Philippines National Residential Landlord-Tenant Laws

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Always consult a licensed attorney in the Philippines for advice specific to your situation. Information last verified: March 2026.

Residential tenancies in the Philippines are primarily governed by Republic Act No. 9653, also known as the Rent Control Act of 2009, and the general provisions on lease under the Civil Code of the Philippines. The Rent Control Act specifically aims to protect lower-income tenants from excessive rent increases and unreasonable eviction practices.

This guide provides a comprehensive overview of residential landlord-tenant regulations across the Philippines.

1. Scope of the Rent Control Act (RA 9653)

The Rent Control Act applies specifically to residential units falling under certain rent thresholds. Units above these thresholds are governed primarily by their lease contracts and the Civil Code.

Covered Properties: These include apartments, houses, boarding houses, dormitories, rooms, and bedspaces. It does not cover commercial spaces, transient motels, or hotels.

2. Rent Increases

For units covered by RA 9653, rent increases are strictly regulated. While the original act capped increases at 7% annually, the National Human Settlements Board (NHSB) under the Department of Human Settlements and Urban Development (DHSUD) periodically reviews and adjusts these caps based on economic conditions.

• Frequency: Landlords may only increase rent once a year, provided the same tenant continues to lease the premises.
• Vacancy: If a unit becomes vacant, the landlord is free to set the initial rent for the next tenant without statutory caps.

See our Rent Increases guide for current caps and notice periods.

3. Advance Rent and Security Deposits

The law strictly regulates the maximum amounts a landlord can require at the beginning of a tenancy for covered units.

• Advance Rent: Maximum of one (1) month's rent.
• Security Deposit: Maximum of two (2) months' rent.
• Handling of Funds: Security deposits must be kept in a bank account under the landlord's name during the lease term. Any interest earned must be returned to the tenant at the end of the lease, along with the principal (less permitted deductions).

See our Security Deposits guide for rules on withholding and returning deposits.

4. Eviction Rules

Landlords cannot arbitrarily evict tenants. Legal, judicial eviction (ejectment) requires establishing one of the specific grounds outlined in RA 9653 for covered units:

1. Non-payment of rent: Three (3) consecutive months of unpaid rent.
2. Subleasing without consent: Assigning the lease or subleasing without the landlord's written approval.
3. Owner's need: Legitimate need for the owner or their immediate family to use the property (requires 3 months' advance notice and expiration of the lease).
4. Necessary repairs: When the unit is condemned or requires major repairs to ensure habitation safety.
5. Expiration of lease: When the written lease term naturally concludes.

Self-help evictions (e.g., locking a tenant out or cutting off utilities) are illegal in the Philippines and can expose the landlord to criminal liability.

See our Eviction Process guide for detailed procedures on Unlawful Detainer cases.

5. Maintenance and Repairs

Under the Civil Code (Article 1654), landlords have a fundamental duty to deliver the property in a condition fit for its intended use and to make all necessary repairs to keep it habitable. Tenants, conversely, are responsible for maintaining the property in good condition and making ordinary, minor repairs resulting from typical wear and tear or their own fault.

See our Maintenance Obligations guide for a breakdown of responsibilities.

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Stay Compliant with Landager

Managing properties across the Philippines requires adherence strictly to the Rent Control Act. Landager helps landlords automate rent collection, track security deposits safely, and manage lease renewals properly to ensure you stay within legal caps and deadlines.

Back to Philippines Landlord-Tenant Laws Overview.