken out and they will padlock the gate.
May i know if the the owner is correct ?
Please help me.
Good day po ,
Pls. pa advice naman po , meron po kaming nirerentahang lupa for almost 70 years at nagbabayad ng good faith sa may ari ng lupa kami po ang nagbabayad ng amilyar ng bahay, di po namin alam na yung some part ng bahay namin ay part ng lupa ng kapatid ng may ari ng kinatitirikan ng bahay namin e naibenta po dun sa kapitbahay namin , so ang nangyayari po ngayun gusto po nilang tabasin ang bahay namin . hinde naman po namin inaangkin ang lupa kaya lang nag dedemand kami na bayaran nila ang magagstos sa pag giba ng bahay nmin, tama po ba yun na sa part namin? ayaw po kasi nilang magbayad ng danyos sa masisirang part ng bahay namin.
may karapatan po ba kami sa pag hingin ng danyos sa nakabili ng lupa?
tnx and more power!