Subic Municipal Assessor’s Office

11/06/2026

PRC Joins the Nation in Honoring the 128th Philippine Independence Day

Manila, June 12, 2026 – The Professional Regulation Commission (PRC) joins the entire nation in celebrating the 128th anniversary of the Proclamation of Philippine Independence, carrying the national theme, “Kalayaan, Kinabukasan, Kasaysayan.”

The theme profoundly captures the essence of freedom, the promise of tomorrow, and the indelible lessons of the past reminding every Filipino that the independence our forebears courageously won is a living heritage that must be protected and advanced.

As the agency mandated to regulate and license the country’s various professions, the PRC recognizes the indispensable role of Filipino professionals in strengthening the very foundations of Philippine independence. From doctors and nurses who keep our communities healthy, to engineers who build our nation’s infrastructure, and educators who shape the future of our youth, every licensed professional contributes to a self-reliant and globally competitive Philippines.

“Ang kalayaan ay hindi lamang pamana, ito ay pananagutan nating panindigan at isabuhay araw-araw.”

The PRC leadership emphasized, “The Filipino professional is at the forefront of translating our hard-won freedom into tangible progress and prosperity. We urge all registered professionals to serve with the highest standards of integrity and excellence.

Along with this, the PRC is temporarily suspending operations in all its Offices and Service Centers nationwide on June 12, 2026 (Friday). Appointments set on the said date will be accommodated upon resumption of operations on June 15, 2026 (Monday).





-END-

11/06/2026

08/06/2026

ℹ️ 𝗠𝗮𝗴𝗸𝗮𝗵𝗶𝘄𝗮𝗹𝗮𝘆 𝗯𝗮 𝗮𝗻𝗴 𝗧𝗮𝘅 𝗗𝗲𝗰𝗹𝗮𝗿𝗮𝘁𝗶𝗼𝗻 𝗻𝗴 𝗕𝗮𝗵𝗮𝘆 𝗮𝘁 𝗟𝘂𝗽𝗮? 𝗢 𝗜𝗶𝘀𝗮 𝗟𝗮𝗻𝗴?

Kapag may pagmamay-ari kang bahay at lupa, pareho silang sakop ng amilyar — pero hindi sila pinagsasama agad mula pa lang sa simula. Karaniwang magkahiwalay na idinedeklara ang lupa at ang mga improvement dito, gaya ng bahay, at bawat isa ay binibigyan ng sarili nitong Tax Declaration ng Assessor's Office.

Isang ari-arian. Dalawang Tax Declaration. Isang pinagsamang bayarin.

🧮 𝗠𝗮𝗴𝗸𝗮𝗵𝗶𝘄𝗮𝗹𝗮𝘆 — 𝗔𝘁 𝗠𝗮𝗴𝗸𝗮𝗶𝗯𝗮 𝗮𝗻𝗴 𝗣𝗮𝗿𝗮𝗮𝗻 𝗻𝗴 𝗣𝗮𝗴𝗸𝗮𝗹𝗸𝘂𝗹𝗮

Ang Real Property Tax (RPT) sa ilalim ng Local Government Code ay isang 𝙖𝙙 𝙫𝙖𝙡𝙤𝙧𝙚𝙢 𝙩𝙖𝙭 na nakabatay sa assessed value ng ari-arian, na kinukuha mula sa fair market value nito. Pero hindi pareho ang pagtrato sa lupa at gusali.

Para sa residential land, ang assessment level ay 20% ng fair market value. Para naman sa residential building, graduated ang assessment level — mula 0% hanggang 60%, depende sa kabuuang halaga ng istruktura.

Hiwalay na kinakalkula ng assessor ang bawat bahagi, saka pinagsasama ang mga ito upang makuha ang kabuuang assessed value. Ang pinagsamang halagang ito ang pagbabatayan ng RPT rate.

💡 𝗣𝗮𝗮𝗻𝗼 𝗜𝘁𝗼 𝗦𝗮 𝗔𝗸𝘁𝘂𝘄𝗮𝗹 𝗻𝗮 𝗦𝗶𝘁𝘄𝗮𝘀𝘆𝗼𝗻

Narito ang isang pinasimpleng halimbawa para sa isang residential property sa Metro Manila:

Lupa (FMV ₱3,000,000) × 20% = ₱600,000
Bahay (FMV ₱2,000,000) × 20% = ₱400,000
𝗞𝗮𝗯𝘂𝘂𝗮𝗻𝗴 𝗔𝘀𝘀𝗲𝘀𝘀𝗲𝗱 𝗩𝗮𝗹𝘂𝗲: ₱𝟭,𝟬𝟬𝟬,𝟬𝟬𝟬

Sa Metro Manila, ang RPT rate ay 2%, habang 1% naman sa mga probinsiya. Bukod pa rito, karamihan sa mga LGU ay naniningil din ng 1% na Special Education Fund (SEF) levy — kaya sa actual, dalawang buwis ang binabayaran mo nang sabay.

⚠️ 𝗔𝗻𝗴 𝗕𝗮𝗵𝗮𝗴𝗶𝗻𝗴 𝗡𝗮𝗸𝗮𝗸𝗮𝗴𝘂𝗹𝗮𝘁 𝘀𝗮 𝗠𝗮𝗿𝗮𝗺𝗶𝗻𝗴 𝗠𝗮𝘆-𝗮𝗿𝗶 𝗻𝗴 𝗣𝗿𝗼𝗽𝗲𝗿𝘁𝘆

Kapag nagtayo ka ng bagong bahay sa iyong lote, maglalabas ang assessor ng panibago at hiwalay na Tax Declaration para sa gusali. Sa ilalim ng Local Government Code, ang sinumang gumawa ng improvement sa real property ay kailangang magsumite ng sinumpaang deklarasyon ng tunay na halaga nito sa Assessor sa loob ng 60 araw matapos itong makumpleto — o matapos ang bahagyang pagkakagawa nito kung ginagamit o tinitirhan na ito.

𝙆𝙖𝙮𝙖 𝙤𝙤 — 𝙠𝙖𝙝𝙞𝙩 𝙝𝙞𝙣𝙙𝙞 𝙥𝙖 𝙩𝙖𝙥𝙤𝙨 𝙖𝙣𝙜 𝙗𝙖𝙝𝙖𝙮 𝙥𝙚𝙧𝙤 𝙩𝙞𝙣𝙞𝙩𝙞𝙧𝙝𝙖𝙣 𝙣𝙖, 𝙢𝙖𝙖𝙖𝙧𝙞 𝙣𝙖 𝙞𝙩𝙤𝙣𝙜 𝙢𝙖𝙥𝙖𝙨𝙖𝙞𝙡𝙖𝙡𝙞𝙢 𝙨𝙖 𝙥𝙖𝙜𝙗𝙪𝙗𝙪𝙬𝙞𝙨.

Hindi tumataas ang iyong amilyar sa mismong araw ng paglipat mo sa bahay. Magsisimula lamang itong ipataw mula sa 𝘁𝗮𝗼𝗻𝗴 𝗸𝗮𝘀𝘂𝗻𝗼𝗱 𝗻𝗴 𝗽𝗮𝗴𝗸𝗮𝗸𝘂𝗺𝗽𝗹𝗲𝘁𝗼 𝗻𝗴 𝗯𝗮𝗵𝗮𝘆 𝗼 𝗻𝗴 𝘂𝗻𝗮𝗻𝗴 𝗽𝗮𝗴-𝗼𝗸𝘂𝗽𝗮 𝗿𝗶𝘁𝗼, 𝗮𝗹𝗶𝗻𝗺𝗮𝗻 𝗮𝗻𝗴 𝗺𝗮𝘂𝗻𝗮.

📚 𝗥𝗲𝗳𝗲𝗿𝗲𝗻𝗰𝗲𝘀

Republic Act No. 7160 (Local Government Code of 1991), Sections 199, 202, 218, and 232

👉 Follow Phil. Property Expert for more discussions like this.

08/06/2026

SUPREME COURT CLARIFIES: YOU MAY STILL TITLE YOUR LAND EVEN WITHOUT PROVING POSSESSION SINCE 1945

Many Filipinos believe that if they want to apply for a land title, they must prove that they, their parents, grandparents, or ancestors have possessed the land continuously since June 12, 1945 or earlier.

For years, this requirement became one of the biggest obstacles to titling untitled properties, especially in provinces where documents are incomplete or have been lost over time.

However, recent Supreme Court rulings have clarified that this is not always necessary.

Imagine this common scenario:

Your grandfather started occupying a parcel of land in the 1960s. He cultivated it, paid taxes, planted crops, and eventually passed it on to your parents and then to you.

The family has possessed the property peacefully for decades. When you finally decide to secure a title, someone tells you:

“You cannot title that property because you cannot prove possession since June 12, 1945.”

Many families immediately give up. But that may not necessarily be true.

❗️What the Supreme Court Clarified

The Supreme Court explained that what is important is not merely proving possession dating back to June 12, 1945.

⚖️⚖️The more important question is:

✅ Was the land already declared Alienable and Disposable (A&D) by the government?

✅ Can the applicant prove open, continuous, exclusive, and notorious possession under a bona fide claim of ownership?

💚In simple terms The law recognizes that many families acquired and occupied land long after 1945. The absence of proof of possession dating back to that exact date does not automatically mean the property can never be titled.

KVP LAW Example

Juan’s parents bought a piece of agricultural land in Cebu in 1975.

Since then:

✔ They built a house.

✔ They paid real property taxes.

✔ Their neighbors recognize them as the owners.

✔ Nobody contests their ownership.

✔ The land was already classified as Alienable and Disposable.

After almost 50 years, Juan wants to secure a title.

Under the old misconception, people would say:

“Sorry, you have no chance because you cannot prove possession since 1945.”

❤️But the Supreme Court has emphasized that courts should not mechanically deny applications simply because there is no evidence tracing possession all the way back to June 12, 1945.

Each case must be examined based on the requirements of the law and the actual evidence presented.

Important Reminder: This does not mean every untitled property can now automatically be titled.

Many applications still fail because:

❌ The property remains classified as forest land.

❌ There is no Alienable and Disposable certification.

❌ Tax declarations are inconsistent.

❌ Boundaries overlap with government property.

❌ There are adverse claimants.

❌ The possession is recent or interrupted.

Practical Lesson: If your family has possessed an untitled property for decades, do not immediately assume that the lack of proof dating back to June 12, 1945 means the property can never be titled.

A proper legal due diligence should first determine:

📌 Whether the land is Alienable and Disposable.

📌 The history of possession.

📌 Existing tax declarations.

📌 Survey and technical descriptions.

📌 Possible claims or encumbrances.

Many untitled properties that owners believed were “impossible to title” may actually have a legal pathway toward registration.

⚖️ KVP LAW TAKEAWAY

Land titling is not merely about how long you have occupied the property. It is about proving that the land is legally registrable and that your possession meets the requirements of the law.

Before buying, inheriting, or investing in untitled land, seek professional legal advice and due diligence. A small mistake in understanding land classification or ownership history can cost millions of pesos and years of litigation.

KVP LAW assists clients in:
✔ Judicial Titling and Original Registration
✔ Land Due Diligence and Verification
✔ Tax Declaration Assessment
✔ Alienable and Disposable Verification
✔ Property Documentation and Transfers
✔ Real Estate Legal Advisory

“Not all untitled lands are untitleable. The key is knowing whether the law allows the property to be registered and how to properly prove it.” Atty. KVPCabahug

05/06/2026

OREP's PROVIDE
What is Usufruct?= it is the right to use and enjoy someone else’s property without owning it.
Example: A parent allows a child to live in and rent out a house while the parent still owns it.

Public usufruct: When the state allows use of public resources (like forests), compensation is usually through taxes or fees set by law.
Basis: Law/ Regulation
Compensation Type: Tax, Royalty or License
Flexibility: Fixed or Regulated

Private usufruct: Between individuals, compensation is usually a rent, fee, or agreed payment
Basis: Agreement between individuals
Compensation Type: Rent, Fee or Percentage
High Flexibility

03/06/2026

Isa sa mga karaniwang maling paniniwala ay kapag kasal na ang isang tao, awtomatikong may kalahating pagmamay-ari na ang kaniyang asawa sa lahat ng kaniyang ari-arian. Sa katotohanan, hindi lahat ng property ng mag-asawa ay awtomatikong pag-aari nilang pareho.

Sa ilalim ng batas, mahalagang alamin kung kailan at paano nakuha ang isang ari-arian, pati na rin ang property regime na umiiral sa kanilang kasal.

📌 Ano ang Property Regime?

Ito ang nagtatakda kung paano pagmamay-arian, pamamahalaan, at hahatiin ng mag-asawa ang kanilang mga ari-arian. Narito ang mga karaniwang umiiral sa Pilipinas:

✔️ Absolute Community of Property (ACP)
-Para sa mga ikinasal: Noong o pagkatapos ng August 3, 1988 (kung walang prenuptial agreement).
-Paano ang hatian: Lahat ng ari-arian na dala ninyo bago ikasal at ang mga makukuha ninyo habang kasal ay pagsasaluhan ninyong dalawa, maliban sa ilang eksklusibong exception na itinatakda ng batas (gaya ng mana o donasyon).

✔️ Conjugal Partnership of Gains (CPG)
-Para sa mga ikinasal: Bago ang August 3, 1988 (kung walang prenup).
-Paano ang hatian: Ang ari-ariang pagmamay-ari na bago ang kasal ay nananatiling eksklusibong kanila. Ngunit ang mga kita, bunga, at ari-ariang nakuha habang kasal sa pamamagitan ng trabaho o pagsisikap ay nagiging conjugal (pag-aari ng mag-asawa).

✔️ Complete Separation of Property (CSP)
-Paano ang hatian: Kung ang mag-asawa ay nagkasundo sa pamamagitan ng isang valid na prenuptial agreement bago ang kasal na hiwalay ang kanilang ari-arian. Walang pakialamanan sa kani-kanilang ari-arian, kita, at utang.

📌 Alin ang mga ari-arian na Karaniwang Nananatiling EKSKLUSIBO (Hindi Co-owned)?

Kahit kasal ang isang tao, nananatiling sa kaniya lang ang property kung ito ay:
1. Mana (Inheritance): Ang mana na natanggap mula sa mga magulang o kamag-anak habang kasal ay hindi awtomatikong kasama sa pag-aari ng asawa.
2. Donasyon: Ang mga ari-ariang natanggap bilang donasyon na partikular na ibinigay lamang sa isang asawa.
3. Bago Ikinasal (Para sa CPG): Kung ang kasal ay bago ang August 3, 1988, ang ari-arian bago ikasal ay hindi pag-aari ng asawa.
4. May Nakaraang Pamilya (Para sa ACP): Kung ang isang tao ay may anak sa unang relasyon, ang mga ari-ariang nakuha niya bago ang ikalawang kasal ay nananatiling eksklusibo sa kaniya para protektahan ang kaniyang mga anak.

📌 Bakit mahalagang malaman ito bago makipagtransaksyon?

1. Sa Pagbebentang Lupa: Maaaring kailanganin o hindi kailanganin ang pirma ng asawa (spousal consent) depende sa kung exclusive o community property ang ibinebenta.
2. Sa Extrajudicial Settlement (EJS): Mahalagang matukoy kung sino talaga ang may legal na karapatan sa ari-arian upang maiwasan ang void o kanseladong bentahan.
3. Sa Paghahati (Legal Separation/Annulment): Malaking usapin kung ano ang hahatiin kapag naghiwalay o kapag may namayapa na.

Hindi sapat na tingnan lamang kung kasal ang nakasulat sa titulo (e.g., "married to..."). Mahalagang suriin ang pinagmulan ng ari-arian at petsa ng pag-acquire nito.

Bago pumasok sa bentahan, pagmamana, o anumang transaksyon sa ari-arian, masuri muna ang legal na katayuan nito upang maiwasan ang aberya at demanda sa hinaharap.

DISCLAIMER: This post by Hablero Law Office is for informational purposes only and does not constitute legal advice. No attorney-client relationship is formed by interacting with this content.

02/06/2026

❗️⚖️ THEY ARE NOT THE SAME : AUTHORITY TO SELL vs. SPA in Real Estate Transaction❗️⚖️

What is an Authority to Sell?

An Authority to Sell is a document executed by a property owner in favor of a licensed real estate broker, empowering them to market, advertise, and find a buyer for a specific property. It is not a general legal instrument like a Special Power of Attorney (SPA), but a professional engagement contract governed by real estate regulatory law.

Key Features:
❗️❗️Only granted to Licensed Real Estate Brokers (under PRC and RESA Law).
May be exclusive or non-exclusive.

Specifies:
✔️Property details
✔️Selling price
✔️Commission or professional fee
✔️Duration of authority

Legal Basis: RESA LAW (R.A. No. 9646)

Section 28. Penal Provision. – No person shall practice real estate service in the Philippines without a license. Only licensed real estate brokers may act as intermediaries in real estate transactions and receive commission.

Section 29. Prohibition Against Unauthorized Practice – No unlicensed person, including lawyers, shall act as real estate broker unless they are duly licensed.

Therefore:

Only licensed brokers can validly be given an “Authority to Sell” and earn a commission as a professional fee. Even if someone has an SPA, they are not entitled to broker’s commission unless they are licensed.

❌ Common Misconception

“I have an SPA so I’m entitled to commission.”

Wrong.
• The SPA allows someone to sign or act in legal capacity, but not to act as a real estate broker.

• Commission for brokering requires an Authority to Sell + a PRC license.

• Under RESA Law, even a lawyer cannot receive real estate commission unless licensed.

Question: Can SOMEONE (Family member, lawyer, realty secretary) with an SPA sell property?

Yes, but only as the legal representative, not as a broker.

Example:

A lawyer receives an SPA from a client to sell property and signs the deed of sale. But

1. He cannot receive commission for facilitating the sale unless he is a licensed broker.

2. He may be compensated through attorney’s fees, not broker’s commission.

Why Does This Matter?

Legal and Regulatory Implications:

A sale brokered by someone with no Authority to Sell and no license may be questioned or invalidated.

A seller or buyer can refuse to pay commission to someone not legally entitled.

28/05/2026

“Paano ba mag-request ng certified true copy ng titulo?"

“Pwede na ba itong gawin online?”

“Magkano kaya ang bayad at paano ang proseso?”

Kung tanong mo rin ang mga ito, para sa’yo ang webinar na 'to!

Iniimbitahan po namin kayo sa gaganaping “Webinar on the eSerbisyo Portal: Step-by-Step Guide to Requesting a Certified True Copy Online” sa Biyernes, Mayo 29, 2026, alas-diyes ng umaga, via Zoom.

Inihanda ito ng LRA Committee on Anti-Red Tape (LRA-CART) upang makatulong sa pagbibigay-kaalaman tungkol sa mas mabilis at convenient na pag-request ng CTC ng titulo sa pamamagitan ng LRA eSerbisyo Portal. Ito rin ay inisyatibo ng LRA-CART bilang bahagi ng pagdiriwang ng Ease of Doing Business (EODB) Month at Open Government Week.

Mag-register na sa link na ito para makasama sa webinar:

https://forms.gle/UHCzzzmS2ewBHtWY7

26/05/2026

Bypassing the Real Estate Broker: A commercial property remained idle for years. No serious tenant wanted it due to location issues, repairs needed, and poor marketability. A licensed broker nevertheless used professional networks, coordinated multiple meetings, negotiated terms, and convinced investors to reconsider the property.

Some owners ignore their property for years.
No buyers.
No tenants.
No investors.
No movement.

Then a licensed broker enters the picture.

Suddenly there are site inspections, negotiations, meetings, offers, counteroffers, and finally a CLOSED DEAL.

But the moment commission becomes due?

The owner suddenly says:

“Wala man kay gibuhat.” Wala kang ginawa
“Introduction ra man na.”
“Dili mi mubayad.”

This is one of the most toxic practices in real estate.

Under Philippine law, licensed real estate brokers are professionals protected under RESA Law (RA 9646). Brokers are not “fixers” or mere “middlemen.” They are licensed practitioners who use expertise, negotiation skills, market strategy, and professional networks to make transactions happen.

After extensive negotiations, the owner and tenant finally agreed. Then suddenly, when the transaction closes, the broker becomes ‘unnecessary.’”

One of the harsh realities in the real estate industry is this: some property owners only recognize the value of a broker after the deal is already done and worse, some attempt to avoid paying commission despite benefiting from the broker’s efforts.

A licensed real estate broker does more than simply “introduce” people.

A broker markets difficult properties, sources qualified buyers or tenants, conducts negotiations, handles objections, arranges inspections, bridges communication gaps, and often saves a dead transaction from collapsing.

Under Republic Act No. 9646 (RESA Law), licensed real estate brokers are recognized professionals regulated by law. Their work, expertise, and services deserve legal protection.

But once the deal became successful, the owner suddenly refused to pay commission and attempted to bypass the broker.

This may expose the owner to legal consequences.

Possible remedies may include:

• Collection of unpaid commission
• Damages for bad faith
• Enforcement of Authority to Sell or Lease
• Breach of contract actions
• Civil Code remedies

A successful real estate transaction rarely happens by accident. Behind every closed deal is often a broker who invested time, effort, skill, negotiation strategy, transportation costs, marketing expenses, and professional credibility to make it happen.

Respect the profession. Respect the process. Respect professional fees.

At KVP Cabahug; Amigo-Escobar & Partners Law Office, we assist in commission disputes, real estate conflicts, documentation concerns, and legally compliant property transactions.