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Rent Control Act of 2009 – Republic Act (RA) No. 9653 / Philippine Rental Law
This is a copy of the full and complete text of the Philippine Rental Law or Rent Control Act of 2009 otherwise known as Republic Act (RA) No. 9653. Please note that this copy is not to be mistaken to coincide with any other cases apart from what has been said on this context.
For any other related concerns such as filing for a case pertaining to any violation of the Philippine Law on renting, please consult with a professional or attorney at law who is qualified to handle your case. For information regarding other renting laws for the lessor and lessee and their respective rights with respect and pertaining to this document, please consult a lawyer.
If you ask me how to go over the process of filing for a claim, case or “reklamo”, please approach your governing baranggay officials and ask them. Cases on renting may be filed before the baranggay jurisdiction but after a failed attempt to reconcile or come up with a reasonable amicable settlement, the case may be raised to the “Lupon” after 3 consecutive heaerings. Afterwhich the case can no longer be done and remedied in the “Lupon” via amicable settlement, the case may now be filed in court in a fiscal’s desk. Respective laywers may be needed this time by each parties and fees and charges apply to both parties in terms of filing fee, acceptance fee, court proceedings fee and other charges as a per hearing basis takes place.
Arrangement with lawyer fees may be agreed upon by parties involved, outside of the court of law meaning you can prearrange an agreement or contract with your respective lawyers when speaking about fees and charges. Otherwise, you can consult with PAO (Public Attorney’s Office Philippines) for free services.
Disclaimer: Information and text of the document below may change without prior notice. It is always advised to consult first with a lawyer in this case.
S. No. 1963
H. No. 6098
Republic of the Philippines
Congress of the Philippines
Second Regular Session
Begun 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
SECTION 1. Short Title. – This Act shall be known and cited as the “Rent Control Act of
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
(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, 20l3, 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
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
(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
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.
PROSPERO C. NOGRALES JUAN PONCE ENRILE
Speaker of the House President of the Senate of Representatives
This 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,
MARILYN B. BARUA-YAP EMMA LIRIO-REYES
Secretary General Secretary of the Senate
House of Representatives
Approved: JUL 14 2009
GLORIA MACAPAGAL ARROYO
President of the Republic of the Philippines