Appraisers in Leyte Samar and Tacloban City

08/05/2026

JUST COMPENSATION and EXPROPRIATION are not merely legal concepts, they directly affect property rights, land value, business operations, and the economic future of property owners.

In the landmark case of Causby v. United States (1946), the United States Supreme Court recognized that government action may already constitute a “taking” even without actual physical occupation of the land. The case involved low-flying military aircraft that substantially interfered with the owner’s use and enjoyment of his poultry farm, rendering the property economically unusable.

The Court ruled that when government action causes substantial deprivation of the practical use and enjoyment of property, JUST COMPENSATION may be required under the principle of Eminent Domain.

This doctrine remains highly relevant today in: ✔️ Expropriation Cases

- Right-of-Way Acquisition
-Infrastructure Projects
-Airport Expansion
-Transmission Line Easements
-Road Widening
-Damage and Nuisance Claims
-Government Acquisition of Private Property

As a Licensed Real Estate Appraiser, Real Estate Consultant, and Court Commissioner, I assist lawyers, courts, government agencies, financial institutions, and property owners in determining FAIR, OBJECTIVE, and DEFENSIBLE PROPERTY VALUATIONS based on jurisprudence, valuation standards, and actual market evidence.

In expropriation and litigation-related valuation, the issue is not limited to ownership alone, but also includes deprivation of use, impairment of enjoyment, consequential damages, and the measurable impact on property rights.

Professional appraisal services are critical in: Determination of Just Compensation

*Court-Appointed Valuation
*Expropriation Proceedings
*Partition Cases
*Estate Settlement
*Market Value Analysis
*Damage Assessment
*Expert Witness Testimony

Understanding jurisprudence strengthens valuation practice and protects property rights.

20/03/2026

How properties are being valued.

In real estate appraisal, we don’t guess, we analyze through the three fundamental approaches to value (IVS 103):

• Market Approach – What are similar properties selling for?
• Income Approach – How much income can the property generate?
• Cost Approach – How much will it cost to replace it?

Each approach tells a story.
A competent appraiser knows when to use each, and how to reconcile them into one defensible value.

This is where science meets judgment.

05/01/2026

05/01/2026

Under the old law (RA 7652), foreign investors were limited to an initial lease of 50 years, renewable for only 25 years (a total of 75 years). The new law (RA 12252), effective January 2026, extends this limit to a flat or aggregate term of 99 years. This major shift was done to match the investment incentives offered by neighboring competitors like Vietnam and Singapore, who have long offered 99-year leases to attract global capital.

The extra time is critical for "heavy" investments. When a foreign company builds a factory, power plant, or large resort, they need decades to earn back their massive capital (ROI). A 99-year lease provides the bankability and long-term security they need to commit millions of dollars to the Philippines rather than elsewhere. This directly creates sustainable local jobs, increases tax revenue, and ensures technology transfer to Filipino workers over generations.

Despite the longer term, Philippine sovereignty remains protected. The law is strictly a lease, not a sale; the Filipino landowner retains the title, and ownership of the land (plus improvements) reverts to the Filipino owner after the lease ends. To prevent abuse, the law includes a strict "3-Year Use-It-or-Lose-It" clause: if the investor fails to start the project within three years, the lease is automatically voided. Additionally, the President can terminate leases for national security reasons at any time.

04/01/2026

Firming up our appraisal and training capabilities for 2026 with our team. With more than 20 core licensed appraisers, plus partners outside Cebu, we can now cover larger areas for both appraisal and training services.

29/12/2025

A lesson to all appraisal practitioners: an opinion of value is considered an expert and professional opinion only if it is market-based, applies standard methodologies appropriate to the appraisal purpose, and is rendered with independence and objectivity.

For accuracy and reliability, the data used must be credible, validated, and verified. Appraisal is not a guessing exercise. Each appraisal purpose requires a specific and appropriate basis of value.

For SEC reportorial requirements, the proper basis is market value, not investment value. The use of extraordinary or hypothetical assumptions moves the conclusion further away from market value. Market value is not the same as investment value.

02/12/2025

07/11/2025

If your house or vehicle was destroyed by a flood or typhoon, and you stop paying your loan, the bank or Pag-IBIG Fund will still consider it a breach of contract.

Even if the property is gone, the loan obligation remains, because the loan is a financial agreement, not dependent on the physical state of the property.

For housing loans:

The bank or Pag-IBIG may still collect payments or foreclose if you default.

When you let your house or car be foreclosed after a flood or typhoon, it doesn’t just end with losing the property, it hits your credit standing and credibility hard. Foreclosure is recorded as a major default, and your credit score can drop drastically, staying low for up to five to seven years. Banks, cooperatives, and even Pag-IBIG may hesitate to approve your next loan, labeling you as high-risk. Your financial credibility takes a serious dent, making it harder to rebuild trust with lenders and institutions. And if you do get another loan later, expect tougher terms, higher interest rates, bigger down payments, and more rigid requirements. Foreclosure doesn’t just take your home; it takes a piece of your financial reputation. Always explore alternatives like insurance claims, loan restructuring, or dacion en pago before surrendering your property, because protecting your name is protecting your future.

If you had Mortgage Redemption Insurance (MRI) and Fire/Allied Perils Insurance (which usually includes flood or typhoon coverage), you can file a claim with the insurance company.

If your insurance covers the damage, the insurance proceeds will pay off or reduce your loan balance.

For auto loans:

If your car is insured with comprehensive coverage, file a total loss claim.

The insurance company may pay the remaining balance to the bank, or you may receive the residual value after settlement.

If you only have TPL (Third Party Liability) insurance, you will not be covered for flood damage — and you must still continue paying the loan.

Recommendations/Suggestions

1. File an Insurance Claim Immediately.

Contact your insurance company and bank to report the damage.

Prepare photos, videos, and official reports (e.g., barangay or LGU certification of calamity).

Don’t delay—insurance companies usually require filing within 7–30 days from the incident.

2. Notify Your Bank or Pag-IBIG Fund.

Explain your situation in writing.

Some lenders offer grace periods, payment moratoriums, or loan restructuring for disaster victims.

3. Apply for Loan Restructuring or Calamity Assistance.

Pag-IBIG and most banks have calamity loan programs or restructured payment terms for borrowers affected by natural disasters.

This can reduce monthly payments or extend your term.

4. Do Not Abandon Communication.

Ignoring your lender can lead to foreclosure or bad credit records.

Being proactive shows good faith and often results in better arrangements.

5. If Uninsured, Seek Legal or Financial Advice.

Consult a licensed real estate appraiser/financial advisor/lawyer to estimate the loss.

Dr. Rodel G. Revilla
DBA, MMREM, REC, REA, REB, LPT, PFM
Appraiser l Consultant

02/11/2025

See you tomorrow Manila.

13/10/2025

Many property owners buy insurance thinking they’re protected, until a quake, flood, or fire hits and they find out the payout isn’t even half of what they need to rebuild.

The missing link? NO LICENSED APPRAISER WAS EVER INVOLVED

Don’t insure with guesses.
Insure with facts and figures certified by a licensed appraiser.
That’s the difference between losing money and sleeping peacefully after the storm or quake.

Insure the cost to rise again — not just what it used to be worth.

A licensed real estate appraiser doesn’t sell policies; we protect your property’s truth.

We estimate the Replacement Cost New (RCN), the full cost to rebuild your building today, using updated construction rates, materials, labor, professional fees, and taxes. That number becomes the sum insured, the basis of your protection. Without it, you’re either underinsured (losing millions) or overpaying for premiums that don’t make sense.

STEP BY STEP GUIDE for Every Building Owner

Step 1: Hire an experienced Licensed Real Estate Appraiser

Don’t rely on guesswork or “per square meter” estimates from agents.

A PRC-licensed appraiser will inspect your property, evaluate construction type, measure floor areas, and compute the Replacement Cost New (RCN) including:

1. Direct cost (materials, labor, contractor’s overhead & profit)
2. Indirect cost (site works, permits, testing, contingencies)
3. Soft cost (architectural, engineering, appraisal, and permit fees)
Escalation allowance (inflation buffer)

That appraisal report becomes your foundation for proper insurance coverage, solid, defensible, and accepted by insurance companies.

Step 2: Choose a Trusted Insurance Company

Work only with insurers regulated by the Insurance Commission

Step 3: Decide which among Coverages You Need.

A Fire Insurance Policy only covers fire, lightning, and explosion.
If you want full protection, include these riders:

* Earthquake Fire & Shock (EFS) – covers cracks, collapse, or fire from earthquakes
* Typhoon and Flood – covers wind and water damage
* Contents Insurance – covers furniture, fixtures, and equipment
* Allied Perils – adds extra protection (explosion, riot, smoke, vehicle impact)

Step 4: Submit the following Requirements to the insurance company:

*Appraisal report (from your licensed appraiser)
*Building photos and floor plans
*Tax Declaration or TCT / CCT
*Occupancy permit
*Insurance application form/s

That appraisal report becomes your foundation for proper insurance coverage, solid, defensible, and accepted by insurance companies.

Dr. Rodel G. Revilla, REA, REC, REB, LPT, PFM
Licensed Appraiser

10/10/2025

Property owners, importante na ma-appraise and ma-insure ang inyong mga properties. Protect your investment.