UST Golden Notes 2011 - Property and Prescri' 'Ption PDF

PROPERTY
PROPERTY
4. Astoindividuality
I.CHARACTERISTICS a. Specificproperty
b. Genericproperty
Q:Whatisproperty?
5. Astosusceptibilitytotouch
A:Itisanobjectorarightwhichisappropriated a. Tangible
or susceptible of appropriation by man, with b. Intangible
capacity to satisfy human wants and needs
(PinedaProperty,p.1,1999Ed) 6. Astosusceptibilitytosubstitution
a. Fungible
Q: What are the requisites for a thing to be b. Nonfungible
consideredasproperty?
7. Astoaccession
A:USA a. Principal
1. Utility capability to satisfy a human b. Accessory
need
2. Substantivity/Individuality A.HIDDENTREASURE
independentexistence
3. Appropriability susceptibility to Q:Whatistheconceptofhiddentreasure?
ownership/possession, even if not yet
actuallyappropriated A:HUM

Q: What properties are not susceptible of 1. Hiddenandunknown
appropriation? 2. Unknownowner
3. Consists of Money, jewels, or other
A: preciousobjects.(Notrawmaterials)

1. Commonthings(rescommones) Q: What is the meaning of other precious
objects?

XPN: Those that may be appropriated A: Under the ejusdem generis rule, the phrase
undercertainconditionsinalimitedway. should be understood as being similar to money
orjewelry.
e.g.Electricity
Q:Isoilorgoldconsideredashiddentreasure?
2. Not susceptible due to physical
impossibility A:No,thesearenaturalresources.
e.g.Sun
Q:Whatistheruleregardingdiscoveryofhidden
3. Notsusceptibleduetolegalimpossibility treasure?
e.g.Humanbody
A:
II.CLASSIFICATIONOFPROPERTY GR: If the finder is the owner of the land,
building,orotherpropertywhereitisfound,
Q:Whataretheclassificationsofproperty?
theentirehiddentreasurebelongstohim.
XPN: If the finder is not the owner or is a
A:
stranger (includes the lessee or
1. Astomobility
usufructuary), he is entitled to thereof.
a. Immovableorrealproperty
(Art566,NCC)
b. Movableorpersonalproperty

Q:Whatistheeffectifthefinderismarried?
2. Astoownership
a. Publicdominion A:Ifthefinderismarriedheorshegetsonehalf
b. Privateownership of the treasure or its value his or her spouse is
entitledtoshareonehalfofthatshareitbeinga
3. Astoalienability conjugalproperty.(Art.117,par.4,FC)
a. Alienable
b. Inalienable
89
ACADEMICSCHAIR:LESTERJAYALANE.FLORESII UNIVERSITYOFSANTOTOMAS
VICECHAIRSFORACADEMICS:KARENJOYG.SABUGO&JOHNHENRYC.MENDOZA
VICE C HAIRFORA DMINISTRATIONANDF INANCE : JEANELLE C. LEE Facultad de Derecho Civil
VICECHAIRSFORLAYOUTANDDESIGN:EARLLOUIEM.MASACAYAN&THEENAC.MARTINEZ
UST GOLDEN NOTES 2011

Q:Whenisthefinderentitledtoanyshareinthe its ownership is no longer apparent. The
hiddentreasure? contractor, Adams, is not a trespasser and
therefore entitled to onehalf of the hidden
A:Requisites:ACTA treasure and Blas as owner of the property, is
entitled the other half (Art. 438, NCC). Since the
1. Discoverywasmadeonthepropertyof notes and coins have historical value, the
Another, or of the State or any of its governmentmayacquirethemattheirjustprice
politicalsubdivisions; which in turn will be divided equally between
2. MadebyChance;and AdamandBlas(Art.438,par.3,CC)
3. He is not a Trespasser or Agent of the
landowner.(Art.438par.2,NCC) Alternative Answer: The Banco de las Islas
Filipinasistheownerofthevault.Thefinderand
Note:Ifthethingsfoundbeofinteresttoscienceor the owner of the land cannot share in the notes
thearts,theStatemayacquirethemattheirjust and coins, because they are not buried treasure
price,whichshallbedividedinconformitywiththe under the law, as the ownership is known.
rulestated.(Art.438,NCC) Although under Art. 720 of the Civil Code the
findershallbegivenarewardofonetenthofthe
Q:WhatisthemeaningofByChance? priceofthethingfound,asalostmovable,onthe
principleofquasicontract.
A: The finder had no intention to search for the
treasure. There is no agreement between the However, the notes and coinsmay have become
owner of the property and the finder for the res nullius considering that Banco de las Islas
search of the treasure. (Pineda Property, p. 86, Filipinas is no longer a juridical person and has
1999ed) apparently given up looking for them and Adam,
the first one to take possession with intent to
Q:Adam,abuildingcontractor,wasengagedby
possessshallbecomethesoleowner.
Blastoconstructahouseonalotwhichhe(Blas)
owns. While digging on the lot in order to lay Q: Assuming that either or both Adam and Blas
down the foundation of the house, Adam hit a areadjudgedasowners,willthenotesandcoins
veryhardobject.Itturnedouttobethevaultof bedeemedpartoftheirabsolutecommunityor
the old Banco de las Islas Filipinas. Using a conjugal partnership of gains with their
detonation device, Adam was able to open the respectivespouses?
vaultcontainingoldnotesandcoinswhichwere
in circulation during the Spanish era. While the A: Yes. The hidden treasure will be part of the
notesandcoinsarenolongerlegaltender,they absolute community or conjugal property, of the
were valued at P 100 million because of their respectivemarriages(Arts.91,93and106,Family
historical value and the coins silver and nickel Code).
content.Thefollowingfiledlegalclaimsoverthe
notesandcoins: AlternativeAnswer:Itisnothiddentreasureand
therefore, not part of the absolute or conjugal
i) Adam,asfinder; partnership of the spouses.But the finder of the
ii) Blas, as owner of the property where lostmovable,thenhisrewardequivalenttoone
theywerefound; tenth of the value of the vaults contents, will
iii) Bank of the Philippine Islands, as form part of the conjugal partnership. If the
successorininterest of the owner of government wants to acquire the notes and
thevault;and coins, it must expropriate them for public use as
iv) ThePhilippineGovernmentbecauseof museumpiecesandpayjustcompensation.(2008
theirhistoricalvalue. BarQuestion)
Q:Whoownsthenotesandcoins?
B.RIGHTOFACCESSION
A: Hidden treasure is money jewelry or other
preciousobjectstheownershipofwhichdoesnot
Q:Whatistherightofaccession?
appear (Art. 439, CC). The vault of the Banco de
las Islas Filipinas has been buried for about a
century and the Bank of the Philippine Islands A:Thatrightofownershipofwhichanownerofa
cannotsucceedbyinheritancetothepropertyof thing has over the products of said thing
BancodelasIslasFilipinas.Theownershipofthe (accession discreta), as well as to all things
vault,togetherwiththenotesandcoinscannow inseparably attached or incorporated thereto
legallybeconsideredashiddentreasurebecause
90
CIVILLAWTEAM:
ADVISER:ATTY.ELMERT.RABUYA;SUBJECTHEAD:ALFREDOB.DIMAFELIXII;
ASST.SUBJECTHEADS:KARENFELIZG.SUPNAD,LAMBERTOL.SANTOSIII;MEMBERS:PAULELBERTE.AMON,ALSTONANARNA,OZANJ.
FULLEROS,CECILIOM.JIMENO,JR.,ISMAELSARANGAYA,JR.;CONTRIBUTORS:LOISERAEG.NAVAL,MONICAJUCOM

PROPERTY
whether naturally or artificially (accession Civil fruits are the rents of buildings, the price of
continua).(PinedaProperty,p.88,1999ed) leases of lands and other property and the amount
of perpetual or life annuities or other similar
income.
1.FRUITS
Q:Whatistheobligationoftheownerwho
Q:Whatistheruleontheownersrightof
receivesthefruitfromathirdperson?
accessionwithrespecttowhatisproducedby

hisproperty?
A: He who receives the fruitshastheobligation
to pay the expenses made by a third person in

A: Totheownerbelongsthe: theirproduction,gathering,andpreservation.
1. naturalfruits;
2. industrialfruits; NOTE: Only such as are manifest or born are
3. civilfruits.(Art.441,NCC) consideredasnaturalorindustrialfruits.
NOTE: Natural fruits are the spontaneous products Withrespecttoanimals,itissufficientthattheyare

of the soil, and the young and other products of inthewombofthemother,althoughunborn.
animals.
Industrial fruits are those produced by lands of any

kindthroughcultivationorlabor.

2.ACCESSION;IMMOVABLEPROPERTYFRUITS
Q:Whatistheruleiftheplanterandownerofthelandaredifferent?
A:Asto:
GatheredFruits
PlanterinGF PlanterinBF
Reimbursedforexpensesfor
Planter Keepsfruits production,gathering,and
preservation
Nonecessitytoreimbursethe
Owner planterofexpensessinceheretains Getsfruits,payplanterexpenses
thefruits
StandingCrops
PlanterinGF PlanterinBF
Reimbursedforexpenses,
Loseseverything.Norightof
Planter
forproduction,gathering,and reimbursement
preservation.
Ownsfruitsprovidedhepays
planterexpenses,
Owner Ownsfruits
forproduction,gathering,and
preservation.
91

Q:Givetherulewhenthelandowneristhebuilder,planterorsower.
A:
LandOwner
OwnerofMaterials
andBuilder,PlanterorSower
GoodFaith GoodFaith
1.Removematerialsifw/oinjuryto
works,plantingsorconstructions;or
Acquirebuildingetc.afterpayingindemnityforvalueof
materials.
2.Receiveindemnityforvalueof
materials
BadFaith GoodFaith
1.Removematerials,w/orw/oinjury
Acquirebuildingetc.afterpayingvalueofmaterialsAND andbeindemnifiedfordamages;or
indemnityfordamages,subjecttotherightoftheownerof
materialstoremove 2.Beindemnifiedforvalueofmaterials
anddamages
GoodFaith BadFaith
Losematerialsw/obeingindemnified
Acquirew/opayingindemnityandrighttodamages.
andpaydamages
BadFaith BadFaith
Asthoughbothactedingoodfaith
(inparidelicto)
92
CIVILLAWTEAM:

PROPERTY
Q:Givetherulewhenlandownerisnotbuilder,planterorsower.
A:
LandOwner Builder,Planter,SowerandOwnerofMaterials
GoodFaith GoodFaith
LOhasoptionto: Incaselandownerexercises(1),builderhastherightto
retainuntilindemnityispaidandcannotberequiredto
1.Acquireimprovementsafterpayingindemnitywhich payrent.
couldeitherbe:
a.Originalcostsofimprovements
b.Increaseinthevalueofthewhole.
2.Sellthelandtobuilderandplanterorcollectrentfrom
sowerunlessthevalueofthelandisconsiderablygreater
thanthebuildingetc.,inwhichcase,thebuilderandplanter
shallpayrentunderthetermsfixedbytheparties.
GoodFaith BadFaith
1.Optionto:
a.Acquireimprovementswithoutpayingindemnity
andcollectdamages. 1.Loseimprovementswithoutrighttobeindemnified.

b.Sellthelandtobuilderandplanterorrentittothe
sower,andcollectdamagesinbothcases.
2.Recovernecessaryexpensesforpreservationofland.
c.Orderthedemolitionofworkorrestorationto
formerconditionandcollectdamagesinbothcases.
3.Paydamagestolandowner.
2.Paynecessaryexpensesforpreservation.
BadFaith GoodFaith
1.Landownermustindemnifybuilder,planter,sowerfor 1.Receiveindemnityforimprovementsandreceive
improvementsandpaydamages. damages;or
2.Removetheminanyeventandreceivedamages
2.CannotcompelBuilder,planterandsowertobuyland.
BadFaith BadFaith
Asthoughbothactedingoodfaith
(inparidelicto)
93

Q:Givetherulewhenthelandowner,builder,planter,sowerandownerofmaterialsaredifferentpersons.
A:
LandOwner Builder,Planter,Sower OwnerofMaterials
GoodFaith GoodFaith GoodFaith
1.Acquireimprovementsandpay 1.Rightofretentionfornecessary 1.Collectvalueofmaterials

indemnitytobuilder,planter,sower andusefulexpensesand2.Payvalue primarilyfromBPSandsubsidiarily
andbesubsidiarilyliabletoownerof ofmaterialstoitsowner. fromLOifformerisinsolvent
materialsforvalueofmaterials

2.Removeonlyifw/oinjury
2.Either
a.Sellthelandtobuilderand
planterexceptifitsvalueis
considerablymore.
b.Renttosower.
GoodFaith GoodFaith BadFaith
1.Optionto: 1.Rightofretentionfornecessary 1.Losematerialswithoutrightto

andusefulexpenses. indemnity.
a.Acquireimprovementsandpay
indemnitytobuilder,planter,
sower.
2.Keepbuildingetc.without 2.Paydamages.
b. indemnitytoownerofmaterialsand
collectdamagesfromhim.
i.Selltobuilder,planterexceptif
thevalueoflandis
considerablymore,then,
forcedlease.
ii.Renttosower
2.Withoutsubsidiaryliabilityforcost
ofmaterials.
94
CIVILLAWTEAM:

PROPERTY
GoodFaith BadFaith BadFaith
1.Optionto:
1.Recovervaluefrombuilder,
a.Acquireimprovementswithout planter,sower(inparidelicto)
payingindemnityandcollect
damages. 1.Recovernecessaryexpensesfor
landpreservation.
b.Demolition/restoreplus 2.Ifbuilder,planter,soweracquired
damages. improvements,removematerialsif
possiblewithoutinjury.
2.Losesimprovementswithoutright
c.Selltobuilder,planterorcollect
rentfromsowerplusdamages. toindemnityfromlandownerunless
thelattersellstheland.
3.Noactionagainstlandownerand
maybeliabletothelatterfor
2.Paynecessaryexpensestobuilder, damages.
planter,sower
BadFaith BadFaith BadFaith
Sameasthoughbothactedingoodfaith
(inparidelicto)
BadFaith GoodFaith GoodFaith
1.Removematerialsifpossible
withoutinjury.
1.Acquireimprovementsafterpaying 1.Removeimprovements
indemnityanddamagestobuilder,
planter,sower,unlessthelatter 2.Beindemnifiedfordamagesinany
decidestoremove. event 2.Collectvalueofmaterialsprimarily
frombuilder,planter,sower,
subsidiarilyfromlandowner.
BadFaith BadFaith GoodFaith
1.Acquireimprovementsafter
indemnity,subsidiarilyliabletoowner
ofmaterials.
1.Rightofretentionfornecessary
expenses
1.Collectvalueofmaterialsprimarily
frombuilder,planter,sower,
2.
subsidiarilyfromlandowner.
2.Payvalueofmaterialstoownerof
a.Selltobuilder,planterexceptif
materialsandpayhimdamages.
valueoflandismore.
b.Renttosower.
95

GoodFaith BadFaith GoodFaith
1.Optionto:
a.Acquirewithoutpaying
1.Collectvalueofmaterialsand
indemnityandcollectdamages. 1.Recovernecessaryexpenses.
damagesfrombuilder,planter,
sower.
b.Selltobuilder,planterorrentto
sowerandcollectdamages

2.Loseimprovementswithoutright
2.Paynecessaryexpensestobuilder, ofindemnityfromlandownerunless
2.Removematerialsinanyeventif
planter,sower. thelattersellstheland.
builder,planter,sower.
3.Subsidiarilyliabletoownerof
materials.
BadFaith GoodFaith BadFaith
1.Indemnityfordamages Noindemnity,losesmaterials.
Acquire improvements and pay
indemnity and damages to builder,
planter, sower unless the latter
decidestoremove. 2. Remove improvements in any
event.
Q:Whencantheownerofthelandappropriate two more months, a resurvey of the land

ashisowntheworks,sowingorplantingofthe showedthatitreallybelongedtoFred.Whatare
builder,planter,sowerrespectively. theoptionsavailabletoFred?
A:Onlywhenthebuilder,planter,sowerbelieves A: As to the pending crops planted by Felix in

that he has the right to so build, plant, or sow good faith, Fred has the option of allowing Felix
because he thinks he owns the land or believes to continue the cultivation and to harvest the
himself to have a claim of title. (Morales v. CA, crops, or to continue the cultivation and harvest
G.R.No.12196,Jan.28,1998) the crops himself. In the latter option, however,
Felixshallhavetherighttoapartoftheexpenses
Note: Improvements made prior to the annotation of cultivation and to a part of the net harvest,
ofthenoticeoflispendensaredeemedtohavebeen bothinproportiontothetimeofpossession.(Art.
made in good faith. After such annotation, the 545)(2000BarQuestion)
buildercannolongerinvoketherightsofabuilderin
goodfaith.(Carrascosov.CA,G.R.No.123672,Dec. Q:Becauseofconfusionastotheboundariesof
14,2005) the adjoining lots that they bought from the
same subdivision company, X constructed a
Q:Maytheownerofthelandchooseneitherto
house on the adjoining lot of Y in the honest
paythebuildingnortosellthelandanddemand
beliefthatitisthelandthatheboughtfromthe
theremovalofthestructuresandrestorationof
subdivisioncompany.
possessionofthelot.Decide.
1. What are the respective rights of X and Y
A: The ownerhas the option of paying the value
withrespecttoX'shouse?
of the building or selling the land. He cannot

refuseeithertopayorsellandcompeltheowner
ofthebuildingtoremoveitfromthelandwhere A:TherightsofY,asownerofthelot,andofX,as
it is erected. He is entitled to such removal only builderofahousethereon,aregovernedbyArt.
when, after having chosen to sell the land, the 448 which grants to Y the right to choose
other party fails to pay for the same. (Ignacio v. betweentworemedies:(a)appropriatethehouse
Hilario,76Phil606,1946) by indemnifying X for its value plus whatever
necessary expenses the latter may have incurred
Q: Felix cultivated a parcel of land and planted
for the preservation of the land, or (b) compel X
sugarcane,believingittobehisown.Whenthe
to buy the land if the price of the land is not
cropwaseightmonthsold,andharvestableafter
96
CIVILLAWTEAM:

PROPERTY
considerablymorethanthevalueofthehouse.If one of the measures to protect builders in good

itis,thenXcannotbeobligedtobuythelandbut faith.
he shall pay reasonable rent, and in case of
disagreement,thecourtshallfixthetermsofthe Q: Pending complete reimbursement, may the
lease. spousesNuguidbenefitfromtheimprovement?
2. Suppose X was in good faith but Y knew A:No.SincespousesNuguidoptedtoappropriate

thatXwasconstructingonhis(Y's)landbut the improvement for themselves when they
simplykeptquietaboutit,thinkingperhaps appliedforawritofexecutiondespiteknowledge
thathecouldgetX'shouselater.Whatare that the auction sale did not include the
therespectiverightsofthepartiesoverX's apartment building, they could not benefit from
houseinthiscase? the lots improvement until they reimbursed the
improver in full, based on the current market
A: Since the lot owner Y is deemed to be in bad value of the property. (Pecson v. CA, G.R. No.
faith (Art. 453), X as the party in good faith may 115814,May26,1995)
(a) remove the house and demand
indemnification for damages suffered by him, or Q: In good faith, Pedro constructed a fivedoor
(b) demand payment of the value of the house commercial building on the land of Pablo who
plusreparationfordamages(Art.447,inrelation was also in good faith. When Pablo discovered
toArt.454).Ycontinuesasownerofthelotand the construction, he opted to appropriate the
becomes,underthesecondoption,ownerofthe building by paying Pedro the cost thereof.
houseaswell,afterhepaysthesumsdemanded. However, Pedro insists that he should be paid
(1999BarQuestion) the current market value of the building, which
wasmuchhigherbecauseofinflation.
Q:Pecsonownedacommerciallotonwhichhe
built a building. For failure to pay realty taxes, 1.Whoiscorrect,PedroorPablo?
the lot was sold at public auction to
Nepomuceno,whointurnsoldittothespouses A: Pablo is correct. Under Art. 448 in relation to
Nuguid.Thesale,however,doesnotincludethe Art.546,thebuilderingoodfaithisentitledtoa
building. The spouses subsequently moved for refund of the necessary and useful expenses
the delivery of possession of the said lot and incurred by him, or the increase in value which
apartment. Pecson filed a motion to restore the land may have acquired by reason of the
possession pending determination of the value improvement, at the option of the landowner.
oftheapartment.MayPecsonclaimpaymentof Thebuilderisentitledtoarefundoftheexpenses
rentals? he incurred, and not to the market value of the
improvement.
A: Yes, Pecson is entitled to rentals by virtue of
Note: The case of Pecson v. CA, G.R. No. 115814,
his right of retention over the apartment. The
May26,1995isnotapplicable.
constructionoftheapartmentwasundertakenat
thetimewhenPecsonwasstilltheownerofthe
2. In the meantime that Pedro is not yet paid,
lot. When the Nuguids became the uncontested
who is entitled to the rentals of the building,
owner of the lot, the apartment was already in
PedroorPablo?
existenceandoccupiedbytenants.
A:Pabloisentitledtotherentalsofthebuilding.
Art.448doesnotapplytocaseswheretheowner
Astheowneroftheland,Pabloisalsotheowner
of the land is the builder but who later lost the
of the building being an accession thereto.
land; not being applicable, the indemnity that
However, Pedro who is entitled to retain the
should be paid to the buyer must be the fair
building is also entitled to retain the rentals. He,
marketvalueofthebuildingandnotjustthecost
however,shallapplytherentalstotheindemnity
of construction thereof. To do otherwise would
payabletohimafterdeductingreasonablecostof
unjustlyenrichthenewowneroftheland.
repairandmaintenance.(2000BarQuestion)
Note: While the law aims to concentrate in one
Q:Whatistheeffectifthebuildingbuiltonthe
person the ownership of the land and the
land owned by another is sold to pay for the
improvements thereon in view of the
impracticability of creating a state of forced co landsvalue?
ownership, it guards against unjust enrichment
insofarasthegoodfaithbuildersimprovementsare A:Thebuilderbecomespartowneroftheland.
concerned. The right of retention is considered as
97

Q: When may the land owner compel the auction, applying the proceeds first to
removalofthebuildingbuiltonhisland? the payments of the value of the land,
andtheexcessifany,tobedeliveredto
A: The landowner may not seek to compel the the owner of the house in payment
owner of the building to remove the building thereof. (Filipinas College Inc. v.
from the land after refusing to pay for the Timbang, G.R. No. L12812, Sept. 29,
buildingortoselltheland.Heisentitledtosuch 1959)
removal only when, after having chosen to sell
theland,theotherpartyfailstopayforsaidland. Q: Will the land owner upon demand for
(Ignaciov.Hilario,G.R.L175,April30,1946) paymentautomaticallybecometheownerofthe
improvementforfailureofthebuildertopayfor
Q: What is the rule when the lands value is thevalueoftheland?
considerablymorethantheimprovement?
A:No.ThereisnothinginArt.448and546which
A:Landownercannotcompelthebuildertobuy would justify the conclusion that upon failure of
theland.Insuchevent,aforcedleaseiscreated the builder to pay the value of the land, when
and the court shall fix the terms thereof in case such is demanded by the landowner, the land
the parties disagree thereon (Depra v. Dumalo, owner becomes automatically the owner of the
No.L57348,May16,1985). improvementunderArt.445.
Q: What is the rule when land owner sells the Q: The Church, despite knowledge that its
landtoa3rdpersonwhoisinbadfaith? intended contract of sale with the National
Housing Autority had not been perfected,
A: Builder must go against the 3rd person but if proceeded to introduce improvements on the
thelatterhaspaidthelandowner,acaseagainst disputed land. On the other hand, NHA
such land owner may still be filed by the builder knowinglygrantedtheChurchtemporaryuseof
rd rd
andthe3 personmayfilea3 partycomplaint the subject properties and did not prevent the
againstlandowner. Churchfrommakingimprovementsthereon.Did
theChurchandNHAactinbadfaith?
Q: Does the land owner have the right of
removalordemolition? A: Yes. The Church and the NHA, both acted in
bad faith, hence, they shall be treated as if they
A:
were both in good faith. (National Housing
GR:No.
Authority v. Grace Baptist Church, G.R. No.

156437,Mar.1,2004)
XPN:Optionexercisedwascompulsory
sellingandbuilderfailedtopay. USUFRUCTUARY

Q:Whatistherecourselefttothepartieswhere
thebuilderfailstopaythevalueoftheland? Q: What are the rights of the usufruct over
improvements he introduced on the property
A: While the Civil Code is silent on this point, heldinusufruct?
guidancemaybehadfromthesedecisions:
A:
1. InMirandav.Fadullon,G.R.No.L8220,
Oct. 29, 1955, the builder might be GR: The usufructuary is not entitled to
madetopayrentalonly,leavethingsas indemnityfortheexpenseshehadincurredin
they are, and assume the relation of themakingoftheimprovements.
lessorandlessee;
XPN:Hemayremovetheimprovementseven
against the will of the owner. Provided, that
2. InIgnaciov.Hilario,G.R.L175,April30,
nodamagewouldbecausedtotheproperty.
1946, owner of the land may have the
(Art.579,NCC)
improvementremoved;or

Note: The usufructuary may introduce useful or
3. In Bernardo v. Bataclan, G.R. No. L luxurious improvements but is prohibited from
44606,Nov.28,1938,thelandandthe alteringtheformandsubstanceoftheproperty
improvement may be sold in a public
98
CIVILLAWTEAM:

PROPERTY
Note:Iftheusufructuaryhasnotchosentoremove A: The rule does not apply to manmade or

the improvements, he may not be compelled to do artificial accretions to lands that adjoin canals or
so(PinedaProperty,p.329,1999ed) esterosorartificialdrainagesystem(Ronquillovs.
CA,G.R.No43346,Mar.20,1991).
Q:Whatiftheimprovementscannotberemoved
withoutcausingdamagetotheproperty? Q:Whatifthedepositsaccumulate,notthrough
the effects of the current of the water, but
becauseoftheconstructionsmadebytheowner
A: The usufructuary can setoff the value of the
purely for defensive purposes against the
improvementsagainsttheamountofthedamage
damagingactionofthewater?
hehadcausedtotheproperty.(Art.580,NCC)
A: The deposits are still deemed to be alluvion
3.LANDADJOININGRIVERBANKS andwillbelongtotheriparianowner.

A.ALLUVION Q: What if the deposit is brought about by sea
water?
Q:Whatisalluviumoralluvion?
A: It belongs to the State and forms part of the
A:Itisthegradualdepositofsedimentbynatural publicdomain.
actionofacurrentoffreshwater(notseawater),
Q:Mustalluvialdepositsberegistered?
the original identity of the deposit being lost.
Where is by sea water, it belongs to the State.
A: Yes, though automatically it is owned by the
(Government of Philippine Islands v. Cabangis,
riparianowner.(HeirsofNavarrov.IAC,G.R.No.
G.R.No.L28379,Mar.27,1929)
68166,Feb.12,1997)
Note:Art.457statesTotheownersofthelands
adjoining the banks of the rivers belong the Q:Whatiftheriparianownerfailstoregisterthe
accretion which they gradually receive from the depositswithintheprescriptiveperiod?
effectsofthecurrentofthewaters.
A:Failuretoregisterthealluvialdepositacquired
Q:Distinguishaccretionfromalluvium? byaccretionforaperiodof50yearssubjectssaid
accretiontoacquisitionthruprescriptionbythird
A: Accretion is the process whereby the soil is
persons.(Reynantev.CA,G.R.No.95907,Apr.8,
depositedwhilealluviumisthesoildeposited.
1992)
Q:Whataretherequisitesofalluvium?
Note:RegistrationundertheTorrensSystemdoes
not protect the riparian owner against the
A:GMA
diminution of the area of his registered land
1. DepositisGradualandimperceptible through gradual changes in the course of an
2. Madethroughtheeffectsofthecurrent adjoiningstream
ofthewater
Q: What are the reasons for granting a riparian
3. The land where the accretion takes
ownertherighttoalluviondepositedbyariver?
place is Adjacent to the banks of the
river
A:
Q: What is the effect if all the requisites are 1.Tocompensatehimfor:

present?
a. dangeroflossthathesuffersdue
A:Theriparianownerisautomaticallyentitledto tothelocationofhisland
theaccretion.
b. fortheencumbrancesandother
Q: When does the alluvion start to become the easementsonhisland
propertyoftheriparianowner?
2 To promote the interests of agriculture
A:Fromthetimethatthedepositcreatedbythe asheisinthebestpositiontoutilizethe
current of water becomes manifest. (Heirs of accretion.
Navarrov.IAC,GR.No.68166,Feb.12,1997)

Q:Towhatdoestheruleonalluvionnotapply?
99

B.CHANGEINTHECOURSEOFRIVER ownership of it, provided he removes it within 2
3 years.
Q: What happens when a river changes its
course by natural causes and its bed is formed Q:Distinguishalluviumfromavulsion.
onaprivateestate?
A:
A: It becomes of public dominion whether it is ALLUVIUM AVULSION

navigableorfloatableornot.
Gradualand Suddenorabrupt
Q:Whataretherequisites? imperceptible process
A:NAPA Soilcannotbe Identifiableand

identified verifiable
1. There must be a Natural change in the
course of the waters of the river; Belongstotheowner Belongstotheowner
otherwise, the bed may be the subject ofthepropertyto fromwhosepropertyit
ofaStategrant(ReyesPuno,p.54) whichitisattached wasdetached
2. ThechangemustbeAbruptorsudden;
3. ThechangemustbePermanent; Detachmentfollowedby
Merelyanattachment
attachment
Note: the rule does not apply to temporary
overflowingoftheriver.
Q:Whataretherequisitesofavulsion?
4. There must be Abandonment by the
ownerofthebed. A:CAP
1. Transfer is caused by the Current of a
Note: Abandonment pertains to the decision river,creek,ortorrent.
not to bring back the river to the old bed. 2. TransferissuddenorAbrupt
(ReyesPuno,p.53)
3. The Portion of the land transported is
Q: What is the effect when the river bed is knownoridentifiable.
abandoned?
Q: What if land from one tenement is
A: Once the river bed has been abandoned, the transferredtoanotherbyforcesofnatureother
owners of the invaded land become owners of thantherivercurrent?
theabandonedbedtotheextentasprovidedby
Art.462.Nopositiveact isneededontheirpart, A: By analogy, it can still be considered as an
asitissubjecttheretoipsojurefromthemoment avulsion.
themodeofacquisitionbecomesevident.
Q: What is the rule on acquisition of titles over
Note: The rule on abandoned river bed does not anavulsion?
apply to cases where the river simply dries up
because there are no persons whose lands are A:
occupiedbythewatersoftheriver.
GR:Originalownerretainstitle.
C.AVULSION
XPNs: The owner must remove (not merely
Q:Whatisavulsion?
claim)thetransportedportionwithin2years
A:Itisthedepositofknown(identifiable)portion toretainownership,otherwise,thelandnot
of land detached from the property of another removed shall belong to the owner of the
whichisattachedtothepropertyofanotherasa landtowhichithasbeenadjudicatedincase
resultoftheeffectofthecurrentofariver,creek of:
ortorrent.
1. Abandonment;or
Note:Art.459statesthatWheneverthecurrentof 2. Expiration of 2 years, whether the
a river, creek, or torrent segregates from an estate failure to remove be voluntary or
onitsbanksaknownportionoflandandtransfersit involuntary,andirrespectiveofthe
to another estate, the owner of the land to which areaoftheportionknowntohave
the segregated portion belonged retains the beentransferred.
100
CIVILLAWTEAM:

PROPERTY
4.ISLANDS Dodongthusmayacquiresaidlandbyacquisitive
prescription. But here, Dodongs possession
Q:Whataretherulesonownershipwithregard cannot be considered to be in good faith, so 30
toformationofislands? years of possession is needed. (Jagualing v. CA,
G.R.No.94283,Mar.4,1991)
A:
Note:Thereisnoaccessionwhenislandsareformed
LOCATION OWNER by the branching of a river; the owner retains
ownershipoftheisolatedpieceofland.
Ifformedonthesea
C.BYOBJECT
W/interritorialwaters State
1.REALORIMMOVABLE
Outsideterritorial
Firstcountrytooccupy
waters Q: What are the categories of immovable
property?
Ifformedonlakesornavigable/floatablerivers
A:RealPropertyby:NIDA
State 1. Nature cannot be carried from place
toplace.
Ifformedonnonnavigable/floatablerivers
2. Incorporation those which are
Ownerofnearer attached to an immovable in a fixed
Nearerinmarginto
marginisthesole manner and considered as an integral
onebank
owner part thereof, irrespective of its
ownership.
Islanddivided
Ifequidistant
longitudinallyinhalves 3. Destination things placed in buildings
or on lands by the owner of the
immovable or his agent in such a
Q: Eduave is the owner of land forming part of manner that it reveals the intention to
anislandinanonnavigableriver.Saidlandwas attachthempermanentlythereto.
eroded due to a typhoon, destroying the bigger
portion thereof and improvements thereon. 4. Analogy classified by express
Due to the movements of the river deposits on provisionoflaw.
the part of the land that was not eroded, the
area was increased. Later, Eduave allowed IMMOVABLEBYNATURE&
Dodongtointroduceimprovementsthereonand
live there as a caretaker. However, Dodong BYINCORPORATION
however later denied Eduaves claim of
ownershipsothelatterfiledactiontoquiettitle Par.1,Art.415.Land,buildings,roadsand
overtheproperty.Whohasabetterrighttothe constructionsofallkindsadheredtothesoil.
land?
A: Eduave. Clearly, the land in question is an
island that appears in a nonfloatable and non Q:Arebarongbarongsimmovableproperty?
navigableriver,anditisnotdisputedthatEduave
is the owner of the parcel of land along the A: No. They are not permanent structures but
margin of the river and opposite the island. meresuperimpositionsonland.
ApplyingArt.465,theislandbelongstotheowner
of the parcel of land nearer the margin. More Q: Where buildings are sold to be demolished
accurately, because the island is longer than the immediately, are the buildings immovable or
property of Eduave, he is deemed ipso jure the movable?
owner of that portion which corresponds to the
length of his property along the margin of the A:Thesaleinvolvesmovableproperty.Whatare
river. If however, the riparian owner fails to reallysoldarethematerials.
assert his claim thereof, the same may yield to
the adverse possession of the third parties, as
indeed even accretion to land titled under the Q:Whatistheeffectofdemolitionofahouse?
Torrens system must itself still be registered.
101

A: Once a house is demolished, its character as 2. Real property by incorporation If they
an immovable ceases. This is because a house is have been planted thru cultivation or
classifiedasanimmovablepropertybyreasonof labor
its adherence to the soil on which it is built.
(Bicerra v. Teneza, G.R. No. L16218, Nov. 29, Note: The moment trees are detached or uprooted
1962) fromthelanditisconsideredaspersonalproperty.
However, in case of uprooted timber, they are still
Q:Mayabuildingbemortgagedapartfromthe notconsideredaspersonalpropertybecausetimber
landonwhichitwasbuilt? isanintegralpartofthetimberland.
A: While it is true that a mortgage of land IMMOVABLEBYINCORPORATION

necessarilyincludes,intheabsenceofstipulation
of the improvements thereon, buildings, still a Par.3,Art.415.Everythingattachedtoan
buildingbyitselfmaybemortgageapartfromthe immovableinafixedmanner,insuchawaythat
landonwhichithasbeenbuilt.Suchamortgage itcannotbeseparatedtherefromwithout
would still be a real estate mortgage for the breakingthematerialordeteriorationofthe
building would still be considered immovable object.
property even if dealt with separately and apart
from the land. (Yee v. Strong Machinery
Company,G.R.No.11658,Feb.15,1918)
Q:Whatisresvinta?
Q:Canabuildingerectedonalandbelongingto
anotherbemortgaged? A:Theseareimmovablebyincorporation,which
whenseparatedfromtheimmovable,theyregain
A: Yes. A valid real estate mortgage can be theirconditionasmovable?
constituted. Art. 415 of the New Civil Code
mentions buildings separate from land. This IMMOVABLEBYINCORPORATION&BY
meansthatthebuildingbyitselfisanimmovable DESTINATION
andmaybesubjectofaREM.(PrudentialBankv.
Panis,G.R.No.L50008,Aug.31,1987) Par.4,Art.415.Statutes,reliefs,paintingsorother
objectsforuseorornamentation,placedinbuildingsor
Q: Is the annotation or inscription of a deed of onlandsbytheowneroftheimmovableinsucha
sale of real property in a chattel mortgage mannerthatitrevealstheintentiontoattachthem
permanentlytothetenements.
registryconsideredaninscriptionintheregistry
ofrealproperty?

A:No.Byitsexpressterms,theChattelMortgage
Q:Whatdoyoumeanbyplacedbytheowner?
Law contemplates and makes provisions for
mortgages of personal property; and the sole A: The objects must be placed by the owner of
purpose and object of the chattel mortgage the immovable and not necessarily the owner of
registry is to provide for the registry of Chattel theobject.
mortgages,thatistosay,mortgagesofpersonal
property executed in the manner and form
prescribed in the statute. (Yee v. Strong
MachineryCo,G.R.No.L11658,Feb.15,1918)
Par.2,Art.415.Trees,plantsandgrowingfruits,
whiletheyareattachedtothelandorforman
integralpartofanimmovable.
Q:Aretreesimmovableormovable?
A:
1. Real property by nature if they are

spontaneousproductsofthesoil

102
CIVILLAWTEAM:

PROPERTY
Q:DistinguishPar.3fromPar.4. from the act of the owner in giving by contract a

permanent destination to the machinery. (Valdez v.
A: CentralAltagracia,225U.S.58,1912)
PAR.3 PAR.4 Q: How is the equipment of a transportation

businessclassified?
Cannotbeseparated Canbeseparatedfrom
fromtheimmovable theimmovablewithout A:Atransportationbusinessisnotcarriedonina
withoutbreakingor breakingor buildingoronaspecifiedland.Hence,equipment
deterioration deterioration. destinedonlytorepairorserviceatransportation
business may not be deemed real property, but
Mustbeplacedbythe personal property. (Mindanao Bus Co. v. City
ownerofthe Assessor and Treasurer, G.R. No. L17870, Sept.
Neednotbeplacedby 29,1962)
immovable,orbyhis
theowner
agentwhetherexpress
orimplied Note: Machines must be essential and principal
elementsintheindustryandmustdirectlymeetthe
Realpropertyby needsofsaidindustry.Itdoesnotincludemovables
Realpropertyby which are merely incidentals, without which the
incorporationand
incorporation business can still continue or carry on their
destination
functions.
Q: Are machineries bolted or cemented on real

property mortgaged considered an immovable
Par.5,Art.415.Machinery,receptacles,
property?
instrumentsorimplementsintendedbythe
ownerofthetenementforanindustryorworks A: No. The fact that machineries were bolted or
whichmaybecarriedoninabuildingorona cemented on real property mortgaged does not
pieceofland&whichtenddirectlytomeetthe make them ipso facto immovable under Art. 415
needsofthesaidindustryorworks. (3)and(5)asthepartiesintenthastobelooked
into.
Q:Canpartiestreatanimmovablepropertyby
Q: What are the requisites for machinery to be
natureasachattel?
consideredrealproperty?
A: Yes. Even if the properties appear to be
A:COTE
immovable by nature, nothing detracts the
parties from treating them as chattels to secure
1.The industry or work must be Carried
an obligation under the principle of estoppel.
oninabuildingoronapieceofland;
(Tsaiv.CA,G.R.No.120098,Oct.2,2001)
2. Themachinerymust:
a. Be placed by the Owner of the
Q:Whatistheeffectoftemporaryseparationof
tenementorhisagent;
movables from the immovables to which they
b. Tenddirectlytomeettheneedsof
areattached?
thesaidindustryorwork;and
c. Be Essential and principal to the A:2views
industry or work, and not merely
incidentalthereto. 1. They continue to be regarded as
immovables.
Q: Is machinery placed by a tenant or by a 2. Fact of separation determines the
usufructuaryconsideredrealproperty? conditionoftheobjectsthusrecovering
theirconditionasmovables.
A:No.Sinceitisplacedbyapersonhavingonlya
temporaryright,itdoesnotbecomeimmobilized.
Note: Where a tenant places the machinery under

theexpressprovisionofleasethatitshallbecomea
part of the land belonging to the owner upon the
termination of the lease without compensation to
thelessee,thetenantactsasanagentoftheowner
and the immobilization of the machineries arises
103

2.PERSONALORMOVABLE D.BYOWNER
Q:Whataremovableproperties? Q: How are properties classified according to

ownership?
A:SOFTSS
A:
1. Movables Susceptible of appropriation
whicharenotincludedinArt.415; 1. Public dominion property owned by
2. Real property which by any Special theState(oritspoliticalsubdivisions)in
provisionoflawconsidersaspersonalty its public or sovereign capacity and
e.g. growing crops under the Chattel intendedforpublicuse.
MortgageLaw.
3. Forces of nature which are brought 2. Privateownershippropertyownedby:

underthecontrolofscience
e.g. electricity generated by electric
powers, solar light for batteries a. Private persons, either individually
power. orcollectively;and
b. The State in its private capacity
4. In general, all things which can be (patrimonialproperty).
Transported from place to place c. TheLGUs:
withoutimpairmentoftherealproperty i. Property for public use
towhichtheyarefixed; roads, streets, squares,
5. Obligations and actions which have for fountains, public waters,
their object movables or demandable promenadesandpublicworks
sums;and for public service paid for by
6. Shares of stock of agricultural, theLGUs.
commercial and industrial entities, ii. Patrimonial Property all
although they have real estate. (Art. otherpropertiespossessedby
416,NCC) LGUs without prejudice to
speciallaws.(Art.419,NCC)

Q: State the tests to determine whether a 1.PUBLICDOMINION
propertyisamovableproperty.
Q: What are the kinds of property of public
A:MES dominion?
1. Test of Exclusion everything not A:Propertieswhichare:USD

includedinArt.415.
Note:E.g.shipsorvesselsorinterestin 1. ForpublicUse;
abusiness. 2. Intended for public Service and not for
publicuse;and
3. For the Development of the national
wealth.(Art.420,NCC)
2. ByreasonofaSpeciallawimmovable
bynaturebutmovableforthepurpose
ofthespeciallaw. Q: What are the characteristics of properties of
Note: e.g. Growing crops for purposes publicdominion?
oftheChattelMortgageLaw.
A:ULEPROB
3. Test of Mobility if the property is
capable of being carried from place to 1. In general, they can be Used by
placewithoutinjuringtherealproperty everybody;
to which it may in the mean time be 2. CannotbeLevieduponbyexecutionor
attached. attachment;
3. MayEitherberealorpersonalproperty;
4. CannotbeacquiredbyPrescription;

104
CIVILLAWTEAM:

PROPERTY
5. Cannot be Registered under Land Q:Arealiensprohibitedtoprivatelyownlands?

Registration Law and be the subject of
TorrensTitle; A:Yes.Alienshavenorighttoacquireanypublic
6. Outsidethecommerceofmancannot or private agriculture, commercial or residential
bealienatedorleasedorbesubjectof lands(exceptbyhereditarysuccession).(Krivenko
anycontract; v.RegisterorDeeds)
7. Cannot be Burdened by voluntary
easement. Note:Thesameruleappliestoaforeigncorporation
evenifitisareligiousnonstockcorporation.
Q:Whohastheauthoritytoclassifyorreclassify
publiclands? Q: What is the patrimonial property of the
State?
A: As provided in the Public Land Act, the
classification or reclassification of public lands A: It is the property not devoted to public use,
into alienable or disposable, mineral or forest publicservice,orthedevelopmentofthenational
lands is a prerogative of the executive wealth.Itisintendedratherfortheattainmentof
department of the government and not of the the economic ends of the State, that is, for
courts. subsistence.ItisownedbytheStateinitsprivate
orproprietarycapacity.
Q:Canpropertyofpublicdominionbeconverted
Note:ItmaybedisposedofbytheStateinthesame
topatrimonialproperty?
mannerthatprivateindividualsdisposeoftheirown
property subject, however, to administrative laws
A: Yes, through a formal declaration by the
andregulations
executive or legislative body that the property is
no longer needed for public use or for public Note: It may be subject to prescription (Art. 1113)
service. and it can be the object of ordinary contracts or
agreements.(PinedaProperty,p.28,1999ed)
Q:Maypublicstreetsorthoroughfaresbeleased
orlicensedtomarketstallholdersbyvirtueofa E.BYNATURE
cityordinanceorresolutionoftheMetroManila
Commission? Q: How are properties classified according to
consumability?
A: No. The right of the public to use the city
streets may not be bargained away through A:
contract.Hence,theagreementbetweenthecity
government and stall holders is contrary to law 1. Consumable property that which
andthereforevoid. cannot be used according to its nature
withoutbeingconsumedorbeingeaten
orusedup.
Q: Do LGUs have the power to withdraw a i.e.Aglassofwine

publicstreetfrompublicuse?
2. NonConsumable property that which
A: LGU cannot withdraw a public street from can be used according to its nature
public use, unless it has been granted such withoutbeingconsumedorbeingeaten
authoritybylaw.(Dacanayv.AsistioJr,,G.R.No. orusedup.
93654,May6,1992) i.e. Eyeglasses (Art. 418, Pineda
Property,p.21.1999ed)
2.PRIVATEOWNERSHIP
Q: How are properties classified according to
Q: What are properties in private ownership of susceptibilitytosubstitution?
privatepersonsorentities?
A:
A:AllpropertiesnotbelongingtotheStateorto
its political subdivision are properties of private 1. Fungiblepropertythatpropertywhich
ownership pertaining to private persons, either belongstoacommongenuspermitting
individuallyorcollectively. itssubstitution.
i.e.grainsofsugarorsalt,oil,vinegar
105

2. Non fungible property that property 4. Independent other rights are not
which is specified and not subject to necessaryforitsexistence.
substitution.
i.e. a specific house at a specific 5. Perpetual ownership lasts as long as
address. the thing exists. It cannot be
extinguished by non user but only by
Note: As to whether a property is fungible or non adversepossession.
fungible is determined by the agreement of the
parties and not on the consumability of the thing. 1.BUNDLEOFRIGHTSPERSONALORMOVABLE
(PinedaProperty,p.22,1999ed)
A.JUSUTENDI,FRUENDI,ABUTENDI,
III.OWNERSHIP VINDICANDI,DISPODENDI,POSSIDENDI

A.RIGHTSINGENERAL Q:Whataretheattributesofownership?

Q:Whatisownership? A:

A: The juridical relation of a person over a thing 1. Righttoenjoy (jusutendi)
by virtue of which said person has the exclusive 2. Righttothefruits (jusfruendi)
powerorauthoritytoreceiveallthebenefitsand 3. Righttoabuse (jusabutendi)
advantages arising from said thing, save those 4. Righttodispose (jusdispodendi)
restricted by law or the recognized rights of 5. Righttorecover (jusvindicandi)
others.
REMEDIESTORECOVERPOSSESSION
Q:Whatarethekindsofownership?
1.ACTIONSTORECOVEROWNERSHIPAND
A:FNSC POSSESSIONOFREALPROPERTY
1. Full ownership includes all the rights
ofanowner; Q: What are the legal remedies to recover
Note:Nakedownership+Usufruct possessionofonesproperty?

2. Naked ownership ownership where A:
the rights to the use and to the fruits 1. Personalpropertyreplevin
havebeendenied; 2. Realproperty
Note:FullownershipUsufruct a. AccionInterdictal
i. ForcibleEntry
3. Soleownershipownershipisvestedin ii. Unlawfuldetainer
onlyoneperson; b. AccionPubliciana
c. AccionReinvindicatoria
4. Coownershipownershipisvestedin2
ormorepersons. A.DISTINCTIONSBETWEENACCION
Q:Whatarethecharacteristicsofownership? REIVINDICATORIA,ACCIONPUBLICIANA,ACCION
A: INTERDICTAL
1. Elastic power/s may be reduced and
thereafter automatically recovered ACCIONINTERDICTAL
upon the cessation of the limitingq;
rights. Q:Whatisaccioninterdictal?

2. General the right to make use of all A: A summary action to recover physical or
the possibilities or utility of the thing material possession only and must be brought
owned, except those attached to other withinoneyearfromthetimethecauseofaction
realrightsexistingthereon. arises.

3. Exclusive there can only be one 1. ForcibleEntry
ownershipoverathingatatime.There 2. Unlawfuldetainer
may be two or more owners but only
oneownership.

106
CIVILLAWTEAM:

PROPERTY
leased from Alava. Jaimes possession was in

ACCIONPUBLICIANA behalfofhismother,andnotinhisownright.
Q:Whatisaccionpubliciana? Q: What is the effect of nonregistration of the

contractoflease?
A:Ordinarycivilproceedingtorecoverthebetter
right of possession, except in cases of forcible A:Althoughtheleasecontractwasnotfiledwith
entry and unlawful detainer. What is involved the Register of Deeds, nevertheless, Rudy was
hereisnotpossessiondefactobutpossessionde bound by the terms and conditions of said
jure. contract.Thelease,ineffectbecameapartofthe
contract of sale. However, Rudy had no cause of
ACCIONREINVINDICATORIA action for unlawful detainer against Anita
because of the subsisting contract of lease;
Q:Whatisaccionreinvindicatoria? hence,hecouldnotfilethecomplaintagainsther.
(Laov.Lao,G.R.No.149599,May16,2000)
A: Action to recover real property based on
ownership.Here,theobjectistherecoveryofthe
dominionoverthepropertyasowner.
B.DISTINCTIONBETWEENFORCIBLEENTRYAND
Q: What are the requisites of accion
UNLAWFULDETAINER
reinvindicatoria?
A:Requisites: Q: Distinguish forcible entry from unlawful

detainer.
1. IdentityofProperty
2. Plaintiffstitletotheproperty A:
ForcibleEntry UnlawfulDetainer
Note: Where the facts averred in the complaint
reveals that the action is neither one of forcible
Astowhenpossessionbecameunlawful
entrynorunlawfuldetainerbutessentiallyinvolvesa
boundarydispute,thesamemustberesolvedinan
accion reinvindicatoria (Sarmiento v. CA, G.R. No. Possessionisinceptively
116192,Nov.16,1995). lawful but becomes
illegal from the time
Q:AcontractofleaseexecutedbyAlava(lessor) defendant unlawfully
and Anita Lao (lessee) was not registered with withholds possession
the Register of Deeds. Aside from Anita, Rudy after the expiration or
Lao also leased a portion of the same property Possession of the termination of his right
whereheputuphisbusiness.Atthattime,Rudy defendant is unlawful thereto.
knew that Anita and her husband were the from the beginning as
owners of the said building. He also knew that he acquires possession
shehadleasedthatportionoftheproperty,and by force, intimidation,
that Jaime Lao, their son, managed and strategy, threat or Note: The question of
maintainedthebuilding,aswellasthebusiness stealth(FISTS). possession is primordial,
while the issue of
thereon. Rudy eventually purchased the entire
ownership is generally
propertyfromAlava.Rudythenfiledacomplaint
unessential in unlawful
forunlawfuldetaineragainstJaimeallegingthat
detainer.(RosaRicaSales
thelatterhadoccupiedaportionofhisproperty Center v. Sps. Ong, G.R.
without any lease agreement and without 132197,Aug.16,2005)
payinganyrentals,andprayedthatanorderbe
rendereddirectingJaimetovacatethepremises.
Astonecessityofdemand
Shouldthecomplaintbedismissed?
A: Yes. The records in this case show that the No previous demand Demandisjurisdictional
respondent has been in possession of the for the defendant to if the ground is non
property in question, not by mere tolerance or vacateisnecessary. payment of rentals or
generosity of Rudy, but as the manager of his failure to comply with
mother, who conducted her business in the theleasecontract.
buildingwhichstoodonaportionoftheproperty
107

Astonecessityofproofofpriorphysical
possession

Plaintiff must prove Plaintiff need not have

that he was in prior been in prior physical
physical possession of possession.
the premises until he 3. REQUISITESFORRECOVERYOF
was deprived thereof PROPERTY
bythedefendant.
Note: The fact that Q:Whataretherequisitesinanactionto
petitioners are in recoverproperty?
possession of the lot
does not automatically
entitlethemtoremainin A:
possession. (Ganilla v.
CA, G.R. No. 150755, 1. Clearlyidentifythelandheisclaimingin
June28,2005) accordancewiththetitle/sonwhichhe
baseshisrightofownership;and
Astowhen1yearperiodiscountedfrom 2. Provethathehasabettertitlethanthe
defendant
1 year period is 1yearperiodiscounted
generally counted from from the date of last Note: Plaintiffs title must be founded on positive
thedateofactualentry demandorlastletterof right or title and not merely on the lack or
oftheland. demand. inefficiencyofthedefendantstitle.Inotherwords,
heshallnotbepermittedtorelyuponthedefectsof
the defendants title (Art. 434, Pineda Property, p.
59,1999ed)
2.ACTIONSFORRECOVERYOFPOSSESSIONOF
MOVABLEPROPERTY
Q:Whyis theplaintiffnotallowedtorelyonthe
weaknessofdefendantstitle?
REPLEVIN
Q:Whatisreplevin? A:
A:Itistheremedywhenthecomplaintpraysfor 1. Possibility that neither the plaintiff nor

the recovery of the possession of personal the defendant is the true owner of the
property. property. In which case, the defendant
whoisinpossessionwillbepreferred.
Q:Mayapropertyincustodialegisbesubjectof 2. Oneinpossessionispresumedtobethe
areplevinsuit? owner and he cannot be obliged to
showorproveabettertitle
A: No. A property validly deposited in custodia 3. Possessorintheconceptofanowneris
legiscannotbesubjectofareplevinsuit.(Calubv. presumed to be in good faith and he
CA,G.R.No.115634,Apr.27,2000) cannotbeexpectedtobecarryingevery
now and then his proofs of ownership
overtheproperty
4. Hewhoreliesontheexistenceofafact,
should prove that fact. If he cannot
prove, the defendant does not have to

prove.(PinedaProperty,p.59,1999ed)

108
CIVILLAWTEAM:

PROPERTY
2.DISTINCTIONBETWEENREALANDPERSONALRIGHTS
Q:Distinguishrealfrompersonalrights
A:
RealRight PersonalRight
Creation
Createdbytitlealonesavewhentitleisalsothe
madeasinsuccession.Itisnotdirectlycreatedover
Createdbybothtitleandmodedirectlyoverathing
athingbutisexercisedthroughanotheragainst
whomtheactionistobebrought.
Object
Generallycorporealortangible.Objectisspecific Incorporealorintangible.Objectcoversallthe
prorpertyorthing presentandfuturepropertyofthedebtor(Art.2236)
Subjects
(a) Onedefiniteactivesubject(e.g.owner)
(b) Oneindefinitepassivesubjectwhichisthe
wholeworld (a) Anactivesubject(creditor)
(b) Adefinitepassivesubject(debtor)
Rightofpursuitisthereforeavailable.Real
rightfollowsitsobjectinthehandsofany
possessor
Enforceability
Enforceableonlyagainsttheoriginaldebtororhis
Enforceableagainstthewholeworld
transfereechargedwithnoticeofthepersonalrights
Limit
Limitedbyusefulness,valueorproductivityofthe
Nosuchlimitation
thing
Extinguishment
Notsoextinguished.Claimfordamagesmaystillbe
Extinguishedbylossordestructionofthething
pursuedincaseoflossordestructionofthething

109

B.MODESOFACQUIRINGOWNERSHIP IV.ACCESSION

Q:Whatarethemodesofacquiringownership? A.RIGHTTOHIDDENTREASURES

SeeII.Classification;A.HiddenTreasuresp.89
A:

B.GENERALRULES
1. Originalarethosewhichdonotarise
ordependuponanypreexistingright 1.FORIMMOVABLES
ortitleofanotherperson
ACCESSIONDISCRETA
i.e.Occupation,IntellectualCreation,
AcquisitivePrescription Q:Whatisaccessiondiscreta?

2. Derivativearethosewhichariseor A:Itistherightpertainingtotheownerofathing
dependuponapreexistingor overeverythingproducedthereby.
precedingrightortitleofanother
person Q:Whataretherequisitesofaccessiondiscreta?

A:
i.e.Law,Donation,Successionmortis 1. Increaseoradditiontotheoriginalthing
causa,tradition(delivery) 2. Atrepeatedintervals
3. Byinherentforces
C.LIMITATIONS
Q:Whatarethekindsoffruits?
Q: What are the limitations on the right of
ownership? A:NIC
1. Natural
A:Thoseimposedbythe:CCSLOG a. Spontaneousproductsofthesoil;
b. Theyoungand
1. Stateintheexerciseof: c. Other products of animals,
a. Poweroftaxation whether brought about by
b. Policepower scientificmeansornot.
c. Powerofeminentdomain 2. Industrial produced by lands of any
2. Law kindthrough:
a. Legaleasementsand a. Cultivationor
b. The requirement of legitime in b. Labor
succession; 3. Civilfruits
3. Ownerhimself a. Derived from the use of property
a. Voluntaryeasement or
b. Mortgage b. Income from the property itself.
c. Pledge They consist of rents of buildings
d. Lease; and the prices of leases of lands.
4. Grantorofthepropertyonthegrantee, (Art.442,NCC)
eitherby:
a. Contract Q:Towhomdothefruitsbelong?
b. Donationor
c. Will; A:
5. Those arising from Conflicts of private GR:Totheowneroftheland.(Art.441,NCC)
rights
a. Those which take place in XPNS:Ifthethingis:[PULPA]
accessioncontinua; 1. In Possession of a possessor in good
6. Constitution faith (Art 546, NCC); before the
a. Prohibition against the acquisition possessionislegallyinterrupted.
ofprivatelandsbyaliens.
2. SubjecttoaUsufruct(Art.566,NCC)
3. Leaseofruralland
110 CIVILLAWTEAM:

PROPERTY
4. Pledged (Art. 1680 and Art. 2102, par. accessory would result in substantial
7, NCC); pledge is entitled to the fruits Damagetoeitherordiminishitsvalue.
buthastheobligationtocompensateor 4. To the Owner of the thing belongs the
setoff what he receives with those extensionorincreasestosuchthing.
whichareowingtohim. 5. Bad faith of one party Neutralizes the
badfaithoftheothersothattheyshall
5. In possession of an Antichretic creditor beconsideredingoodfaith.
(Art.2132,NCC) 6. He who is in Good faith may be held
responsiblebutnotpenalized.
Q: What does the maxim pratus sequitor 7. No one shall unjustly Enrich himself at
ventremmean? theexpenseofanother
A:Theoffspringfollowsthedam(mother).
ACCESSIONINDUSTRIAL
ACCESSIONCONTINUA
Q: What are the maxims in connection with
accessionindustrial?
Q:Whatisaccessioncontinua?
A:
A:Itistherightpertainingtotheownerofathing
overeverythingincorporatedorattachedthereto 1. Theaccessoryfollowstheprincipal.
eithernaturallyorartificially;byexternalforces.
2. Theaccessoryfollowsthenatureofthat
1. Withrespecttorealproperty[IN] towhichitrelates.
a. Accession Industrial (building,
plantingorsowing) 3. Whatisbuiltuponthelandgoeswithit;
b. Accession Natural (alluvium, or the land is the principal, and
avulsion, change of a river course, whatever is built on it becomes the
andformationofislands) accessory.

Note: In case of uprooted trees, the Q: What is the rule on ownership regarding
ownerretainsownershipifhemakes accessionindustrial?
a claim within 6 months. This does
not include trees which remain A:
planted on a known portion on land
carriedbytheforceofthewaters.In GR: The owner of the land is the owner of
this latter case, the trees are whatever is built, planted or sown on that land,
regarded as accessions of the land including the improvements or repairs made
through gradual changes in the thereon.
course of adjoiningstream. (Payatas
v. Tuazon, No. 30067, March 23, XPN:
1929)
1. Whenthedoerisingoodfaiththerule
2. Withrespecttopersonalproperty[SAC] ismodified.
a. Specification
b. Adjunctionorconjunction 2. Improvementsonthelandofoneofthe
c. Commixtionorconfusion spouses at the expense of the conjugal
partnership will belong to the
partnershiportothespousewhoowns
Q: What are the basic principles in accession thelanddependingonwhichofthetwo
continua? propertieshasahighervalue(Art.120,
FC)
A:BADONGE
Note:Ifthedoerisinbadfaith,heisentitledonlyto
1. He who is in Bad faith is liable for necessaryexpensesforthepreservationoftheland
damages.
2. Accessoryfollowstheprincipal

3. Union or incorporation must generally
be effected in such a manner that to
separate the principal from the
111

ACCESSIONNATURAL Q: What are the classes of adjunction or
conjunction?
Q: To whom does the offspring of animals
belong when the male and female belong to A:PEWWS
differentowners? 1. Painting(pintura)
2. Engraftment like setting a precious
A: Under the Partidas, the owner of the female stoneonagoldenring)
was considered also the owner of the young, 3. Writing(escritura)
unlessthereisacontrarycustomorspeculation. 4. Weaving
5. Soldering joining a piece of metal to
Thelegalpresumption,intheabsenceofproofto anothermetal)
thecontrary,isthatthecalf,aswellasitsmother a. Ferruminacion principal and
belongstotheownerofthelatter,bytherightof accessoryareofthesamemetal
accretion. (US v. Caballero, G.R. No. 8608, Sept. b. Plumbaturadifferentmetals(Art.
26,1913). 468,NCC)

Note: This is also in accord with the maxim Q: Who owns the movables subject to
pratussequitorventrem adjunction?
A: The owner of the principal by law becomes
2.FORMOVABLES owner of the resulting object and should
indemnify the owner of the accessories for the
A.ACCESSIONCONTINUA valuesthereof

Q: What is the basic principle of accession with Q: What are the tests to determine the
respecttomovableproperty? principal?
A:VVUM
A: Accession exists only if separation is not 1. ThatofgreaterValueIftwothingsare
feasible. Otherwise, separation may be ofequalvalue.(Art.468)
demanded. 2. ThatofgreaterVolumeIftwothings
areofequalvolume.(Art.468)
Q: Enumerate different kinds of accession 3. ThattowhichtheotherhasbeenUnited
continuaasregardmovables. as an ornament, or for its use or
perfection If it cannot be determined
A:AMS fromArt.467.(Art.467)
1.Adjunctionorconjunction 4. That which has greater Merits, utility
2.Mixture andvolumeifthings.
3.Specification

ADJUNCTION Q: How is ownership determined if the
adjunctioninvolvesthreeormorethings?
Q:Whatisadjunction?
A: The court should first distinguish the principal
A: The process by virtue of which two movable and apply Art. 466 in an equitable manner such
thingsbelongingtodifferentownersareunitedin that the principal acquires the accessory,
such a way that they form a single object and indemnifying the former owner thereof for its
each of the things united preserves its own value.
nature.(Art.466,NCC)
Q:Howaboutiftheadjunctioninvolvesthreeor
Q:Whatareitscharacteristics? morethings?

A:Thatthereare:2BUS A: The principal should first be distinguished,
1. 2movables; after, Art. 466 will be applied in an equitable
2. Belongingtodifferentowners; manner, such that the principal acquires the
3. Unitedformingasingleobject; accessory, indemnifying the former owner
4. Separationwouldimpairtheirnatureor thereofforitsvalue.
result in substantial injury to either
Note: Art. 466 states that Whenever two movable
thing.
things belonging to different owners are, without

bad faith, united in such a way that they form a
112 CIVILLAWTEAM:

PROPERTY
single object, the owner of the principal thing Q:Howistheindemnitymade?

acquires the accessory, indemnifying the former
ownerthereofforitsvalue. A:
1. Delivery of a thing equal in kind and
Q:Whenisseparationofthingsallowed? value;or
2. Payment of its price including the
A:WAB sentimentalvalue.(Article471,NCC)

1. SeparationWithoutinjury
MIXTURE
2. Accessory is more precious than the
principal Q:Whatisamixture?
3. OwneroftheprincipalactedinBad
faith.(Art.469,NCC) A: It is the combination of materials where the
respective identities of the component elements
Q:Whataretherulesasregardsrightsofowners arelosteithervoluntarilyorbychance.(Arts.472
overthethinginadjunction? 473,NCC)

A: Q:Whatarethekindsofmixtures?

OWNEROFTHE OWNEROFTHE A:COMCON
PRINCIPLE ACCESSORY 1.Commixtionmixtureofsolids
GoodFaith GoodFaith 2. Confusionliquids
1. Receivepaymentfor
valueofaccessory;OR Q:Whataretherulesregardingmixtures?
2. GR:Demand
1. Acquireaccessory separationprovided
A:
andpayownerof thethingsuffersno
theaccessoryforits injury 1st Owner 2ndOwner
value;OR XPN:Ifaccessoryismore ByWillofBothOwnersofbyAccident
2. Demandseparation preciousthan
providedthething principal,hemay GoodFaith GoodFaith
suffersnoinjury. demandseparationw/
1. Rightissubjecttostipulations;OR
orw/oinjurytothe
2. Rightisinproportiontothepart
thing.
belongingtohim(Coownershiparises)
GoodFaith BadFaith ByWillofOnly1Owner/ByChance
Acquireaccessoryw/o
Loseaccessoryandpay GoodFaith GoodFaith
payingtheownerof
damages.
accessoryandentitled Havethethingsseparatedprovidedthethingsuffers
todamages. noinjury;OR
BadFaith GoodFaith If cannot be separated w/o injury, acquire interest
1. Payvalueof onmixtureinproportiontohispart(coownership)
1. Receivepaymentand
accessoryandpay
damages;OR BadFaith
damages;OR GoodFaith
(causedthemixture)
2. Havethethings
separated,even
2. Haveaccessory 2nd owner will acquire
thoughthereis 1st owner will lose his part
separatedw/orw/o entire mixture and
injurytothe on the mixture and pay
injurytoprincipaland nd entitledtodamages
principalandpay damagestothe2 owner
receivedamages
damages.
BadFaith BadFaith GoodFaith
BadFaith
Sameasthoughbothactedingoodfaith (causedthemixture)
AsifbothactedinGF,
sincethe1stowneris
As if both acted in GF,
inBFandthe2nd
becausethe2ndownerinGF
ownerwhocausedthe
was the one who caused
mixtureinGFinaway
theratification,becausethe
ratifiestheBFof1st
1stowner
owner.
113

SPECIFICATION Q:Distinguishadjunction,mixtureand
specification.
Q:Whatisaspecification?
A:
A: It is the giving of new form to anothers
material thru application of labor. The material ADJUNCTION MIXTURE SPECIFICATION
undergoesatransformationorchangeofidentity.
Mayinvolve1
Q: What are the respective rights of the maker Involvesatleast Involvesat thing(ormore)
andtheownerofthematerialsinspecification? 2things least2things butformis
changed
A:
Accessory Accessory
Coownership
followsthe followsthe
OwnerofMaterials results
Maker(M) principal principal
(OM)
GoodFaith GoodFaith Thingsmixed
Thenewobject
orconfused
Appropriatethething Thingsjoined retainsor
mayeither
transformedandpaythe retaintheir preservesthe
retainorlose
ownerofthematerialsfor nature natureofthe
theirrespective
itsvalue originalobject
natures
XPN:Ifthematerialis
morepreciousthanthe
thingtransformed,the Receivepaymentfor B.RULESFORDETERMININGTHEPRINCIPALAND
ownerofthematerials valueofmaterials
ACCESSORY
hastheoptionto:
1. acquiretheworkand Q:Whatarethefactorstodeterminethe
indemnifythemaker principalandtheaccessory?
forhislabor;or
2. demandindemnityfor A:PrimaryFactors(Importance/purpose)
thematerial.
1. The thing which is incorporated to
GoodFaith GoodFaith another thing as an ornament is the
1. Receive payment for 1. Appropriate new accessory.Theotheristheprincipal
valueofhiswork;OR thing and pay the 2. Thethingtowhichisaddedtoorjoined
2. Appropriate the new maker for the work; toanotherfortheuseorperfectionof
thing and pay the OR thelatteristheaccessory.Theotheris
owner of materials for 2. Receivepaymentfor theprincipal
itsvalue. valueofmaterials
BadFaith GoodFaith SecondaryFactors
1. Losethenewthingand 1. Appropriatethenew 1. Theonewhichhasagreatervalueshall
pay damages to owner thingwithoutpaying beconsideredprincipal
ofthematerials;OR and receive 2. Iftheyhaveequalvalue,theonewith
damages;OR greatervolumeshallbeconsidered
principal(Art.467468.PinedaProperty,
2. Pay value of materials Note: Not available if the p.141142,1999ed)
and damages to owner new thing is more valuable
ofthematerials. thanmaterialsforscientific Note: In painting and sculpture, writings, printed
orartisticreasons
matter,engravingandlithographs,theboard,metal,

stone,canvas,paperorparchmentshallbedeemed
2. Receive payment for
the value of materials theaccessorything.(Art.468)
anddamages.

114 CIVILLAWTEAM:

PROPERTY
V.QUIETINGOFTITLE B.DISTINCTIONBETWEENQUIETINGTITLE.
ANDREMOVING/PREVENTINGACLOUD.
A.REQUIREMENT
Q:Differentiateanactiontoquiettitlefroman
Q:Whataretherequisitesforanactiontoquiet actiontoremovecloudontitle.
title?
A:LCDR A:
ACTIONTOREMOVE
1. PlaintiffmusthaveaLegalorequitable ACTIONTOQUIETTITLE
CLOUDONTITLE
titleto,orinterestintherealproperty
which is the subject matter of the Toputanendto
Fortheremovalofa
action; troublesomelitigation
possiblefoundationfor
2. TheremustbeCloudinsuchtitle; withrespecttothe
afuturehostileclaim
3. SuchcloudmustbeDuetosome propertyinvolved
a. Instrument; Aremedialaction Apreventiveaction
b. Record;
Involvingapresent Topreventafuture
c. Claim;
adverseclaim cloudonthetitle
d. Encumbrance;or
e. proceeding which is apparently
valid but is in truth invalid,
ineffective, voidable or C.PRESCRIPTIONORNONPRESCRIPTION
unenforceable,andisprejudicialto OFACTION
theplaintiffstitle;and
4. Plaintiffmust Q:Whataretheprescriptiveperiodsforbringing
a. Returntothedefendantall anactiontoquiettitle?
benefitshemayhavereceived A:
fromthelatter;or
b. reimbursehimforexpensesthat 1. Plaintiffinpossessionimprescriptible
mayhaveredoundedtohis 2. Plaintiff not in possession 10 years
benefit. (ordinary)or30years(extraordinary)

Note:Lachesisdefinedasthefailureorneglect,for
Q: What are the requisites for existence of a unreasonableandunexplainedlengthoftime,todo
cloud? that which by exercising due diligence, could or
shouldhavebeendoneearlier.
A:ATP
Thenegligenceoromissiontoassertarightwithina
1. ThereisanApparentlyvalidoreffective reasonabletime,warrantingapresumptionthatthe
instrument. partyentitledtoassertiteitherhasabandoneditor
2. ButsuchinstrumentisinTruth: declinedtoassertit.(TijamvSibonghanoy,L21450,
a. Invalid; Apr.15,1968)
b. ineffective;
c. voidable; Q: May an action filed within the period of
d. unenforceable; limitations,stillbebarred?
e. has been extinguished or
terminated; A: Yes, by laches. (See Arts. 1431, 1433, 1437,
f. has been barred by extinctive NCC)
prescription.
3. Such instrument may be Prejudicial to Q:Isanactiontoquiettitleimprescriptible?
thetitle.
A: Yes. Even though the Civil Code does not
include an action to quiet title as one of those

Q: What is the purpose of an action to remove
actions which are imprescriptible, the SC in this
cloudontitle?
caseheldthatsuchactionisimprescriptible.The
A: It is intended to procure the cancellation, or basis of the court is Art. 480. The
delivery of, release of an instrument, imprescriptibility of an action to quiet title is a
encumbrance, or claim constituting a claim on general principle from American jurisprudence.
plaintiffs title, and which may be used to injure (Buctonv.Gabar,G.R.No.L36359,Jan.31,1974)
orvexhimintheenjoymentofhistitle.
115

VI.COOWNERSHIP Q: What happens when a coowner sells the
wholepropertyashis?
A.CHARACTERISTICSOFCOOWNERSHIP
A:Thesalewillaffectonlyhisownsharebutnot
1.INGENERAL those of the other coowners who did not
consenttothesale.
Q:Whatiscoownership?
Note:Asaleoftheentirepropertybyonecoowner
A: It is a state where an undivided thing or right without the consent of the other coowners is not
belongs to two or more persons. (Art. 484). It is null and void but affects only his undivided share
andthetransfereegetsonlywhatwouldcorrespond
the right of common dominion which two or
tohisgrantorinthepartitionofthethingownedin
morepersonshaveinaspiritual(orideal)partof
common(Paulmitanvs.CA,GRNo.51584,Nov.25,
thethingwhichisnotphysicallydivided.
1992.)

Q:Cantherebeanagreementtokeepthething
Q:Whatarethecharacteristicsofcoownership?
undividedforacertainperiodoftime?
A:PRESLG
A: Yes. An agreement to keep the thing n
undivided for a certain period of time, not
1. Pluralityofsubjects/owners;
exceedingtenyears,shallbevalid.Thistermmay
2. There is no mutual Representation by
beextendedbyanewagreement.
thecoowners;
3. It exists for the common Enjoyment of
A donor or testator may prohibit partition for a
thecoowners;
periodwhichshallnotexceedtwentyyears.
4. There is a Single object which is not
materiallydivided; Neither shall there be any partition when it is
5. IthasnodistinctLegalpersonality prohibitedbylaw.
6. ItisGovernedfirstofallbythecontract
of the parties; otherwise, by special Q:Distinguishcoownershipfromjointtenancy
legal provisions, and in default of such
provisions, by the provisions of Title III A:
oftheNewCivilCodeoncoownership.
COOWNERSHIP JOINTOWNERSHIP
Tenancyincommon JointTenancy
Q:Whataretherequisitesofcoownership?
Astotheextentofownership
A:POL Eachcoowneristhe
Eachjointownerowns
ownerofhisownideal
thewholething.
1. Pluralityofowners; share.
2. Object, which is an undivided thing or Astodisposition
right; Jointownermaynot
3. Each coowners right must be Limited Eachcoownermay
disposeofhisown
only to his ideal share of the physical disposeofhisundivided
sharewithoutofallthe
whole sharewithouttheother
rest,becausehereally
coownersconsent.
hasnoidealshare.
Astotransferofsharesincaseofdeath
Note: By the very nature of coownership, a co
Upon the death of a
ownercannotpointtoanyspecificportionofthe Uponthedeathofaco
joint owner, his share
property owned in common as his own because owner, his ideal share
goes to the other joint
his share remains intangible and ideal (Spouses goestohisheirs.
ownersbyaccretion.
Avila et al vs. Spouses Barabat, GR. No. 141993,
May17,2006). Astominorityorlegaldisability
In case of a minor who The legal disability of
isacoowner,thisdoes one joint owner
notbenefittheothers. benefitstheothers.
Prescription
Prescription will
Prescriptionwillnotrun
continue to run among
amongthem.
coowners
116 CIVILLAWTEAM:

PROPERTY
Q:Distinguishcoownershipfrompartnership. Therealrightincondominiummaybeownership
A: or any other interest in real property recognized
by law, on property in the Civil Code and other
ORDINARY pertinentlaws.(Sec.2,RANo.4726)
COOWNERSHIP
PARTNERSHIP
Nolegalpersonality. Withlegalpersonality. (2)INTERESTINREALPROPERTY
Canbecreatedwithout Canbecreatedonlyby
theformalitiesofa contract,expressor Q:Whatisacondominium?
contract. implied.
Bycontractorbywill. Bycontractonly. A:Aninterestinrealpropertyconsistingof;
Agreementtoexistfor
Notermlimitissetby 1. a separate interest in a unit in a
morethan10yearsis
law. residential, industrial or commercial
void.
building;and
Nomutual Thereismutual
2. an undivided interest in common,
representation. representation.
directlyorindirectly,inthe
Notdissolvedbythe a. landonwhichitislocated;and
Dissolvedbydeathor
death/incapacityofa b. In other common areas of the
incapacityofapartner.
coowner. building.
Acoownercandispose
ofhissharew/othe Apartnercannotbe
(3)CONCEPTOFCOMMONAREAS,AMENDMENT
consentoftheothers substitutedw/othe
henceinawayaco consentoftheothers.
ownerissubstituted. Q:Whatarecommonareas?
Profitsmaybe
Profitsofacoowner A: The entire project excepting all units
stipulatedupon(for
dependonhis separatelygrantedorheldorreserved.
e.g.,profitsharing
proportionateshare.
agreements) Q:Whatisaproject?
Forcollective
Forprofit.
enjoyment. A:Theentireparcelofrealpropertydividedorto
Nopublicinstrumentis be divided in condominiums, including all
neededevenifthe Maybemadeinany structuresthereon.
objectoftheco formexceptwhenreal
ownershipisan propertyiscontributed. Q: Where the common areas in the
immovable. condominium are held by the owners of
separate units as coowners thereof, to whom
2.SPECIALRULES: cantheunitsthereinbeconveyed?

A.CONCEPTOFCONDOMINIUM A:

GR:OnlytoFilipinocitizens.
(1)CONDOMINIUMCORPORATION
XPN: To aliens in case of hereditary

Q:Whatisacondominiumcorporation?
succession.
A: A condominium may include, in addition, a

(4)DOCUMENTSTOCONSIDER
separate interest in other portions of such real
property. Title to the common areas, including
the land, or the appurtenant interests in such Q:Whataretherequirementsbeforeaproperty
areas, may be held by a corporation specially be considered divided or to be divided into
formed for the purpose (known as the condominiums?
condominium corporation) in which the
holdersofseparateinterestshallautomaticallybe A:Anenablingormasterdeedmustberecorded
members or shareholders, to the exclusion of intheRegisterofDeedsoftheprovinceorcityin
others,inproportiontotheappurtenantinterest whichthepropertyliesanddulyannotatedinthe
oftheirrespectiveunitsinthecommonareas. correspondingcertificateofthetitleoftheland,if
thelatterhasbeenpatentedorregisteredunder
either the Land Registration or Cadastral Acts.
(Sec.4,RA.No.4726)
117

Q: What must an enabling or master deed shallincludetheregisteredownersofcondominiums
contain? intheproject.Untilregistrationofarevocation,the
provisionsofRA.No.4726shallcontinuetoapplyto
suchproperty.(Sec.4,RA.No.4726)
A:
B.RIGHTSANDOBLIGATIONSOF
1. Description of the land on which the
CONDOMINIUMOWNER
buildingorbuildingsandimprovements

areoraretobelocated;
(1)CONTRIBUTIONS/DUES
2. Descriptionofthebuildingorbuildings,

stating the number of stories and
Q: What are the incidents of a condominium
basements, the number of units and
grant?
theiraccessories,ifany;
3. Description of the common areas and
facilities; A: Unless otherwise expressly provided in the
4. A statement of the exact nature of the enabling or master deed or the declaration of
interest acquired or to be acquired by restrictions,theincidentsofacondominiumgrant
thepurchaserintheseparateunitsand areasfollows:
in the common areas of the
condominiumproject.Wheretitletoor 1. The boundary of the unit granted are
the appurtenant interests in the the interior surfaces of the perimeter
common areas is or is to be held by a walls, floors, ceilings, windows and
condominium corporation, a statement doors thereof. The following are not
tothiseffectshallbeincluded; partoftheunitbearingwalls,columns,
5. Statement of the purposes for which floors, roofs, foundations and other
thebuildingorbuildingsandeachofthe common structural elements of the
units are intended or restricted as to building; lobbies, stairways, hallways,
use; and other areas of common use,
6. A certificate of the registered owner of elevator equipment and shafts, central
the property, if he is other than those heating, central refrigeration and
executingthemasterdeed,aswellasof central airconditioning equipment,
all registered holders of any lien or reservoirs, tanks, pumps and other
encumbrance on the property, that central services and facilities, pipes,
they consent to the registration of the ducts,flues,chutes,conduits,wiresand
deed; other utility installations, wherever
7. The following plans shall be appended located, except the outlets thereof
tothedeedasintegralpartsthereof: whenlocatedwithintheunit.
a. A survey plan of the land 2. There shall pass with the unit, as an
includedintheproject,unless appurtenance thereof, an exclusive
a survey plan of the same easement for the use of the air space
property had previously bee encompassed by the boundaries of the
filedinsaidoffice; unit as it exists at any particular time
b. A diagrammatic floor plan of andastheunitmaylawfullybealtered
thebuildingorbuildingsinthe or reconstructed from time to time.
project, in sufficient detail to Such easement shall be automatically
identify each unit, its relative terminated in any air space upon
location and approximate destruction of the unit as to render it
dimensions; untenantable.
8. Any reasonable restriction not contrary 3. Unless otherwise, provided, the
tolaw,moralsorpublicpolicyregarding common areas are held in common by
therightofanycondominiumownerto the holders of units, in equal shares,
alienateordisposeofhiscondominium. oneforeachunit.
4. A nonexclusive easement for ingress,
Note:Theenablingormasterdeedmaybeamended egress and support through the
or revoked upon registration of an instrument common areas is appurtenant to each
executed by the registered owner or owners of the unitandthecommonareasaresubject
propertyandconsentedtobyallregisteredholders tosucheasements.
of any lien or encumbrance on the land or building 5. Each condominium owner shall have
or portion thereof. The term registered owner theexclusiverighttopaint,repaint,tile,
118 CIVILLAWTEAM:

PROPERTY
wax, paper or otherwise refinish and aggregate, more than 70% interest in
decoratetheinnersurfacesofthewalls, the common areas are opposed to
ceilings, floors, windows and doors continuation of the condominium after
boundinghisownunit. suchexpropriationorcondemnation;or
6. Each condominium owner shall have
the exclusive right to mortgage, pledge 5. That the Conditions for such partition
or encumber his condominium and to bysalehavebeenmet.
havethesameappraisedindependently
of the other condominiums but any Q:WhencanaCorporationCondominiumbe
obligation incurred by such voluntarilydissolved?
condominiumownerispersonaltohim.
7. Each condominium owner has also the A:
absolute right to sell or dispose of his 1. By the affirmative vote of all the
condominium unless the master deed stockholders or members thereof at a
contains a requirement that the general or special meeting duly called
property be first offered to the for the purpose: Provided all the
condominium owners within a requirements of Section 62 of the
reasonable period of time before the CorporationLawarecompliedwith.
sameisofferedtooutsideparties.(Sec.
6,RANo.4726) 2. GR:Whentheenablingormasterdeed
isrevoked
C.GROUNDSFORPARTITIONOFCOMMON
AREAS,ORDISSOLUTIONOFTHE XPN:
CONDOMINIUM
1. That 3 years after damage or
Q:Canthecommonareasbedivided? destruction to the project which
renders a material part thereof
A:
unfitforitsusepriorthereto,ithas
not been rebuilt or repaired
GR:No,therecanbenojudicialpartition.
substantiallytoitspriorstate;or
XPNs: A partition shall be made only upon a 2. Thatdamageordestructiontothe
showingthat:COURE project has rendered 1/2 or more
of the units therein untenantable
1. That 3 yrs after damage to the project and that more than 50% of the
whichrenderedamaterialpartthereof members of the corporation, if
unfitforitsusepriorthereto,ithasnot nonstock, or the shareholders
been Repaired substantially to its state representingmorethan30%ofthe
priortosaiddamage;or capital stock entitled to vote, if a
stock corporation, are opposed to
2. That damage to the project has therepairorreconstructionofthe
rendered 1/2 or more of the units project,or
therein Untenantable and owners 3. That the project has been in
holding, in aggregate, more than 30% existence in excess of 50 years,
interest in the common areas are that it is obsolete and
opposedtotherepair;or uneconomical,andmorethan50%
of the members of the
3. That the project has been in existence corporation, if nonstock, or the
formorethan50yrs,isObsoleteandis stockholders representing more
uneconomic, and owners holding, in than 50% of the capital stock
aggregate, more than 50% interest in entitled to vote, if a stock
the common areas are opposed to the corporation, are opposed to the
repairormodernizing;or repairorrestorationorremodeling
ormodernizingoftheproject;or
4. That the project or a material part 4. Thattheprojectoramaterialpart
thereof has been condemned or thereof has been condemned or
Expropriated, the project is no longer expropriated and that the project
viable and owners holding, in is no longer viable, or that the
members holding in aggregate
119

more than 70% interest in the 2. ToShareinthebenefitsinproportionto
corporation, if nonstock, or the his interest, provided the charges are
stockholders representing more borneinthesameproportion.(Art.485,
than 70% of the capital stock NCC)
entitled to vote, if a stock
corporation, are opposed to the Note: A contrary stipulation is void. Hence,
continuation of the condominium benefits cannot be stipulated upon by the co
regime after expropriation or owners.
condemnation of a material
portionthereof;or 3. Each coowner may bring an Action for
5. That the conditions for such a ejectment.(Art.487,NCC)
dissolution have been met. (Secs.
Note:Actionforejectmentcovers;forcibleentry,
13&14,RA4726) unlawful detainer, accion publiciana, quieting of
title,accionreivindicatoria,replevin.
B.SOURCEOFCOOWNERSHIP
4. To Compel other coowners to
Q:Whatarethesourcesofcoownership? contributetoexpensesforpreservation
ofthething(Art.488,NCC)
A:LOSTCC
1. Law ex. easement of party walls 5. ToOpposetoanyactofalteration(Art.

(Article658,NCC) 491, NCC) even if beneficial to the co
owners.
2. Occupancy ex. when two persons
6. To Protect against acts of majority
gather forest products or catch a wild
animal which are prejudicial to the minority
(Art.492,par.3,NCC)

3. Succession ex. heirs of undivided
7.ToExerciselegalredemption.
propertybeforepartition
8. ToaskforPartition(Art.494,NCC)
4. Testamentary (or mortis causa) /
Donationintervivos EJECTMENT
i.e. Where the donor prohibits Q: Borromeo, a coowner of a parcel of land,

partition of the property for a allowed Resuena to reside in said land. After
certainperiodoftime sometime, Borromeo later demands that
Resuena should vacate the property, but the
5. Contract latter refused. May Borromeo file an ejectment
suitevenifheisamerecoownerofthelot?
6. byChanceorfortuitousevent
A: Yes. Art. 487 of the Civil Code which provides
Example:Hiddentreasure that anyone of the coowners may bring an
action in ejectment is a categorical and an
C.RIGHTSOFCOOWNERS unqualified authority in favor of Borromeo to
evict Resuena from the portion occupied.
Q:Whataretherightsofeachcoownerasto BorromeosactionforejectmentagainstResuena
thethingownedincommon? is deemed to be instituted for the benefit of all
coowners of the property. (Resuena v. CA, G.R.
A:USACOPEP No.128338,Mar.28,2005)
1. To Use the thing according to the Q: Does the filing of an ejectment suit require
purposeintendedprovidedthat: theconsentoftheothercoowners?
a. It is w/o prejudice to the interest A: No. Art.487 states that any one of the co
ofthecoownership;and ownersmaybringactionforejectment.Thelaw
does not require that consent of the coowners
b. W/opreventingtheuseofother must be first secured before bringing an action
coowners.(Art.486,NCC) forejectment.
120 CIVILLAWTEAM:

PROPERTY
Q: What if the case does not prosper, are the 2.ACTSOFALTERATION

othercoownersboundbythejudgment?
Q:Whatisanalteration?
A:
A: Alteration is a change which is more or less
GR:No. permanent, which changes the use of the thing
andwhichprejudicestheconditionofthethingor
XPN: They were also served with summons,
itsenjoymentbytheothers.(Paras,p.344)
evenasunwillingplaintiffs.
Q:Whatdoesalterationinclude?
Q:Cansuitforejectmentbebroughtbyoneco
owneragainstanothercoowner? A: It includes the act by virtue of which a co
ownerchangesthethingfromthestateinwhich
A: No, since the latter also has a right of
the others believe it should remain. It is not
possession;theonlyeffectoftheactionwillbeto
limited to material charges. (Viterbo v. Quinto,
obtainrecognitionofthecoownership.
35226R,Dec.19,1973)
1.DISTINCTIONBETWEENRIGHTTOPROPERTY Q:Distinguishactsofadministrationfromactsof
OWNEDINCOMMONANDFULLOWNERSHIP alteration.
OVERHIS/HERIDEALSHARE
A:
Q: Distinguish right to property owned in
common and full ownership over his/her ideal ACTSOF
ACTSOFALTERATION
share ADMINISTRATION
A: Acts,byvirtueofwhich,aco
a. Righttopropertyownedincommon Refertothe owner,inoppositiontothe
enjoyment, expressedortacitagreement
exploitation, ofallthecoowners,andin
Eachcoownerisgrantedtherighttousethe alterationofthe violationoftheirwill,changes
propertyownedincommonforthepurposefor thingwhichdonot thethingfromthestatein
whichitisintended. affectits whichtheothersbelieveit
substance,form, wouldremain,orwithdraws
Therearetworestrictionsintheenjoymentof orpurpose itfromtheusetowhichthey
thisright: believeitisintended
i. thecoownershipshallnotbeinjured; Transitoryin
Permanent
ii. theexerciseshallnotpreventtheother character
coownersfromusingtheproperty
Donotaffectthe Affectorrelatethesubstance
accordingtotheirownrights.
substanceorform oressenceofthething
b. Fullownershipoverhis/heridealshare Inrelationtothe
rightofaco
Acoownerhasfullownershipofhisshare owner,they Requirestheconsentofall
(undividedinterest)andthefruitsandbenefits requirethe coowners
arisingtherefrom.Beingthefullownerthereofhe consentofthe
mayalienate,assignormortgageit;hecanalso majority
substituteanotherpersonintheenjoymentofhis
Canbeexercised
share,exceptonlywhenpersonalrightsare Mustbeexercisedbytheco
bythecoowners
involved. ownersthemselves
throughothers
121

Q:Whatistheliabilityofacoownerwhomakes Q: What is the rule as regards to the right to
an alteration without the express or implied demandpartition?
consentoftheothers?
A:
A:Heshall:LDP GR:Everycoownerhastherighttodemand
partition.
1. Losewhathehasspent;
2. be obliged to Demolish the XPNs:EASPAUL
improvementsdone;and 1. When partition would render the thing
3. Pay for the loss and damages the Unserviceable;or
community property or other co
ownersmayhavesuffered. 2. WhenthethingisessentiallyIndivisible;

Q:Whatisconversion? 3. PartitionisprohibitedbyLawbyreason
A: It refers to the act of using or disposing of of their origin or juridical nature ex.
anotherspropertywithoutlawfulauthoritytodo partywallsandfences;
so in a manner different from that with which a
property is held by the trustees to whom the 4. WhenthecoownersAgreetokeepthe
ownerhadentrustedthesame.Itisnotnecessary propertyundividedforaperiodoftime
that the use for which the property is given be butnotmorethan10yrs;
directly to the advantage of the person
misappropriating or converting the property of 5. PartitionisProhibitedbythetransferor
another. (People v. Carballo, 17136CR, Nov. 17, (donor/testator)butnotmorethan20
1976) yrs;

3.RIGHTTOPARTITION Note: 10 years ordinary prescription, 30
yearsextraordinarypartition.

Q: What are the rights of coowners as to the
6. When a coowner possessed the
idealshareofeach? property as an Exclusive owner for a
period sufficient to acquire it through
A:FARTS
prescription.(AcquisitivePrescription)
1. EachhasFullownershipofhispartand
7. CoownersmayagreethatitbeAllotted
ofhisshareofthefruitsandbenefits; tooneofthemreimbursingtheothers;

2. RighttoAlienate,disposeorencumber; 8. Iftheycannotagree,maySellthething
anddistributetheproceeds.
3. RighttoRenouncepartofhisinterestto
reimburse necessary expenses incurred Q: May the right to ask for partition be waived
byanothercoowner; orrenouncedpermanently?

4. RighttoenterintoTransactionaffecting A:No,suchwaiverorrenunciationisvoid.
hisidealshare;

Q: Can prescription run in favor of or against a
Note: The transaction affects only his
coowner?
ideal share not that of the other co

owners.
A:

GR: As long as he expressly or impliedly
5. RighttoSubstituteanotherpersoninits
recognizesthecoownership,itcannot.
enjoyment,exceptwhenpersonalrights

areinvolved.
Reason:Possessionofacoownerislikethatof

Note:Personalrightsorjusinpersonamis atrusteeandshallnotberegardedasadverse
the power belonging to one person to totheothercoownersbutinfactisbeneficial
demand from another, as a definite to all of them. Acts considered adverse to
passivesubjectdebtor,thefulfillmentofa strangers may not be considered adverse
prestation to give, to do, or not to do. insofar as coowners are concerned. (Salvador
(Paras,p.773) v.CA,G.R.No.109910,Apr.5,1995)

122 CIVILLAWTEAM:

PROPERTY
XPN: Coowner's possession may be deemed willnotlieinfavorofPastor.(Salvadorv.CA,G.R.

adversetothecestuiquetrustortheotherco No.109910,Apr.5,1995)
owners provided the following elements must
concur: Q:Shouldcreditorsand/orassigneesbenotified
oftheproposedpartition?
1. Thathehasperformedunequivocalacts
of repudiation amounting to an ouster A:Thelawdoesnotrequirethatanotificationbe
of the cestui que trust or the other co givenbut:
owners;
1. If notice is given it is their duty to
2. That such positive acts of repudiation appear to concur /oppose, otherwise
have been made known to the cestui creditorsclaimsaredeemedwaived.
quetrustortheothercoowners;and
2. If no notice is given creditors and/or
3. That the evidence thereon must be assignees may still question the
clear and convincing. (Salvador v. CA, partitionmade.
G.R.No.109910,Apr.5,1995)
Q: Can a partition already executed or
Note:Prescriptionbeginstorunfromthe implementedbestillimpugned?
timeofrepudiation.
Exampleofactsofrepudiation:filingof A:
anactionto: GR:No.
1. Quiettitle;or
2. Recoveryofownership. XPN:
1. In case of fraud, regardless of
XPNtoXPN:Constructivetrustscanprescribe. notificationandopposition;
Express trust cannot prescribe as long as the
relationship between trustor and trustee is 2. Incaseofpartitionwasmadeovertheir
recognized.(Paras,p.362) objection even in absence of fraud
(Article497,NCC)
Q: The two lots owned by Alipio was inherited
by his 9 children, including Maria, upon his Q:Whatarerightsofcoownersarenotaffected
death. Pastor, Marias husband, filed a bypartition?
complaintforquietingoftitleandannulmentof
documents against the spouses Yabo, alleging A:MRSP
thatheownedatotalof8sharesofthesubject 1.Rightsof:
lots,havingpurchasedthesharesof7ofAlipio's a. Mortgage;
children and inherited the share of his wife, b. Servitude;
Maria, and that he occupied, cultivated, and c. any other Real rights existing
possessed continuously, openly, peacefully, and beforepartition.
exclusively the parcels of land. He prayed that
hebedeclaredtheabsoluteownerof8/9ofthe 2. Personal rights pertaining to third
lots. His coheirs then instituted an action to persons against the coownership (Art.
partition the lots. Did Pastor acquire by 499,NCC)
prescription the shares of his other coheirs or
coowners? Example:A,BandCwherecoownersofparcelof
land mortgaged to M. If A, B, and C should
A: No. The only act which may be deemed as physicallypartitiontheproperty,themortgagein
repudiation by Pastor of the coownership over Ms favor still covers all the three lots, which,
thelotsishisfilingofanactiontoquiettitle.The together, formerly constituted one single parcel.
period of prescription started to run only from If A alone had contracted an unsecured
this repudiation. However, this was tolled when obligation, he would of course be the only one
his coheirs, instituted an action for partition of responsible.(Paras,p.376)
thelots.Hence,theadversepossessionbyPastor
beingforonlyabout6monthswouldnotvestin
himexclusiveownershipofhiswife'sestate,and
absent acquisitive prescription of ownership,
lachesandprescriptionoftheactionforpartition
123

4.RIGHTTOCONTRIBUTIONSFOREXPENSES A: Expenses to improve or embellish the thing
shall be decided upon by the majority. (Art. 489,
Q: What are the expenses which the coowners NCC)
canbecompelledtocontribute?
Note: There is no majority unless the resolution is
A:Onlynecessaryexpenses.Usefulexpensesand approved by the coowners who represent the
controllinginterestintheobjectofthecoownership
thoseforpureluxuryarenotincluded.
(par.2Art.492,NCC)
Q: Differentiate necessary, useful, expense of
pureluxury. 1.WAIVER
A: Necessary expenses are those made for the Q:Mayacoowneroptnottocontributetothe

preservationofthething,orthosewithoutwhich expenses for the preservation of the property?
the thing would deteriorate or be lost, or those How?
that augment the income of the things upon A:
which are expended, or those incurred for GR: Yes, by renouncing his undivided
cultivation, production, upkeep, etc. (Mendoza v interestequaltotheamountofcontribution.
DeGuzman,52Phil.171) XPN: If the waiver or renunciation is
prejudicial to the coownership, otherwise
Useful expenses incurred for the preservation of he cannot exempt himself from the
the realty in order that it may produce the contribution(Art.488,NCC)
natural, industrial, and civil fruits it ordinarily Note: The value of the property at the time of the
produce.(Marcelinov,Miguel,53OG5650) renunciation will be the basis of the portion to be
renounced.
Ornamentalexpensesaddvaluetothethingonly
for a certain persons in view of their particular Q: Is the failure or refusal of a coowner to
whims, neither essential for preservation nor contribute pro rata to his share in expenses
usefultoeverybodyingeneral. tantamounttorenunciation?
Q: When may acts of preservation made in the A: No, there must be an express renunciation,
propertyofthecoowners? otherwiseheisrequiredtoreimbursetheothers
fortheexpensestheyincurred.
A: At the will of one of the coowners, but he
must, if practicable, first notify the others of the Q:Whatistheeffectofrenunciation?
necessityofsuchrepairs.
A:Itisineffectadacionenpagosincethereisa
Q: What are those acts which require the change in the object of the obligation (i.e. from
majorityconsentofthecoowners? sum of money to interest in the coownership).
Consequently, the consent of the other co
A:IME ownersisnecessary.
a. Management Note:Dacionenpagoisajuridicalconceptwhereby
b. Enjoyment a debtor pays off his obligations to the creditor by
c. Improvementorembellishment the conveyance of ownership of his property as an
accepted equivalent of performance or payment.
Q: What is the remedy in case the minority Theendresultmaybethesame,buttheconceptis
opposes the decision of the majority in co entirelydifferentfromthatofapurchase.(Damicog
ownership? vDesquitada,CV43611,Oct.3,1983)
A: Minority may appeal to the court against the Q: Can the renunciation be made without the
majoritys decision if the same is seriously consentofanyunpaidcreditor?
prejudicial.
A:No,foritisineffectanovationbysubstitution,
Q: Who shall decide on matters relating to itwillprejudicetherightsoftheunpaidcreditor.
expensesfortheimprovementorembellishment
ofthething? Note:Novationbysubstitutionisthesubstitutionof
thepersonofthedebtor.
124 CIVILLAWTEAM:

PROPERTY
6.RIGHTTOREDEMPTIONOFCOOWNERS Q: Villaner, upon death of his wife, sold the

SHARE conjugal property to Leonardo. Villaners 8
children, as coowners of the property, now
Q:Whosesharesmayacoownerredeem? claim that the sale does not bind them as they
didnot consent to suchundertaking. Is thesale
A:Thesharesofalloranyothercoownerifsold bindingonthechildren?
toathirdperson.
A: No. While a coowner has the right to freely
Q: What if two or more coowners want to sell and dispose of his undivided interest,
redeem? nevertheless, as a coowner, he cannot alienate
thesharesofhisothercoowners.Thedisposition
A: They may do so in proportion to the shares made by Villaner affects only his share pro
theyrespectivelyhave. indiviso, and the transferee gets only what
correspondstohisgrantor'sshareinthepartition
Q: What is the effect of redemption by a co ofthepropertyownedincommon.Theproperty
owner? being conjugal, Villaner's interest in it is the
undivided onehalf portion. When his wife died,
A: Redemption of the whole property by a co her rights to the other half was vested to her
owner does not vest in him sole ownership over heirs including Villaner and their 8 legitimate
said property. Redemption within the period children.
prescribed by law will inure to the benefit of all
coowners. Hence, it will not put an end to Q:Whatisthestatusofthesale?Isitvalid,void
existing coownership (Mariano v. CA, GR. No. orvoidable?
101522,May28,1993).
A:Asaleoftheentirepropertybyonecoowner
Q: Fortunato, his siblings and mother are co without the consent of the other coowners is
owners of a parcel of land. Lumayno purchased valid. However, it will only affect the interest or
the shares of Fortunatos coowners. When share in the undivided property of the coowner
Fortunatodied,hiswifeclaimedthatshehasthe whosoldthesame.
right of redemption over the shares previously
soldbythecoownerstoLumaynobecausethey Q:Whatistheremedyoftheotherheirsinthis
have not formally subdivided the property. case?
However, although the lot had not yet been
formallysubdivided,still,theparticularportions A: The proper action in cases like this is not for
belonging to the coowners had already been the nullification of the sale or the recovery of
ascertained. In fact the coowners took possession of the thing owned in common from
possession of their respective parts. Can thethirdpersonwhosubstitutedthecoowneror
Fortunatos wife be entitled to right of legal coowners who alienated their shares, but the
redemption? division of the common property or that is, an
action for partition under Rule 69 of the Revised
A: No. She is no longer entitled to the right of Rules of Court. (Acabal v. Acabal, G.R. No.
legal redemption under Art. 1632 of the Civil 148376,Mar.31,2005)
Code.Aslegalredemptionisintendedtominimize
coownership, once the property is subdivided D.TERMINATION/EXTINGUISHMENT
and distributed among the coowners the
community ceases to exist and there is no more
Q:Howiscoownershipextinguished?
reason to sustain any right of legal redemption.

The exercise of this right presupposes the
A:CALSTEP
existence of a coownership at the time the
1. Consolidation or merger in one co
conveyanceismadebyacoownerandwhenitis
owner;
demanded by the other coowners. Even an oral
2. Acquisitive prescription in favor of a
agreement of partition is valid and binding upon
third person or a coowner who
theparties.(Vda.deApev.CA,G.R.No.133638,
repudiates;
Apr.15,2005)
3. Lossordestructionofthingcoowned;
4. Saleofthingcoowned;
5. Terminationofperiodagreedupon;
6. Expropriation;
7. JudicialorextrajudicialPartition.
125

1.EFFECTOFPARTITION VII.POSSESSION

Q:Whataretheeffectsofpartition? A.CHARACTERISTICS

Q:Whatispossession?
A:

1. It confers upon the coowner exclusive
A: Possession is the holding of a thing or the
title over the property adjudicated to
enjoymentofaright(Art.523)
him(Art.1091);

2. Possession of the coowner over the
Q:Whataretherequisitesofpossession?
property adjudicated to him shall be

deemedexclusivefortheperiodduring
A:PAP
which the copossession lasted (Art.
1. Possession in fact or holding or control
543,NCC).Inotherwords,itisdeemed
ofathingorright;
continuous. (Pineda Property, p. 206,
1999ed) 2. Animus possidendi or the deliberate
intentiontopossess;
2.RIGHTSAGAINSTINDIVIDUALCOOWNERSIN
CASEOFPARTITION 3. Possessionbyvirtueofonesownright
Q: What are the obligations of coowners upon Q: What are the degrees of possession?
partition? Distinguish.

A:NJJS
A:WARD
1. Mutual Accounting for benefits
received,fruitsandotherbenefits 1. Possession with No right or title
2. MutualReimbursementsforexpenses possessor knows that his possession is
3. Indemnity for Damages caused by wrongful,
reasonofnegligence/fraud
4. Reciprocal Warranty for defects of title e.g.Possessionofathieforausurperof
and quality of the portion assigned to land.
thecoowner(Art.500501,NCC)
2. With Juridical title possession
peaceably acquired and will not ripen
3.PARTITIONINCASECOOWNERSCANNOT
intofullownershipaslongasthereisno
AGREE
repudiationoftheconceptunderwhich
propertyisheld.
Q:Howispartitioneffected?
e,g. Possession of a tenant, depositary,
A: agent.
1. Byagreementbetweentheparties;or
2. Byjudicialproceedings(Art.496)
3. With Just title or title sufficient to

transfer ownership, but not from the
Q: What is the remedy in case the co owners
trueownerripenstofullownershipby
cannotagreeinthepartition?
thelapseoftime.
A: If realty is involved, an action for partition
(underRule69oftheRulesofCourt)againstthe e,g.Possessionofabuyerofapieceof
coownersmaybefiled.Incaseofpersonaltyand land from one who pretends to be the
actualpartitioncouldnotbemade,itmaybesold ownerthereof.
under the discretion of the court and the
proceeds be divided among the owners after 4. WithatitleinfeeSimplespringsfrom
deducting the necessary expenses (Pineda ownership; highest degree of
Property,p.198,1999ed) possession.

126 CIVILLAWTEAM:

PROPERTY
Q:Whataretheclassesofpossession? Q: Is it possible for a person who has been

declaredastheownerofacertainpropertynot
A:OVALOHGBC tobeentitledtoitspossession?
1. In ones Own name possessor claims A: Yes. Possession and ownership are distinct
thethingforhimself legal concepts. Ownership confers certain rights
2. Voluntarybyvirtueofanagreement totheowneramongwhicharetherighttoenjoy
3. In the name of Another held by the the thing owned and the right to exclude other
possessorforanother;agent,subjectto persons from possession thereof. On the other
authority and ratification; if not hand, possession is defined as the holding of a
authorized,negotiorumgestio thing or the enjoyment of a right. Literally, to
4. Legalbyvirtueoflaw; possessmeanstoactuallyandphysicallyoccupya
e.g. possession in behalf of thingwithorwithoutaright.Thusapersonmay
incapacitated be declared an owner but not entitled to
possession.(HeirsofRomanSorianov.CA,GRNo.
5. IntheConceptofanownerpossessor, 128177,August15,2001)
by his actions, is believed by others as
theowner,whetherheisingoodorbad Note: Possession is merely one of the attributes
faith ownership.(JusPossidendi)
6. In the concept of a Holder possessor
holds it merely to keep or enjoy it, the B.ACQUISITIONOFPOSSESSION
ownership pertaining to another; ex.
usufructuary
Q:Whatarethewaysofacquiringpossession?

A:FAMS
Note:Noneoftheseholdersmayasserta
claim of ownership for himself over the
thing but they may be considered as
1. By Material occupation/exercise of a
possessorsintheconceptofanowner,or right
underaclaimofownership,withrespect 2. BySubjectionofthething/righttoour
to the right they respectively exercise will
overthething. 3. ByproperActsandlegalFormalities
establishedforacquiringsuchright
7.
PossessioninGoodfaith (Art.531,NCC)
8.
PossessioninBadfaith
9.
Constructive possession does not Q:Whatifthepossessionisacquiredbya
meanthatamanhastohavehisfeeton stranger?
everysquaremeterofground.
A:Wherepossessionisacquirednotbyanagent
Q:Whatkindofpossessioncanserveastitle? or representative but by a stranger without
agency,possessionisnotacquireduntiltheactof
A:Possessionwithtitleinfeesimple. the agent or representative is ratified (Art. 532,
NCC).
Q:Differentiatepossessionandoccupation
Q: What are the acts which do not give rise to
A: possession?
POSSESSION OCCUPATION A:Possessionthrough:FATV

Applytoproperties Appliesonlyto
whetherwithorwithout propertywithoutan 1. Forceorintimidationaslongasthereis
anowner owner a possessor who objects thereto. (Art.
Possessiondoesnot Occupationconfers 536,NCC)
conferownership ownership
Therecanbeno
Therecanbepossession 2. Acts executed clandestinely and
occupationwithout
withoutownership withouttheknowledgeofthepossessor
ownership
whichmeansthat:
a.actsarenotpublic;and
b.unknowntotheownerorpossessor
127

3. Mere Tolerance by the owner or the realty must act in good faith in registering his
lawfulpossessor. deedofsale.Rosariospriorpurchaseoftheland
4. Acts executed by Violence. (Art 537, wasmadeingoodfaith;shewastheonlybuyerat
NCC) thattime.HergoodfaithdidnotceaseafterJose
toldhimofthesecondsaletoEmma.Becauseof
Q: What kind of possession can serve as a title that information, Rosario wanted an audience
foracquiringdominion? with Emma but was snubbed by the latter. In
ordertoprotectherright,Rosarioregisteredher
A: Only the possession acquired and enjoyed in adverse claim. Said recording is deemed to be in
theconceptofowner.(Art.540,NCC) good faith and emphasize Emmas bad faith.
(Carbonellv.CAG.R.No.L29972,Jan.26,1976)
C.EFFECTSOFPOSSESSION
Q: Is Emma entitled to the improvements she
1.POSSESSORINGOODFAITH introducedinthelot?

Q:Whenisapossessoringoodfaith? A: No. Emmas rights to the improvements she
introduced are governed by Arts. 546 and 547
A: When he is not aware that there exists in his (necessaryandusefulexpensemadebypossessor
title or mode of acquisition any flaw which in good faith). These provisions seem to imply
invalidatesit.(Art.526,NCC) that the possessor in bad faith has neither the
rightofretentionofusefulimprovementsnorthe
Q:Whendoespossessioningoodfaithcease? right to demand refund for useful expenses.
(Carbonellv.CAG.R.No.L29972,Jan.26,1976)
A: Possession in good faith ceases from the
moment defects in his title are made known to Q:Whataretherightsofapossessor?
thepossessor.
Thisinterruptionofgoodfaithmaytakeplace: A:
1. atthedateofsummonsor GOODFAITH BADFAITH
2. that of the answer if the date of Astofruitsreceived
summonsdoesnotappearatthedate Reimburse fruits
Entitled while
receivedorwhichlawful
However,thereisacontraryviewthatthedateof possession is in good
possessor would have
summons may be insufficient to convince the faith
received
possessorthathistitleisdefective. Astopendingfruits
Liable to the lawful Norighttosuch
Q: What is the effect in case possession ceases possessorforexpenses pendingfruits
tobeingoodfaith? of cultivation and shall
shareinnetharvestto
A:Possessorinbadfaithisrequiredtopayrentor timeofpossession
in case vacate the property, in both cases he is
Astoexpenses:
required to pay damages to the lawful owner or
(Necessaryexpenses)
possessoroftheproperty.
Right of Rightof

reimbursement and reimbursementand
Q: Jose offered to sell his lot to Rosario which
retention retention
the latter accepted. They executed a document
(Usefulexpenses)
containing the sale. Later, Rosario sought the
execution of the formal deed of sale, but Jose Rightofremoval Norightofremoval
couldnotcontinuethesalebecausehesoldthe Astoliabilityincaseof
lot to Emma with whom he executed a formal deteriorationorloss
deed of sale. Informed that the sale in favor of No liability, unless due Alwaysliablefor
Emmawasnotregistered,Rosarioregisteredher tohisfault/negligence deteriorationorloss
adverse claim.Later, Emma registeredher deed
of sale and a TCT was issued to her but with
Rosarios adverse claim. Emma then took
possessionof the lot. Who has a better rightto
theland?

A: Rosario. To merit the protection of Art 1544
(double sale) it is essential that the buyer of the
128 CIVILLAWTEAM:

PROPERTY
A.RIGHTTOPENDINGFRUITS Q:Whatareusefulexpenses?
Q:Whenarefruitsconsideredreceived? A:Thosewhichincreasethevalueorproductivity
oftheproperty.
A:
Q: Who has the right to be refunded for useful
1. Natural and industrial fruits from the
expenses?
timetheyaregatheredorsevered
2. Civil fruits from the time of their A: Only to the possessor in good faith with the
accrual and not their actual receipt. samerightofretentionasinnecessaryexpenses.
(Art.544,NCC) (Art.546)
Q: What if there are ungathered natural or Note: Possessor in good faith need not pay rent
industrialfruitsatthetimegoodfaithceases? during the period of retention. (Pineda Property, p.
280,1999ed)
A: The possessor shall share in the expenses of
cultivation,netharvest,andchargesinproportion Q:Whatistheeffectofvoluntarysurrenderof
tothetimeofpossession.(Art545,NCC) property?
Q: What are the options of the owner in case
there are pending fruits at the time good faith A: It is a waiver of the possessors right of
ceases? retentionbuthisrighttoberefundedmaystillbe
enforced, unless he also waived the same.
A: (PinedaProperty,p.282,1999ed)
1. To pay the possessor in good faith
indemnity for his cultivation expenses Q: May a possessor remove the useful
and charges and his share in the net improvementsheintroduced?
harvest;or
2. To allow him to finish the cultivation A:Yes,butonlybyapossessoringoodfaithand
andgatheringofthegrowingfruits. onlywhennosubstantialdamageorinjurywould
becausedtotheprincipalthing.(Art.547)
Q:Whatifthepossessorrefuses,foranyreason,
tofinishthecultivationandgathering?
Note: However, this right of removal is only
A: He forfeits the right to be indemnified in any
subordinate to the owners right to keep the
othermanner.(Art.545,par.3,NCC))
improvements himself by paying the expenses
incurredortheconcomitantincreaseinthevalueof
B.RIGHTTOBEREIMBURSED
the property caused by the improvements. (Pineda

Property,p.283,1999ed)
(1)NECESSARYANDUSEFULEXPENSES
Q:Whatarenecessaryexpenses? (2)EXPENSESFORPURELUXURY
A: Expenses incurred to preserve the property, Q:Whatareluxuriousexpenses?

without which, said property will physically
deteriorateorbelost. A: Expenses incurred for improvements
introduced for pure luxury or mere pleasure.
Q: Who is entitled to reimbursement for (PinedaProperty,p.281,1999ed)
necessaryexpenses?
Q:Areluxuriousexpensesrefundable?
A: Every possessor, whether the possessor is in
goodfaithorbadfaith. A:No,evenifthepossessorisingoodfaith.
Note:However,onlythepossessoringoodfaithmay Note: But he may remove the luxurious

retain the thinguntil he has been reimbursed. (Art. improvementsiftheprincipalthingsuffersnoinjury
546,PinedaProperty,p.279,1999ed) thereby,andifhissuccessorinthepossessiondoes
not prefer to refund the amount expended. (Art.
548)
129

2.POSSESSORINBADFAITH Q When Dolorico died, his guardian Ortiz
continued the cultivation and possession of the
property, without filing any application to
Q:Whenisapossessorinbadfaith? acquire title. In the homestead application,
DoloriconamedMartin,ashisheirandsuccessor
A: When he isaware that there exists in his title ininterest.Martinlaterrelinquishedhisrightsin
ormodeofacquisitionanyflawwhichinvalidates favorofQuirinohisgrandsonandrequestedthe
it. Director of Lands to cancel the homestead
application which was granted. Quirino filed his
Note: Only personal knowledge of the flaw in sales applications and the said property was
onestitleormodeofacquisitioncanmakehima awarded to him being the only bidder. Is Ortiz
possessorinbadfaith. entitledtorightofretention?
Q: When is good or bad faith material or A:Yes.Apossessoringoodfaithhastherightof

immaterial? retention of the property until he has been fully
reimbursed for all the necessary and useful
A:Itisimportantinconnectionwiththe expensesmadebyhimontheproperty.Itsobject
is to guarantee the reimbursement for the
1.receiptoffruits, expenses, such as those for the preservation of
2.indemnityforexpenses,and theproperty,orfortheenhancementofitsutility
3.acquisition of ownership by orproductivity.Itpermitstheactualpossessorto
prescription. remain in possession while he has not been
reimbursed by the person who defeated him in
Itbecomesimmaterialwhentherighttorecover thepossessionforthosenecessaryexpensesand
isexercised.(Article539,NCC) useful improvements made by him on the thing
possessed. (Ortiz v. Kayanan, G.R. No. L32974,
Q: What are the requisites to constitute July30,1979)
possessionwhetheringoodfaithorinbadfaith?
Q: What is the rule when two or more persons
A: claimpossessionoverthesameproperty?
1. Possessor has a title/mode of A:Itdepends.
acquisition;
2. There is a flaw or defect in said GR: Possession cannot be recognized in two
title/mode; differentpersonalities
3. The possessor is aware or unaware of
theflawordefect. XPNincaseofcopossessionwhenthereisno
conflict.
Q: May mistake upon a doubtful questions or
difficult question of law be the basis of Q:Whatarethecriteriaincasethereisadispute
possessioningoodfaith? ofpossessionof2ormorepersons?

A: Yes. Mistake upon a doubtful or difficult A:Criteriaincaseofdispute:[A2DE]
questions of law (provided such ignorance is not
gross and therefore inexcusable) may be a basis 1. Present/Actual possessor shall be
ofgoodfaith.Itistruethatignoranceofthelaw preferred
excuses no one but error in the application of 2. Ifthereare2possessors,theonelonger
the law, in the legal solutions arising from such inpossession
application, and the interpretation of doubtful 3. IftheDatesofpossessionarethesame,
doctrinecanstillmakeapersonignoranceofthe theonewithatitle
law may be based on an error of fact. (Paras, p 4. IfalloftheaboveareEqual,thefactof
463) possession shall be judicially
determined, and in the meantime, the
thingshallbeplacedinjudicialdeposit.
Note:Mistakeuponadoubtfulordifficultquestion (Article538,NCC)
oflawreferstothehonesterrorintheapplication
or interpretation of doubtful or conflicting legal
provisions/doctrines,andnottotheignoranceofthe
law.(Article526,par.3,NCC)
130 CIVILLAWTEAM:

PROPERTY
D.LOSSORUNLAWFULDEPRIVATIONOFA 3. Reimbursetheexpensesforpublication
MOVABLE if there was a public auction sale.
Q:Whatisalostthing?
1.PERIODTORECOVER
A:Itisonepreviouslyunderthelawfulpossession
and control of a person but is now without any See:PrescriptivePeriods
possessor.
2.FINDEROFLOSTMOVABLE
Note:Itisnotanabandonedproperty(Pineda
Property,p.503,1999ed) Q:Whatistherightofapossessorwhoacquires
amovableclaimedbyanother?
Q:Whatisthedutyofafinderofalost
movable? A:
1. Badfaithnoright
A: Whoever finds a lost movable, which is not a 2. Good faith presumed ownership. It is
treasure,mustreturnittoitspreviouspossessor. equivalenttotitle.
If the latter is unknown, the finder shall Requisites:
immediatelydeposititwiththemayorofthecity a. possessioningoodfaith
ormunicipalitywherethefindinghastakenplace. b. owner has voluntarily parted with
thepossessionofthething;and
Note:Themayorinturnmustpubliclyannouncethe c. Possessor is in the concept of an
findingofthepropertyfortwoconsecutiveweeks. owner.

Q: Is the possession of movable property
Q: When is public auction of the lost movable acquiredingoodfaithequivalenttoatitle?
authorized?
A:Yes.
A: If the movable cannot be kept without
deterioration, or without expenses which GR: Doctrine of irrevindicability The
considerablydiminishitsvalue,itshallbesoldat possession of movable property acquired in
publicauctioneightdaysafterthepublication. goodfaithisequivalenttotitle.
Note: This is merely presumptive as it can be

Q: May the lost movable be awarded to the
defeatedbythetrueowner.(Art.559,NCC)
finder?
XPNs:
A:Yes.Iftheownerorpreviouspossessordidnot 1. Whentheownerhaslost;or
appear after 6 months from the publication, the 2. Has been unlawfully deprived of a
thingfoundoritsvalueorproceedsiftherewasa movable.
sale, shall be awarded to the finder. The finder , In which case the possessor cannot
however, shall pay for the expenses incurred for retain the thing as against the owner,
thepublication.(Art.719,NCC) whomayrecoveritwithoutpayingany
indemnity
Q:Whatisthedutyoftheownerwhoappeared?
XPN to the XPNs: Where movable is
acquired in good faith at a public sale, the
A:
owner must reimburse to recover. (Art. 559
par.2,NCC)
1. Give a reward to the finder equivalent
toonetenth(1/10)ofthesumorofthe
priceofthethingfound.(Art.720,NCC)
2. Reimburse to the finder for the latters
expenses incurred for the preservation
of the thing. (Art. 546,NCC) and
expenses spent for the location of the
owner
131

Q: Using a falsified manager's check, Justine, as Q: During his lifetime, Velasco acquired Lot A
thebuyer,wasabletotakedeliveryofasecond from spouses Sacluti and Obial evidenced by a
handcarwhichshehadjustboughtfromUnited deed of sale. In 1987, spouses Padilla entered
Car Sales. Inc. The sale was registered with the thesaidpropertyastrusteesbyvirtueofadeed
Land Transportation Office. A week later, the ofsaleexecutedbytheRuralBank.ThePadillas
United Car Sales learned that the check had averred that the Solomon spouses owned the
been dishonored, but by that time, Justine was propertywhichwasidentifiedasLotB.However,
nowhere to be seen. It turned out that Justine itwasprovedduringtrialthatthelandoccupied
hadsoldthecartoJerico,thepresentpossessor by spouses Padilla was Lot A in the name of
whoknewnothingaboutthefalsifiedcheck.Ina Velasco, whereas the land sold by the bank to
suitfiledbyUnitedCarSales.Inc.againstJerico the spouses Padilla was Lot B. The heirs of
for recovery of the car, United Car Sales alleges Velasco demanded that spouses Padilla vacate
it had been unlawfully deprived of its property the property, but they refused. Thus, the heirs
through fraud and should, consequently, be filedacomplaintforaccionpubliciana.Whohas
allowed to recover it without having to thebetterrightofpossession?
reimbursethedefendantforthepricethelatter
hadpaid.Shouldthesuitprosper? A: The heirs of Velasco has the better right.
Accion publiciana, or for recovery of the right to
A: Yes, the suit should prosper because the possessisanactionfiledintheRTCtodetermine
criminalactofestafashouldbedeemedtocome the better right to possession of realty
withinthemeaningofunlawfuldeprivationunder independently of the title. The objective of the
Art.559,CivilCode,aswithoutitUnitedCarSales plaintiffs in accion publiciana is to recover
wouldnothavepartedwiththepossessionofits possession only, not ownership. Lot A was the
car.(1998BarQuestion) subjectofacadastralcase.TheOCTwasissuedto
Sacluti and Obial who sold the same to Artemio.
Note:Thepossessionofmovablepropertyacquired From the date of sale, until Artemios death, he
in good faith is equivalent to a title. Nevertheless, wasincontinuouspossessionoftheland.
one who has lost any movable or has been
unlawfullydeprivedthereof,mayrecoveritfromthe Q:Hastheactionalreadyprescribed?
person in possession of the same. (Art. 559, Civil
Code) A:No.Theremedyofaccionpublicianaprescribes
after the lapse of ten years. In the present case,
3.DISTINGUISHEDFROMVOIDABLETITLE theactionwasfiledwiththeRTCin1991.Spouses
Padilla dispossessed the heirs of Velasco of the
Q: What is the rule in case the seller of a thing property in 1987. At the time of the filing of the
hasvoidabletitleonthethingsold? complaint, only 4 years had elapsed from the
timeofdispossession.Therealrightofpossession
is not lost till after the lapse of 10 years. (Art.
A: Where the seller of goods has a voidable title
554(4),NCC).(SpousesPadillav.Velasco,G.R.No.
thereto,buthistitlehasnotbeenavoidedatthe
169956,Jan.19,2009)
timeofthesale,thebuyeracquiresagoodtitleto
the goods, provided he buys them in good faith, Q: What are the presumptions in favor of a
forvalue,andwithoutnoticeoftheseller'sdefect possessor?
oftitle.(Art.1506,NCC)
A:GCENCE
E.INCONCEPTOFOWNER,HOLDER,INONES
OWNNAME,INNAMEOFANOTHER 1. Goodfaith
2. Continuityofinitialgoodfaith
F.RIGHTSOFTHEPOSSESSOR 3. Enjoyment in the same character in
whichpossessionwasacquireduntilthe
Q:Whataretherightsofapossessor? contraryisproved
4. Noninterruptioninfavorofthepresent
A:RPR possessor
1. tobeRespectedinhispossession 5. Continuous possession by the one who
2. to be Protected in said possession by recovers possession of which he was
legalmeans wrongfullydeprived
3. tosecureinanactionforforcibleentry 6. Extensionofpossessionofrealproperty
the proper writ to Restore him in his toallmovablescontainedtherein.
possession(Article539,NCC)
132 CIVILLAWTEAM:

PROPERTY
Q:Whataretherightsofapossessorasregards Q:Whataretherightsofapossessorwithregard
necessaryexpenses? tousefulexpenses?

A: A:Ifingoodfaith:
GOODFAITH BADFAITH 1.Righttorefund
1.Righttorefund; Rightto 2.Rightofretentionuntilpaid
2.Rightofretention; refund 3.Rightofremoval,provided:
a. withoutdamagetotheprincipalthing
Note: During his possession, he is not The possessor b. subject to the superior right of the
obligedtopayrentnordamagesincase hasnorightof prevailing party to keep the
herefusestovacatethepremises. retention improvements by paying the expenses
ortheincreaseinvalueofthething
Q: Why is there no right of retention in case of
badfaith? Note:Ifthepossessorisinbadfaith,hehasnoright.

A:Aspunishmentforhisbadfaith. Q:Whataretherightsofapossessorwithregard
toexpensesforpureluxury?
Q:Isthererightofremoval?
A:
A:None,whetheringoodfaithorbadfaith. GOODFAITH BADFAITH
Rightofremoval, samerights,butliable
Reason: Necessary expenses affect the existence Provided: onlyforthevalueofthe
orsubstanceofthepropertyitself. 1.withoutinjuryto ornamentsatthetime
principalthing; heentersinto
Note: Improvements be so incorporated to the 2.successorin possession,incasehe
principalthingthattheirseparationmustnecessarily possessiondoesnot preferstoretain
reducethevalueofthethingnotcurablebyordinary prefertorefund
repairs. amountexpended.
Q:Whatareotherrightsofpossessor?
A:
Withrespectto GOODFAITH BADFAITH
Oncapital Chargedtoowner Chargedtoowner
Taxesand
Onfruits Chargedtopossessor Chargedtoowner
Charges
Charges Prorata Chargetoowner
Possessormustreturnvalueoffruits
alreadyreceivedaswellasvalueof
Gatheredorseveredfruits Possessorisentitledtothefruits fruitswhichtheownerorlegitimate
possessorshouldbeentitled
(doesnotapplytopossessorinBF)
Cultivationexpensesofgathered Possessorisnotentitledtobe
Possessorisentitledtobereimbursed
fruits reimbursed
Shareproratabetweenpossessor
Pendingorungatheredfruits andownerofexpenses,net Ownerisentitledtothefruits
harvest,andcharges
indemnitytopossessorinprorata:
(ownersoption)
Productionexpensesofpending
a. money Noindemnity
fruits
b. allowingfullcultivationand
gatheringofallfruits
Improvementsnolongerexisting Noreimbursement Noreimbursement
Liableifactingwithfraudulent
Liabilityforaccidentallossor
intentornegligence,after Liableineverycase
deterioration
summons
Improvementsduetotimeor Inuretotheownerorlawful
Inuretotheownerorlawfulpossessor
nature possessor
Note:Apossessorisprotectedregardlessofthemannerofacquisition.
133

Q: May the owner of a property eject the 4. Destructionortotallossofthethinga
possessorforciblywithoutcourtintervention? thingislostwhenitperishesorgoesout
of commerce, or disappears in such a
A: No. The owner must resort to the courts and waythatitsexistenceisunknown,orit
cannotforciblyejectapossessor(Bagovs.Garcia, cannot be recovered. (Art. 1189, Civil
No.2587,January8,1906). Code)
G.LOSS/TERMINATION 5. Assignment complete transmission of

thething/righttoanotherbyanylawful
manner.
Q:Howispossessionlost?
VIII.USUFRUCT
A:PRADA

A.CHARACTERISTICS
1. Possession of another subject to the

provisionsofArt.537,ifapersonisnot
Q:Whatarethecharacteristicsofusufruct?
in possession for more than one year
A:ENA
but less than 10 years he losses
possession de fact. This means that he
1. Essential those without which it
cannolongerbringanactionofforcible
cannotbetermedasusufruct:
entry or unlawful detainer, since the
a. real right (whether registered in
prescriptive period is one year for such
theregistryofpropertyornot);
actions. But he may still institute an
b. constitutedonproperty.
accionpublicianatorecoverpossession
i.real
de jure, possession as a legal right or
ii.personal;
the real right of possession. (Paras, p.
iii.consumable;
548)
iv.nonconsumable;
Note: Acts merely tolerated, and those
v.tangible;
executed clandestinely and without the vi.intangible.
knowledgeofthepossessorofathing,or c. temporaryduration;
byviolence,donotaffectpossession.(Art. d. purpose:toenjoythebenefitsand
537,CivilCode) derive all advantages from the
objectasaconsequenceofnormal
2. Abandonment useorexploitation.

Note: Abandonment involves a voluntary 2. Natural that which ordinarily is
renunciationofallrightsoverathing present, but a contrary stipulation can
eliminateitbecauseitisnotessential.
Requisites: a. The obligation of conserving or
preservingtheformandsubstance
a. the abandoner must have been a
(value)ofthething.
possessor in the concept of owner
b. Transmissible
(either an owner or mere possessor

may respectively abandon either
ownershiporpossession) 3. Accidental those which may be
b. the abandoner must have the present or absent depending upon the
capacitytorenounceortoalienate( stipulationofparties
for abandonment is the repudiation a. Whetheritbepureoraconditional
ofpropertyright) usufruct
c. there must be physical b. Thenumberofyearsitwillexist
relinquishmentofthethingorobject c. Whether it is in favor of one
d. there must be no spes recuperandi personorseveral,etc.
(expectation to recover) and no
more anumus revertendi ( intention
to return or get back) (Paras, pp.
344345)

3. Recoveryofthethingbythelegitimate
owner
134 CIVILLAWTEAM:

PROPERTY
Q: Is the usufructuary bound to preserve the ownerwho lesseeenjoy

formandsubstanceofthethinginusufruct? allowsthe
A: usufructuary
toenjoythe
GR:Yes. objectof
usufruct
XPN: In case of an abnormal usufruct, RepairsandTaxes
whereby the law or the will of the parties
Usufructuary
mayallowthemodificationofthesubstance
paysfor
ofthething.
ordinary
repairsand
Q: Chayong owned a parcel of land which she Lesseeisnotobligedtopayfor
paysfor
mortgaged to Michael. Upon the OCT was an repairs/taxes
annual
annotation of usufructuary rights in favor of chargesand
Cheddy. Is Michael obliged to investigate taxesonthe
Chayongstitle? fruits
A: No. The annotation is not sufficient cause to

require Michael to investigate Chayongs title B.CLASSIFICATION
becausethelattersownershipovertheproperty
remains unimpaired despite such encumbrance. Q:Whatarethekindsofusufruct?
Only the jus utendi and jus fruendi over the
propertyaretransferredtotheusufructuary.The A:ONESE
owner of the property maintains the jus
1. AstoOrigin:
disponendi or the power to alienate, encumber,
a. Legal created by law such as
transform,andevendestroythesame.(Hemedes
usufruct of the parents over the
v. CA, G.R. Nos. 107132 and 108472, Oct. 08,
property of their unemancipated
1999)
children
Q:Differentiateusufructfromlease. b. Voluntary created by will of the
parties either by act inter vivos
A:CRONEC (e.g. donation) or by act mortis
causa e.g. in a last will and
USUFRUCT LEASE testament)
c. Mixed (or prescriptive) created
Natureoftheright
by both law and act of the person
Realrightonlyif,asinthecaseofa (e.g. acquired by prescription: I
leaseoverrealproperty,thelease possessedingoodfaithaparcelof
Alwaysareal
isregistered,orisformorethan land which really belonged to
right
oneyear,otherwiseitisapersonal another.Stillingoodfaith,Igavein
right
my will to X, the naked ownership
CreatorofRight of land and to Y, the usufruct. In
Maynotbetheowner,asinthe due time, Y may acquire the
Ownerorhis
caseofasublessorora ownership of the usufruct by
agent
usufructuary acquisitive prescription.) (Paras, p.
Origin 572)
2. AstoNumberofbeneficiary
Bycontract,bywayofexceptionby
Bylaw, a. Simple if only one usufructuary
law(asinthecaseofanimplied
contract, enjoystheusufruct
newlease,orwhenabuilderhas
willoftestator b. Multipleifseveralusufructuaries
builtingoodfaithonthelandof
or enjoytheusufruct
anotherabuilding,whenthelandis
by i. simultaneous at the same
considerablyworthmoreinvalue
prescription time.
thanthebuilding.
ii. successive one after the
ExtentofEnjoyment
other.
Allfruits,uses Onlythoseparticularorspecific Note: In this latter case, if usufruct is
andbenefits use. created by donation, all the donees must
Cause bealive,oratleasedalreadyconceived,at
Apassive Anactiveownerwhomakesthe thetimeoftheperfectionofthedonation.

135

3. AstoExtentofobject: 5. To Setoff the improvements he may
a. Total constituted on the whole havemadeonthepropertyagainstany
thing damagetothesame(Art.580,NCC)
b.Partialconstitutedonlyonapart 6. To Retain the thing until he is
reimbursed for advances for
4. AstoSubjectmatter: extraordinary expenses and taxes on
a. Overthings thecapital(Art.612,NCC)
i. Normal(orperfectorregular) 7. To Collect reimbursements from the
involves non consumable owner for indispensable extra ordinary
things where the form and repairs, taxes on the capital he
substancearepreserved advanced,anddamagescausedtohim
ii. Abnormal (or imperfect or 8. ToRemoveimprovementsmadebyhim
irregular) involves ifthesamewillnotinjuretheproperty
consumablethings
b. Over rights involves intangible Q: 120hectares of land from the NHA property
property; rights must not be were reserved for the site of the National
personal or intransmissible in GovernmentCenter.7hectaresfromwhichwere
character so present or future withdrawn from the operation. These revoked
support cannot be an object of lands were reserved for the Manila Seedling
usufruct. Bank Foundation, Inc. (MSBF). However, MSBF
occupied approximately 16 hectares and leased
5. AstoEffectivityorextinguishment: aportionthereoftoBulacanGardenCorporation
a. Purenotermorcondition (BGC). BGC occupies 4,590 sqm. Implementing
b. With a term there is a period suchrevocation,NHAorderedBGCtovacateits
whichmaybeeithersuspensiveor occupied area. BGC then filed a complaint for
resolutory injunction. Has BGC any right over the leased
i. exdiefromacertainday premises?
ii. indiemuptoacertainday
iii. exdieindiemfromacertain A: A usufructuary may lease the object held in
dayuptoacertainday. usufruct.Theownerofthepropertymustrespect
c. Conditionalsubjecttoacondition theleaseenteredintobytheusufructuarysolong
whichmaybeeithersuspensiveor astheusufructexists.MSBFwasgivenausufruct
resolutory. overonlya7hectarearea.NHAcannotevictBGC
ifthe4,590squaremeterportionMSBFleasedto
C.RIGHTSANDOBLIGATIONSOF BGCiswithinthe7hectareareaheldinusufruct
USUFRUCTUARY byMSBF.However,theNHAhastherighttoevict
BGC if BGC occupied a portion outside of the 7
Q:Whataretherightsoftheusufructuaryasto hectare area covered by MSBF's usufructuary
thethinganditsfruits? rights. (NHA v. CA, G.R. No. 148830, Apr. 13,
2005)
A:RISERICR
Q:Whataretherightsoftheusufructuaryasto
1. ToReceivethefruitsofthepropertyin theusufructitself?
usufructandhalfofthehiddentreasure
he accidentally finds on the property A:ARC
(Arts.566,438,NCC)
2. ToenjoyanyIncreasewhichthethingin a. To Alienate or mortgage the right of
usufructmayacquirethroughaccession usufruct(Art.572,NCC)
(Art.571,NCC)
3. TopersonallyEnjoythethingorleaseit XPN: parental usufruct (Arts. 225, 226
to another (Arts. 572577, NCC) FC)
generallyforthesameorshorterperiod
astheusufruct b. In a usufruct to Recover property/real
4. To make such Improvements or right, to bring the action and to oblige
expensesonthepropertyhemaydeem the owner thereof to give him the
proper and to remove the proper authority and the necessary
improvements provided no damage is proof to bring the action (Art. 578,
causedtotheproperty(Art.579,NCC) NCC)
136 CIVILLAWTEAM:

PROPERTY
c. In a usufruct of part of a Common Note: Civil fruits accrue daily, stock dividends and
property, to exercise all the rights cashdividendsareconsideredcivilfruits.
pertainingtothecoownerwithrespect
to the administration and collection of Q:Whatiftheexpensesexceedtheproceedsof
fruitsorinterests. thegrowingfruits?
Q:Canusufructuaryexerciseactsofownership? A:Theownerhasnoobligationtoreimbursethe
difference.(Art.567,NCC)
A:
GR:Ausufructuarycannotexerciseacts Q: May the usufructuary lease the thing in
of ownership such as alienation or usufructevenwithouttheownersconsent
conveyance.
A: Yes, but not being the owner, he cannot
XPNs: When what is to be alienated or alienate,pledgeormortgagethethingitself.
conveyedisa:CIA
Q: May the usufructuary alienate, pledge, or
1. Consumable mortgagetherightofusufruct?
2. PropertyIntendedforsale;
3. Property which has been A: Yes, he, being the owner of the right itself.
Appraisedwhendelivered. (Art.572,NCC)
Note:ifithasnotyetbeenappraisedorifitisnota Q: Up to when may the transferee enjoy the

consumable:returnthesamequality(mutuum) rightstransferredtohimbytheusufructuary?
Q:Whataretherightsoftheusufructuaryasto A:Untiltheexpirationoftheusufruct.Transferof
advancesanddamages? usufructuary rights, gratuitous or onerous, is co
terminouswiththetermofusufruct.
A:Tobe:ITD
a. reimbursed for Indispensable Q:Whathappensifthethingsubjectofusufruct
extraordinaryrepairsmadebyhim ismortgagedbytheowner?
Note: The reimbursement shall be in the
amount equal to the increase in value of A: Usufructuary has no obligation to pay
theproperty(Art.594,NCC) mortgage.Butifthesameisattached,theowner
becomes liable for whatever is lost by the
b. reimbursed for Taxes on the capital usufructuary.
advancedbyhim(Art.597,par.2,NCC)
Q:Towhatmaytheusufructuarybeliablefor?
c. indemnified for Damages caused by
usufructuary to the naked owner (Art. A: For the damages suffered by the usufructuary
581,NCC) onaccountoffraudcommittedbyhimorthrough
hisnegligence.
Q: What are the rights of a usufructuary on
pendingnaturalandindustrialfruits? Q:Whenistheusufructuarynotliable?
A: A:
1. Fordeteriorationduetowearandtear
Fruits
Rightsoftheusufructuary 2. For deterioration due to a fortuitous
Growing:
event
Atthe
notboundtorefundtotheowner
beginning
theexpensesofcultivationand
ofthe
production
usufruct
belongtotheownerbutheisbound
Atthe
toreimbursetheusufructuaryof
termination
theordinarycultivationexpenses
ofthe
(Art.545,NCC)outofthefruits
usufruct
received(Art.443,NCC)
137

Q: What are the rights and obligations of the g. Pay interest on taxes on capital
usufructuarywithrespecttoconsumablethings? paidbythenakedowner
h. Pay debts when usufruct is
A: The usufructuary shall have the right to make constituted on the whole
useoftheconsumablething.Atthetermination patrimony
of the usufruct, the usufructuary has the i. Secure the naked owners/court's
obligationto: approval to collect credits in
certaincases
1. If the thing hasbeen appraised, pay its j. Notifytheownerofanyprejudicial
appraisedvalue; rd
actcommittedby3 persons
2. Ifthethinghasnotbeenappraised: k. Payforcourtexpensesandcosts
a. Return the same quantity and
quality;or 3.Atthetermination
b. Pay its current price at such
termination. a. Returnthethinginusufructtothe
nakedownerunlessthereisaright
Q:Whatifthedamagesexceedthevalueofthe ofretention
improvements? b. Paylegalinterestforthetimethat
theusufructlasts
A:Theusufructuaryisliableforthedifferenceas c. Indemnifythenakedownerforany
indemnity. losses due to his negligence or of
histransferees
Q: What if the improvements exceed the Note: If the animals all perish w/o fault but due to
amountofdamages? contagious disease / uncommon event deliver
remains saved. If the young of animals perished in
A: He may remove the portion of the part due to accident, usufruct continues on
improvementsrepresentingtheexcessinvalueif remaining portion. If the usufruct is constituted on
it can be done without injury; otherwise, the sterileanimals,theyareconsideredasiffungibleand
excessinvalueaccruestotheowner. havetheobligationtoreplacesamekindandquality.
Q:Whydoimprovementsaccruetotheowner? OBLIGATIONSBEFORETHEUSUFRUCTT
A: Because there is no indemnity for Q:Whataretheeffectsoffailuretopostabond

improvements. orsecurity?
Q: What are the obligations of the A:

usufructuary?
1. The owner shall have the following
A: options:
1.Beforetheusufruct a. receivershipofrealty;
b.saleofmovables;
a. Makeaninventory c.depositofsecurities;or
b. Givesecurity d.investmentofmoney;or
e. retention of the property as
2.Duringtheusufruct administrator.
2. The net product shall be delivered to
a. Takecareofproperty theusufructuary;
b. Replace the young of animals that 3. The usufructuary cannot collect credit
die or are lost or become prey dueormakeinvestmentsofthecapital
when the usufruct is constituted withouttheconsentoftheownerorof
onaflockorherdoflivestock; thecourtuntilthebondisgiven.
c. Makeordinaryrepairs
d. Notify the owner of urgent extra
ordinaryrepairs
e. Permit works & improvements by
thenakedownernotprejudicialto
theusufruct
f. Pay annual taxes and charges on
thefruits
138 CIVILLAWTEAM:

PROPERTY
Q:Whenmaytheusufructuarybeexemptfrom Q:Whatareextraordinaryrepairs?
theobligationtogivesecurity?
A:
A:When:SIR
1. Those required by the wear and tear
1. NoonewillbeInjuredbythelackofthe due to the natural use of the thing but
bond; notindispensableforitspreservation.
2. The donor (or parent) Reserved the 2. Those required by the deterioration of
usufructofthepropertydonated; or damage to the thing caused by
3. The usufruct is Subject to caucion exceptional circumstances and are
juratoriawhere: indispensableforitspreservation.
a. Theusufructuary:takesanoathto
takecareofthethingsandrestore Q:Whopaysforextraordinaryrepairs?
them to its previous state before
theusufructisconstituted. A: Depends on the kind of extraordinary repairs:
b. The property subject to such (Art.594,NCC)
cannot be alienated or
encumberedorleased. 1.Ifmadebytheownerhecanmakethem
buttohisexpenseandheshallhavethe
Reason: because this would mean right to demand from the usufructuary
that the usufructuary does not the payment of legal interest on the
need the property if the thing or amount expended during the duration
propertycanbealienated. oftheusufruct.
Q:Whatiscaucionjuratoria? 2. Ifmadebytheusufructuary
A: The usufructuary, being unable to file the GR:theusufructuarymaymakethembut

requiredbondorsecurity,filesaverifiedpetition he is not entitled to indemnity because
inthepropercourtaskingforthedeliveryofthe theyarenotneededforthepreservation
houseandfurniturenecessaryforhimselfandhis ofthething.
familywithoutanybondorsecurity.(Art.587)
XPN: He shall have the right to demand
Q: When does the usufructuary start to have a the payment of the increase in value at
right to the proceeds and benefits after the theterminationoftheusufructprovided
securityhasbeengiven? that:
A: He shall have a right to all the proceeds and 1. He notified the owner of the
benefits from the day on which he should have urgencyoftherepairs
commencedtoreceivethem.(Retroactivity)(Art. 2. The owner failed to make repairs
588,NCC) notwithstandingsuchnotification
3. The repair is necessary for the
Q:Whatareordinaryrepairs? preservationoftheproperty.

A:Suchasarerequiredbythewearandteardue Q: Does the usufructuary have a right of
to the natural use of the thing and are retention even after the termination of the
indispensableforitspreservation.(Art.592,NCC) usufruct?

Note: A: Yes, until he is reimbursed for the increase in
value of the property caused by extraordinary
GR: Usufructuary has no liability when the repairsforpreservation.
thingdeterioratesduetowearandtear.Heis
obligedtoreturnthethinginsuchstate. Q:Howistheincreaseinvaluedetermined?
XPNs:whenthereisfraudornegligence A: It is the difference between the value of the
property before the repairs were made and the
valueaftertherepairshavebeenmade.
139

D.RIGHTSOFTHEOWNER Q: A usufruct is constituted on an immovable
where a building is erected, and the building is
Q:Whataretherightsofanakedownerandthe destroyed,whatwillhappen?
limitationsimposeduponhim?
A:Usufructuarywillhavetherighttomakeuseof
A: thelandandmaterials.
Rights Limitations Q: An insurance covering the object of

Canalienatethethingin usufructuary was obtained, who gets the
Alienation proceeds?
usufruct
Cannotaltertheform
Alteration A:Ifbothofthempaidpremium:bothwillshare
andsubstance
Cannotdoanything in the insurance proceeds. If it was only the
Enjoyment prejudicialtothe owner who paid, then proceeds will go to him
usufructuary alone.
Canconstructanyworks
andmakeany Q: What is the effect of improper use of the
improvementprovided thingbytheusufructuary?
Constructionand
itdoesnotdiminishthe
Improvement
valueortheusufructor A: The owner may demand the delivery of and
prejudicetherightsof administration of the thing with responsibility to
theusufructuary. delivernetfruitstousufructuary.

Q: What is theeffect of thedeath of thenaked Q: On 1 January 1980, Minerva, the owner of a
ownerontheusufruct? building granted Petronila a usufruct over the
propertyuntil01June1998whenManuel,ason
A: It does not terminate the usufruct. His rights of Petronila, would have reached his 3oth
aretransmittedtohisheirs. birthday.Manuel,however,diedon1June1990
whenhewasonly26yearsold.
Q:Isrenunciationanassignmentofright?
MinervanotifiedPetronilathattheusufructhad
A: No, it is really abandonment by the been extinguished by the death of Manuel and
usufructuaryofhisrightanddoesnotrequirethe demanded that the latter vacate the premises
consent of the naked owner but it is subject to and deliver the same to the former. Petronila
therightsofcreditors. refused to vacate the place on the ground that
theusufructinherfavorwouldexpireonlyon1
Q: What is the obligation of the owner if the June1998whenManuelwouldhavereachedhis
property held in usufruct is expropriated for 30th birthday and that the death of Manuel
publicuse? th
before his 30 birthday did not extinguish the
usufruct.
A:Theownerisobligedto:
Whosecontentionshouldbeaccepted?
1. eitherreplaceit;or
2. paylegalinteresttousufructuaryofthe A:Petronilascontentioniscorrect.UnderArticle
netproceedsofthesame. 606 of the Civil Code, a usufruct granted for the
time that may elapse before a third person
Q: What happens when a part of the thing reachesacertainageshallsubsistforthenumber
subjectoftheusufructislost? ofyearsspecifiedevenifthethirdpersonshould
die unless there is an express stipulation in the
A:Theremainingpartshallcontinuetobeheldin contractthatstatesotherwise.
usufruct.
Inthecaseatbar,thereisnoexpressstipulation
Q: Can usufruct be constituted in favor of a that the consideration for the usufruct is the
town,corporationorassociation? existence of Petronilas son. Thus, the general
rule and not the exception should apply in this
A:Yes,butitcannotbeformorethan50years. case.(1997BarQuestion)

140 CIVILLAWTEAM:

PROPERTY
Q:Whatareconsideredspecialusufructs? IX.EASEMENTS

A:Theseareusufructon: A.CHARACTERISTICS

1. Pensionorincome(Art.570,NCC) Q:Whatisaneasementorservitude?
2. Property owned in common (Art. 582,
NCC) A: It is an encumbrance imposed upon an
3. Cattle(livestock)(Art.591,NCC) immovableforthebenefitof:
4. OnVineyardsandwoodland 1. another immovable belonging to a
(Arts575576,NCC) differentowner;or
5. Rightofaction(Art.578,NCC) 2. for the benefit of a community or one
6. Mortgagedproperty(Art.600,NCC) or more persons to whom the
7. over the Entire patrimony (Art. 598, encumbered estate does notbelong by
NCC) virtue of which the owner is obliged to
8. thingswhichGraduallydeteriorate abstain from doing or to permit a
(Art.573,NCC) certain thing to be done on his estate.
9. Consumableproperty(Art.574,NCC) (Arts.613614,NCC)

E.EXTINCTION/TERMINATION Q: Distinguish Dominant Estate from Servient
Estate.
Q:Howisusufructextinguished?
DOMINANTESTATE SERVIENTESTATE
A:PLDTERM Immovableinfavorof Thatpropertyorestate
which,theeasementis whichissubjecttothe
1. AcquisitivePrescription established dominantestate
Note:theusebyathirdpersonandnot Uponwhichan
thenonusebytheusufructuary Whichtherightbelongs
obligationrests.

2. TotalLossofthething Theimmovableinfavorofwhich,theeasementis
Note: if the loss is only partial, the established is called the dominant estate; that
usufruct continues with the remaining whichissubjectthereto,theservientestate.
part.
Q:Cantherebeaneasementoveranother
3. Death of the usufructuary; unless a easement?Explain.
contraryintentionappears.
Reason: Usufruct is constituted A: There can be no easement over another
essentially as a lifetime benefit for the easement for the reason that an easement may
usufructuary or in consideration of his be constituted only on a corporeal immovable
person. property. An easement, although it is real right
overanimmovable,isnotacorporealright.(1995
4. Termination of right of the person BarQuestion)
constitutingtheusufruct
5. Expirationoftheperiodorfulfillmentof Q:Differentiateeasementfromservitude.
theresolutorycondition
6. Renunciationbytheusufructuary. A:

Note: it partakes the nature of a EASEMENT SERVITUDE
condonation or donation, it must comply
withtheformsofdonation. Usedincivillaw
AnEnglishlawterm
countries
7. Merger of the usufruct and ownership Real Realorpersonal
in the same person who becomes the
Burdenimposedupon
absolute owner thereof. (Art. 1275, Therightenjoyed
another
NCC)

141

Q:Whatarecharacteristicsofeasement? Q:Distinguisheasementfromusufruct.
A:NICELIAR A:
1.Is a right limited by the Needs of the EASEMENT USUFRUCT

dominant owner or estate, without Constitutedon
possession;
2. IsInseparablefromtheestatetowhich Onrealproperty Realorpersonal
it is attached cannot be alienated Usegranted
independently of the estate; (Art. 617, Limitedtoaparticularor
NCC) Includesallusesand
specificuseofthe
fruits
3. Cannot consist in the doing of an act servientestate
unlesstheactisaccessoryinrelationto Astorightofpossession
arealeasement;
Involvesarightof
4. Involves 2 neighboring Estates: the Nonpossessingrightover
possessioninan
dominant estate to which the right animmovable
immovableormovable
belongs and the servient estate upon
whichanobligationrests; Astoeffectofdeath
5. Is a Limitation on the servient owners Notextinguishedby Extinguishedbydeathof
rightsofownership; deathofdominantowner usufructuary
6. Is Indivisible not affected by the Natureofright
division of the estate between two or Realrightwhetherornot Realrightwhetherornot
morepersons;(Art.618,NCC) registered registered
7. It is enjoyed over Another immovable
Astotransmissibility
neverononesownproperty;
8. Is a Real right but will affect third Transmissible Transmissible
personsonlywhenregistered. Howitmaybeconstituted

Q:Whatareessentialqualitiesofeasements? Cannotbeconstitutedon
Maybeconstitutedin
aneasementbutitmay
favor,or,burdening,a
A: beconstitutedonthe
pieceoflandheldin
landburdenedbyan
usufruct
1. Incorporeal; easement
2. Imposeduponcorporealproperty;
3. Confernorighttoaparticipationinthe Q:Cantherebe:
profitsarisingfromit; a.Aneasementoverausufruct?
4. Imposed for the benefit of corporeal
property; A: There can be no easement over a
5. Has2distincttenements:dominantand usufruct. Since an easement may be
servientestate; constituted only on a corporeal immovable
6. Causemustbeperpetual. property, no easement may be constituted
onausufructwhichisnotacorporealright.
Q:Whatismeantbyeasementestablishedonly
onanimmovable? b.Ausufructoveraneasement?
A:Thetermimmovablemustbeunderstoodin A: There can be no usufruct over an

itscommonandnotinitslegalsense. easement. While a usufruct may be created
over a right, such right must have an
existence of its own independent of the
property.Aservitudecannotbetheobjectof
a usufruct because it has no existence
independent of the property to which it
attaches.
142 CIVILLAWTEAM:

PROPERTY
Q:Distinguisheasementfromlease. APPARENTSIGN
A: Q:Whatisthedoctrineofapparentsign?
Easement Lease
A: Easements are inseparable from the estate to
Nature
which they actively or passively pertain. The
Real right whether existence of apparent sign under Art. 624 is
Real right only when
registeredornot equivalenttoatitle.Itisasifthereisanimplied
registered OR when the
(whether real or contract between the two new owners that the
leaseexceeds1yr.
personal) easement should be constituted, since no one
Whereconstituted objected to the continued existence of the
Onlyonrealproperties Realorpersonal windows.
Limitationsontheuseofright
Note: It is understood that there is an exterior sign
There is limited right to contrarytotheeasementofpartywallwhenever:
Limited right to both
the use of real property
possession and use of
of another but w/o right 1. there is a window or opening in the
anothersproperty
ofpossession dividingwallofbuildings
ScopeandUses 2. entire wall is built within the boundaries
ofoneoftheestates
Coversallfruitsanduses Generally covers only a
3. the dividing wall bears the burden of the
asarule particularorspecificuse
binding beams, floors and roof frame of
Whomaycreate oneofthebuildings,butnotthoseofthe
The lessor may or may others
Can be created only by 4. the lands enclosed by fences or live
not be the owner as
the owner, or by a duly hedges adjoin others which are not
whenthereisasublease
authorized agent, acting enclosed
orwhenthelessorisonly
inbehalfoftheowner In all these cases, ownership is deemed to belong
ausufructuary
exclusivelytotheownerofthepropertywhichhasin
Howitiscreated
its favor the presumption based on any of these
GR:onlybycontract; signs.

XPN: by law as in the Q:Whatistheeffectofacknowledgementofan
Maybecreatedby:
case of an implied new easementinoneownsproperty?
law,
lease, or when a builder
contract,
has built in GF on the A: An acknowledgement of the easement is an
lastwillor
land of another a admission that the property belongs to another
prescription
building,whenthelandis
(BOMEDCOv.HeirsofValdez,G.R.No.124669).
considerably worth more
invaluethanthebuilding
PARTIESTOANEASEMENT
PassiveorActiveOwner
Theownerismoreorless The owner or lessor is Q:Whoarethepartiestoaneasement?
passive, and he allows moreorlessactive
theusufructuarytoenjoy A:
the thing given in
usufruct 1. Dominant estate refers to the
Whohasthedutytomakerepairs immovableforwhichtheeasementwas
established.
Usufructuary has the Lessee generally has no

duty to make the dutytopayforrepairs
2. Servient estate the estate which
ordinaryrepairs
providestheserviceorbenefit.
Whobearspaymentoftaxesandchargesonthe
property
Usufructuarypaysforthe Lessee generally pays no
annualchargesandtaxes taxes
andonthefruits
Limitationontheuseoftheproperty
The lessee cannot
Usufructuary may lease
constitue a usufruct on
thepropertytoanother
thepropertyleased
143

DOMINANTOWNER Q: What are the obligations or limitations
imposedontheservientowner?
Q:Whataretherightsofthedominantowner?
A:IC
A:MARE
1. He cannot Impair the use of the
1. Exerciseallrightsnecessaryfortheuse easement.
oftheeasement(Art.625,NCC) 2. He must Contribute to the necessary
2. Make on the servient estate all works expensesincaseheusestheeasement,
necessary for the use and preservation unlessotherwiseagreedupon
oftheservitude(Art.627par.1,NCC) (Art.628par.2,NCC)
3. Renouncetheeasementifhedesiresto
exempt from contributing necessary B.CLASSIFICATIONSOFEASEMENT
expenses(Art.628,NCC)
4. Askformandatoryinjunctiontoprevent Q:Whataretheclassificationsofeasements?
impairment of his right. (Resolme v.
Lazo,27Phil416) A:

Q: What are the obligations of the dominant 1. Astorecipientofthebenefit:
owner? a. Real(orPredial)Theeasementis
infavorofanotherimmovable.
A:CANC b. PersonalTheeasementisinfavor
ofacommunity,orofoneormore
1. He cannot Alter the easement or personstowhomtheencumbered
render it more burdensome. (Art. 627 estate does not belong (easement
par.1,NCC) of right of way for passage of
2. He shall Notify the servient owner of livestock).
works necessary for the use and
preservationoftheservitude.(Art.627 2.Astopurposeornatureoflimitation:
par.2,NCC) a. PositiveOnewhichimposeupon
3. He must Choose the most convenient the servient estate the obligation
time and manner of making the of allowing something to be done
necessary works as to cause the least orofdoingithimself.
inconveniencetotheservientowner. b. Negative That which prohibits
4. Ifthereareseveraldominantestateshe the owner of the servient estate
must Contribute to the necessary from doing something which he
expenses in proportion to the benefits could lawfully do if the easement
derived from the works (Art. 628 par. didnotexist
1,NCC)
3. Astothemannerofexercised:
SERVIENTOWNER a. ContinuousTheirusemayormay
notbeincessant
Q:Whataretherightsoftheservientowner?
Note: For acquisitive
A:RMC prescription, the easement of
aqueduct and easement of light
1. Retaintheownershipoftheportionof and view are considered
the estate on which easement is continuous.
imposed
2. Makeuseoftheeasementunlessthere b. Discontiuous used at intervals
is an agreement to the contrary. (Art. anddependupontheactsofman.
628par.2,NCC),
3. Changetheplaceormanneroftheuse Right of way because it may be
oftheeasement,provideditbeequally exercised only if a person passes or
convenient(Art.629,par.2,NCC) setsfootonsomebodyelsesland.

4. As to whether their existence is
indicated:

144 CIVILLAWTEAM:

PROPERTY
a. Apparent Made known and e.g. Easement of light and view

continually kept in view by where the owner is prohibited from
external signs that reveal the obstructingthepassageoflight.
use and enjoyment of the
same 1.LEGALEASEMENT

e.g.rightofwaywhenthereis Q:WhatisaLegalEasement?
an alley or a permanent
path A:Aneasementestablishedbylawforpublicuse
orfortheinterestofprivatepersons.
b. NonapparentTheyshowno
external indication of their Q:WhatisaPublicLegalEasement?
existence.
A: A Public Legal Easement is for public or

e.g. easement of not building communaluse.
to more than a certain
height. Q:WhatisaPrivateLegalEasement?
A:APrivateLegalEasementsisfortheinterestof
5. Astotherightgiven:
privatepersonsorforprivateuse.

a. Right to partially use the
Q:Whatarethekindsoflegaleasements?
servientestate
e.grightofway A:WINDPLW
b. Right to get specific materials
or objects from the servient 1. EasementrelatingtoWaters
estate 2. EasementrelatingtorightofWay
c. right to participate in 3. Intermediate distances and works for
ownership certainconstructionandplantings
e.geasementofpartywall 4. EasementagainstNuisance
d. Right to impede or prevent 5. DrainageofBuilding
the neighboring estate from 6. EasementofPartywall
performing a specific act of 7. EasementofLightandview
ownership.
A.RIGHTOFWAY
6. Astosource:
a. Legal those created by law for
publicuseorprivateinterests. Q:Whatisrightofway?
b. Voluntary constituted by will or
agreement of the parties or by A:Itistherighttodemandthattheownerofan
testator. estatesurroundedbyotherestatesbeallowedto
c. Mixed created partly by pass thru the neighboring estates after payment
agreementandpartlybylaw. ofproperindemnity.

7. Astothedutyoftheservientowner: Q:Caneasementofrightofwaybeacquiredby
a. PositiveImposesupontheowner prescription?
of the servient estate the
A:No,becauseitisdiscontinuousorintermittent
obligationofallowingsomethingto
(Ronquillo, et al. vs. Roco, GR No. L10619, Feb.
bedoneordoingithimself.
28,1958).

e.g. right of way imposes the duty
toallowtheuseofsaidway.
Q: What kind of servitude in favor of the
government is a private owner required to
b. Negative Prohibits the owner of recognize?
the servient estate from doing
A: The only servitude which he is required to
somethingwhichhecouldlawfully
recognizeinfavorofthegovernmentis:
doiftheeasementdidnotexist.

1. theeasementofapublichighway,
2. privatewayestablishedbylaw,or
145

3. any government canal or lateral that A: Romulo will prevail. Under Art. 650, the
hasbeenpreexistingatthetimeofthe easement of right of way shall be established at
registrationoftheland. the point least prejudicial to the servient estate
andwherethedistancefromthedominantestate
Note: If the easement is not preexisting and is to a public highway is the shortest. In case of
sought to be imposed only after the land has been conflict, the criterion of least prejudice prevails
registered under the LR Act, proper expropriation over the criterion of shortest distance. Since the
proceedings should be had, and just compensation route chosen by Federico will prejudice the
paid to the registered owner (Eslaban v. Vda De housingproject ofRomulo,Romulohastheright
Onorio,G.R.No.146062). to demand that Federico pass another way even
thoughitwillbelonger.(2000BarQuestion)
Q:Whataretherequisitesforeasementonright
ofway? Q:SpousesdelaCruzareoccupantsofaparcelof
landlocatedatthebackofRamiscalsproperty.
A:POOND
They use as their pathway, to and from the
nearest public highway from their property, a
1. The easement must be established at
longstripoflandownedbyRamiscal.Theyalso
the point least Prejudicial to the
enclosed such strip of land with a gate, fence,
servientestate
and roof. Ramiscal demanded that the spouses
2. ClaimantmustbeanOwnerofenclosed
demolishthesame.Thespousesrefused.Arethe
immovableorwithrealright
spousesentitledtoarightofway?
3. TheremustbenoadequateOutlettoa
publichighway
A: No. There is no voluntary nor legal easement
4. The right of way must be absolutely
established.Thespousesfailedtoshowthatthey
Necessarynotmereconvenience
entered into an agreement with Ramiscal to use
5. The isolation must not be Due to the
thepathway.Art649providesthattheeasement
claimantsownact
of right of way is not compulsory if the isolation
6. There must be payment of proper
of the immovable is due to the proprietors own
Indemnity.
acts. Mere convenience for the dominant estate

is not enough to serve as its basis. There should
Q: What if the property is not the shortest way
benootheradequateoutlettoapublichighway.
and will not cause the least damage to the
Also,underArt.649,itistheowneroranyperson
servientestate?
whobyvirtueofarealrightmaycultivateoruse
any immovable surrounded by other immovable
A: The way which will cause the least damage
pertaining to other persons, who is entitled to
shouldbeusedevenifitwillnotbetheshortest.
demand a right of way through the neighboring
Theeasementofrightofwayshallbeestablished estates. Here, the spouses fell short of proving
atthepointleastprejudicialtotheservientestate that they are the owners of the supposed
andwherethedistancefromthedominantestate dominantestate.(Eslabanv.VdaDeOnorio,G.R.
to a public highway is the shortest. In case of No.146062)
conflict, the criterion of least prejudice prevails
Q: David owns a subdivision which does not
overthecriterionofshortestdistance
haveanaccesstothehighway.Whenheapplied
Q: What does least prejudicial mean in for a license to establish the subdivision, he
determiningtherightofway? represented that he will purchase a ricefield
located between his land and the highway, and
A: It means it is the shortest way and the one develop it into an access road. However, when
whichwillcausetheleastdamagetotheproperty thelicensewasgranted,hedidnotbuytherice
to the servient estate in favor of the dominant field, which remained unutilized. Instead, he
estate. chose to connect his subdivision with the
neighboringsubdivisionofNestor,whichhasan
Q: The coconut farm of Federico is surrounded access to the highway. When Nestor and David
bythelandsofRomulo.Federicoseeksarightof failed to arrive at an agreement as to
waythroughaportionofthelandofRomuloto compensation, Nestor built a wall across the
bringhiscoconutproductstothemarket.Hehas road connecting with Davids subdivision. Is
chosen a point where he will pass through a David entitled to an easement of right of way
housingprojectofRomulo.Thelatterwantshim through the subdivision of Nestor which he
to pass another way which is 1km longer. Who claims to be the most adequate and practical
shouldprevail? outlettothehighway?
146 CIVILLAWTEAM:

PROPERTY
A: No, David is not entitled to the right of way Q:Issaidextinguishmentautomatic?

beingclaimed.Theisolationofhissubdivisionwas
duetohisownactoromissionbecausehedidnot A: No. There must be a demand for
developanaccessroadtothericefieldswhichhe extinguishmentcoupledwithtenderofindemnity
was supposed to purchase according to his own bytheservientowner.
representation when he applied for a license to
establish the subdivision. (Floro vs. Llenado, 244 Q:EmmaboughtaparceloflandfromEquitable
SCRA713) PCI Bank, which acquired the same from Felisa,
theoriginalowner.Thereafter,Emmadiscovered
Q: How much is the proper indemnity to the that Felisa had granted a right of way over the
servientestate? landinfavorofthelandofGeorgina,whichhad
no outlet to apublic highway, but the easment
A:Ifthepassageis: wasnotannotatedwhentheservientestatewas
registeredundertheTorrenssystem.Emmathen
1. Continuous and permanent the filed acomplaint for cancellation of the right of
indemnity consists of the value of the way, on the ground that it had been
land occupied plus the amount of extinguished by such failure to annotate. How
damagescausedtotheservientestate. wouldyoudecidethecontroversy?
2. Temporary indemnity consists in the
paymentofthedamagecaused A:Thecomplaintforcancellationofeasementof
rightofwaymustfail.Thefailuretoannotatethe
Q:Howwideshouldaneasementofrightofway easement upon the title of the servient estate is
be? not among the grounds for extinguishing an
easementunderArt.631oftheCivilCode.Under
A:Thewidthoftheeasementshallbethatwhich Art 617, easements are inseparable from the
is sufficient for the needs of the dominant estatetowhichtheyactivelyorpassivelybelong.
estate.(Art.651,NCC) Once it attaches, it can only be extinguished
underArt631,andtheyexisteveniftheyarenot
Q: Can a dominant owner demand a driveway stated or annotated as an encumbrance on the
forhisautomobile? Torrens title of the servient estate. (2001 Bar
Question)
A: Yes, due to necessity of motor vehicles in the
presentage. OTHERLEGALEASEMENTS
Q:Whoisresponsibleforrepairsandtaxes? WATERS
A: Q:Whatarethedifferenteasementsrelatingto
waters?
1.As to repairs the dominant owner is
liablefornecessaryrepairs. A:Theseare:DRAWBN
2. Astoproportionateshareofthetaxesit
shall be reimbursed by said owner to 1. Naturaldrainage(Art.637)
the proprietor of the servient estate. 2. drainageofBuildings(Art.674)
This applies only to permanent 3. easementonRiparianbanksfor
easements.(Art.654,NCC) navigation,floatage,fishing,
salvage,andtowpath(Art.638)
Q: What are the special causes of 4. easementofaDam(Arts.639,647)
extinguishmentofrightofway? 5. easementfordrawingWaterorfor
wateringanimals(Arts.640641)
A: 6. easementofAqueduct(Arts.642
636)
1. Theopeningofapublicroad,or
NATURALDRAINAGE
2. Joining the dominant tenement to
another which has an exit to a public Note: Lowerestates must receivewaterswhich are
road. naturally and without intervention of man descend
from higher estates including earth and stones
carriedwiththem.
147

Q:Whatareitslimitations? PARTYWALL
A: Q:Whatisapartywall?
a. Dominantownermustnotincreasethe A: A common wall which separates two estates,

burdenbuthemayerectworkstoavoid built by common agreement at the dividing line
erosion. suchthatitoccupiesaportionofbothestateson
equalparts.
b. The servient owner must not impede
thedescentofwater(butmayregulate Note:itisakindofcompulsorycoownership.
it).
Q: Distinguish easement of party wall from co
EASEMENTFORDRAWINGWATERORFOR ownership.
WATERINGANIMALS
A:
Note:Thisisacombinedeasementfordrawingof
waterandrightofway. PARTYWALL COOWNERSHIP
Canbedivided
Q:Whataretherequisitesforeasementfor
Sharesofcoowners physically;acoowner
wateringcattle?
cannotbephysically cannotpointtoany
segregatedbuttheycan definiteportionofthe
A:
bephysicallyidentified propertybelongingto
1. Itmustbeimposedforreasonsofpublic him
use Noneofthecoowners
2. Itmustbeinfavorofatownorvillage mayusethecommunity
Nolimitationastouse
indemnitymustbepaid propertyforhis
ofthepartywallfor
exclusivebenefit
exclusivebenefitofa
becausehewouldbe
party
Note:therighttomakethewaterflowthruor invadingontherightsof
underinterveningorlowerestates theothers
Anyownermayfree
Q:Whataretherequisitesfordrawingwateror
himselffrom
forwateringofanimals?
contributingtothecost
Partialrenunciationis
A: ofrepairsand
allowed
constructionofaparty
1. Owner of the dominant estate has the wallbyrenouncingALL
capacitytodisposeofthewater; hisrights
2. The water is sufficient for the use
intended Q: What are the presumptions (juris tantum) of
3. Proposed right of way is the most existenceofapartywall?
convenient and the least onerous to
thirdpersons. A:
4. Pay indemnity to the owner of the 1. in adjoining walls of building, up to
servientestate(Art.643) commonelevation
2. in dividing walls of gardens and yards
EASEMENTOFAQUEDUCT (urban)
3. individingfences,wallsandlivehedges
Q:Howistheeasementofaqueductconsidered? ofruraltenements
4. Inditchesordrainsbetweentenements
A:Forlegalpurposes,itisconsideredcontinuous
andapparenteventhoughtheflowofwatermay Rebuttalofpresumption:
not be continuous or its use depends upon the 1. Title
needsofthedominantestateoruponaschedule 2. bycontraryproof
ofalternatedaysorhours.(Art.646,NCC) 3. bysignscontrarytotheexistenceofthe
servitude(Arts.660&661,NCC)
Note: If the signs are contradictory, they
canceleachother.

148 CIVILLAWTEAM:

PROPERTY
Q: Who spends for the cost of repairs and Q: What are the conditions for drainage of
constructionofpartywalls? buildings?
A: The partowners. They are obliged to
contribute in proportion to their respective A:
interests.
1. Noadequateoutlet
Q:Mayanownerrefusetocontribute? 2. The outlet must be at the point where
egress is easiest and establishing a
A: conduitforthedrainageofwater
3. Properindemnity
GR: Yes, any owner may free himself from
the obligation to contribute by renouncing LATERALANDSUBJACENTSUPPORT
hisrightsinthepartywall.
Q: Can there be a stipulation or testamentary
XPN: When the party wall actually supports provision allowing excavations that could cause
his building, he cannot refuse to contribute dangertoanadjacentlandorbuilding?
fortheexpensesorrepairandconstruction.
(Art.662,NCC) A:No,thesameshallbevoid.(Art.685,NCC)
XPNtoXPN:Iftheownerrenounceshispart Reason:apersonisprotectedevenagainsthisown
ownership of the wall, in this case he shall folly,intheinterestofpublicsafety.(Paras,p.729)
bear the expenses of repairs and work
necessary to prevent any damage which Q: What should be done first before making an
demolitionmaycausetothepartywall.(Art. excavation?
663,NCC)
A: Any proprietor who intends to make any
Q:Mayanownerincreasetheheightofaparty excavation shall notify all owners of adjacent
wall? lands.
A:Yes,providedthathemust: 2.VOLUNTARYEASEMENT
1. dosoathisownexpense; Q:Whenisaneasementvoluntary?
2. payforanydamagecausedevenifitis
temporary; A:itisvoluntarywhenitisestablishedbythewill
3. He must bear the cost of maintaining oftheowners.
theportionadded;
4. He must pay the increased cost of Q:Whomayconstitutevoluntaryeasements?
preservationofthewall(Art.664,NCC);
A: The owner possessing capacity to encumber
5. He shall be obliged to reconstruct the
property may constitute voluntary servitude. If
wall at his expense if necessary for the
there are various owners, all must consent; but
walltobeartheincreasedheightandif
consentoncegivenisnotrevocable.
additionalthicknessisrequired,heshall
provide the space therefore from his
Q: For whose favor are voluntary easements
ownland.
established?

DRAINAGEOFBUILDINGS A:
1. Predialservitudes:
Q:Definedrainageofbuildings
a. for the owner of the dominant
estate
A: It is the right to divert the rain waters from
b. for any other person having any
onesownrooftotheneighboringestate.
juridical relation with the
dominant estate, if the owner
ratifiesit.
2. Personal servitudes: for anyone
capacitatedtoaccept.

149

Q: How are voluntary easements created and Q:Whatiseasementofview(jusprospectus)?
whatarethegoverningrulesforsuch?
A: The right to make openings or windows to
A: enjoytheviewthrutheestateofanotherandthe
power to prevent all constructions or works
1.Ifcreatedbytitle(contract,will,etc.),the whichcouldobstructsuchviewormakethesame
titlegoverns. difficult.
2.Ifacquiredbyprescription,itisgoverned Note:Itnecessarilyincludeseasementoflight.
bythemannerorformofpossession.
Q: What are its modes of acquisition of
In both cases, the Civil Code will only easementoflightandview?
applysuppletorily.
A:
C.MODESOFACQUIRINGEASEMENTS 1.bytitle
2.byprescription
1.COMPULSORYEASEMENTS
Q:Whatistheprescriptiveperiodforacquisition
Q:Howareeasementsacquired? ofeasementoflightandview?

A:FARTP A:10years.
1. ByTitleAlleasements:
a. Continuous and apparent (Art. Q:Fromwhendoestheprescriptiveperiodstart
620) torun?
b. Continuous nonapparent (Art.
622) A: The reckoning point depends on whether the
c. discontinuous, whether easementispositiveornegativewhich,inturn,is
apparentornonapparent(Art. dependent on where the opening is made if it is
622) made:
2. ByPrescriptionoftenyears
continuousandapparent(Art.620) 1. On ones own wall and the wall does
3. BydeedofRecognition notextendoverthepropertyofanother
4. ByFinaljudgment Theeasementisnegative.
5. By Apparent sign established by the
ownerofthetwoadjoiningestates Commencement of Period of
prescription starts from the time
Q:Howistheprescriptiveperiodcomputed? formalprohibitionismade.

A: Reason: The owner merely exercises his
rightofdominionandnotofaneasement.
a. Positive easement the period is
Negative easement is not automatically
counted from the day when the owner
vested as formal prohibition is a pre
of the dominant estate begins to requisite.
exerciseit
b. Negative easement from the day a 2. Thru a party wall or on ones own wall
notarial prohibition is made on the which extends over the neighboring
servientestate estateTheeasementispositive.

CommencmentofPeriodofprescription
2.EASEMENTOFLIGHTANDVIEW
starts from the time the window is
opened.
Q:Whatiseasementoflight(jusluminum)?
Reason: owner of the neighboring estate
A: The right to admit light from neighboring who has a right to close it up allows an
estate by virtue of the opening of a window or encumbranceonhisproperty.
themakingofcertainopenings.

150 CIVILLAWTEAM:

PROPERTY
Q:Howaboutwithregardtoopeningsatheight Q: How is easement of light and view

ofceilingjoists? extinguished?
A:
A: The owner of a wall which is not a party wall
maymakeanopeningtoadmitlightandair,but 1. Merger
notviewsubjecttotheff: 2. When the easement can no longer be
used
1. The size must not be more than 30 3. Expirationoftheterm(iftemporary)or
squarecentimeters fulfillment of the condition (if
2. The opening must be at the height of conditional)
the ceiling joists or immediately under 4. Renunciation of the owner of the
theceiling dominant estate of the redemption
3. There must be an iron grating agreedupon
imbeddedinthewall 5. Nonuserfor10years
4. Theremustbewireascreen.
EXTINGUISHMENTOFEASEMENTS
Q: What are the restrictions as to easement of
views? Q:Howareeasementsextinguished?
A: A:MARINECREW
1. Direct Views: the distance of 2 meters
between the wall and the boundary 1. Merger of ownership of the dominant
mustbeobserved andservientowner
2. Oblique Views: (walls perpendicular or 2. Annulmentofthetitletotheservitude
at an angle to the boundary line) must 3. Redemptionagreedupon
notbe60cmtothenearestedgeofthe 4. Impossibilitytousetheeasement
window. 5. Nonuser:10years
6. Expiration of the term or fulfillment of
Note: Any stipulation to the contrary is void (Art. theresolutorycondition
673,NCC). 7. Bad Condition when either or both
estates fall into such a condition that
Q: What if the wall upon which an opening is theeasementcouldnotbeused
made,becomesapartywall? 8. Resolution of the right of grantor to
create the easement (as when the
A: A partowner can order the closure of the vendoraretroredeemstheland)
opening. No partowner may make an opening 9. Expropriationoftheservientestate
thru a party wall without the consent of the 10. Waiver by the dominant owner
others. gatheredfrompositiveacts
Note:Ifthewallbecomesapartywallhecanclose
the window unless there is a stipulation to the X.NUISANCE
contrary(Art.669,CivilCode,Parasp.715)
Q:Whatisanuisance?
Q: Does nonobservance of the distances
providedinArticle670giverisetoprescription? A:Any:

A: No, this refers to a negative easement as the 1. act,
windowisthruawallofthedominantestate. 2. omission,
3. establishment,
Note: No windows, apertures, balconies, or other
4. businessor
similar projections which afford a direct view upon
or towards an adjoining land or tenement can be
5. conditionofpropertyor
made, without leaving a distance of two meters 6. anythingelsewhich:ISAHO
between the wall inwhich they are made andsuch a. Injures/dangers the health or
contiguous property. Neither can side or oblique safetyofothers
viewsuponortowardssuchconterminousproperty b. Shocks, defies or disregards
be had, unless there be a distance of sixty decencyormorality
centimeters. The nonobservance of these distances c. Annoysoroffendsthesenses
does not give rise to prescription. (Art. 670, Civil d. Hinders or impairs the use of
Code) propertyor
151

e.
Obstructs or interferes with the Q:Distinguishnuisancepersefromnuisanceper
freepassagetoanypublichighway accidens.
orstreetorbodyofwater
A:
Q:Mayanuisancebebothpublicandprivate?
PERSE PERACCIDENS
A:Yes,itiscalledmixednuisance. Asamatteroflaw Asamatteroffact
Dependsuponits
e.g.Ahousewashedontoastreetrailwaytrack: locationand
private nuisance to the railway company and a Needonlybeproved
surroundings,the
publicnuisancebecauseitobstructsthestreet. inanylocality
mannerofitsconduct
orothercircumstances
Q:Distinguishnuisancefromtrespass. Maybeabatedonly
Maybesummarily withreasonablenotice
A: abatedunderthelaw tothepersonallegedto
ofnecessity bemaintainingordoing
Nuisance Trespass suchnuisance

Useofonesown Directinfringementof
propertywhichcauses anothersrightor ATTRACTIVENUISANCE
injurytoanother property
Q:Whatisthedoctrineofattractivenuisance?
Injuryisdirectand
Injuryisconsequential A. One who maintains on his estate or premises
immediate
an attractive nuisance without exercising due
case to prevent children from playing therewith

orresortingthereto,isliabletoachildoftender
Q:Whatarethekindsofnuisance?
years who is injured thereby, even if the child is
A:
technically a trespasser in the premises. (Jarco
1. Accordingtothenumberofpersons Marketing Corp. v. CA, 117 SCAD 818, 321 SCRA
affected: 375(1991),Paras,p.741)

Q:Whatisthebasisfortheliability?
a. Public(orcommon)nuisanceis
onewhichaffectsthecommunity
A: The attractiveness is an invitation to children.
orneighborhoodorconsiderable
Safeguards to prevent danger must therefore be
numberofpersons
setup.
b. Privatenuisanceisonewhich
affectsanindividualorfew Q: What are the elements of attractive
personsonly. nuisance?
2. Otherclassificationofnuisance:
A:
a. NuisancePerSethatkindof
nuisancewhichisalwaysa 1. Itmustbeattractive
nuisance.Byitsnature,itisalways 2. Dangeroustochildrenoftenderyears.
anuisanceatalltimesandunder
anycircumstancesregardlessof Q:Isaswimmingpoolanattractivenuisance?
locationofsurroundings.
A:
b. NuisancePerAccidensthatkind
ofnuisancebyreasonoflocation, GR:Aswimmingpoolorwatertankisnotan
surroundingorinthemanneritis attractivenuisance,forwhileitisattractive,
conductedormanaged. it is merely an imitation of the work of
nature.Hence,ifsmallchildrenaredrowned
in an attractive water tank of another, the
ownerisnotliableeveniftherebenoguards
in the premises (Hidalgo Enterprises v.
Balandan,et.al,L3422Jun.13,1952).
152 CIVILLAWTEAM:

PROPERTY
XPN:Swimmingpoolwithdangerousslides XI.ACTIONTOQUIETTITLE
Note: The doctrine of attractive nuisance does not Q:Whatisanactiontoquiettitle?

generally apply to bodies of water, artificial as well
asnaturalintheabsenceofsomeunusualcondition A:Itisanactionforthepurposeofputtinganend
or artificial other than the mere water and its to vexatious litigation with respect to the
location. propertyinvolved.
REMEDIESAGAINSTNUISANCE Note: An action to quiet title is quasi in rem an

action in personam concerning real property where
Q:Whataretheremediesagainstnuisance? judgment therein is enforceable only against the
defeatedpartyandhisprivies.
A:Ifthenuisanceis:
Q:Whatarethereasonsforquietingtitle?
PUBLIC PRIVATE
Civilaction CivilAction A:
Abatementw/ojudicial Abatementw/ojudicial
proceedings proceedings 1. preventlitigation;
Prosecutionunder 2. protecttruetitleandpossession;
RPC/localordinance 3. real interest of both parties which
requires the determination of the
Q: What are the requisites of extrajudicial precisestateoftitle.
abatement?
A:BARVID Q:Whataretheinstanceswhereactiontoquiet
titledoesnotapply?
1. ThenuisancemustbespeciallyInjurious
tothepersonaffected. A:
2. No Breach of peace or unnecessary
injurymustbecommitted GR:
3. Demand must first be made upon the
1. Toquestionsinvolvinginterpretationof
owner or possessor of the property to
documents;
abatethenuisance.
2. Tomerewrittenororalassertionsof
4. DemandisRejected
claims.
5. Abatement is Approved by the district

health officer and executed with the
XPNs:
assistanceofthelocalpolice,and
1. Ifmadeinalegalproceeding
6. Value of destruction does not exceed
2. If it is being asserted that the
P3,000
instrumentorentryinplaintiffsfavoris
notwhatitpurportstobe
Q: When can an owner of the thing abated 3. Toboundarydisputes
recoverdamages? 4. Todeedsbystrangerstothetitleunless
purporting to convey the property of
A: If the thing is found by the court not to be a theplaintiff
nuisance,theownercanclaimdamages. 5. Toinstrumentsinvalidontheirface
6. Where the validity of the instrument
Note: A private person or a public official involvespurequestionsoflaw
extrajudicially abating a nuisance shall be liable for
damages if he causes unnecessary injury or if the
allegednuisanceislaterdeclaredbythecourtstobe
notrealnuisance.
Q:Doestherighttoquestiontheexistenceofa
nuisanceprescribe?
A:No.Itisimprescriptible.
153

Q: Edgardo donated a parcel of land to a A.OCCUPATION
barangaysubjecttotheconditionthatitshallbe
usedfortheconstructionofapublicplazawithin Q:Whataretherequisitesofoccupation?
5yearsfromexecutionoftheDeedofDonation.
Otherwise, the deed shall have no force and
A:WISCS
effect and ownership of the land will revert to
1. TheremustbeSeizureofathing,
thedonor.Thebarangaytookpossessionofthe
2. which must be a Corporeal personal
property and allowed the construction of
property,
buildingsbypublicandprivateentities.Edgardo
3. which must be Susceptible of
filed a complaint for quieting of title and
appropriationbynature
recovery of possession of the area donated
4. ThethingmustbeWithoutanowner
againstthebarangayclaimingthatthedonation
5. There must be an Intention to
hadceasedtobeeffective,forfailuretocomply
appropriate.
with the conditions of the donation. Was the

actiontoquiettitleproperlymade?
Q:Distinguishoccupationfrompossession.
A:No.Theactiontoquiettitleisunavailinguntil
A:
thedonationshallhavefirstbeenrevoked.Inthe
case at bar, the barangay traces its claim of
ownership over the disputed property to a valid OCCUPATION POSSESSION
contractofdonationwhichisyettobeeffectively Asregardsacquisitionofownership
revoked.Suchrightfulclaimdoesnotconstitutea Merelyraisesthe
cloud on the supposed title of Edgardo over the presumptionof
same property removable by an action to quiet Modeofacquiring
ownershipwhen
title.(Dolarv.Brgy.Lublub,G.R.No.152663,Nov. ownership
exercisedinthe
18,2005) conceptofowner
XII.MODESOFACQUIRINGOWNERSHIP Astopropertyinvolved
Involvesonlycorporeal
Anykindofproperty
Q:Differentiatemodefromtitle. personalproperty
Asregardsownershipofthethingbyanother
A:
Requiresthattheobject Thepropertymaybe
MODE TITLE bewithoutanowner ownedbysomebody
Directly and Serves merely to give Asregardstheintenttoacquire
immediatelyproducesa the occasion for its Maybehadinthe
Theremustbeanintent
realright acquisitionorexistence conceptofamere
toacquireownership
Cause Means holder
Proximatecause Remotecause Asregardspossession
Essence of the right Maynottakeplacew/o
Means whereby that Mayexistw/o
which is to be created someformof
essenceistransmitted occupation
ortransmitted possession
Astoperiod

Q:Whatarethemodesofacquiringownership? Shortduration Generallylonger
Astoleadingtoanothermodeofacquisition
A:OLDTIPS
Cannotleadtoanother Mayleadtoanother
modeofacquisition modeprescription
1. Occupation
2. Law
3. Donation
4. Tradition
5. Intellectualcreation
6. Prescription
7. Succession

154 CIVILLAWTEAM:

PROPERTY
Q:Whatarethethingssusceptibleof death because they partake of a will

occupation? (Art.728,NCC)

A: Q: What are the essential features or elements
1. Thingsthatarewithoutanownerres ofatruedonation?
nullius;abandoned
Note:Stolenpropertycannotbesubjectof A:
occupation
1. Alienation of property by the donor
2. Animals that are the object of hunting duringhislifetime,whichisaccepted
andfishing 2. Irrevocability by the donor of the
3. Hiddentreasure donation
4. Abandonedmovables. 3. AnimusDonandi(donativeintent)
4. Consequent impoverishment of the
Q: May a person acquire ownership over a wild donor(diminutionofhisassets)
animalbyoccupation?
A: Wild animals are considered res nullius when Q: What rules govern donations of the same
not yet captured. After its capture, animals that thingtodifferentdonees?
escapedbecomeresnulliusagain.
A: These are governed by provisions on double
Q:Whencanlandbetheobjectofoccupation? saleassetforthinArticle1544.(Art.744,NCC)
A:Itdepends.
Note: If the same thing should have been sold to
1. If without an owner, it pertains to the different vendees, the ownership shall be
State(RegalianDoctrine). transferredtothepersonwhomayhavefirsttaken
2. If abandoned and the property is possession thereof in good faith, if it should be
private, it can be the object of movableproperty.Shoulditbeimmovableproperty,
occupation. theownershipshallbelongtothepersonacquiringit
3. And if the land does not belong to whoingoodfaithfirstrecordeditintheRegistryof
Property. Should there be no inscription, the
anyoneispresumedtobepublic.
ownership shall pertain to the person who in good

faithwasfirstinthepossession;and,intheabsence
B.DONATION
thereof,tothepersonwhopresentstheoldesttitle,
providedthereisgoodfaith(Art.1544,CivilCode)
1.DEFINITION
OBJECTOFDONATIONS
Q:Whatisdonation?
Q:Whatmaydonationcover?
A:Itisanactofpureliberalitywherebyaperson
disposesgratuitouslyofathingorrightinfavorof A: Donation may cover all present property.
anotherwhoacceptsit.(Art.725,CivilCode.) Donationscannotcomprehendfutureproperty.
Q:Whataretherequisitesofdonation? (Art.751,NCC)
A:ACID Q:Canfutureinheritanceortheinchoaterightto
inheritbedonated?
1. Donor must have Capacity to make the
donation A:No,becauseitisfutureproperty.
2. He must have donative Intent (animus
donandi) Q: May property, the acquisition of which is
3. TheremustbeDelivery subjecttosuspensiveconditionbedonated?
4. Donee must Accept or consent to the
donation during the lifetime of the A: Yes, because once the condition is fulfilled, it
donor and of the donee in case of retroacts to the day the contract is constituted.
donation inter vivos (Art. 746, NCC); (Art.1187par1,NCC)
whereas in case of donation mortis
causa,acceptanceismadeafterdonors
155

Q: May ownership and usufruct of property be It is merely reducible to the extent that the
donatedtodifferentpersonsseparately? supporttohimselfandhisrelativesisimpairedor
prejudiced.(PinedaProperty,p.571,1999ed)
A: Yes, provided all the donees are living at the
timeofdonation.(Art.756,NCC) Q:Whatisreversionindonation?
Q: Is there a limitation on the amount that can
bedonated? A: It is a condition established in the deed of
donation which has for its effect the restoration
A: orreturnofthepropertydonatedtothedonoror
hisestateorinfavorofotherpersonswhomust
1. Ifthedonorhasforcedheirshecannot belivingatthetimeofthedonationforanycause
give or receive by donation more than orcircumstances.(Art.757)
whathecangiveorreceivebywill.
2. If the donor has no forced heirs, Note: If the reversion is in favor of other persons
donation may include all present whoarenotalllivingatthetimeofthedonation,the
property provided he reserves in full reversion stipulated shall be void, but the donation
ownershiporinusufruct: shallremainvalid.
a. the amount necessary to support
himandthoserelativesentitledto 3.KINDS
supportfromhim.
b. property sufficient to pay the
Q:Whatarethekindsofdonation?
donors debt contracted prior to

thedonation.
A:

2.CHARACTERISTICS
1. Accordingtomotiveorcause:SRMO

a. Simple
A.EXTENTTOWHICHDONORMAYDONATE
b. Remuneratory(1stkind)
PROPERTY
c. Remuneratory(2ndkind):

ConditionalorModaldonations
Q:Uptowhatextentmayadonationcover?
d. Onerousdonations
2. Astoperfectionorextinguishment:
A:Itmaycomprehendallthepresentpropertyof a. Pure
thedonor,orpartthereof,providedhereserves, b. Withacondition
in full ownership or in usufruct, sufficient means c. Withaterm
for the support of himself, and of all relatives 3. Accordingtoeffectivity:
who, at the time of the acceptance of the a. Intervivos(Art.729,CivilCode)
donation,arebylawentitledtobesupportedby b. MortisCausa(Art.728,CivilCode)
thedonor.(Art.750,NCC) c. PropterNuptias

Q:Canfuturepropertiesbesubjectofdonation?

A: No, donations cannot comprehend future
properties

Note: Future property means anything which the
donorcannotdisposeofatthetimeofthedonation.
(Art.751,NCC)

B.RESERVATIONSANDREVERSIONS

Q:Whatistheeffectifthedonorviolatesthe

requirementforreservationunderArticle750?

A: A donation where the donor did not reserve
propertyorassetsforhimselfinfullownershipor
in usufruct sufficient for his support and all
relativeslegallydependentuponhim,isnotvoid.
156 CIVILLAWTEAM:

PROPERTY
Q:Discussthekindsofdonationaccordingto 2. Donation cannot comprehend Future

motiveorcause? property except donations between
future husband and wife (See Art. 84
A: FC)
3. Nopersonmaygivebywayofdonation
PURPOSE FORM Morethanhemaygivebywill
Simple
sametothatofformsin B.DONATIONBYREASONOFMARRIAGE
pureliberality
donations
Remuneratory(1stkind)
torewardpastservices Q:Whataredonationsbyreasonofmarriageor
providedtheservicesdo sametothatofformsin donationspropternuptias(DPN)?
notconstitutea donations
demandabledebt. A: Those donations which are made before the
Remuneratory(2ndkind) celebration of the marriage, in consideration of
1. rewardfuture thesame,andinfavorofoneorbothparties.
services;or
1. Oneroussame
2. becauseof Q: What are the grounds for filing an action for
formofthatof
futurecharges revocationofaDPN?
contracts
orburdens,
2. Gratuitious
whenthevalue A:
sameformof
ofsaidservices, 1. Marriageisnotcelebrated
thatof
burdens,or 2. Marriageisjudiciallydeclaredvoid
donations
chargesisless 3. Marriagetookplacewithoutconsentof

thanthevalueof parents,whenrequiredbylaw
thedonation. 4. Marriageisannulledanddoneeactedin
Onerous
badfaith
Burdens,chargesor
sameasthatof 5. Uponlegalseparation,doneebeingthe
servicesareequalin
contracts guiltyspouse
valuetothatofthe
6. Donation subject to resolutory
donation.
conditionandittookplace
7. Doneecommittedanactofingratitude
Q:Discussthekindsofdonationaccordingto
motiveorcause?
A: C.DONATIONMORTISCAUSA
1. Pure donation is one which is not
subjecttoanycondition Q:Whatisdonationmortiscausa?
2. Conditionalisonewhereinthedonor A: These are donations which are to take effect
imposes on the donee a condition uponthedeathofthedonor.
dependentonthehappeningofafuture
event or past event unknown to the NOTE: it partakes of the nature of testamentary
parties. provisionsandgovernedbytherulesonsuccession.
3. WithaTermisonewhereinthedonor (Art.728,NCC)
imposes on the donee a condition
dependent upon the happening of a
futureandcertainevent.

A.DONATIONINTERVIVOS
Q:Whatarethelimitationsimposedbylawin
makingdonationsintervivos?
A:RFM
1. Donor must Reserve sufficient means
forhissupportandforhisrelativeswho
are entitled to be supported by him
(Art.750,NCC)
157

Q: Distinguish donation inter vivos from Q:Whatlawswillapplytoonerousdonations?
donationmortiscausa.
A:
A:
1. Totallyonerousrulesoncontracts
INTERVIVOS
MORTISCAUSA 2. Partiallyonerous
Astowhenittakeseffect a. Portionexceedingthevalueof
Takeseffectduringthe the burden simple
lifetimeofthedonor, Takeseffectupon donations
independentlyofthehis donorsdeath b. Portion equivalent to the
death burden law on contracts
Astocauseorconsideration (PinedaProperty,p.547,1999
Incontemplationof ed)
donorsdeathwithout
Causeisdonorspure
intentiontodisposeof E.SIMPLE,MODAL,CONDITIONAL
generosity
thethingincaseof
survival
Onpredecease Q:Whatisasimpledonation?
Validifdonorsurvives
Voidifdonorsurvives A:Onewhichisnotsubjecttoanycondition
thedone
Onrevocability
Alwaysrevocableatany Q:Whatisaconditionaldonation?
Generallyirrevocable
timeandforanyreason
exceptforgrounds
beforethedonors A:Onewhereinthedonorimposesonthedonea
providedforbylaw
death condition dependent on the happening of a
Onformalities future event or past event unknown to the
Mustcomplywiththe Mustcomplywiththe parties.
formalitiesofdonations formalitiesofawill
Onwhenacceptanceismade Q: What is the effect if a suspensive condition
Acceptanceduring may take place beyond the natural expectation
Afterdonorsdeath
donorslifetime oflifeofthedonor?
Onwhenpropertyisconveyedtothedonee
Propertyretainedbythe A: The condition does not destroy the nature of
Propertycompletely
donorwhileheisstill theactasadonationintervivos,unlessacontrary
conveyedtothedonee
alive intentionappears.(Art.730)
Ontaxpayable
Donorstax Estatetax Q:Whatisamodaldonation?

D.ONEROUSDONATION A: A donation subject to burdens or charges.
Q:Whatisanonerousdonation?
4.FORMALITIESREQUIRED
A:Adonationgivenforwhichthedonorreceived
a valuable consideration which is the equivalent
A.HOWMADEANDACCEPTED
ofthepropertysodonated.

Q:Whomustmaketheacceptance?
Q:Whatarethekindsofonerousdonations?

A:Acceptancemaybemadebythedoneehimself
A:
or thru an agent with special power of attorney

otherwise,donationshallbevoid.(Art.745,NCC)
1. Totally onerous when the burden is

equaltoorgreaterthanthevalueofthe
Q:Whyisthereaneedforanacceptance?
propertydonated

A:Becausethedoneemaynotwanttoacceptthe
2. Partially onerous when the burden is
donors liberality or if donation is onerous, he
lesser than the value of the donation.
maynotagreewiththeburdenimposed.

158 CIVILLAWTEAM:

PROPERTY
Note:Donationisperfectedoncetheacceptanceof privateinstrument(Statuteof
the donation was made known to the donor. Frauds),regardlessofvalue.
Accordingly,ownershipwillonlyreverttothedonor Otherwise, donation is
iftheresolutoryconditionisnotfulfilled. unenforceable

Q: What is the effect of donations made to 2. Ofimmovableproperty:
incapacitatedpersons? a. Must be in a public instrument
specifying
A:Donationsmadetoincapacitatedpersonsshall i. thepropertydonatedand
be void, though simulated under the guise of ii. the burdens assumed by the
another contract or through a person who is donee
interposed(Art.743,NCC) b. Acceptancemaybemade:
i. Inthesameinstrumentor
Q: Who may accept donationsmade in favor of ii. In another public instrument,
minors? notified to the donor in
authentic form, and noted in
A:Ifthedonationispureandsimpleanddoesnot bothdeeds.
require written acceptance, the minors can Otherwise,donationisvoid.
acceptthedonationbythemselves
Ifthedonationneedswrittenacceptance,itmay
5.QUALIFICATIONSOFDONOR,DONEE
be accepted by their guardian or legal

representatives
Q:Whoqualifiesasadonor?

Q: Who may accept donations made to
A: Any person who has capacity to contract and
conceivedandunbornchildren?
capacity to dispose of his property. (Art. 735,
NCC)
A: Donations made to conceived and unborn

children may be accepted by those who would
Q:Whyisthereaneedforcapacitytocontract?
legally represent them if they were already born

(Art.742,NCC)
A:Becauseadonationintervivosiscontractualin
natureandisamodeofalienationofproperty.
B.PERFECTION

Q:Whenisthepossessionofcapacitytocontract
Q:Whenisadonationperfected?
bythedonordetermined?

A: Donation is perfected from the moment the
A:Hiscapacityshallbedeterminedasofthetime
donorknowsoftheacceptancebythedonee(Art.
ofthemakingofdonation.(Art.737,NCC)
734,NCC).
Note: Making of donation shall be construed to
meanperfection.
C.DIFFERENCESBETWEENFORMALITIESFOR
DONATIONOFREAL,PERSONALPROPERTIES Q:Whomayqualifyasdonees?

Q:Whatistheformalitiesrequiredfordonation A: All those who are not specially disqualified by
ofrealandpersonalproperties? law.

A: Q:Mayanunbornchildbeadonee?Adonor?
1. Ofmovableproperty:
a. With simultaneous delivery of A: An unborn child may be a donee but not a
propertydonated: donor.
i. for P 5,000 or less may be As a donee, donations made to conceived and
oral/written unborn children may be accepted by those
ii. for more than P 5,000 personswhowouldlegallyrepresentthemifthey
written in public or private werealreadyborn.(Art.742,NCC)
document Note: if the conceived child did not become a
b. Withoutsimultaneousdelivery: person,thedonationisnullandvoid
i. The donation and acceptance An unborn child cannot be a donor because it is
mustbewritteninapublicor essentialforapersontobeabletomakeadonation,
hemusthavefullcivilcapacity

159

6.EFFECTSOFDONATION/LIMITATIONS c. Thedoneshallnotbeliable
beyondthevalueofdonation
A.INGENERAL received.
Q: What rights and actions does the donee B.DOUBLEDONATIONS

acquire?
Q:Whenistheredoubledonation?
A: The donee is subrogated to the rights and
actionswhichincaseofevictionwouldpertainto
thedonor. A:Whenthesamethinghasbeendonatedtotwo
ormorepersons.
Q:Whenaredonorsliableforevictionofhidden
defects? Q:Whatistheruleincaseofadoubledonation?
A: A:TheruleondoublesaleunderArticle1544
shallbeapplicable:
1. If the donation is simple or
remunerative, donor is not liable for
eviction or hidden defects because the a. MovableOwnerwhoisfirsttopossess
donationisgratuitous,unlessthedonor ingoodfaith
actedinbadfaith. b. Immovable
2. Ifthedonationisonerous,thedonoris a. Firsttoregisteringoodfaith
liable on his warranty against eviction b. No inscription, first to possess in
and hidden defects but only to the goodfaith
extentoftheburden. c. No inscription & no possession in
good faith Person who presents
Q: What are the rules regarding the liability of oldesttitleingoodfaith
thedoneetopaythedebtsofdonor?
C.EXCESSIVE/INOFFICIOUS
A:
Q: What is the rule in case of an excessive or
1. Where donor imposes obligation upon
inofficiousdonation?
the done; (Art. 758, NCC) the done is
liable:
A:
a. to pay only debts previously
contracted; 1. A donor may not donate more than
b. for debts subsequently contracted whathecangivebywill;
only when there is an agreement
tothateffect; Reason: If he donates more than waht he
cannotgivebywill,thedonationwillbecome
Note:Notliablefordebtsinexcessofthe
excessiveandtoinsistonit,thelegitimesof
value of donation received, unless the
the compulsory heirs will be impaired.
contraryisintended.
Legitimes are reserved for the compulsory
2. Wherethereisnostipulationregarding heirs and the same cannot be impaired or
thepaymentofdebts:(Art.759,NCC) disposedofbythetestator.
a. Doneeisgenerallynotliabletopay 2. The donee cannot receive by way of

donorsdebts donation more than what he may
b. Donee is responsible only if receivebywill.
donation has been made in fraud
ofcreditors. Reason:ifthedoneecanreceivebydonation
(devise or legacy) more than what the
Note:Thepresumptionthatthedonations testator is allowed by law to give, the
was made in fraud of creditors arises
donation is inofficious and it may be
when the donor has not left sufficient
suppressed totally or reduced as to its
assets to pay his debts, at the time of
donation.
excess.
160 CIVILLAWTEAM:

PROPERTY
D.SCOPEOFAMOUNT 1. By individuals, associations or

corporations not permitted by Law to
Q:Whatpropertiesmaybedonated? makedonations;
2. By persons guilty of Adultery or
concubinageatthetimeofdonation;
A:Thedonationmaycoverallpresentpropertyof
3. By a Ward to the guardian before the
thedonor.Presentpropertyreferstopropertyof
approvalofaccounts;
the donor which he could dispose of at the time
4. By Spouses to each other during the
ofthedonation.
marriage or to persons of whom the
otherspouseisapresumptiveheir.
Q: What is the standing of the donation where 5. Between persons found guilty of the
thedonordidnotreservedpropertyorassetsfor same Criminal offense in consideration
himself sufficient for his support and all his thereof;
relativeslegallydependentuponhim? 6. To Relatives of such priest, etc. within
the 4th degree, or to the church to
A: It is valid. It is merely reducible to the extent whichsuchpriestbelongs;
that the support to himself and his relatives is 7. ToanAttestingwitnesstotheexecution
impairedorprejudiced.(Agapitov.DeJoya,[CA]. of donation, if there is any, or to the
40Off.Gaz.P.3526) spouse, parents or children or anyone
claimingunderthem;
Q:Mayfuturepropertiesbedonated? 8. TothePriestwhoheardtheconfession
of the donor during the latters last
illness, or the minister of the gospel
A: No. The donor is not yet the owner of said who extended spiritual aid to him
property.Apersoncannotgivewhathedoesnot duringthesameperiod;
own. 9. To a public Officer or his/her spouse,
descendants or ascendants in
NOTE:Futureinheritanceisfutureproperty,butnot considerationofhis/heroffice;
all future property is future inheritance. Future 10. To a Physician, surgeon, nurse, health
inheritance like future property cannot be disposed officerordruggistwhotookcareofthe
of bydonation.However, accrued inheritance,even donorduringhis/herlastillness;
if not yet delivered, may be alienated by the heir
because hereditary rights are transmitted from the
REVOCATIONORREDUCTION
moment of the death of the decedent. (Art. 777,

NCC)
A.GROUNDSFORREVOCATIONANDREDUCTION

E.INFRAUDOFCREDITORS
Q: What are the grounds for revocation of

donation?
Q: What is the remedy in case of donations
A:
executedinfraudofcreditors?
1. UnderArt.760
A:Thecreditorsmayrescindthedonationtothe a. Birthofadonorschildorchildren
extentoftheircredits.Theactionisknownas (legitimate, legitimated, or
accionpauliana. illegitimate) after the donation,
eventhoughbornafterhisdeath.
NOTE:Ifthedonordidnotreservedenough b. Appearanceofadonorschildwho
assetstopayhiscreditorswhomheowned is missing and thought to be dead
beforethedonation,thedonationispresumedto bythedonor
beinfraudofcreditors. c. Subsequentadoptionbythedonor
ofaminorchild.
7.VOIDDONATIONS
2. UnderArt.764
When the donee fails to comply with
Q:Whatarethedonationsprohibitedbylaw? any of the conditions which the donor
imposeduponthedonee.
A:Donationsmade:LAWSCRAPOP

3. Under Art. 765 by reason of
ingratitude
161

a.If the donee should commit some Q: Can a donor execute a donation subject to a
offense against the person, the condition?
honor or the property of the
donor, or of his wife or children A: Yes. A donor may execute a donation subject
underhisparentalauthority to a condition, the non fulfilment of which
b. Ifthedoneeimputestothedonor authorizes the donor to go to court to seek its
any criminal offense, or any act revocation(notreduction).
involving moral turpitude, even
though he should prove it, unless Note:thewordconditionshouldbeunderstoodin
the crime or act has been its broad sense and not in its strict legal sense. It
committed against the donee meanschargesorburdensimposedbythedonor.
himself, his wife or children under
Q: In a conditional donation, can revocation be
hisauthority
doneunilaterallybythedonor?
c. If he unduly refuses him support
when the donee is legally or
A: No. A donor cannot revoke a conditional
morally bound to give support to
donation unilaterally, that is, without going to
thedonor
court,evenifthedoneehadbreachedanyofthe

obligations imposed in the donation. A Judicial
Q: What are the grounds for reduction of
action is essential if the donee refuses to return
donation?
theproperty,orpayitsvaluetothedonor,orto
lattersheirsorassigns.However,theactionmust
A:ThesamegroundsforrevocationunderArticle
be filed within the prescriptive period fixed buy
760. The donation shall be reduced insofar as it
law, otherwise, it will be barred. (Ongsiaco v.
exceeds the portion that may be freely disposed
Ongsiaco,101Phil1196)
ofbywill,takingintoaccountthewholeestateof
thedonoratthetimeofthebirth,appearance,or
Q: Can the creditors of the deceased file an
adoptionofachild.(Art.761)
actionforreductionofinofficiousdonation?
B.HOWDONE A: No. Only compulsory heirs or their heirs and

successors in interest may sue for reduction of
Q: Can a donation be revoked once it is inofficiousdonations.Theremedyofthecreditor
perfected? istosue,duringthelifetimeofthedonor,forthe
annulment of inofficious donation made in fraud
A: Once a donation is perfected, it cannot be ofcreditors(Art.1387);ortheycangoagainstthe
revokedwithouttheconsentofthedoneeexcept estate of the deceased and not against the
ongroundsprovidedbylaw(Arts.760,764,765, donees.
NCC)
C.EFFECTS
Q:Isrevocationorreductionautomatic?
A: No. The emergence of the circumstances Q: What are the obligations of the donee upon
enumerated in Art. 760 does not automatically therevocationorreductionofdonation?
revokeorreducethedonation.Therevocationor
reduction is authorized only if the amount or A:
value of the property donated exceeds the
disposablefreeportion. 1. Return the thing or the object of the
donation
Q:Forpurposesofprescriptionofaction,whatis 2. If the property had already been
the rule in case of concurrence of two or more alienated and could not be recovered
groundsforrevocationorreduction? anymore, its value shall be paid to the
donor. The value shall be the price of
A: In the event that two or more causes are the property estimated at the time of
present, the earliest among them shall be the theperfectionofthedonation
starting point in the reckoning of the period of
prescriptionoftheaction. 3. If the property had been mortgaged,
the donor may pay the mortgage

obligations, subject to reimbursement
bythedonee.(Art.762)
162 CIVILLAWTEAM:

PROPERTY
Q:Isthedoneerequiredtoreturnthefruits? Q: What if the donor dies within the fouryear

prescriptiveperiod?
A:
1. If due to noncompliance with any A: The right of action to revoke or reduce is
condition imposed on the donation transmittedtohisheirs.(PinedaProperty,p.589,
fruits acquired after noncompliance 1999ed)
shallbereturned
2. If due to causes stated under Art. 760,
E.INOFFICIOUSDONATIONS
ingratitude, or inofficious donations
fruits acquired from the time the
complaintisfiledshallbereturned(Art. Q:Whenisadonationinofficious?
768)
A:Adonationisinofficiousorexcessivewhenits
D.PRESCRIPTION amount impairs the legitimes of the compulsory
heirs.
Q: What is the period of prescription of action
forrevocationorreduction? Note: Donations must be charged only against the
disposable free portion. If its amount exceeds the
same,theexcessisvoidforbeinginofficious(Pineda
A: Property,p.598,1999ed)
PRESCIPTIVE RECKONING
PERIOD PERIOD
Birthofchild 4years From the birth of Q:Whatisthestatusofaninofficiousdonation?
thefirstchild
Legitimation 4years From Birth of the A:Duringthelifetimeofthedonor,theinofficious
legitimated child, donation is effective since the excessiveness of
not from the date the donation can only be determined after the
of marriage of the donorsdeath.
parents
Recognition 4years From the date the
Note: Consequently, the donee is entitled to the
ofan recognition of the
fruitsofthepropertydonatedduringthelifetimeof
illegitimate childbyanymeans
the donor (Art. 771, Pineda Property, p. 599, 1999
child enumerated in
ed)
Article 712 of the
FamilyCode
Adoption 4years From the date of Q: May an heir waive his right during the
filingoftheoriginal lifetime of the donor to file an action for
petition for suppression or reduction of an inofficious
adoption, provided donation?
a decree of
adoption is issued
A: No. Such waiver, in whatever form it is
thereafter
extended,isvoid.(Art.772)
Appearance 4years From the date an
ofachild information was
believedto received as to the F.INGRATITUDE
bedead existence or
survivalofthechild Q:Arethereanyothergroundsforrevocationof
believed to be donation by reason of ingratitude other than
dead thoseenumeratedunderArticle765?
Non 4years From the non
compliance compliance with
withany thecondition A: None. The grounds under Article 765 are
condition exclusive.
imposed
Actof 1year From the time the
ingratitude donor had learned
of the donees act
of ingratitude,
provided it was
possible for him to
fileanation.
163

Q: Suppose the husband of the donee had Q:Whatistheremedyofthedonor?
maligned the donor, is there a ground for
revocationbyreasonofingratitude? A: If the property is already transferred in the
name of the buyer or mortgagee, the remedy of
A:None.Theactmustbeimputabletothedonee thedonoristorecoverthevalueoftheproperty
himself and not to another. (Pineda Property, p. determined as of the time of the donation. (Art.
593,1999ed) 767,PinedaProperty,p.594,1999ed)
Q: What if there are mortgages and alienations Q:Canthedonormakearenunciationofactions

effectedbeforethenotationofthecomplaintfor torevokeinadvance?
revocationintheRegistryofProperty?
A:No.Suchwaiverisvoid.
A: Such alienations and mortgages shall remain
validandmustberespected.(Art.766) Note: However, the donor may renounce an action
torevokeiftheactofingratitudehadalreadybeen
Note: Alienations and mortgages after the done.
registration of the pendency of the complaint shall
bevoid.
SUMMARYOFTHERULESONREDUCTIONOFDONATIONS
TIMEOFFILINGOFTHE TRANSMISSIBILITYOF
EXTENTOFREDUCTION RIGHTSTOTHEFRUITS
ACTION ACTION
1.Failureofthedonortoreservesufficientmeansforsupport(Art.750,NCC)
Anytimebythedonoror Nottransmissible
Donationreducedto Doneeisentitledtothe
byrelativesentitledto Note:thedutytogive
extentnecessaryto fruitsasownerofthe
supportduringthe andrighttoreceive
providesupport(Art.750, propertydonated(Art.441,
donorslifetime(Art.750, supportarepersonal(Art.
NCC) NCC)
NCC) 195,FC)
2.Inofficiousnessforbeinginexcessofwhatthedonorcangivebywill(Art.750,771,NCC)
Donationeffectiveduring
Transmissibletodonors Doneeappropriatesfruits
thedonorslifetime
Within5yearsafterthe heirsasdonationshallbe (Art.441,NCC)
subjecttoreductiononly
donorsdeath(Art.771, reducedasregardsthe
uponhisdeathwith
1149,NCC) excessatdonorsdeath retumthosefromfilingof
regardtotheexcess(Art.
(Art.771,NCC) complaint
771,NCC)
3.Birth,appearanceoradoptionofachild (Art.760,NCC)
[Sameasin#1
Doneeappropriatesfruits
Revocation]
[Sameasin#1 notaffectedbyreduction
W/in4yearsfrombirth
[Sameasin#1Revocation] Reduction] (Art.441,NCC).When
of1stchild,legitimation
donationisrevokedforany
(recognition),adoption,
Tochildren&descendants Donationreducedto ofthecausementionedin
judicialdeclarationof
ofdonoruponhisdeath extentnecessaryto article760,thedoneeshall
filiationorreceiptofinfo
(Art.763,2,NCC) providesupport(Art. notreturnthefruitsexcept
ofexistenceofthechild
750,NCC) fromthefilingofthe
believedtobedead
complaint(Art.768,NCC).
(Art.763,NCC)
4.Fraudagainstcreditors(Art.759,NCC)
Fruitsshallbereturnedin
Within4yearsfrom Propertyreturnedforthe
casedoneeactedinbad
perfectionofdonationor Tocreditorsheirsor benefitofcreditors
faith;ifimpossibleto
fromknowledgebythe successorsininterest subjecttotherightsof
return,indemnifythe
creditorofthedonation (Art.1178,NCC) innocent3rdpersons(Art.
donorscreditorfor
(Art.1389,NCC) 1387,NCC)
damages(Art.1388,,NCC)
164 CIVILLAWTEAM:

PROPERTY
MODESOFEXTINGUISHINGOWNERSHIP
Q:Whatarethemodesofextinguishing
ownership?
A:
1. Absoluteallpersonsareaffected
a. physicallossordestruction
b. legal loss or destruction (when it
goesoutofcommerceofman)
2. Relative only for certain persons for

othersmayacquiretheirownership
a. law
b. succession
c. tradition as a consequence of
certaincontracts
d. donation
e. abandonment
f. destruction of the prior title or
right
i.e. expropriation , rescission,
annulment, fulfillment of a
resolutorycondition)
g. Prescription(Paras,p.779)

Q:Whatisadefactocaseofeminentdomain?
A: Expropriation resulting from the actions of

nature as in a case where land becomes part of
thesea.Inthiscase,theownerloseshisproperty
infavorofthestatewithoutanycompensation.
165

PRESCRIPTION Resultsintheacquisition
Resultsinthelossofa
ofownershiporotherreal
realorpersonalright
DEFINITION rightsinapersonaswell
orbarsthecauseof
asthelossofsaid
actiontoenforcethe
Q:Whatismeantbyprescription? ownershiporrealrightsin
right
another
A: One acquires ownership and other real rights Howproved
through the lapse of time in the manner and Shouldbe
Canbeprovenunderthe
under the conditions laid down by law. In the affirmativelypleaded
generalissuewithoutits
same way, rights and actions are lost by andprovedtobarthe
beingaffirmatively
prescription.(Art.1106,NCC) actionorclaimofthe
pleaded
adverseparty
Q:Whatarethekindsofprescription? Relationshipbyownerandpossessor
Relationshipbetweenthe
A: occupantandthelandin Onedoesnotlookto
termsofpossessionis theactofthe
1. Acquisitive prescription one acquires capableofproducinglegal possessorbuttothe
ownershipandotherrealrightsthrough consequences;itisthe neglectoftheowner
the lapse of time in the manner and possessorwhoistheactor
undertheconditionslaiddownbylaw.
Q:Whomayacquirebyprescription?
a. Ordinary requires the A:PSM
possession of things in good
faith and with a just title for 1. Persons who are capable of acquiring
thetimefixedbylaw; propertybyotherlegalmodes
2. State
b. Extraordinary does not 3. Minors through guardians of
requiregoodfaithorjusttitle personally
but possession for a period
longer than ordinary Q: Who are the persons against whom
acquisitiveprescription prescriptionruns?

2. Extinctiveprescriptionlossofproperty A:MAPJ
rightsoractionsthroughthepossession
by another of a thing for the period 1.Minors and other incapacitated persons
provided by law or failure to bring the who have parents, guardians or other
necessary action to enforce ones right legalrepresentatives.
withintheperiodfixedbylaw. 2. Absenteeswhohaveadministrators.
3. Persons living abroad who have
Q: Differentiate acquisitive from extinctive managersoradministrators
prescription. 4. Juridicalpersons,exceptthestateandits
subdivision
A:
ACQUISITIVE EXTINCTIVE Q:Againstwhomdoesprescriptionnotrun?
Howacquired
A:SPG
Inactionoftheowner
Requirespossessionbya
ofpossessionor 1. BetweenSpouses,eventhoughtherebe
claimantwhoisnotthe
neglectofhisrightto a separation of property agreed upon in
owner
bringanaction the marriage settlements or by judicial
Rightscovered decree.
Applicabletoallkinds 2. Between Parents and children, during
Applicabletoownership theminorityorinsanityofthelatter.
ofrightswhetherreal
andotherrealrights 3. Between Guardian and ward during the
orpersonal
Effect
continuanceoftheguardianship

Vestsownershipand Producesthe
otherrealrightsinthe extinctionofrightsor
occupant barsarightofaction
166 CIVILLAWTEAM:

PRESCRIPTION
Q:Whatcanbesubjectofprescription? A.GOODFAITH
A:PP Q:Whenisapossessoringoodfaith?
1. Privateproperty
2. Patrimonialpropertyofthestate A:Ifheisnotawareoftheexistenceofanyflaw
ordefectinhistitleormodeofacquisitionwhich
Note: Patrimonial property of the state is the invalidates it (Art. 526 in relation to Art. 1128)
propertyitownsbutwhichisnotdevotedtopublic and has reasonable belief that the person from
use, public service, or the development of national whom he received the thing was the owner
wealth.Itiswealthownedbythestateinitsprivate, thereof, and could transmit his ownership (Art.
as distinguished from its public, capacity. (Paras, p. 1127)
58)
Q:Whenmustgoodfaithexist?
A.ACQUISITIVE

1.CHARACTERISTICS A: It must exist not only from the beginning but
throughout the entire period of possession fixed
Q: What is thebasisof acquisitiveprescription? by law. (Pineda Succession and Prescription, p.
643,2009ed)
A:Itisbasedontheassertionofausurperofan
adverse right for such a long period of time, B.JUSTTITLE
uncontestedbythetrueowneroftheright,asto
give rise to the presumption that the latter has Q:Whatdoesjusttitlemean?
given up such right in favour of the former.
(Tolentino,CivilCodeofthePhilippines,Vol.IV,p.
A: It means that the possessor obtained the
2)
possession of the property through one of the
modesrecognizedbylawforacquiringownership
Q: What are the basic requirements of but the transferor or grantor was not the owner
prescription as a mode of acquiring ownership? of the property or he has no power to transmit
theright(Art.1129)
A:
Note: Just title is never presumed, it must be
1. Actual possession of a property, which proved.(Art.1130,NCC)
issusceptibleofprescription
2. Possessionmustbeintheconceptofan Note: The title for prescription must be true and
owner and not that of a mere holder valid(Art.1130)
(Art.1118)
3. Possessionmustbepublicoropen(Art.
1118) Q:Whatisatruetitle?
4. Possessionmustbepeaceful(Art.1118)
5. Possessionmustbecontinuousandnot A: One which actually exists and is not just a
interrupted(Art.1118) pretendedone.
6. Possession must be adverse, that is,
exclusiveandnotmerelytolerated Note: An absolutely simulated or fictitious title is
7. Possession must satisfy the full period voidandcannotbeabasisforordinaryprescription.
requiredbylaw(PinedaSuccessionand (PinedaSuccessionandPrescription,p.646,2009ed)
Prescription,p.606,2009ed)
Q:Whatisavalidtitle?
2.ORDINARY
A:Atitlewhichissufficienttotransmitownership
Q:Whatisordinaryprescription? of the property or right being conveyed had the
transferor or grantor been the real owner
A: It requires possession of things in good faith thereof.
andwithjusttitleforthetimefixedbylaw.

167

3.EXTRAORDINARY 5.PERIOD
Q:Whatisextraordinaryprescription? Q: What are the periods as regards prescription

asamodeofacquisitionofownership?
A: Prescription where the possessor is in bad
faith. It does not require good faith or just title A:
but possession for a period longer than ordinary
1. Movables
acquisitive prescription (Pineda Succession and
a. 4yearsgoodfaith
b. 8yearsbadfaith

Q: How does ownership of personal property 2. Immovables
prescribe? a. 10yearsgoodfaith
b. 30yearsbadfaith
A:Throughuninterruptedpossessionfor8years,
withoutneedofanyothercondition.(Art.1132) Q: What are the rules for the computation of
timenecessaryforprescription?
Q: How about ownership and other real rights
A:
overimmovables?
1. Thepresentpossessormaycompletethe
A:Theyprescribethroughuninterruptedadverse period necessary for prescription by
possession for 30 years, without need of title or tacking his possession to that of his
ofgoodfaith(Art.1137) grantororpredecessorininterest.
2. Itispresumedthatthepresentpossessor
Q: What are the requisites of extraordinary whowasalsothepossessorataprevious
prescription? time, has continued to be in possession
duringtheinterveningtime,unlessthere
A:CLASG isprooftothecontrary.
3. The first day shall be excluded and the
1. Capacityofthepossessortoacquireby lastdayincluded.(Art1138,NCC)
prescription;
2. Susceptibilityofobjecttoprescription; 6.WHATCANNOTBEREQUIREDBYACQUISITIVE
3. Adverse possession of the character PRESCRIPTION
prescribedbylaw;
4. Lapseoftimerequiredbylaw;
5. Goodfaithofpossessororproofofjust Q:Whatcannotbesubjectofprescription?
title.
A:PRIM
1. Publicdomain;
4.REQUISITES 2. Registeredland;
3. Intransmissiblerights;
Q: What are the basic requirements of 4. Movablespossessedthroughacrime;
prescription as a mode of acquiring ownership?
Q: Emilio died, leaving 8 children. In 1960, His
A: eldest child, Flores, took possession of and
1. Capacitytoacquirebyprescription; cultivated the land, caused the cancellation of
2. A thing capable of acquisition by the tax declaration in Emilios name covering a
prescription; parcel of land and caused the issuance of
3. Possession of the thing under certain anotherinhisownname.ThecoheirsofFlores
conditions;and discoveredthecancellation.UponFloresdeath,
4. Lapseoftimeprovidedbylaw theheirsofhissisterstogetherwithhissurviving
sistersfiledacomplaintin1999againsttheheirs
ofFloresforpartitionofthelotanddeclaration
NOTE: The first two requisites apply to both
ordinary and extraordinary prescription, but
of nullity of the documents. Did the heirs of
thelasttworequisitesvaryforeachkind. Flores acquire ownership over the lot by
extraordinaryacquisitiveprescription?

168 CIVILLAWTEAM:

PRESCRIPTION
A:Yes.Whiletheactiontodemandpartitionofa Q: Anthony bought a piece of untitled

coowned property does not prescribe, a co agricultural land from Bert. Bert, in turn,
owner may acquire ownership thereof by acquired the property by forging Carlos
prescription, where there exists a clear signature in a deed of sale over the property.
repudiation of the coownership, and the co Carlohadbeeninpossessionofthepropertyfor
owners are apprised of the claim of adverse and 8 years, declared it for tax purposes, and
exclusiveownership.Inthiscase,therespondents religiously paid all taxes due on the property.
neverpossessedthelot,muchlessassertedtheir AnthonyisnotawareofthedefectinBertstitle,
claim thereto until 1999 when they filed the buthasbeeninactualphysicalpossessionofthe
complaint for partition. In contrast, Flores took property from the time he bought it from Bert,
possession of the lot after Emilios death and whohadneverbeeninpossession.Anthonyhas
exercised acts of dominion thereon tilling and sincethenbeeninpossessionofthepropertyfor
cultivating the land, introducing improvements, oneyear.
and enjoying the produce thereof. The statutory
period of prescription commenced in 1960 when CanAnthonyacquireownershipoftheproperty
Flores, who had neither title nor good faith, by acquisitive prescription? How many more
secured a tax declaration in his name and may, years does he have to possess it to acquire
therefore, be said to have adversely claimed ownership?
ownership of the lot. On said date, respondents
werealsodeemedtohavebecomeawareofthe A: Yes, Anthony can acquire ownership of the
adverse claim. Floress possession thus ripened property by ordinary acquisitive prescription
into ownership through acquisitive prescription whichrequiresjusttitleandgoodfaith(Art.1117,
after the lapse of 30 years. (Heirs of Restar v. CC). There was just title because a deed of sale
HeirsofCichon,G.R.No.161720,Nov.22,2005) wasissuedinhisfavoreventhoughitwasforged,
which fact he was not aware of. He needs to
Q:Sixto,ownerofaparcelofland,died.Hewas possessthelandingoodfaithandintheconcept
survived by hiswife and 3 children. The subject of owner for a total of ten years in order to
land was donated by his wife to Silverio, who acquire ownership. Since Anthony possessed the
immediatelyenteredintopossessionoftheland, landforonlyoneyear,hehasnotcompletedthe
builtafencearoundit,constructedaresidential tenyearperiod.EvenifAnthonytacksthe8year
house,declareditfortaxpurposesandpaidthe periodofpossessionbyCarlowhointhedeedof
taxesthereon,andresidedthereuntilhisdeath. saleissupposedtobehisgrantororpredecessor
After 45 years from the time of donation, in interest (Article 1138[I], CC), the period is still
Soledad, one of Sixtos children, filed a shortoftenyears.
complaint for recovery of ownership, and
possession against Silverio. Who is the rightful If Carlo is able to legally recover his property,
owneroftheland? can he require Anthony to account for all the
fruitshehasharvestedfromthepropertywhile
A: By extraordinary acquisitive prescription, inpossession?
Silveriobecametherightfulowneroftheland.In
extraordinary prescription ownership and other A: Since Anthony is a possessor in good faith,
realrightsoverimmovablepropertyareacquired Anthonycannotbemadetoaccountforthefruits
through uninterrupted adverse possession hegatheredbeforehewasservedwithsummons.
thereof for 30 years without need of title or of A possessor in good faith is entitled to the fruits
goodfaith. received before the possession was legally
interruptedbytheserviceofsummons(Art.544,
When Soledad filed the case, Silverio was in CC).AfterAnthonywasservedwithsummons,he
possessionofthelandfor45yearscountedfrom became a possessor in bad faith and a builder,
the time of the donation. This is more than the planter,sowerinbadfaith.Hecanalsobemade
required 30 years of uninterrupted adverse to account for the fruits but he may deduct
possessionwithoutjusttitleandgoodfaith.Such expenses for the production gathering and
possessionwaspublic,adverseandintheconcept preservationofthefruits(Art.443,CC).
of an owner. He declared the land for taxation
purposes and religiously paid the realty taxes Q: If there are standing crops on the property
thereon. Together with his actual possession of when Carlo recovers possession, can Carlo
theland,thesetaxdeclarationsconstitutestrong appropriatethem?
evidence of ownership of the land occupied by
him. (Calicdan v. Cendea, G.R.No. 155080, Feb. A: The value of the standing crops must be
5,2004) prorated depending upon the period of
169

possession and the period of growing and negligentintheassertionofhisright.(Tolentino,
producingthefruits.Anthonyisentitledtoapart CivilCodeofthePhilippines,Vol.IV,p.2)
of the net harvest and a part of the expenses of
cultivation in proportion to his period of 2.REQUISITES
possession.However,CarlomayallowAnthonyto
gather these growing fruits as an indemnity for
Q:Whatarethebasicrequirementsof
theexpensesofcultivation.IfAnthonyrefusesto
prescriptionasamodeofacquiringownership?
accept this concession, he shall lose the right to

indemnityunderArt.443.(Art.545,par.3,NCC).
A:
(2008BarQuestion)
1. Capacitytoacquirebyprescription;
2. Athingcapableofacquisitionby
B.EXTINCTIVE prescription;
3. Possessionofthethingundercertain
1.CHARACTERISTICS conditions;and
4. Lapseoftimeprovidedbylaw
Q:Whatisextinctiveprescription?
3.PERIODS
A:Itreferstothetimewithinwhichanaction
maybebrought,orsomeactdone,topreservea Q: What are the periods as regards prescription
right(PinedaSuccessionandPrescription,p.660, ofactionstorecovermovablesandimmovables?
2009ed)
A:
NOTE:Itisalsoreferredtoasprescriptionofactions,
statuteoflimitations,andstatuteofrepose 1. Movables
c. 4yearsgoodfaith
Q:Whatisthebasisofextinctiveprescription?
d. 8 years bad faith (Art. 1140 in
relationtoArt.1132)
A:Itbasedontheprobability,bornofexperience,
thattheallegedrightwhichaccruedinthepast
neverexistedorhasalreadybeenextinguished; 2. Immovables
orifitexists,theinconveniencecausedbythe
lapseoftimeshouldbebornebytheparty c. 10yearsgoodfaith
d. 30yearsbadfaith(Art.1141)
170 CIVILLAWTEAM:

PRESCRIPTION
II.NOPRESCRIPTIONAPPLICABLE
NOPRESCRIPTIONAPPLICABLE
Whenitispossessedthroughacrimesuchasrobbery,theft,orestafa.
ByOffender Note:Thepersonwhocannotinvoketherightofprescriptionistheoffenderorpersonwhocommitted
thecrimeoroffense,notasubsequenttransfereewhodidnotparticipateinthecrimeoroffense,
unlessthelatterknewthecriminalnatureoftheacquisitionofthepropertybythetransferor.(Art.
1133,PinedaSuccessionandPrescription,p.651,2009ed)
1.
Anactiontorecoveraregisteredlandbytheowner
2.
Right to petition for the issuance for the issuance of a Writ of Possession filed by the
RegisteredLands(PD1529) applicantforregisteredland

Note:Similarly,anactiontorecoverpossessionofaregisteredlandneverprescribes.
1.Actionlegaltodemand
arightofway Imprescriptible
2.Toabateanuisance
Actiontoquiettitleif
Imprescriptible
plaintiffinpossession
Appliestobothactionanddefense.
Voidcontracts
Note:However,anactiontoannulavoidablecontractprescribesafter4years
Actiontodemand
partition
Aslongasthecoownershipisrecognizedexpresslyorimpliedly(Art.494)
Note:Distinguishedfrom
laches
RightofreversionorreconveyancetotheStateofthepublicpropertiesregisteredandwhicharenot
capableofprivateappropriationorprivateacquisitiondoesnotprescribe
Propertyofpublic
Note: In contrast, where private property is taken by the Government for public use without first
dominion
acquiringtitletheretoeitherthroughexpropriationornegotiatedsale,theownersactiontorecover
thelandorthevaluethereofdoesnotprescribe.

III.PRESCRIPTIONORLIMITATIONOFACTIONS
Q:WhataretherespectiveprescriptiveperiodsofactionsspecifiedundertheCivilCode?
ACTIONS PRESCRIPTIVEPERIOD
8years(goodfaith)or4years(badfaith)fromthetime
RecoverMovables thepossessionislost(Art.1140,PinedaSuccessionand
30years(Recoverownership)(Art.1141)
RecoverImmovables 10years(Recoverrealrightofpossession)(Art.555(4),
PinedaSuccessionandPrescription,p.667,2009ed)
MortgageAction 10yearsfromdefaultofmortgagor(Art.1142)
Basedonwrittencontract
10years
Note:Ifcontractisoralorquasi,prescriptiveperiodis6
years(Art.1145)
Basedonobligationcreatedbylaw 10yearsfromthetimetherightofactionaccrues
10yearsfromthedayjudgmentbecamefinaland
Basedonjudgment
executory(Art.1144)
Baseduponaninjurytotherightsofplaintiff 4years
Basedonquasidelicts 4years(Art.1146)
Forcibleentryanddetainer 1year
Defamation 1year(Art.1147)
Allotheractionsnotspecified 5years(Art.1149)
171

IV.INTERRUPTION
Q:Whatarethegroundsforinterruptionof
prescriptiveperiod?
A:
1. Whentheyarefiledbeforethecourt.
2. Whenthereisawrittenextrajudicial
demandbythecreditors
3. Whenthereisanywritten
acknowledgmentofthedebtbythe
debtor.(Art.1155)
V.NUISANCE
Note:seediscussionunderNuisance(X.Nuisance)
172 CIVILLAWTEAM:

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PROPERTY

to pay the expenses made by a third person in

NOTE: Natural fruits are the spontaneous products Withrespecttoanimals,itissufficientthattheyare

Industrial fruits are those produced by lands of any

GoodFaith GoodFaith GoodFaith

1.Acquireimprovementsandpay 1.Rightofretentionfornecessary 1.Collectvalueofmaterials

GoodFaith GoodFaith BadFaith

1.Optionto: 1.Rightofretentionfornecessary 1.Losematerialswithoutrightto

GoodFaith BadFaith BadFaith

BadFaith BadFaith BadFaith

BadFaith GoodFaith GoodFaith

BadFaith BadFaith GoodFaith

BadFaith GoodFaith BadFaith

Q:Whencantheownerofthelandappropriate two more months, a resurvey of the land

A:Onlywhenthebuilder,planter,sowerbelieves A: As to the pending crops planted by Felix in

considerablymorethanthevalueofthehouse.If one of the measures to protect builders in good

2. Suppose X was in good faith but Y knew A:No.SincespousesNuguidoptedtoappropriate

Note:Iftheusufructuaryhasnotchosentoremove A: The rule does not apply to manmade or

Q: What is the effect if all the requisites are 1.Tocompensatehimfor:

A: It becomes of public dominion whether it is ALLUVIUM AVULSION

A:NAPA Soilcannotbe Identifiableand

A: While it is true that a mortgage of land IMMOVABLEBYINCORPORATION

1. Real property by nature if they are

Q:DistinguishPar.3fromPar.4. from the act of the owner in giving by contract a

PAR.3 PAR.4 Q: How is the equipment of a transportation

Q: Are machineries bolted or cemented on real

Note: Where a tenant places the machinery under

Q:Whataremovableproperties? Q: How are properties classified according to

3. Forces of nature which are brought 2. Privateownershippropertyownedby:

1. Test of Exclusion everything not A:Propertieswhichare:USD

5. Cannot be Registered under Land Q:Arealiensprohibitedtoprivatelyownlands?

Q: Do LGUs have the power to withdraw a i.e.Aglassofwine

leased from Alava. Jaimes possession was in

Q:Whatisaccionpubliciana? Q: What is the effect of nonregistration of the

A:Requisites: Q: Distinguish forcible entry from unlawful

A:Itistheremedywhenthecomplaintpraysfor 1. Possibility that neither the plaintiff nor

single object, the owner of the principal thing Q:Howistheindemnitymade?

include an action to quiet title as one of those

XPN: To aliens in case of hereditary

A: A condominium may include, in addition, a

1. Law ex. easement of party walls 5. ToOpposetoanyactofalteration(Art.

i.e. Where the donor prohibits Q: Borromeo, a coowner of a parcel of land,

Q: What if the case does not prosper, are the 2.ACTSOFALTERATION

XPN: Coowner's possession may be deemed willnotlieinfavorofPastor.(Salvadorv.CA,G.R.

A: Necessary expenses are those made for the Q:Mayacoowneroptnottocontributetothe

6.RIGHTTOREDEMPTIONOFCOOWNERS Q: Villaner, upon death of his wife, sold the

Q:Whataretheclassesofpossession? Q: Is it possible for a person who has been

POSSESSION OCCUPATION A:Possessionthrough:FATV

A: Expenses incurred to preserve the property, Q:Whatareluxuriousexpenses?

Note:However,onlythepossessoringoodfaithmay Note: But he may remove the luxurious

Q: When is good or bad faith material or A:Yes.Apossessoringoodfaithhastherightof

Note: This is merely presumptive as it can be

G.LOSS/TERMINATION 5. Assignment complete transmission of

Q: Is the usufructuary bound to preserve the ownerwho lesseeenjoy

A: No. The annotation is not sufficient cause to

Note:ifithasnotyetbeenappraisedorifitisnota Q: Up to when may the transferee enjoy the

A: Because there is no indemnity for Q:Whataretheeffectsoffailuretopostabond

Q: What are the obligations of the A:

A: The usufructuary, being unable to file the GR:theusufructuarymaymakethembut

Rights Limitations Q: An insurance covering the object of

1.Is a right limited by the Needs of the EASEMENT USUFRUCT

A:Thetermimmovablemustbeunderstoodin A: There can be no usufruct over an

a. Apparent Made known and e.g. Easement of light and view