PROPERTY REVIEWER

Civil Code of the Philippines

Paras, Book II, Articles 414 to 693

PROPERTY (subject or course) – classifies or defines the different kinds of appropriable objects, provides for
their acquisition, and loss, and in general, treats of the nature and consequence of such real rights.

Classification of THINGS
 R e s nullius – b elon gin g to n o o n e
 R e s c o m m u n e s – to e v e r yo n e
 R e s alicujus – to s o m e o n e

Classification of Property
 Mo vabl e, i m mo va b l e
 Public, private do mi n i on
 Wi t h i n, out sid e t h e c o m m e r c e o f m a n
 P r e s en t , fu t ur e p r o p e r t y
 Ta n gib l e o r corporeal, intangible o r incorporeal
 Principal, a c ce s sor y
 Fungible, non -fungible
 Generic, specific
 In c u s to di a legis, free p r o pe r t y

Characteristics of Property
1. Utility for the satisfaction of moral or economic wants
2. Susceptibility of appropriation
3. Individuality or substantivity

ARTICLE 414
  I m p o r t a n c e o f classification to i m m o v a b l e a n d m o v a b l e – th e fact that differe nt p r o vi s ion s o f th e l a w
govern the acquisition, possession, disposition, loss, and registration of immovables and movables
  H u m a n b o d y – n eith e r p e r s on a l no r real
ARTICLE 415 - Immovables
  D e f in it ion – th e e t ymo l o gi c a l m e a n i n g s h o u l d yi e ld to th e legal o r juridical s igni fi c an ce a tt a ch ed t o th e
term by the law
Academic Classification of REAL PROPERTIES
1. By nature
2. By classification
3. By destination or purpose
4. By analogy

 B u i ld in gs – th er e s h o u l d b e intent o f p e r m a n e n t a n n e xa t i o n ( i m m o v a b l e p r o p e r ty)
 N o distinction wh e t h e r built o n o w n l and or no t
 M a t e r i a l s a nd /o r d i s ma n t l e d h o u s e – p e r s on a l p rop e r ty
  H o u s e built o n r e n t e d l a n d m a y b e m o r t g a g e d :
 Ch a t t e l – p r o v i d e d pa rti e s a g r e e a n d n o i n no c e n t t h i rd p a r t y is p r e j u d i c e d
 R e a l E s t a t e M o r t g a g e – s h o u l d b e p r e f e r r e d if m a d e s u b s e q u e n t t o ch at te l m o r t g a g e
 B u i ld in gs s ub j e c t t o chattel m o r t g a g e c a n n o t b e s o l d e xt ra – judicially ( u n d e r 3 1 3 5 , r e fe rs to real
mortgage only)
 N o legal c o mp u l s i o n t o register build in gs that d o not be l o n g to o w n e r s l and – N O registry in this
jurisdiction of building apart from land.
 B u i ld in gs s o l d o r m o r t g a g e d t o b e i m m e d i a t e l y d e m o l i s h e d – p e r s on a l p r op e r t y, true o b j e c t o f th e
contract is the materials
 R E G I S T R Y O F P R O P E R T Y – ministerial duty, should register a s long as proper fee has been paid. H e has
no judicial or quasi-judicial power to determine the nature of the document.
 C o n s t r u c t i o n s o f all k i n d s – a t t a c h m e n t m u s t b e m o r e o r l e s s p e r m a n e n t
 W o o d e n sca ffoldings o f painters – p er son al prop e rt y
 D e t a c h e d o r u p r o o t e d t r e es – p e r s o n a l p r o p e r t y, e x c e p t t i me r i n t i m b e r l a n d
 R e a l p r op e r t y ( i n c o rpo r e a l th in g) – in jur y o r b r e a k a g e o r d et erio r ation in c a s e o f s ep a r ation m u s t b e
SUBSTANTIAL
  E v e r yt h i n g a t t a c h e d t o a n i m m o v a b l e (pa r.3 ) – w h e n i n c o rp or a t i on c e a s e s o r w h e n it is d e t a c h e d it is
considered as personal property
 P a r . 4 ( st atu e s, reliefs, p a i nt i n g s ) – s h o u l d h a v e i nt ent t o a t t a c h p e r m a n e n t l y

 Par.5 ( ma ch in er y) –
1. Shoul d b e placed b y the o wn er of the t en ement
2 . I nd u s t r y o r w o r k s m u s t b e ca rr ied o n in a build in g
3 . D ir e c t l y m e e t t h e n e e d s o f t h e i nd u s t r y o r w o r k
4 . M a c h i n e s m u s t b e e ss ent ia l a n d p r in c ip a l e l e m e n t s i n t h e indu st r y, a n d n o t m e r e l y i n c i d e n t a l
 E ffe c t o f s e p ar at ion (par.5)
1 . If n o l on ge r u s e d in th e i nd u s t r y – chattel
2 . T e m p o r a r y s e p a r a t i o n b u t still n e e d e d in th e in dus t r y – real p r o p e r t y
 M a c h i n e r y p l a c e d b y t e n ant – p e r s on a l
 T e n a n t p r o m i s e d t o gi v e t h e m a c h i n e r y – real t o t h e o w n e r
 Ten ant acted as agent of o wn er – real
 Cannot b e real property if placed b y person having T E M P O R A R Y R I G H T only
 Electric p o l e s / to we r s – p e rs o n a l properties, b e c a u s e it d o e s no t fall in par.1,3, & 5 .
 Par.6 -
1 . An i m a l s inside – real prop e rt y
2 . S a m e w i t h a n i m a l s t e m p o r a r i l y o u t s i d e b u t w i t h int en t to r e t ur n
 P ar.7 – Fertilizers s h o u l d b e actuall y u s e d in l and
 P a r. 8 – mi n e s , s l a g d u m p s , etc
 P ar .9 – floating h o u s e vs. ve s s el
 P ar .10 – pertaining t o “rights” – real prop e rt y b y a n a l o g y

A R T I C L E 4 1 6 - M ovabl e s
 G r o w i n g c r o p s – p e r so n a l p r o p e r t y fo r p u r p o s e s o f c hattel m o r t g a g e l a w a n d a t t a c h m e n t
 T e s t o f w h a t m a y b e sto l e – it is o f v a l u e a n d m a y b e a p p r o p r i a t e d b y a p e r s o n o t h e r t h a n th e o w n e r
  T E S T : wh e t h e r mo va b l e o r i m m o v a b l e
1. Property is capable o f being carried fr o m place to place (Test b y D E S C R I P T I O N )
2 . C h a n g e i n lo ca tion c a n b e m a d e wi t h o u t i n j u r in g real p r o p e r t y t o w h i c h it is a t t a c h e d
3. Object is not enumerated in A R T 415 (Test b y E X C L U S I O N )
 Test b y E X C L U S I O N is superior to the test b y description.
 P atent, co p yr i gh t , right to in ve n t io n – p e r s on a l p r op e rt y

ARTICLE 417
 O b l i ga t i o n s a n d a c t i on s o v e r m o v a b l e s a n d d e m a n d a b l e s u m s
 S h a r e s o f s t o c ks
 If obj e ct is illegal – n o t c on s i d e r ed d e m a n d a b l e s o n o right exists
 If th e o n l y p r o p e r t y o f a corpo r ation i s real p r op e r t y – sh a r es o f s t o c k is still p e r s o n a l pr op e r t y
 M O N E Y , wh e t h e r legal tender o r me r c h a n di s e – personal prop e rt y

ARTICLE 418
 C o n s u m a b l e – b y n atur e, c a n n o t b e u s e d w i t h o u t b e i n g c o n s u m e d
 N o n - c o n s u m a b l e – a n y o the r p rop er t y

 F u n g i b l e – if a g r e e d t h a t th e e q u i va l e n t b e r e t u r n e d
 N on - fun gibl e – identical thing b e returned

A R T I C L E 4 1 9 – P u bl i c d o mi n i o n o r p r i vat e o w n e r s h i p
 Public capacity
 P rivate c a p a c i t y

ARTICLE 420
 P ubli c D o m i n i o n – o wn e r s h i p b y the State, it h a s control a n d ad mini st r ation
 O R o wn e r s h i p b y the public in general
Three Kinds:
1 . P ub l i c u s e – m a y b e u s e d b y a n yb o d y
2 . P u b li c s er vic e – m a y b e u s e d o n l y b y d u l y a u t h o ri z e d p e r s o n s
3 . D e v e l o p m e n t o f n a t i o na l w e a l t h – e.g. n a t u r a l r e so u r c e s

 C a n a l s cons tru ct ed b y th e State – P ubli c D o m a i n

  C a n a l s c on s t r u c t ed b y p ri va t e p e r s o n s – p ri vat e
Characteristics o f Properties of Public Dom inion :
1. Outside the co mme r ce o f m a n
2 . C a n n o t b e a c q u i r e d b y pr e sc ript ion
3 . C a n n o t b e r e gi s t e r e d o r s u b j e c t o f a T o r r e n s title
4 . C a n n o t b e l e vi e d u p o n b y e x e c u t i o n , n o r c a n t h e y b e a t t a c h e d
5 . Ge n e r a l l y, t h e y c a n b e u s e d b y e v e r y b o d y
6 . E i th e r r e al o r p e r s o n a l p r o p e r t y

 Registr ation o f properties o f P ub li c d o m a i n d o e s n o t con fe r o wn e r s h i p

 Inclusion i n title d o e s n o t con fe r title
 Forest lands cannot b e registered
 R i g h t o f p u b l i c c h a r a c t e r c a n n o t b e tr a n s fe r r e d e x c e p t t h r o u gh s u c c e s s i o n
 A l l o w i n g t h e u s e o f c a n a l s b y o t h e r s – t h e o w n e r lo s se s t h e e xc l u s i ve ri ght t o u s e t h e s a m e
 Agr i cu ltur a l l a n d m a y b e a c q u i r ed b y pr i va t e p e r so n s
 F o r e s t a n d m i n i n g l a n d s m a y n o t b e t r an s fe r r e d b u t m a y b e l e a s e d
 P ubli c agricultural l a nd s – alienable portions N O T classified a s forest o r min er al lands, m a y b e
a c quir ed, i f m a d e a va i l abl e b e c o m i n g p a t r i mo n i a l p rop e r t i e s
 P r o p e r l i c e n s e e o w n s for e st p r o d u c t s o b t a i n e d b y o t he r entities
 Classi fic ation a n d re-classification o f P ub l i c l ands – pr e ro gati ve o f th e e xe cut i ve d e p a r t m e n t
 G o v e r n m e n t l a n d s – in clude s pub li c a n d pa tr i mon i al la n d s
 Public Land Act:
 L a n d is alienable pu bl ic l a n d
 O p e n , c o n t i n u o u s , a d v e r s e p o s s e s s i o n

ARTICLE 421
 P a tr i mo n i a l p ro p e rt y – n ot d e vo t e d t o p ub l i c u s e, publi c s er vi ce , o r d e v e l o p m e n t o f n a tion a l we a l t h .
 O w n e d b y t h e St at e i n its pr i vat e c a p a c i t y.
Examples:
1 . Friar l a n d s
2. S an Lazaro Estate
3. Lan d s obtained in escheat proceedings
4 . M un i c ip a l o w n e d wa t e r wo r ks s ys t e m

 P a tr i mo n i a l p rop e r t i e s m a y b e a c q u i r e d t h r o u g h p re sc r iption

ARTICLE 422
 W h e n no t d e vo t e d t o publ ic us e, pu b li c s er vic e o r d e v e l o p m e n t o f n ation a l we a l t h – p a tri mon ia l
property
 E xe cut i ve a n d legislative – authority to m a k e S U C H declaration

ARTICLE 423
For POLITICAL SUBDIVISIONS:
1 . P u b li c u s e
2 . P a tr i mo n i a l pr op e r t y

 A municipalit y i s a juridical p e r s on c ap a b l e o f acquiring properties

 National G o v e r n m e n t – Central G o v e r n m e n t
 Go v e r n m e n t o f the P hilippines - totality

ARTICLE 424
 Properties o f political subdivisions fo r P ublic service – patrimonial
 P atrimonial p rop e r t y – n o t ordinary private property, a cquisition s hou l d N O T i mpa i r certain
g o v e r n m e n t a l activities
 P rope rt ie s th a t c a m e f r o m th e St a t e – th e G o v e r n m e n t c on t ro l s th e di spo sit ion o f p rop er ti es o f political
subdivision s
 A b s e n c e o f pr oo f that political subd i vi sion s a c q u i r e d th e properties w i t h their o w n fu n d s – p r e s u m e
t h a t it c a m e f r o m t h e S t a t e
Types o f Properties of Political Subdivisions:
1 . Ac q u i r e d t h r o u gh their o w n fu n d s
2 . T h o s e s u b j e c t t o t h e c o n t ro l a n d s u p e r vi s i o n o f t h e S t a t e – h e l d i n trust b y t h e S t a t e t o t h e m

 Properties fo r P U B L I C U S E m a y not b e leased – r ei mbur s e the rents if N O benefit w a s ga i ned b y lessee

  P rop e r t i e s o f p a t r i mo n i a l i n n a t u r e m a y b e l e vi e d u p o n o r a t t a c h ed

ARTICLE 425
 Private properties – m a y b e o w n e d individually o r collectively
 P o s s e s s i o n s i n c e t i m e i m m e m o r i a l – p r e s u m p t i o n that it n e ve r b e e n p a rt o f p ub li c d o m a i n
 E rro r in To r r e n s title w h i c h i n c lu d e s g o v e r n m e n t prop er ti es – m a y o n l y b e q u e st i on e d b y th e
government
 P a y m e n t o f l a n d t a x is no t a n e v i d e n c e o f o w n e r s h i p if t h er e is a To r r e n s title
 Acquisition o f land b y aliens – prohibited (absolute)
ARTICLE 426
 Furnitures
 T h e article e n u m e r a t e s t h i n gs n o t i n c l u d e d i n th e t e r m F u r n i tu r e s
 M o n e y, credit, securities, stocks, j e we lr y, etc.

OWNERSHIP

ARTICLE 427
O W N E R S H I P – i nd e p e nd en t a n d gene r al right o f a p e r s o n to control a thing particularly i n his possession,
e n j o ym e n t , disposition, a n d r e c o ve r y, s ubj e ct t o N O restriction e xc e p t :
1. Tho se i mp o sed b y State
2 . B y p r i va t e p e r s o n s
3 . A n d wi t h ou t p r ejudi c e to th e p ro vi sion s o f th e l a w

 L e a s e h o l d r el at ion is N o t ext i n gu i sh e d b y t h e a li en ation o r transfer o f legal p o s s e s s i o n o f t h e

l andho lding

Kinds of Ownership
 Full ownership – includes all rights
 N a k e d o wn e r s h ip – Full o wn er ship mi n u s usufruct
 Sole-ownership
 Co-ownership

A R T IC LE 428
Rights of O wn er :
1. E nj o y
2. Dispose
3. Recover

 R i gh t t o po s s e s s – right to h o l d a th in g o r e nj o y a right
 R i gh t t o u s e – i n c lu d e s t h e r i ght to e x c l u d e a n y p e r s o n f r o m t h e e n j o y m e n t a n d d i s po s a l th e r e o f
 R i ght to fruits- natural, industrial a n d civil
 R i gh t to a b u s e – c o n s u m e
 R i gh t t o d i s p o s e – d o n a t e , sell, p l e d ge , m o r t g a g e
 S el le r n e e d N o t b e t h e o w n e r u p o n p e r fe c t i o n o f sale, b u t s h o u l d b e t h e o w n e r a t t h e t i m e o f
d elivery
 R i gh t t o r e c o ve r – right t o a c t i o n a ga i n st h o l d e r a n d po s s e s s o r o f t h e t hi n g
 A s Tr a n s f e r r a b l e t o h e i r s a n d a s s i gn e e s
 Right of O wnership is N O T absolute
 W e l f a r e o f t h e p e o p l e is t h e s u p r e m e l a w
 U s e o f p ro p e r t y s h o u l d N o t i mp a i r t h e rights o f oth er s
 Li mi t at ions b y th e State:
 P olic e p o w e r
 E m i n e n t d o m a i n
 Ta xa t i o n

Actions to RECOVER:
1. REP LE V I N - personal property
a. C o u p l e d wi t h a writ o f replevin
b . M u s t s h o w i n hi s affidavit o r o f a n o t h e r p e r s o n t h at th e ap pl i c a n t is t h e o w n e r
c. A l l e g e t h e c a u s e o f d e t e n t i o n
d. Th at it is N O T in custodia legis
e. State the mar ket val u e o f the property
f. G i v e a b o n d d o u b l e t h e va l u e o f t h e p ro p e r t y
  T h e c o u r t t h e n o r d e r s t h e s h er i ff to t a k e c u s t o d y o f t h e p r o p e r t y
For re-delivery:
 Within 5 days
a. P o s t c o u n t e r b o n d d o u b l e t h e v a l u e o f t h e p r o p e r t y
b . S e r v e th e plaintiff w i t h t h e c o p y th er eo f
 T o avail r e m e d y o f interve ntion o f third p a rt y – a ction o f pr op e r t y is n e c e s s a r y
 Wr i t o f r e pl e vin c a n n o t b e di r ec t ed a ga i n s t a l a wfu l po s s e s s o r
 R ep le vin will no t lie in properties in custodia legis

2. FO RC IB LE E N T R Y – deprived of possession through:

F – Force
I – Intimidation
S – Stealth
T – Threat
S – Strategy
 A n a c t ion to r e c o ve r ph ys i c a l o r ma t er ia l p o s s e s s i on
 Prescription – 1 ye ar
 Allegation o f “unlawful possession” - sufficient
 O n e in po s s es sion o f pub lic l and m a y file a n action for forcible entr y
 Ac t u al condit ion o f the title to property a n d o wn e r s h ip is N O T mat erial
 C o u rt o f First In st an ce ( R T C ) h a s con cur r ent jurisdiction if po s s es sion c a n n o t b e d e t e r mi n e d un l e s s
th e i s sue o f o w n e r s h i p is re s o l ve d

3. U N L A W F U L D E T A I N E R – unlawful withholding after expiration or termination of right to hold possession

 S qu a t t e r – s h o u l d va c a t e u p o n d e m a n d , p r o p e r r e m e d y is u n l a w f u l d e t a i n e r
 I s su e is ph ys i c a l o r ma t e r i al p o s s e s s i o n
 S u b s e q u e n t a c qui si tion – will no t b a r th e e xe c u t i on o f j u d g m e n t
 If issue o n title o r o wn e r s h ip is in qu e stion – action sho u ld b e di s mis s ed for lack o f jurisdiction.
U n l e s s i n c a s e o f app e al, parties a gr e e that R T C will h e a r t h e c a s e in its jurisdiction
 P r e s c r ip t ion - 1 ye a r, u p o n r e c eip t o f last d e m a n d t o va c a t e
 Squ at te r – settles wi t h o u t a w f u l a u tho rit y
1 . O n e w h o settles in p ubl i c l a nd
2 . U n l a w fu l settler in private l a n d
 P rescription – after O N E ye a r u p o n termination o f contract
 D e m a n d to va c a t e s ho u ld b e ab solut e a n d N O T c ondition al
 A c t i o n b e b r o u gh t after 5 d a ys ( b u il d in g) or 1 5 d a ys ( l a n d ) after d e m a n d t o va c a t e , u n l e s s a c c i o n
publ ic i ana i s instituted
 P a yi n g l e s s rentals t h a n s t ipul at ed – the r e i s illegal p os s e s s i o n
 O wn e r s h i p o f a n alien is N O T a d e fen s e – o wn e r s h ip is i mma t e ri al in the action
 U n l a w f u l d et a ine r – po ss e ss ion w a s l a wfu l i n th e b e gi n n in g bu t b e c a m e u n l a wfu l a ft e r w a r d s
 B o t h Forcible E nt r y a n d U n l a wfu l D e t ain e r – actions in p e r s o n a m or quasi -in r e m
 Aft e r 1 ye a r pr e sc rib e s – r e m e d y is a c c i o n pub li ci an a
 Gu e s t s , fr i e n d s , a n d r el at ive s – a r e p r i vi e s t o a n a c t i o n a g a i n s t a t e n a n t
 A n e w t e n a n t m a y file t h e a c t i o n a ft er t e r mi n a t i on o f c o n t r a c t o f t h e o l d t e n a nt
 Lease “month -to- month” basis ma y b e ejected
 D e m a n d t o v a c a t e i s e s s e nt i a l – t e n a n t r e t a i n s p o s s e s s i o n
 N o t es s ent ia l – b u ye r , s eller o r a n y o t h e r p e r s o n re t ain s p o s s e s s i o n
 Wr i t o f e xe c u t i o n a n d d e m o l i ti on m a y b e i s sued – if j u d g m e n t in e j e c t me n t c a s e is final
 If decision is in favor o f plaintiff – i m me d i a t e exe cution, unless:
1. Ap p eal h as b een perfected
2 . D e f e n d a n t files sufficie nt b o n d
3. Defen d an t p a y rents, d a ma g e s a n d costs
 Supersedeas bo nd – for B A C K R E N T A L S only, defendant should still p a y periodic deposits
 If d e ci sion is in fa vo r o f d efe n d a n t – h e shall co n ti nu e p o s s e s s io n ( n o e xe cu tion)
 M o r t g a g e e – c a n n o t i n t e r ve n e in e j e c t m e n t c a s e i n vo l vi n g p o s s e s s i o n o n l y

4. AC C I O N P U B LI C I AN A – recovery of the better right to possess

 P lenary action in ordinary civil p ro ce ed in g
 P rescription – 1 0 ye a r s
 I s s u e is p o s s e s s i o n d e j ur e
  N o a u t o m a t i c s u s p e n s i o n if g o v e r n m e n t w i s h to e xp ro p ri a t e t h e p ro p e r t y ( d i s ti ngu i s h e d f r o m
forcible e nt r y a n d un l a wfu l d et a ine r)
Kinds of Accion Publiciana:
a. D epr i vation n o t c au s e d b y F I S T S
b . Ac t i o n fo r forcible e n t ry o r u n l a w f u l d e ta in er w h i c h h a s p re s cr ib ed ( m o r e t h a n 1 ye a r )

 R T C has jurisdiction
 If th e a ct ion o f forcible e n t r y o r u n l a w fu l d e ta in er is de c i d e d u p o n - c a nno t institute a c c i o n
p u b liciana
 A c c i o n p au li ana – action to r e s cind contracts i n fr aud o f creditors

5. ACCION REIV INDICATORIA – recover ownership over real property

 R T C has jurisdiction
 Title p ro c e edin gs o ver public land – Bu r e a u o f La n d s
 if pending, R T C s hould dismiss fo r lack of c our s e of action
 P r e s c r ib e s in 1 0 o r 3 0 ye a r s
 1 0 ye a r s – g o o d faith a n d just title
 3 0 ye a r s – d o e s n o t r eq u ir e g o o d faith o r just title
 R e c o v e r y o f title o r p o s s e ss i o n o f real estate – d o e s N O T l a ps e b y d e a t h
 A c t i o n i n p e r s o n a m – b indi n g u p o n parties a n d privies th er eto
 D e c r e e o f r e gi st ra tion is no t o p e n t o r e v i e w o r a t t a c k afte r l a p s e o f o n e ye a r – b u t r e c o n v e ya n c e i s
still a va i l a b l e i f it h a s n o t ye t p a s s e d t o a n i n n o c e n t p u r c h a s e r
 If a l r e a d y p a s s e d t o a n i n no c e n t p u r c h a s e r – a c t i o n is fo r d a m a g e s o n l y
 B o t h r ei vindi c ation a n d d et ain e r m a y b e filed o ve r t h e s a m e l a n d b e c a u s e it in vo l ve s di ffe r ent
issues
 J u d g m e n t i s n o t b i nd i n g a g a i n s t s tr an ger s. E v e n if d e c l a r e d o w n e r , e j e c t m e n t c a s e s h o u l d still b e
i n s t i tu t ed a g a i n s t s t r a n g e r s i n p o s s e s s i o n .
 Q u e s t i o n o f title m a y b e r a i s e d a n y t i m e e v e n if t h e c a u s e o f a c t i o n s h o u l d co n st i t ut e a ct s o f
e j e c t m e n t ( n o n e e d to wa i t fo r l a p s e o f 1 ye a r )
 Squ at te r – l a c k o f c a u s e o f a c tion fo r r e c o n ve ya n c e
 I mp l i e d trust – r e c o n v e ya n c e p r e s c r i b e s in 1 0 ye a r s
 F r a u d – 4 ye a r s after d i s c ove r y o f fr a ud
 D e c la r ation o f o wn e r s h i p m a y i n c l u d e p o s s e s s io n – if t h er e a r e N O rights to b e d e fi n e d wi t h r e spe c t
to the possessor
 If t h er e is, o w n e r s h o u ld file a m o t i o n fo r e xe c u t io n o f right t o po s s e s s
 Ac c i o n reivindicatoria d o e s no t exist if d e pr i ved b y virtue of l a w

6. Writ o f Injunction
 N o t a l lo we d w h e n n o t in po ss e s sion
 P o s s e s s o r – p r e s u m e d t o h a v e a b e t t e r r i gh t
Injunction, r e m e d y for the following:
a. M a y p re s ent a m o t i o n aft er 1 0 d a ys o f institution o f Fo r c i bl e ent r y – cou rt sh all d e c id e i n 3 0 d a ys
b . D u r i n g a p p e a l o f u n l a w f u l d e ta in er – 1 0 d a ys after p e r fe c t i o n o f a pp e a l
c. O w n e r , still i n p o s s e s s i o n , t o p r e ve n t r e p e a t e d i n tr u s i on
d. C on t in u ed usurpation thru F I S T S
e. P o s s e s s i o n d e j ur e fo r o ve r a ye a r e v e n t h o u g h N O T t h e o w n e r

 D e c is ion d e n yi n g injunction do e s N O T b a r suit in ej e ct me nt

7. Wr i t o f P os s es sion
 S u c c e s s fu l r e gi s tr ant u n d e r t h e T o r r e n s S y s t e m b e p u t i n p o s s e s s i o n
 M a y b e u s e d b y t h e rightful o w n e r a n d n o t a gain st h i m
 Implie s deliver y o f posses s ion
 Wr i t o f d e mol ition m a y als o b e issued
 D O E S N O T prescribe (laches will not lie)
 M a y o n l y b e issued o n c e
 P o s s e s s o r s after re gistr ation - r e m e d y is a c c i o n interdictal a n d N O T p o s s e s s i on

ARTICLE 429
 R i gh t t o e x c l u d e a n y p e r s o n f r o m t h e e n j o y m e n t a n d d i s po s a l th e r e o f
  M a y u s e fo r c e a s m a y b e r e a s o n a b l y n e c e s s a r y t o p r e v e n t a c t u a l o r t h r e a t e n e d i n v a s i o n o r u s u r p a t i o n

ARTICLE 430
 O w n e r m a y b u i l d wa l l s , dit ch e s, etc. – b u t wi t h o u t d e t r i m e n t t o s e r vi t ud e s con st itut ed t h e r e o n

ARTICLE 431
 U s e should N O T injure rights o f third persons
 F u n d a me n t a l b a s i s o f police p o w e r

ARTICLE 432
 “ s t at e o f n e c e s s i t y”
R equ isites:
1 . E vi l s o u gh t t o b e a vo i d e d a c t u a l l y e xists
2. Injury feared is GR E AT E R
3 . N o o t h e r pr a ct ic a l a n d l e s s h a r m f u l m e a n s t o p r e v e n t it
ARTICLE 433
 D i sput abl e p r e s u mp t i o n o f o wn e r s h i p
R e q u i s i t es
1. Actual possession
2. C l a i m o f o wn e r s h i p

 P o s s e s s o r i n t h e c o n c e p t o f o w n e r – p r e s u m p t i o n t h a t h e h a s just title
 T r u e o w n e r h a s t o r eso rt to judi ci al p r o c e s s t o p r e v e n t d i s t u r b a n c e o f p e a c e

ARTICLE 434
R equi si t es o f a ction to r e cov e r :
1 . P r o p e r t y m u s t b e iden ti fi ed
2 . R e l i a n c e o n t h e title o f plaintiff a n d n o t o n th e w e a k n e s s o f t h e d e fe n d a n t ’ s c l a i m

 Definite description
 If both cl a i ms are W E A K – pr e su mption of o wn er ship is in the possessor

A R T IC LE 435
EMINENT DOMAIN:
1 . T a k i n g b y c o m p e t e n t a u t ho r it y
2. Obser van ce o f du e process
3. Ta ki n g for publ ic us e
4 . P a y m e n t o f just c o m p e n s a t i o n

 P ub l i c u s e – d e t e r mi n a t io n d o e s N O T d e p e n d o n t he c h a r a c t e r o f t h e entity o r a g e n c y
 C o n g r e s s – m a y a u t ho r i z e t o d e v o t e l a n d in p ub l i c u s e t o a n o t h e r
 C i t y is N o t a ut ho r i z e d – m e r e ge n e r a l a utho ri t y is ve s t e d
 Just c o m p e n s a t i o n – fair a n d full equ i val ent v a l u e o f th e lo s s su st ain ed
 JC = MV +(CD - CB)
 N e w c o n c e p t o f just c o mp e n s a t i o n – b a s e d o n “social va l u e ”
 Determination o f J C – judicial function
 In t er e st s h o u l d b e 6 % p e r a n n u m
 Basis of JC:
 T i m e o f t h e t a kin g
 Institution o f ac tion ( w h i c h e v e r is earlier)
 N o t o n l y r e a s o n a b l e a m o u n t ( J C ) b u t a lso r e a s on a bl e t i m e
 J C = s h o u l d n o t b e h i gh e r t h a n w h a t th e o w n e r d e m a n d s
 Sentimental value – is N O T considered in J C
 C o n s e qu e nt i a l B ene fi ts ( C B ) – sho u ld b e actual a n d appr e ci ab le
 E xp ropr ia tor is liable for the tenant’s eviction
 T h e c l a i m fo r c o mp e n s a t i o n m a y p r es c rib e
 If G o v e r n m e n t do e s N O T p a y – action m a y b e b r ou gh t against th e Au di t o r Ge n e r a l
 O w n e r s h i p i s t r ans fe r red o n l y a ft er p a y m e n t o f just c o m p e n s a t i o n w i t h p r o p e r interest
 If E xprop ri at ion grants full o wn e r s h i p – do e s no t revert to original o w n e r w h e n prop e rt y is n o lon ge r for
publ ic u s e
 If grant is conditional – it will revert
 M e r e not ic e o f e xprop ri at ion, m e r e n oti c e o f c o n d e m n a t i o n p ro c e e d in gs – o w n e r m a y still sell th e l and;
e x c e p t w h e n g o v e r n m e n t is i n a c t u a l p o s s e s s i o n
  S ma l l l a n d – extraordinary e xprop ri at ion n o t a l lo we d
 If sale is a gr e e d – n o n e e d for e xp ropr ia tion
 E xp r o p r i a t i o n m a y i m p a i r c o n t r a c t s e xc e p t w h e n t h e G o v e r n m e n t is a p a r t y t o th e c o n t r a c t
 G o v e r n m e n t e n t e r e d a l e a s e t o o w n c o n t r a c t – c a n n o t institute e xp r o p r i a t i o n , b u t e n f o r c e m e n t o f
c ont ra c t if o w n e r r e fus e s t o sell
 E xp r op r i a t io n p r e s u p p o s e s o w n e r s h i p – c a n n o t q u e s t io n o w n e r s h i p o f o w n e r wh i l e at t h e s a m e t i me
institute e xp r o p r i a t i o n p r o c e e d i n g s
 P ro vi sion al v a l u e s h o u l d b e d e po s i t e d – to po s s e s s p ro p e r t y
 U r b a n L a n d R e f o r m – first refusal to tenants residing for 1 0 ye ars i n leased l an d wi th in U L R e xcep t
apartment dwellers

ARTICLE 436
 S ei zu re t h r o u gh po li ce p o w e r – n o c o mp e n s a t i o n
 Nui san ce can b e abated
 Public, private n u i s a n c e
 Nuisance per se, per accidens
ARTICLE 437
 O w n e r o f l a nd – o w n e r o f its sur fa c e a n d e ver yt hin g u n d e r it
 H e m a y c o n s t r u c t a n y w o r k s wi t h o u t d e t r i m e n t t o s e r vi t u d e s a n d su bj e c t t o sp eci al l a w s a n d
ordinances
 H e c a n n o t c o m p l a i n t o r e a s o n a b l e r e q u i r e m e n t s o f ae rial n a v i g a t i o n
O w n e r s h i p is subject to:
1. Servitudes a n d easements
2 . Sp ec i al l a w s
3. Ordinances
4 . R e a s o n a b l e r e q u i r e m e n t s o f a e r ia l n a vi ga t i o n
5 . P r e ve n t in j u r y to rights o f third p e r so n s (p rin cipl e o f h u m a n relations)

 Restricted b y reasonable r equirements of undergrou nd shelter

 M i n e s discovered u n d e r n e at h private land – public d om a i n b y virtue of R e gali an D oc tr ine ( M in in g L a w )

ARTICLE 438
 D i s c o ve r y i n p rop ert y o f o w n e r = 1 0 0 % to o w n e r
 L a n d o f a n o th e r b y c h a n c e = 5 0 - 5 0 , o w n e r a n d find e r
 If fi n d e r i s t r e s p a s s e r = n o s h a r e
 If land o wn e r is married – conjugal
 If intere st t o s c i e n c e a n d arts – St a t e m a y a c q u i r e p a y i n g just p r i c e
 U s u f r u c t u a r y i s a s t r a n ge r = n o s h a r e
 U s u fr u c t u a r y is th e finder = 5 0 %
 L a b o r e r s e m p l o y e d t o fi nd t r ea su re – n o sh a r e b u t will b e p a i d w a g e s
 C o n t r a c t m a y s t i pul at e a c t u a l s h a r e o f fi n d e r s i n t r e a s u r e h u n t

A R T IC LE 439
Hidden Treasure:
1 . H i d d e n a n d u n k n o w n de p o s i t
2 . C on s i s t s o f m o n e y, j e w e l r y, a n d o th e r p r e c io u s o bj e c t s
3 . L a w f u l o w n e r s h i p d o e s n ot a p p e a r

 If deliberately h i d d e n b y o w n e r – N O T “ h i dd e n treasure” if h e c a n p r o ve o wn e r s h i p
 D e a t h o f o w n e r o f treasure – will g o to the heirs

ACCESSION

ARTICLE 440
 Ac c e s s i o n – right o f the o w n e r to ever ything w h i c h is:
1. P rodu ced thereby
2 . W h i c h is i n c o r p o r a t e d o r a t t a c h e d t h e r e t o
a. N a t u r a l
b. Artificial

M O D E S of Acquiring Ownership
O – Occupation
L – Law
 D – Donation
T – Tradition
I – Intellectual creation
P – Prescription
S - Succession

ARTICLE 441
ARTICLE 442
Natural Fruits
 S p o n t a n e o u s p r o d u c t s o f t h e soil
 Th e yo u n g
 O t h e r p r o du c t s o f a n i m a l s
 R e a l p rop ert y
Industrial Fruits
 P r o d u c e d b y l a nds t h r o u gh cultivation o r l abor
 R e a l p rop ert y
Civil Fruits
 Rents
 P ri c e o f l e a s es o f l a n d a n d p r op e r t y
 A m o u n t o f perpetual o r life annuities
 O th er similar i n c o m e
 P e r so n a l p ro p e r t y
***
 Y o u n g – n o distinction, if either br ou gh t b y scientific m e a n s o r not, natural fruit
 If l e a s e d o n e r o u s l y – o w n e d b y l e s s e e
 If c o m m o d a t u m – o w n e d b y o w n e r

ARTICLE 443
If good faith – possessor owns the fruits
If possessor is in bad faith –
 If fruits a l r e a d y ga t h e r e d – o w n e r s h o u l d p a y fo r p r od u c ti on , ga t h e r in g, p r e s e r va t i o n if h e
claims the fruits
 If still a t t a ched – ap pl y Art. 4 4 9

ARTICLE 444
 A n n u a l a n d p er enni al c ro ps – natural fruits
 Civil fruits a c c r u e d ai l y a n d c a n b e p ro -r a ted

ARTICLE 445
 E xc ept ion: Ar t 1 20 , F a mi l y C o d e – o w n e r is o n e wi t h great er va l u e in sh ar e (either conju gal or
paraphernal)

ARTICLE 446
 P r e s u m p t i o n a s t o i m p r o v e m e n t s – o w n e d b y l a n d o w n e r a n d m a d e at h i s e x p e n s e

ARTICLE 447 – 456

Good faith / Bad faith
Indemnity:
1. Payment of necessary expenses
2. useful expenses
3. Luxurious expenses

L a n d own e r O w n e r of materials Builder / Planter /

Sower
Article 447  P a y th e va lu e o f  R i gh t to r e m o v e
Good faith materials without injury to the work
(Landowner) constructed
 B a d fa i th  P a y th e va lu e o f  Ab so lut e right to
(La ndowner) materials plus d a ma g e s remove, plus right to be
indemnified for damages
 M e a s u r e of
damages:
1. Value of the loss
suffered
2. Profits failed to
realize
Article 448  C h o i c e = l a n d o wn e r ,  “Earlier right” or “older
because of the principle of right”
accession
Good faith  M a y a pp ropr ia t e a s  M a y p a y the
(Both Landowner his own after payment of price of land,
and proper indemnity provided that value
Builder/Planter/Sow  N o right of r e mo val of the land is NOT
er) unless builder fails to pay considerably more
upon choice of compulsory than that of the
sale building or trees
 If the l a n d o wn e r did
not choose to appropriate If builder fails to pay:
and the price of land is 1. May demand
considerable more than reasonable rent
that of the buildings or 2. Demolish the
trees – pay REASONABLE house
RENT, terms fixed by 3. Sell the
parties, in case of property at public
disagreement, the courts auction (ordinary
shall fix the term of the money debt)
lease.

Landowner Owner of materials Builder / Planter / Sower

Article 449  M a y demand  Lo s s e s wh a t is
Bad faith demolition at the expense built, planted, or sowed
(Builder/Planter/Sow of the builder, planter or without right to
er) sower plus damages indemnity
 Get the house
without indemnity plus
damages
Article 450 – 451  M a y c o m p e l the
builder, planter to pay the
price of land, and sower,
proper rent plus damages
Article 452  Entitled t o
reimbursement for the
necessary expenses for
the preservation of the
land
Article 453  If both are bad faith = G O O D F AI TH
Article 454  P a y t h e va l u e o f t h e  Ab so lut e right to
Bad faith materials plus damages remove plus right to be
(Landowner) indemnified for
damages
Article 455  Lo s s e s all rights to b e 
Bad faith indemnified. He can
(Owner of the even be liable for
materials) consequential
damages
Good faith  Subsidiarily liable in  Entitled to  Principally liable
(Owner of the case of insolvency of the reimbursement for reimbursement
materials) builder, and if he makes
use of the materials
 H e d o e s N O T m a k e u s e of
the ma t er ial s if:
 If h e c o m p e l s th e
b u il d e r to p u r c h a s e
the land
 O r d e mo l i s h th e
c o n s t ru c t i on

A R T IC LE 457
Accession Natural
1. Alluvium
2. Avulsion
3 . C h a n g e in th e c o u r s e o f r i ve r s
4 . Fo r m a t i o n o f islands

 Al lu viu m – gradual chan ge

 Ri ver s on l y
 So il c a n n o t b e identified
 A c c r e t i o n o n b a n k o f a l a ke – o w n e d b y t h e o w n e r s o f t h e estate
 S a m e o n is l ands
 O n se a – public d o ma i n
 E a s e m e n t – a c cr et ion o w n e d b y riparian o w n e r
 Al lu viu m – N O T protected b y registration o r Torrens title
 R e gis tr at ion – n e e d e d to protect a l l u vi u m f r o m p r es c rip tion
 Al l u vi u m – automatic o wn e r s h i p b u t N O T a uto ma t ic registration

ARTICLE 458
1. P o n d s N o accretion if:
* B y n a tur al d e c r e a s e
2. Lagoons * Extraordinary floods

 Th i s is n o t a l l u viu m b e c a u s e t h er e is N O alluvial d epos it

ARTICLE 459
Avu lsion
 K n o w n p o r t i o n o f t h e l a n d t r a n s fe r s t o a n o t h e r e st a t e
 C o n s i d e r a b l e qu a n t i t y o f e a r t h
 Ac t i on o f wa t e r
1. S u dd en or abrupt ch an ge
2. Identifiable o r verifiable
3. O w n e d b y o w n e r o f t he l an d it w a s d e t a c h e d f r o m

 R e m o v a l s h o u ld b e wi thin 2 ye a r s

ARTICLE 460
 Tr e e s u p r o o t e d – s h o u l d b e c l a i m e d i n 6 m o n t h s
 If c l a i m e d – o w n e r s h o u l d p a y e x p e n s e s in ga t h e r in g a n d p u t ti n g t h e m i n a s a fe p l a c e
 Aft er c l a i m o f o wn e r s h i p bu t n o actual c l a i m – action to r e co ver will prescribe i n 4 ye a r s (ordinary
pr e s cr i ption)

ARTICLE 461
C h a n g e i n th e c o u r s e o f w a t e r s
 O w n e d b y l a n d o w n e r s o f l a n d n o w o c c u p i e d b y t h e w a t e r
 O w n e r s o f l a n d a d j oi n in g t h e l a n d sh al l h a v e t h e ri gh t to a cq u ir e it. V a l u e sha ll no t e x c e e d t h e
va l u e o f a r e a o c c u p i e d b y t h e n e w l a n d ( a r e lost).
 “In proportion” – if multiple o wn e r s
 If o n e o w n e r – the w h o l e thin g is o w n e d b y l a n d o wn e r s o f l and s n o w o c cu p i ed b y the n e w river b e d

R equ isites:
 1. Change must be sudden to identify old river bed
2. Change is permanent
3. Natural change
4. Definite abandonment of government
5. River must continue to exist

 If river dries u p – public doma i n

ARTICLE 462
 R i ve r ( n e w b e d ) in private estate – pub li c d o m a i n
 If th e c ou r s e w e n t b a c k to original b e d – l a nd o w n e d b y l a n d o wn e r s n o t o f publ ic d o m a i n ( n e w b e d )

ARTICLE 463
 R i ver d i vid e s into br a n c h e s
 Isolation / S epa r ation – l and o w n e d b y riparian o w n e r

ARTICLE 464
Islands on:
1. Seas
2. Lakes owned by the State
3. Navigable / floating rivers

ARTICLE 465
Islands formed on non-navigable rivers:
 O w n e r o f nearer m a r gi n – sole o w n e r
 If equidistant – divided longitudinally i n half

ARTICLE 466
Accession for Movable Property
Types:
1. Adjunction
2. Mixture (commixtion or confusion)
3. Specification

 Ad jun ction - t wo things o f different o w n e r s join a n d f o r m a single object

Kinds:
1. Inclusion
2. Soldering
3. Writing
4. Painting
5. Weaving

ARTICLE 467
 Principal
 A c c e s s o r y – b e e n u n i t e d as o r n a m e n t o r fo r its u s e o r p er fe c tion

ARTICLE 468
Principal-Accessory Test
1. That to which the other has been united as an ornament, or for its use, or perfection
2. Greater VALLUE
3. Greater VOLUME
4. Greater MERITS (combined consideration for utility and volume)

 M o to r vehicle – engine is principal

ARTICLE 469
 S e p a r a t i on m a y b e d e m a n d e d – if n o injury
 If a c c e s so r y i s M O R E pr e ciou s – separation m a y b e d e m a n d e d e v e n injury is c a u s e d to principal

ARTICLE 470
 B a d faith ( o w n e r o f a c c e s s o r y) – losses t h e thin g in c or p o r a t ed
 B a d faith ( o wn e r o f principal) – a cc e s sor y m a y c hoo s e:
 T o p a y fo r t h e v a l u e p l u s d a m a g e s
 R e m o v e t h e t h i n g e v e n r e sult in g to in jur y o f prin cip al t h i n g p lu s d a m a g e s
  B o t h b a d faith – go o d faith

ARTICLE 471
Ma t e r i a l e m p l o y e d w i th ou t c o n s e nt o f o w n e r :
1 . D e li ve r y o f thin g in e qu a l kin d a n d va l u e
2 . P a y t h e p r i c e ( a c c o r d i n g t o e xp e r t a p p r a i s a l )
 S e n t i m e n t a l v a l u e m u s t b e c o n s i d e r e d
 M a t e r i a l m a y b e p rin cip al o r a c c e s s o r y

ARTICLE 472
ARTICLE 473
  M i x t u r e – re sp e cti ve id enti ti e s o f th e c o m p o n e n t e l e m e n t s a r e lost
 B y c h a n c e
 Mi xt u r e o w n e d in proportion
 N o t s e p a r a bl e wi t h o u t i nju r y to t h e p a r t b e l o n g i n g
Kinds: to hi m.
1. C o m m i xt i o n – solid
2. Con fus ion – liquid

 If go od faith – co-ownership
 If b a d faith – los s es ma t e r i a l p lu s d a m a g e s
 If th in gs m i x e d ar e o f s a m e kind, quan tit y a n d qua lity – d i vid e in to e q u a l parts

ARTICLE 474
 Specification – n e w fo r m to another’s material thru the application of L A B O R
 P aint for painting – specification (pa int o f another)
 B o a r d , c a n va s s , m e t a l , s t o n e , p a p e r – a c c e s s o r y, t h e re fo r e it is “ Ad j u n c ti on ” .
 Worker in GOOD FAITH:
1 . Ap p r o p r i a t e t h e n e w t hi n g
2 . P a y fo r t h e ma t e r i a l s
 B u t if t h e ma t e r i a l s is m o r e v a l u a b l e t h a n t h e n e w th in g:
1 . O w n e r o f t h e ma t e r i a l s g e t s t h e n e w t h i n g b u t p a ys fo r t h e w o r k
2 . O r d e m a n d i n d e m n i t y fo r t h e ma t e r i a l
 Worker in BAD FAITH:
1 . M a y a p p r op r i a t e a s h is o w n wi t h o u t p a yi n g l a bo r
2. O r d e ma n d indemnit y for materials plus d amages

Ad junction:
1 . 2 t h i n gs
2. Ac c e sso r y follows principal
3 . T h i n g s j o i n e d r e t ain their n a t u r e

Mixture:
1 . 2 t h i n gs
2 . C o - o w n e r s h i p results
3 . L o s e t h e i r r e s p e c t i ve n a t u r e

Specification:
1 . 1 t h i n g b u t f o r m is c h a n g e s
2. Ac c e sso r y follows principal
3 . N e w o b j e c t r et ain s t h e n a t u r e o f o ri gin a l ob j e c t

ARTICLE 475
 Sentimental value shall b e appreciated

A R T I C L E 4 7 6 – Q uieting o f Title
A c loud exist:
1. O f an instrument
2 . Ap p a r en t l y valid o r effective
3. But in truth is INV ALID , or ineffective
4 . A n d m a y b e prejudicial t o the title

 If plaintiff is in po ss e ss ion – quieting o f title d o e s not prescribe

  N a t u r e o f action – in p e r s o n a m
 T o a u t ho r i z e a n a c t io n – de t e r m i n a t i o n o f t h e p art o f t h e d e f e n d a n t to c r e a t e c l o u d is n o t m e r e l y
speculative

ARTICLE 477
Plaintiff must have:
1. Legal ownership
2. Beneficial ownership

ARTICLE 478
Action may be used:
1. When contract has ended
2. Action is barred by extinctive prescription

ARTICLE 479
 Plaintiff s ho ul d re turn all benefit s h e r e ce i ved f r o m d efe n d a n t if h e wi n s

ARTICLE 480
 Quieting o f title should n o t b e in conflict with the Civil C o d e

ARTICLE 481
 Le x situs
Action will not prosper:
1. Boundaries
2. Proper interpretation of contract
3. Plaintiff has no title
4. Action has prescribed
5. Contract is void on its face
6. Mere claim or assertion

ARTICLE 482
 W a l l s in d an ge r o f falling – obl i ge de mo lit ion, o r m a y b e d e mo l i s h e d b y ad ministrative authorities a t his
expense
 C o mp l ain ant:
1. Property adjacent; or
2. Must pass the vicinity

ARTICLE 483
---
CO-OWNERSHIP
ARTICLE 484
 C o - o w n e r s h i p – state w h e r e a n ind i vidu al thin g o r right b e l on gs t o t w o o r m o r e p e r s on s
 T w o o r m o r e p e r s on s ha v i n g a n ideal part o f a thin g w h i c h is no t ph ys ic a ll y d i vi d ed
 Th e r e is N O c o - o wn e r s h i p w h e n t h e different po rtion s o w n e d b y different p e op l e a r e al re ad y c o n c r e t e l y
determined and identifiable, even if not yet technically described
What governs co-ownership:
1. Contracts
2. Special legal provision
3. Provisions of the Title on co-ownership

TENANCY IN COMMON
 Ideal division
 M a y d i spos e id e al /undi vide d sh a r e
 C o - o w n e r dies – sh ar e g o e s to heir
 If c o - o wn e r is mi n o r – others will not benefit, prescription will run against other co - o wn e r s
JOINT TENANCY
 N O ideal division
 M a y N O T dispose o f share
 If c o - o w n e r di e s - b y a c c ret ion t o o the r joint t en ant s
 If c o -o wn e r is a mi n o r – will benefit other co-owners, prescription will not run

Characteristics of co-ownership:
1. More than one subject or owner
2. One physical whole, divided into ideal shares
 3. Must respect each other in the common use, enjoyment or preservation of the physical whole
4. Each co-owner holds almost absolute control of his ideal share
5. NO juridical personality
6. A co-owner is a trustee for the others

ARTICLE 485
 Share in the B E N E F I T S and C H A R G E S in proportion to the interest of each
 Contrary stipulation is V O I D
 P ropor tion al s h a r e t o th e ac c r et ion o r a l l u vi u m

ARTICLE 486
Right to use:
 Interest o f t h e c o - o w n e r s h i p m u s t n o t b e inju r ed
 C o - o w n e r s m u s t no t b e p r e ve n t e d f r o m u s i n g it

ARTICLE 487
 A c o - o w n e r m a y d e f e n d in cou rt t h e interest o f the c o - o wn e r s h i p
 C a s e instituted b y o n e is in b eha l f o f all
“Ejectment” includes:
1. forcible entry accion interdictal
2. unlawful detainer
3. accion publiciana
4. accion reivindicatoria
5. quieting of title
6. replevin

ARTICLE 488
 M a y co mp el others to share the necessary expenses for preservation
 R e n u n c i a t i o n – ins te ad o f r e i mb u r s e m e n t
 H i s u n d i v i d e d s h a r e a s m a y b e e q u i v a l e n t t o h i s s h a r e o f e x p e n s e s a n d t a x e s
 D o e s n o t n e c e s s a r i l y r e n o u n c e h i s e nti r e s h a r e

ARTICLE 489
Consent of…
ONE – repairs, ejectment action
ALL – alterations, acts of ownership
FINANCIAL MAJORITY – all others, useful improvements, luxurious embellishments, administration, better
enjoyment

 U nju sti fi ed op po s i ti on r e sul tin g t o d a m a g e – b e b o r n e b y t h e o n e w h o o p p o s e d

 Notification is required if practicable

ARTICLE 490
 P erpendicular c o -o wn e r s h ip
Proportionate contribution for:
1. main walls
2. party walls
3. roof
4. other things used in common

 F loor o w n e r b e ar s e xp e n s e s o f his floor

 S ta ir s b e m a i n t a i n e d , S t o r e y b y s t o r e y, b y t h e u s e r s

Condominium Act
  C o n d o m i n i u m – interest i n real p r o p e r t y c o n s i s t in g o f a s e p a r a b l e interest i n a unit in a residential,
industrial, or commercial building and an undivided interest in common directly or indirectly, in the
land on which it is located and in other common areas in the building
  U n i t – part o f a c o n d o m i n i u m for i nd e p e nd e nt u se o r o wn e r s h i p
  Project – entire parcel o f real p rope rt y
  C o m m o n a r e a s – en tire p r oj e c t e x c e p t all unit s se p a r a t e l y gr a n t e d , h e l d o r r e s e r v e d
  U n d i v i d e d interest / C o m m o n a r e a s – h eld b y the c o n d o m i n i u m c orpo ra tion
 B u ye r o f a unit a cqui r es o w n e r s h i p after p a y m e n t i n full o f p u r c h a s e p r i c e
  Al l incorporators o f a c o n d o m i n i u m c o rp o r a ti on m u s t b e a n o w n e r o f a c o n d o unit

A R T IC LE 491
Alteration is a c h a n g e …
1 . W h i c h is m o r e o r less p e r m a n e n t
2. Change s the use of the thing
3 . P r e ju d i c e t h e c on di t io n o f th e th i n g o r its e n j o ym e n t b y o t h e r s

Effect o f illegal alteration:

1 . C o - o w n e r m a y l o s e w h a t h e s p en t
2 . D e mo l i t i o n m a y b e c o m p e l l e d
3 . B U T wh a t e v e r bene fits shall b e l o n g t o th e c o- o wne r s h i p
4 . C o - o w n e r s will b e entitled t o propo rtion a l s h a r e o f rent

ARTICLE 492
 L e a s e ( o n e ye a r o r less) – act o f a d mi ni st ra tion
 If m o r e t h a n a ye a r – altera tion
 R e gi s t e r e d l e a s e - a l t er at ion

ARTICLE 493
 If a c o - o w n e r sells t h e entir e c o m m o n p r op e r t y, t h e sa l e is va lid o n l y in so far a s hi s sh a r e is c o n c e r n e d ,
unless the sale is consented b y the other co-owners.

ARTICLE 494
C o - o w n e r m a y n o t d e m a n d partition:
1 . If b y a g r e e m e n t fo r a c e r ta in p e r i o d o f t i m e ( 1 0 ye a r s )
2 . P r o h i b i t e d b y d o n o r o r testator ( 2 0 ye a r s )
3. P rohibited b y l a w
4 . P h ys i c a l p ar tit ion w o u l d r e n d e r t h e p r op e r t y u n s e r vi c e a b l e
5 . L e g a l n a t u r e d o e s no t a l l o w partition

 N o prescription i n fa vo r o f a c o - o wn e r if h e expre ssl y o r i mpli edl y r e co gni z es the c o - o wn e r s h ip

ARTICLE 495
 C o - o w n e r s c a nn o t d e m a n d ph ys i c al partition o f a n indivisible obj ec t
 B u t c o - o wn e r s h i p m a y still b e t e r mi n a t e d

ARTICLE 496
Partition:
1. Extrajudicial, Judicial
2 . P rovis iona l o r Te m p o r a r y, P e r m a n e n t
3 . P artition o f real prop e rly, P artition o f pe rson a l p rop e r t y
4. P artition i n a judicial de c r e e, P artition d ul y regist ered i n the R e gis tr y o f P rop er t y, P artition i n a pub li c
in st ru men t, P art ition i n a pr i vat e i n s tr u me n t , O r a l partition
Factors considered in Partition
1 . P r e f e r e n c e i n t h e p art ition
2. Comparative value
3 . Lo t s a n d p a r c e l s w h i c h wi l l b e m o s t a d v a n t a g e o u s a n d e qu i t ab l e , h a v i n g d u e r e g a r d to t h e
i m p r o v e m e n t s , si tu ation, a n d qu a l i t y o f t h e di ffe r en t p a r t s o f t h e l a n d

  P artition m a d e b y c o m m i s s i o n e r s wi l l no t b e effe ctive until a p p r o ve d b y t h e cou rt

  C o m m i s s i o n e r s - 3 c o m p e t e n t a n d d is int er e st ed p e r s o n s wi l l b e a s s i gn e d b y t h e c o u r t if t h e p a rt ie s
c a n n o t a g r e e u p o n t h e p a r ti t i on

ARTICLE 497
Rights if creditors with respect to partition:
  Creditor X m a y participate
  If h e d i d n o t participate, h e m a y n o t i m p u g n a partition a l r e a d y e x e c u t e d unl e s s –
 X w a s d e f r a u d e d
 X p r e vio u s l y p r e s e n t e d fo r m a l o pp o s it io n t o p r e ve n t it
ARTICLE 498
Legal Partition
 First, gi ve th e w h o l e to o n e c o - o wn e r w h o will n o w b e r equir ed to i nd e mn i f y t h e rest
 If this is n o t a g r e e d u p o n , t h e r e m u s t b e a s al e (pu b lic a u c t i o n o r p r i va t e s al e )

ARTICLE 499
 Th i r d p e r s o n s ’ r i ght s a r e pr o t e c t e d in partition.

A R T IC LE 500
Effects of Partition:
1 . M u t u a l a c c o u n t i n g o f b e n e fi ts r e c e i ve d
2 . M u t u a l r e i m b u r s e m e n t fo r e x p e n s e s
3 . I n d e m n i t y fo r d a m a g e s i n c a s e o f n e gl i g e n c e o r fr a u d
4 . R e c ip ro c a l w a r r a n t y fo r : d e fe ct s o f title (eviction) a n d qu al it y ( h id d en d e fe cts )
5 . C o - o w n e r h a s e xc l u s i ve p o s s e s s i o n o f th e p ar t allotted t o h i m
6. P a rt ition c o n f e r s u p o n e a c h t h e e x c l u s i v e title o v e r h i s r e s p e c t i ve s h a r e
ARTICLE 501
 E a c h c o - o w n e r is liable, after partition, fo r t h e de fe c ts o f title a n d qua lit y o f th e por tion
H o w co -own e r ship is extinguished:
1. Judicial partition
2. Extrajudicial partition
3 . B y p re s cr iption , o n e c o - o w n e r h a s a c q u i r e d t h e p r o p e r t y t h r o u g h a d v e r s e p o s s e s s i o n a n d r e p u d i a t i n g
t h e c o - o w n e r s h i p o f t h e o th e r
4 . S t r an ge r a c q u i r e s b y p r e s c ript ion o f th e th in g o w n e d i n c o m m o n
5 . M e r g e r in o n e c o - o wn e r
6 . L o s s o r d e s tru ct ion
7. Expropriation ( in d e mn it y will b e distributed accordingly)
P O S S ES SI O N
 H o l d i n g o f a thin g o r the e n j o ym e n t o f a right
ARTICLE 523
 Right T O possession – incident to o wne r ship
 R i gh t O F p o s s e s s io n – a n in d ep e n d en t right, i n d e p e n d e n t o f o wn e r s h i p
D e g r e e s o f Po s s e s s i on
1. M e r e holding, without a n y right
2. P o s s e s s i on w i t h a juridical title, bu t no t that o f a n o w n e r
3. P o s s e s s i on w i t h a just title, b ut no t f r o m a true o w n e r – R e a l p o s s e s s o r y right
4. P os se s sion w i t h a title o f d o m i n i u m – just title f r o m th e true o w n e r
R equi si t es o r E l e m e n t s o f P o s s e s s i on
1. H o l d i n g o r control o f the thin g o r right – m a y b e a ctual o r constructive
2. D e l i b e r a t e i n t en t io n to p o ss e s s ( a n i m u s p o s s i d e nd i )
3. P os se s sion b y virtue o f on e’ s o w n right
 H o l d i n g o r d e t en t io n m a y b e a c tu al or con st ru cti ve
 C o n s t r u c t i ve p o s s e s s i o n – e s s ent ia l th at th e p r o p e r t y b e N O T i n t h e a d ve r s e p o s s e s s i o n o f a n o t h e r
C la ss e s o f Po ss e s sion
1. O n e ’ s o w n n a m e o r a n o t h er
2. C o n c e pt o f o w n e r o r ho ld er
3. G o o d faith o r b a d faith
 O w n e r s h i p is different f r o m po s se s sion. A j u d g m e n t fr o o wn e r s h i p d o e s no t necessaril y i n c l u d e
p o s s e s s i o n a s a n i n c i d en t . B u t w h e r e t h e a c t u a l p o s s e s s o r h a s n o va l i d r i ght o v e r t h e p r o p e r t y, t h e
s u r r e n d e r o f p o s s e s s i o n s h o u l d b e i n c l u d e d i n th e j u d g m e n t .
 Possession is N O T a definite proof of o wn er ship
 P o s s e s s i o n – suffici ent th at t h e petitioner w a s a b l e to s u b j e c t the pr op e r t y t o t h e a c t i o n o f h is wil l
  O wn e r s h i p – thing is co mpl et el y subject to his will in a m a n n e r N O T prohibited b y l a w a n d inconsistent
w i t h t h e ri gh ts o f ot h e r s

ARTICLE 524
Possession m a y b e exercised:
1. one’s o wn n ame
2. n ame of another
P o s s e s s i on i n a no th e r ’ s n a m e
1. V o l u n t a r y – a ge n t p o s s e s s e s fo r p rin cip al – b y virtue o f a n a g r e e m e n t
 2. N e c e s s a r y – m o t h e r p o s s e s s e s fo r u n b o r n c h i ld
3. U n a u t h o r i z e d – o nl y if s u b s e q u e n tl y a u t ho r i z e d bu t w i t ho u t p r ejudi c e n o n e go t i o r u m ge s tio

 Visits to object – do es N O T necessarily s h o w possess ion

 O w n e r s h i p o f r ent ed land:
 L e s s o r – th ru t en ant , i n t h e c o n c e p t o f o w n e r
 T e n a n t – c o n c e p t o f h ol d e r

ARTICLE 525
Possession i n …
1. C o n c e p t o f o w n e r – w h e t h e r in g o o d o r b a d faith, c l a i ms t o b e a n d a c ts a s if th e o w n e r
 P o s s e s s i o n th at m a y r i p e n i n t o o w n e r s h i p , a l s o k n o w n a s a d v e r s e p o s s e s s i o n
2. C o n c e p t o f a h o ld e r – r e c o gn i z e s a n o t h e r t o b e t h e o w n e r
E x a m p l e s o f P o s s e s s i on i n c o n c e p t o f a ho ld e r
1. tenant
2. u s u fr u c t u a r y
3. d e po s i t a r y
4. b ail e e in c o m m o d a t u m
 P o s s e s s i o n is o f t h e p r o p e r t y c o n c e r n e d . T h e p o s s e s s i o n o f t h e r i gh ts a r e p o s s e s s e d b y t h e m i n t h e
concept of an owner.

ARTICLE 526
 F r a u d – c a n n o t b e p r e s u m e d . It m u s t b e e s t a b li s h e d b y c l e a r a n d c o n v i n c i n g e vi d e n c e .
G o o d faith
 G o o d faith – o n e w h o is n o t a w a r e that there exists in his title o r m o d e o f acquisition a n y fl a w w h i c h
invalidates it
 G o o d faith is a q u e s t ion o f intention. It is int an gibl e a n d e vi d e n c e d b y e xt e r na l signs.
 T h e b el i e f m u s t b e r e a s o n ab l e , n o t a c a p r i c io u s o n e .
 W h i l e t h e p o s s e s s o r i n g o o d faith is o n e w h o b e l i e ve s h e is t h e o w n e r , t h e p o s s e s s o r i n t h e c o n c e p t o f
a n o w n e r is o n e w h o a c t s a s if h e is th e o w n e r
B a d faith
 If c i r c u m s t a n c e s e xis t th at r e q u i r e a p r u d e n t m a n t o in ves ti gat e, h e wil l b e in b a d faith if h e d o e s n o t
i n v e s t i ga t e
 B a d faith o r ma l i c e i mp l i e s a co n s c io u s a n d intentional d e s i gn t o d o a wr o n g fu l a c t for a d i s ho n e s t
p u r p o s e o r m o r a l obliquity. It is different f r o m h e n e ga t i ve i d e a o f ne gli gen c e.
 M a l i c e o r b a d faith c ont e mpl at e s a state o f m i n d a ffir mativel y op e r atin g wi t h futive d e s i gn o r ill will. It
m e a n s b r e a c h o f a k n o w n d u t y t h r u s o m e m o t i v e . B a d faith p a r t a k e s o f t h e n a t u r e o f fr a u d .
 Fails t o act w i t h th e d il i ge n c e o f a p r u d e n t m a n

Mistake o n a Doubtful o r Difficult Question of L a w

 M a y b e t h e b as is o f g o o d faith p r o vi d e d t h a t s u c h i gn o r a n c e is n o t gr o s s
 E r r o r in th e appli c at ion o f th e l a w a n d th e interpretation o f a do ub t fu l do c t r i n e c a n still m a k e t h e
p e r s o n a p o s s e s s o r i n g o o d fa i th
 B u t m i s t a k e o r i gn o r a n c e o f a l a w b y itself c a n n o t b e t h e b a s i s o f g o o d faith, t h e l a w m u s t b e o n e that
is doubtful o r difficult
B a d faith is p e rsona l
J u s t b e c a u s e a p e r s o n i s in b a d fa ith d o e s n o t n e c e s s a r i l y m e a n t h a t h i s s u c c e s s or s - i n - in t e r e s t a r e a l s o i n b a d
faith.

ARTICLE 527
 P r e s u m p t i o n is a l w a y s g i v e n b e c a u s e e v e r y p e r s o n s h o u l d b e p r e s u m e d h o n e s t unt il t h e c o n t r a r y i s
proved
 If n o e v i d e n c e is p r e s e n t e d p r o vi n g b a d faith, th e p r e s u m p t i o n o f g o o d faith r e m a i n s

ARTICLE 528
W h e n G o o d faith is co n v e rt e d to B a d faith
 F r o m t h e m o m e n t t h e fact s exist o f k n o w l e d g e o f t he fl a w
 It d o e s n o t m a t t e r w h e t h e r t h e f a c t s w e r e c a u s e b y h i m o r a n o t h e r
W h e n B a d faith b eg in s
E xi s t e n c e m a y b e g i n eith er f r o m t h e r e c e ipt o f judicial s u m m o n s o r e v e n b e fo r e s u c h t i m e s u c h a s a letter
f r o m t h e t ru e o w n e r
DBP vs CA
W h e n a c on t r a c t o f s a l e is vo i d , t h e p o s s e s s o r i s e nti tl ed to th e fruits d u r i n g th e t i m e t h e p r o p e r t y w a s h e l d in
g o o d faith
G o o d fai th c e a s e s w h e n a c t i on t o r e c o v e r p o s s e s s i o n i s filed a ga i n s t h i m a n d h e is s e r ve d s u m m o n s t h e r e fo r

ARTICLE 529
Presumptions
1 . G o o d faith
2 . C on t in ui t y o f c h a r a ct er o f p o s s e s s i on – s a m e ch ara c t er i n w h i c h it w a s a c q u i r e d until o t h e r wi s e
proved
3 . N on - in t e r r up t ion o f p os s e s s i o n – t r an s mi s s i o n o f p o s s e s s i on o f h er ed it ar y p r o p e r t y
4 . P r e s u mp t i o n o f Just Title – o f th e po s s e s s o r in the c o n c e p t o f a n o w n e r
5 . No n - i nt e r r up t io n o f p os s e s s i o n o f p ro p e rt y un jus tl y lost b u t legally r e c o v e r e d
6 . P o s s e s s i o n d u r i n g i n t e r ve n i n g p e r i o d
7 . P o s s e s s i o n o f m o v a b l e s w i t h real p r op e r t y
8 . E xc l u s i ve po s s e s s i on o f c o m m o n pr op e r t y

ARTICLE 530
  W h a t m a y b e p o s s e s s e d : o n l y t h o s e t h i n gs w h i c h a r e s u s c e p t i b l e o f b e i n g a p p r o p r i a t e d
  R e s N u l l iu s : m a y b e po s s e s s e d a n d a c q u i r e d b y o c c u p a t i o n b u t c a n n o t b e a c q u i r e d b y p r e s crip tion.
A R T IC LE 531
Material occupation
E xe rc is e o f a right
Subjection to our will
P r o p e r a c t s a n d l e gal fo r ma li ti e s / c on s t r u ct i ve p o s s e s s i o n
H o w po ss e s sion is a cqui red
1. M at e ri al o c c u p a t i o n – d et ent ion o f thing, al so in clud es c on s t it u to m p o s s e s s o r i u m o r traditio b r e vi
manu
2. Sub je ct ion to o ur will – includes traditio l o n ga m a n u a n d traditio si mboli c a
3. C o n s t ru c t i ve po s s e s s i o n
E s sen tia l R e q u i r e m e n t s
1. c o r pu s – d et enti on o f thin g
2. a n i m u s – int ent t o p o s s e s s

ARTICLE 532
A c q u i si t io n o f po s s e s s i on ( f r o m t h e v i e w p o i n t o f w h o p o s s e s s e s )
1. p e r s on a l
2. t h ru a u t h o r i z e d p e r s o n s
3. u n a u t h o r i z e d p e r s o n s – b ut s h o u l d b e s u b s e q u e n t l y r a ti fi ed

Essential R equi si te s
1. p e r s on a l
 i n t e nt t o p o s s e s s
 capacity to possess
 object capable of being possessed
2. a u t ho r i z e d
 intent to p o s s e s s fo r prin c ip al
 authority an d capacity to possess
 p r in c i p a l h a s c a p a c i t y a n d in ten t t o p o s s e s s
3. u n a u t h o r i z e d
 i n t e nt t o p o s s e s s f o r a n o t h e r
 c a pa c it y o f p rin c ipa l to p o ss e s s
 ratification b y principal
B u t if t h e s t r a n ge r h a d p o s s e s s e d it i n h i s o w n n a m e , h e h a s p o s s e s s i o n a n d n o t t h e p rin c ipa l.

ARTICLE 533
 Possession o f the deceased should b e add ed to the possession o f the heir
 Ac q u i s i t i on o f po s s e s s i on thru su c c e s s i o n mo r t i s c a u s a
T i m e o f Acquisition
If h e i r a c c e p t s – f r o m t h e m o m e n t o f d e a t h s i n c e t h e r e is n o in te rrup tion
  I n t h e c o m p u t a t i o n o f t i m e n e c e s s a r y fo r p r e s c r i p t ion, t h e p r e s e n t p o s s e s s o r m a y c o m p l e t e t h e p e r i o d
for prescription by tacking his possession to that of his grantor pr predecessor-in-interest.
 R e t r o a c t i ve e f fe c t o f t h e a c c e p t a n c e

If heir refuses or incapacitated to inherit – deemed never to have possessed the same

Sale – needs delivery

Succession-by the operation of law, direct transmittal of possession

ARTICLE 534
 If t h e f a t h e r o r d e c e d e n t w a s i n b a d faith, it d o e s n o t n e c e s s a r i l y m e a n t h at t h e s o n w a s a l s o i n b a d
faith. The son is presumed to be in good faith. However, since the father was in bad faith, the
consequences of the good faith of the son should be counted only from the time of the decedent’s
death.
 3 ye a r s p o s s e s s i o n i n b a d faith s h o u l d b e e qu i va l e n t t o 1 ye a r p o s s e s s i o n i n g o o d faith

ARTICLE 535
Persons referred
1. unemancipated minors
2. insane
3. prodigal or spendthrift
4. those under civil interdiction
5. deaf-mutes
 in ge n e r a l , t h o s e l a b o r i n g u n d e r restrictions o n c a p a c i t y t o a c t
Nature of Possession
 I n a c qu i s i ti on o f p o s s e s s ion , o n l y t h o s e m a t t e r s w h e r e t h e y h a v e c a p a c i t y t o a c t s u c h a s p h ys i c a l
seizure of res nullius and donation of personal property simultaneously delivered to them
 A n d N O T po ss e s sion w h e r e juridical acts a r e i mp e ra tive l i ke th e po s s es sion o f l an d the o wn e r s h i p o f
which he desires to test in court, in this case, intervention of the legal representatives or guardians is
needed
Acquisition by prescription

 M a y a c q u i r e p r o p e r t y o r right s ei the r p e r so n a ll y, o r t h r u p a r e n t s , gu a r d i a n s , o r l e ga l r ep r e s e n t a t i ve s

ARTICLE 536
Possession cannot be acquired:
thru force or intimidation – as long as there is a possessor who objects thereto
1. thru mere tolerance – mere inaction or failure to bring an action is NOT tolerance
2. thru clandestine, secret possession – possession without knowledge, or stealth, not open or public.
How to recover possession
Should not be taken into his own hands. First, should request the usurper to give up the thing. If he refuses,
invoke the aid of the competent court. Otherwise, the owner can be made the defendant in a forcible entry
case.

ARTICLE 537
 P o s s e s s i o n b y m e r e t o l e r a n c e , n o m a t t e r h o w l o n g c o n t i n u e d , d o e s n o t start t h e r u n n i n g o f t h e p e r i o d
of prescription
 A s q u att e r’ s po s s e s s i o n, w h e n t h e r e is n o vio l e n c e , is b y m e r e t o l e r a n c e
Clandestine possession
 If s e c r e t t o m a n y , b u t k n o w t o t h e o w n e r , p o s s e s s i o n i s a ff e c t e d
 T h e r e is a p r e s u m p t i o n th at w h e n p o s s e s s i o n is c l a nde s tin e, it is a l so u n k n o w n t o th e o w n e r
Possession by force or violence
 F o r c e m a y b e p r o ve d e xpr es s l y o r b y i mpli c at ion
 T h e a c t o f e n t e r i n g into t he p r e m i s e s a n d e xc l u d i n g t h e l a w fu l p o s s e s s o r t h e r e fr o m n e c e s s a r i l y i mp l i e s
the exertion of force over the property
 T h e fo r c e m a y b e :
1. actual or merely threatened
2. done by the possessor himself or by his agent
3. done against the owner or any other possessor
4. done to oust the possessor or prevent him from getting back the premises
Meaning of acts… do not affect possession
1. No legal possession – the intruder does not acquire any right to possession
2. The legal possessor, even if ousted, is still the possessor and therefore:
  Still entitled to th e benefits o f pres cription
 Entitled to th e fruits
 A n d still entitled a s p o s s e s s o r for all p u r p o s e s fa vo r a b l e to h i m
3. The intruder cannot acquire the property by prescription

ARTICLE 538
Title – either a right or the document evidencing the right
Applies to preference in possession whether personal or real property
 It a l s o a p p l i e s w h e t h e r t h e p o s s e s s i o n w a s l o n g e r o r s h o r t e r t h a n o n e ye a r
 C o - p o s s e s s o r s o f a p a r c e l o f l a n d h a t is m o r t g a g e d m u s t b e m a d e p art i es t o t h e fo r e c l o s u r e
proceedings, otherwise they cannot be deprived of possession of that portion of the land actually
possessed by them
General Rule Regarding Possession as a Fact
Possession as a fact cannot be recognized at the same time in two different personalities.
Except:
 C o - po s s e s s o r s
 P o s s e s s i o n i n d i ffe r ent c o n c e p t s o r d e g r e e s
Rules in case of conflict
1. present possessor
2. if both are present, the one longer in possession
3. if both began possession at the same time, the one who presents a title
4. if both present a title, the Court will decide. Meanwhile, the thing will be judicially deposited.
Preference in Ownership or Double Sale
Movable – first who possessed in good faith
Immovable:
1. first registered in good faith
2. no registration, first possessor in good faith
3. no possession, the one with the oldest title

ARTICLE 539
 A n a d v e r s e p o s s e s s i o n o f p r o p e r t y b y a n o t h e r i s n o t a n e n c u m b r a n c e i n l a w, a n d d o e s n o t c on t r ad i c t
the condition that the property be free from encumbrance
 Ad v e r s e p o s s e s s i o n is n o t a lien for a lien signifies a securit y fo r a c l a i m
Specific Rights
 R e a s o n s fo r p rot e ction o f po ss e s sion:
1. it is si mi l ar to o wn e r s h i p , a n d a s a ma t t e r o f fact it mo d i fi e s o w n e r s h i p
2. g i v e s r is e t o p r e s u m p t i o n t h a t t h e p o s s e s s o r i s t h e o w n e r
 E v e r y p o s s e s s o r is p r o t e c t e d u n d e r Ar t. 5 3 9 , w h e t h e r i n th e c o n c e p t o f a n o w n e r o r h o l d e r
 T h e do ct rin e o f e xh a u s t i o n o f a d mi n i s t r a t i ve r e m e d i e s is n o t a pp l i c a bl e to a p a r ty w h o c l a i m s t h e
disputed land as his own private land
 A s q u a t t e r h a s n o p o s s e s s o r y r i ght a ga i n s t t h e o w n e r o f t h e l a n d b e c a u s e h i s o c c u p a n c y o f t h e l a n d is
merely tolerated by the owner
 A wr i t o f e x e c u t i o n a n d o rd e r o f d e mo l i t i o n is n o t a p p e a l a b l e w h e r e th e re is n o a ll e gat ion that it h a s
varied the tenor of the judgment
Legal means of restoration to possession
 R e a s o n s fo r l e ga l m e a n s :
1. to p r e ve n t spoli at ion o r a di s re ga rd o f p ub li c o rd e r
2. to p r e ve n t d e p r i va t io n o f pr o p e r t y wi t h o u t d u e p ro c e s s o f l a w
3. to p r e ve n t a p e r s o n f r o m t a ki n g t h e l a w into hi s o w n h a n d s
 T h e o w n e r s h o u l d g o to cour t, a n d n o t eject t h e u n l a w f u l p o s s e s s o r b y fo r c e
 A t e nan t illegally fo r c e d ou t b y t he o wn e r - l a nd l or d m a y institute a n a c t ion for forcible en tr y e v e n if h e
had not been paying rent regularly
 I n ju n c t ion i s ge n e r a ll y n o t t h e p r o p e r r e m e d y t o r e c o ve r p o s s e s s i o n, p a r t i c ul a r ly w h e n t h e r e a r e
conflicting claims of ownership
 A final j u d g m e n t i n a n u n la w fu l d e t ain er c a s e m a y b e e x e c u t e d e v e n if t h er e is still p e n d i n g a c c i o n
reivindicatoria, for two actions can co-exist
 A m e r e t r e sp a ss er , e v e n if e j e ct ed, h a s n o ri ght to institute a n a c t ion o f fo rc ibl e e n t r y
Writ of Preliminary Mandatory Injunction
 I n ju n c t ion c a n n o t subs titu te f o r th e oth e r, a c t i o n s t o re c o v e r p o s s e s s i o n . T h i s is b e c a u s e i n th e
meantime, the possessor has in his favor, the presumption of rightful possession, till the case is finally
decided. Exception: very clear case of usurpation.
R e q u i si t e s fo r th e I s s u a n c e
1. in forcible ent r y c as e s in the original cou rt – file wi t h in 1 0 d a ys f r o m t h e t i me the c o mp l a i nt i s
filed
2. in unl a wful detainer cases i n R T C a n d C A – file wi th in 1 0 d a ys fr o m the t i me the app e al is
perfe cted o n l y if:
 lessee’s a p p e a l is frivolous o r dilatory
 l e s se e ’s a p p e a l is p r i m a fa c i e me r i t o ri ou s
 e v e n if th e forcible e n t r y is filed e l e ve n m o n t h s f r o m entr y, t h e r e m e d y m a y still b e a vai led o f. N o t e :
prescription o f forcible entr y is 1 ye a r
 T h e wri t o f pr e l i mi n a r y i njun ction c a n n o t b e gr a n t ed wi t h o u t n o ti c e a n d h e a r in g

ARTICLE 540
P o s s e s s i o n in th e c o n c e p t o f o w n e r
 P o s s e s s o r i n c o n c e p t o f a n o w n e r m a y e ve n t u a l l y b e c o m e t h e o w n e r b y p r e sc ript ion
 A p o s s e s s o r in th e c o n c e p t o f h o ld e r c a n n o t a c qu i r e pr o p e r t y b y a c q ui sit i ve prescription. F o r
p r e s c r i p ti on t o set in, t h e po s s e s s i o n m u s t b e a d ve r s e , p u b l i c , a n d to th e e xc l u s i o n o f all.
P o s s e s s i on i n th e c o n c e p t o f ho l d e r
1. L e s s e e s
2. Tr u s t e e s
3. Antichretic creditors
4. Agents
5. Attorne ys
6. D epo si t ari e s
7. C o - o w n e r s – unl e s s t h e c o - o wn e r s h i p is clearl y r e p u d ia t e d b y u n e q u i vo c a l acts c o m m u n i c a t e d
to t h e o t h e r c o - o w n e r s
 T a x de c la r ation s a n d receipts a r e n o t c o n c lu s i ve e vi d e n c e o f o w n e r s h i p bu t w h e n c o u p l e d w i t h p r o o f o f
actual possession, t ax declarations an d receipts are st rong evidence o f ownership.

ARTICLE 541
R e q u i r e m e n t s o f p r e s u m p t i o n o f a just title:
1. M u s t b e in p o s s e s s i on ( a ctu al o r cons tru ct i ve )
2. T h e p o s s e s s i o n m u s t b e in t h e c o n c e p t o f o w n e r
 A c t u a l p o s s e s s i o n o f t h e p ro p e r t y u n d e r c l a i m o f o w n e r s h i p r ai s es t h e d i s pu t ab le p r e s u m p t i o n o f
o wn e r s h i p . T h e t r u e o w n e r m u s t r e sort to judicial p r oc e s s fr o t h e r e c o v e r y o f t h e prop e rt y.
 T h e article c a n a p p l y t o b o t h r e al a n d p e r s o n a l p r o p e r t y
R e a s o n s for p r e s u m pt i on :
1. P r e s u m p t i o n that o n e is in g o o d faith
2. I n c on ve n i e n c e o f c arr yi n g proo fs o f o wn e r s h ip a r o u n d
“Just title” in possession
1. It is p r e s u m e d
2. Just title m e a n s t ru e a n d val id title sufficient t o transfer o w n e r s h i p
T h r e e kind s o f Titles
1. T r u e a n d V a l i d Title – the re w a s a m o d e o f transferring o w n e r s h i p a n d t h e gr antor w a s t h e o w n e r
2. C o l or a b l e Title – a lt ho u gh th e re w a s a m o d e o f transferring o wn e r s h i p , s o m e t h i n g is w r o n g
because the grantor is not the o wn e r
  Titulo C o l o r a d o is wh a t is m e a n t b y just title in the l a w o f prescription
 O r d i n a r y p r e s cr iption n e e d s g o o d faith a n d just title
 E xt r a o r d in a r y p r e s c r i pt i on d o e s n o t n e e d e ith er g o o d faith o r just title
 I n c a s e o f r e a l p rope rt ie s, p r e s c r i p ti on is 1 0 a n d 3 0 ye a r s r e s p e c t i ve l y
3. P u t a t i ve Ti t l e – a l t h o u gh a p e r s o n b e l i e ve s h i m s e l f t o b e t h e o w n e r , h e n o n e t h e l e s s is no t, b e c a u s e
th e re w a s n o m o d e o f a c q u i r i n g o w n e r s h i p
 A d v e r s e p o s s e s s i o n is n e e d e d o n l y to a c q ui r e s o m e t h i n g b y p r e s crip tion. B u t t he r e is n o n e e d fo r
pr e s cr iption if y o u a r e a lr e a d y t h e o w n e r .
 A p e r s o n w h o is n o t in fac t i n p o s s e s s i o n c a n n o t a c q u i r e a p r es c ript i ve r i gh t to t h e l a n d b y t h e m e r e
a s s e r t i o n o f a ri ght th e r e in

ARTICLE 542
 B y a n a l o gy, if m y p o s s e s s i o n o f th e h o u s e is in the c o n c e p t o f o wn e r , m y p o s s e s s i o n o f th e furniture i s
a l s o p r e s u m e d t o b e in th e c o n c e p t o f o w n e r . Th e r e f o r e , m y just title t o b o t h t h e h o u s e a n d furni tur e i s
presumed.
 B y “real p rope rt y” a n d “ m o va b l e s ” w e m e a n o n l y real o r p er son al things, N O T rights.
Applicability of the Article
1. W h e t h e r t h e po s s e s s o r b e i n g o o d o r b a d fa ith
 2. Wh et h er the possession be in one’s n a me or another
3. W h e t h e r th e p o s s e s s i o n b e in th e c o n c e p t o f o w n e r o r h o l d e r

ARTICLE 543
C o - p os s e ss ion
 E xclu si ve po s s e s s i o n – b e gin s at the t i me o f division
 Interruption i n po s s es sion o f P A R T of the thing – on ly li mited to that part thereof. Al s o , there is a
proportionate losing in the area possessed.
Rules in civil interruption
1. Civil interruption i s p r o d u c e d b y judicial s u m m o n s t o th e po ss e sso r
2. J udi ci al s u m m o n s sh all b e d e e m e d n o t to h a v e b e e n i s s u e d , a n d sh all n o t gi ve r i s e to int er ruption :
 If it should b e void for lack o f legal solemnities
 If th e plaintiff s h o u l d desist f r o m t h e c o mp l a i n t o r s h o u l d a l l o w th e p ro c e e d i n gs t o l ap s e
 If t h e p o s s e s s o r s h o u l d n o t b e a b s o l v e d f r o m t h e c o m p l a i n t
I n all th e s e c a s es , t h e p e r i o d o f th e int er ruption sh all b e c o u n t e d F O R th e p re s crip tion.

ARTICLE 544
First paragraph
 A l t h o u g h b e c a u s e o f t h e i n t e r r up t ion hi s g o o d fa ith c e a s e s , t h e p o s s e s s o r c a n still r et ain t h e p r o p e r t y
until h e h a s b e e n fill r e i m b u r s e d fo r all t h e n e c e s s a r y a n d u s e fu l e x p e n s e s m a d e b y h i m o n t h e
property
 Fruits r e fe r to th e natural, industrial, a n d civil fruits, n o t t o oth e r t hi n gs
 L e ga l i nt e rrup tion h a p p e n s w h e n a c o mp l a i n t is filed a ga in st h i m a n d h e r e c e i ve s th e p r o p e r judicial
summons
 B e fo r e l e ga l interruption, th e fruits r e c e i ve d a r e his o w n
 A f t e r t h e r e c e i p t o f t h e s u m m o n s , t h e r i gh t t o ge t t h e fr u it s n o t ye t g a t h e r e d c e a s e s
 Possessor is entitled t o the fruits r e c ei ved before th e con ver sion into B A D F A I T H , for then, h e wo u l d
still b e in go o d faith
 W h e n a c ont ra c t o f s al e is vo i d , t h e po s s e s s o r i s entitled t o k e e p t h e fruits d u r i n g t h e p e r i o d fo r w h i c h
it h e l d th e p ro p e rt y i n g o o d faith
Second paragraph
 If at t h e t i m e o f l e gal int e rrup tion, th e c r o p s a r e still g r o w i n g , t h e rul e o n p e n d i n g c r op s , n o t that o n
ga t h e r e d c r o p s , s h o u l d a p p l y
 If a t t h e t i m e o f l e ga l i n te rrup tion, t h e c r o p s h a v e a l r e a d y b e e n g a t h e r e d , b u t a r e s o l d o n l y a ft e r s u c h
in te rrup tion, th e s al e is i mma t e r i a l , f o r t h e l a w o n l y r e q u i r e s o n l y a ga t h e r i n g o r s e v e r a n c e
Third paragraph
 If civil fruits ac c rue daily, Art. 5 4 5 do e s not appl y
 A c t u a l re ceipt o f t h e rents is i m ma t e r i a l

ARTICLE 545
 Th is article applies to P E N D I N G fruits, natural or industrial. A l s o to crop s already planted b u t not yet
m a n i fe s t .
  T h e e xp e n s e s fo r cultivation sh all al so b e d i vi d ed p r o rata. M a n r e s a : th e better ru le w o u l d b e for th e
expenses to b e borne in proportion to wh at each receives f r o m the harvest
 T h e c h a r g e s ( t a xe s , int e re st o n m o r t g a g e s ) a r e a l s o t o b e d i v i d e d i n p r o po r t i o n t o t h e t i m e o
possession

ARTICLE 546
N e c e s s a r y E x p e n s e s – t h e y a r e t h o s e wi t h o u t w h i c h t h e t h i n g w o u l d ph ys i c a l l y d et er ior at e o r b e lost; t h o se
m a d e fo r t h e p r e s e r v a t i o n o f t h e t h i n g
T h e y d o n o t i n c r e a s e t h e th i n g’ s va l u e ; t h e y m e r e l y p r e ve n t t h e t h in gs f r o m b e c o m i n g u s e l e s s
Examples
 T h o s e in curr ed fo r cultivation, p r od u c ti on , a n d u p k e e p
 N e c e s s a r y r e p ai rs fo r t h e h o u s e
N O T necessary expenses
 Th o s e incurred fo r filling u p wi th soil a va can t or d e e p lot
 H o u s e c o n s t r u c t e d o n l a n d p o s s e s s e d b y a s t r a n ge r
  L a n d t a xe s – t h e y a r e m e r e l y c h a r g e s
 U n n e c e s s a r y i m p r o v e m e n t s o n a p a r c e l o f l a n d p u r c h a s e d a t a u c t i o n s a l e , m a d e ju st t o p r e v e n t
r edemption
 E xpenses ma d e b y the possessor to enable h i m to use the property for his o w n purposes
Rights of a possessor a s to necessary expenses
 If in good faith
1. Refund
2 . R e t a i n p r e mi s e s till p a i d
 If in b ad faith – refund on l y
 If t h e o w n e r s u e s t h e p o s s e s s o r fo r t h e r e c o v e r y o f t h e p ro p e rt y, t h e p o s s e s s o r i n g o o d faith m u s t file a
c o u n t e r c l a i m f o r t h e r e fu n d o f n e c e s s a r y a n d u s e fu l e x p e n s e s , o t h e r wi s e t h e j u d g m e n t i n t h e c a s e wi ll
b e a B A R t o a s u b s e q u e n t s uit b r o u gh t sol e l y fo r th e r e c o v e r y o f s u c h e xp e n s e s
U s e f u l e x p e n s e s – t h o s e t ha t a d d v a l u e to t h e p r o p e r t y
Examples
 T h o s e in curr ed fo r a n irrigation s ys t e m
 E r ec tion o f a c h ap el
 M a kin g artificial fishponds
 C o n s t ru c t io n o f additional r o o m s in th e h o u s e
 F o r c le a rin g u p t he l a n d for me r l y t hi c kl y c o v e r e d wi t h trees a n d s h r u b b e r y
Rights of a possessor a s to useful expenses
 If in good faith
1 . R e i m b u r s e m e n t – ei the r t h e a m o u n t s p e n t o r fo r t h e i n c r e a s e i n v a l u e
2. R et ent ion – till p a i d
3 . R e m o v a l – p r o vi d e d n o sub st an ti al d a m a g e o r i njur y c a u s e d t o t h e principal, r e d u c i n g its valu e.
U nl es s, op t io n 1 is exe rcis ed.
T h e p o s s e s s o r i n g o o d fa ith i s entitle t o b o t h t h e fruits a n d e x p e n s e s , h e n c e t h e y o n o t c o m p e n s a t e
each other.

 If in b a d faith – is N O T entitled to a n y right r e ga r d i n g the us e ful e xp ens e s. T h e bui lde r in b a d faith

lo s e s w h a t e v e r is built wi t h o u t p a y m e n t o f a n y i n d e mn i t y.
R e c o v e r y c a n n o t p ro s p e r :
 P o s s e s s o r i n b a d faith
 F ai lur e t o pr e s e n t a c o u n t e r c l a i m
Remarks
 R i gh t o f r e t ent ion – n o n e e d to p a y r e n t
 D u r i n g t h e p e r i od o f retention, ad di t io n a l i m p r o v e m e n t s wi l l n o t b e entitled t o re fu n d b e c a u s e t h e
b u il d e r a l r e a d y k n e w that h e is n o t t h e o w n e r ( b a d faith)

ARTICLE 547
D a m a g e – sub st an ti al o n e th at r e d u c e s t h e v a l u e o f t h e p ro p e rt y, t h u s a slight in j ur y c u r a b l e b y a n o r d i n a r y
r e p a i r d o e s n o t d e fe a t t h e r i gh t o f r e m o v a l , b u t t h e r e p a i r s s h o u l d b e c h a r g e a b l e t o t h e p o s s e s s o r

ARTICLE 548
L u x u r i o u s o r O r n a m e n t a l e x p e n s e s – th o s e w h i c h a d d va l u e t o t h e t hi n g o n l y fo r c er ta in d e t e r m i n a t e p e r s o n s
in v i e w o f their particular w h i m s . T h e y a r e n e ith er essential fo r p r es er va tion n o r u s e fu l t o e v e r yb o d y i n
general.
Examples
 H a n d p aint in gs o n th e wa l l o f t h e h o u s e
 Garage mad e of platinum
 W a t e r fo u n t a in s i n ga r d e n s
Rights of a possessor a s to luxurious expenses
 If in good faith
N o right o f r e fu n d o r retention b u t c a n r e m o v e if n o substantial in j ur y is c a us e. H o w e v e r , o w n e r h a s
option to allow:
1. Possessor to r e mo ve
2. O r retain for himself b y refunding the A M O U N T S P E N T

 In b ad faith
 No right of refund or retention but can remove if no substantial injury is cause. However, owner has
option to allow:
1. Possessor to remove
2. Or retain for himself by refunding the VALUE it has at the time owner ENTERS into possession
 T h e v a l u e o f t h e r e f u n d if t h e p o s s e s s o r i s i n b a d fai th is le s s b e c a u s e d e p r e c i a t i o n h a s set in.

ARTICLE 549
 P o s s e s s o r i n b a d faith: T h e r e f u n d s h o u l d n o t e x c e e d t h e a m o u n t sp e n t , o t h e r w i s e h e is p l a c e d in a
better position than the possessor in good faith
Rights of a possessor regarding the fruits
 If in good faith
1. Gathered or severed fruits are his own
2. Pending or ungathered fruits – pro-rating between possessor and owner of expenses, net harvest,
and charges
 B a d faith
1. Gathered fruits – must return value of fruits already received as wells as the value of fruits which
the owner or legitimate possessor could have received with due care or diligence, minus the
necessary expenses
2. Pending or ungathered fruits – no rights at all, not even to expenses for cultivation
 T h e p o s s e s s o r i n b a d faith is d u t y b o u n d t o r e n d e r a n a c c o u n t i n g o f t h e fruits r e c e i ve d o r c o u l d h a v e
been received and must pay damages amounting to a reasonable rent for the term of his possession.
 T h e r u l e a s t o t h e fruits d o e s n o t a p p l y t o a d e f e n d a n t i n a fo r c i b l e e n t r y c a s e w h e r e t h e r e c o ve r a b l e
damages are the reasonable compensation for the use and occupation of the premises – the fair rental
value.

ARTICLE 550
Every possessor – refers to one in good or bad faith, concept of owner or holder, in one’s own name or
another, and NOT to the owner or the person adjudged by the court to be lawfully entitled to possess.

Litigation – refers to a court action

ARTICLE 551
Neither the possessor in good faith nor in bad faith is entitled to:

 Improvements caused b y N A T U R E
 I mp ro ve men ts caused b y T I M E

ARTICLE 552
Rules applicable
 Go o d faith
1. Before receipt of judicial summons – NOT liable
2. After judicial summons
 Lo s s o r deterioration thru fortuitous e ven t – N O T liable
 Thru fraudulent intent or negligence - LI A B LE
 Bad faith – LI AB LE in any case

ARTICLE 553
ARTICLE 554
--
ARTICLE 555
Ways of Losing Possession
 Th r u possessor’s vo l u n t a r y will a n d intent
1. Abandonment
2. Assignment (onerous or gratuitous conveyance)
 Aga i ns t the possessor’s will
1. Possession of another for more than one year
2. Final judgment in favor of another
3. Expropriation
4. Prescription in favor of another
5. Recovery or reivindication by the legitimate owner
 Because of the object
1. Destruction or total loss of the thing
2. Going out of commerce
3. Escaping from possessor’s control of wild animals
A b a n d o n m e n t – vo lunta r y r enun c iation o f a thing
R equ isites:
 Th e ab andon er mu st h ave b een a possessor in the concept of o wn er
 H e m u s t h a v e t h e c a p a c i t y t o r e n o u n c e o r a l i en a t e
 N o e xp e c t a t i o n t o r e c o v e r o r in ten t t o r e t ur n o r ge t b a c k
Additional Doctrines:
 A p r o p e r t y o w n e r c a n n o t b e h e l d to h a v e a b a n d o n e d t h e s a m e u nti l at l e as t h e h a s s o m e k n o w l e d g e o f
t h e lo ss if its p o s s e s s i o n o r t h e t h i n g
 T h e r e i s n o real in t e nt i on to a b a n d o n p r o p e r t y w h e n a s i n c a s e o f a s h i p w r e c k o r a fire, t h in gs a r e
t h r o w n i n t o th e s e a o r u p o n t h e h i g h w a y
 A n o w n e r m a y a b a n d o n p os s e s s i o n m e r e l y, l e a vi n g o w n e r s h i p i n fo r ce , b u t a m e r e p o s s e s s o r c a n n o t
ab an d on o wn ersh i p since h e never h ad the s a me
 If a n o w n e r h a s n o t los t p o s s e s s i o n b e c a u s e t h e r e h a s b e e n n o a b a n d o n m e n t , it s u r e l y c a n n o t b e
a c q u i r e d b y a n o t h e r t h r u p r e s c r i p t io n
 T h e r e is n o a b a n d o n m e n t if a n o w n e r m e r e l y t o l er at ed a n o t h e r ’ s p o s s e s s i o n , n o r if t h e latter w a s d o n e
b y stealth o r e f fe c t e d t h r u fo r c e a n d i n t i mi d a t io n
 T h e r e is n o a b a n d o n m e n t o f m o v a b l e s e v e n if t h e r e is t e m p o r a r y i g n o r a n c e o f their w h e r e a b o u t s , s o
l o n g a s t h e y r e m a i n u n d e r t h e c on t ro l o f t h e p o s s e s s o r ( s o l o n g a s a n o t h e r h a s n o t o b t a i n e d c o n t r o l
over them)
 I n t r u e a b a n d o n m e n t , p o s s e s s i o n d e f a c t o a n d d e j u re a r e l os t
 A b a n d o n m e n t w h i c h c on ve r t s t h e t h in g into r e s nu lliu s d o e s n ot a p p l y t o l a n d
A s s i g n m e n t – c o mp l e t e t r a n s mi s s i o n o f o w n e r s h i p rights t o a no th e r p e r s on , o n e ro u s l y o r gr atui tous l y
 at n o t i m e d i d t h e t h i n g n o t h a v e a p o s s e s s o r f o r p o s s e s s i o n m e r e l y c h a n g e d h a n d s o r c o n t r o l
 b o t h p o s s e s s i on d e fa cto a n d d e jure a r e lost, a n d n o a c tion wi l l a l l o w r e c o v e r y
P o s s e s s i on o f a no th e r
 If a p e r s o n is n o t in po s se s sion for m o r e t h an o n e year, h e loses po s se s sion D E F A C T O . Th u s , h e c a n n o
lon ge r b r in g a n a c tion for forcible ent r y o r u n l a wfu l detainer. M o r e o v e r , cons truc ti ve po s s e s s i o n is also
lost po s s e s s i o n. B u t m a y still institute a n a c c i o n p u b l i c i a n a t o r e c o v e r p o s s e s s i o n d e jure, po s s e s s i o n
a s a l e ga l r i ght, o r th e r e al r i ght o f p o s s e s s io n.
 If a p e r s o n l o s e s p o s s e s s i o n f o r m o r e t h a n 1 0 ye a r s , h e lo s e s p o s s e s s i o n d e jure, o r t h e r e a l ri ght o f
po ss e s sion. A c c i o n publ ic ia n a o r reivindicatoria is still pos sib le unl e ss prescription h a s set in.
Destruction, L o s s , Wi t h d r a w a l f r o m c o m m e r c e
 A t h i n g is lost w h e n it p er is he s, o r go e s o u t o f c o m m e r c e , o r d i s ap p e a r s i n s u c h a w a y that its
e xi s t e n c e i s u n k n o w n , o r it c a n n o t b e r e c o v e r e d .
 P artial lo ss in ge n e r a l results o n l y i n th e los s o f p o s s e s s i o n o f t h e p a rt lost
 Ar t . 5 5 5 r e fer t o b o t h r e al a n d p e r s o n a l p r o p e r t y e x c e p t p a r . 4.

ARTICLE 556
 P o s s e s s i o n i s lost – w h e n h e h a s n o i d e a at all a b o u t t h e w h e r e a b o u t s o f t h e m o v a b l e
 N O T lost – h e m o r e o r less k n o w s its gen e ra l location, t h o u gh h e m a y n o t k n o w its pr e ci s e or definite
location

ARTICLE 557
 If I l e a v e m y l a n d a n d a n o t h e r p o s s e s s e s t h e s a m e fr o t h e r e q u i r e d p e r i o d, I h a v e lost m y p o s s e s s i o n
a n d t h e o w n e r s h i p o v e r t h e s a m e , i n s o fa r a s t h e o c c u p i e r i s c o n c e r n e d , b u t n o t i n s o fa r a s o t h e r
p e op l e . F o r strangers, r e l yi n g o n t h e R e gi st r y, a r e still pr i vil e ged t o c on s id e r m e p o s s e s s o r a n d o w n e r .

ARTICLE 558
--
ARTICLE 559
P o s s e s s i on o f m o v a b l e p rop e r t y a cqui red :
 In b a d faith – is n e ve r e q uiva l ent t o title
 I n g o o d faith – a s a ge n e r a l rule, e q ui va l e n t t o title. If t h e o w n e r w a n t s t o ge t b a c k , h e m u s t r e i mb u r s e .
 Exception: N O T equivalent to title when the owner had LOST it or UN LAWF U LY DEP RIV ED of it, UNLESS
t h e p o s s e s s o r h a d a c q u i r e d it in g o o d fa ith at a p u b l i c s a le .
Note:
 T h e title is n o t th a t o f a n a b s o l u t e o w n e r b u t o n e th a t c a n b e d e f e a t e d o n l y b y t h e t ru e o w n e r w h o
gi ve s r e i m b u r s e m e n t
 E v e n if n o t the a b so l ut e o w n e r yet, p o s s e s s i o n m a y e ve ntu all y r i p e n i nto full o w n e r s h i p t h ru acquisitive
pr e s cr i ption
 It is n e c e s s a r y t h a t t h e p o s s e s s i o n b e in t h e c o n c e p t o f o w n e r a n t h a t t h e o w n e r h a d n o t l os t t h e
property n o r unl a wfu ll y d epr i ved o f it
Acquired in good faith – the possessor is of the belief that the person whom he received the thing was its
owner and could transfer valid title thereto
Title – the juridical act of transferring or conferring ownership; and not a document
Lost – missed or misplaced

Unlawfully deprived – taken by another thru theft, robbery or estafa. Not applicable if only “civil liability”
arises.
Summary:
 O wn e r m a y recover W I T H O U T r ei mburse ment
1. From possessor in bad faith
2. From possessor in good faith if owner had lost or unlawfully deprived of it
 O wn e r m a y recover but S H O U L D rei mburs e
1. If possessor acquired the object in good faith at a PUBLIC SALE or AUCTION
 O w n e r C A N N O T recover, e v e n if h e offers r e i mb u r s e me n t ( wh e th er or not lost or unlawfull y d ep ri ved)
1. If possessor had acquired it in good faith by purchase from a MERCHANT’S STORE, FAIRS, or
MARKETS
2. If owner by his conduct is precluded from denying the seller’s authority to sell (estoppel)
3. If possessor had obtained the goods because he was an innocent purchaser for value and holder of
a NEGOTIABLE document of title to the goods

ARTICLE 560
 One’s possession o f wild animals is lost wh e n they are under A N O T H E R ’ S control or under N O O N E ’ S
control
Rules on Domesticated or Tamed animals
1. The possessor does NOT lose possession of them – as long as they habitually return to possessor’s
premises
2. Possession is LOST – if the aforementioned habit has ceased

ARTICLE 561
 R e c o v e r y s h o u l d b e a c c o r d i n g t o t h e l a w s u c h a s p r o p e r wr i t s a n d a c t i o n s o r wi t h t h e a id o f t h e
competent authorities
 Art. 5 61 applies to both possessors in go od a nd b a d faith but only if B E N E F I C I A L to th e m
 P o s s e s s o r i n g o o d faith – m a y m a k e u s e o f t h e article for th e p u r p o s e o f pr e sc ript ion
 P o s s e s s o r i n b a d faith – is n o t r e q u i r e d t o r e tu r n t h e fruits t h e o w n e r c o u l d h a v e r e c e i v e d d u r i n g th e
period of interruption, for to impose the duty would prejudice and not benefit, said possessor.

USUFRUCT

Article 562
USUFRUCT – gives a right to enjoy the property of another with the obligation of preserving its form and
substance, unless the title constituting it or the law otherwise provide

 R e a l right, o f t e mp o r a r y i n n atur e, w h i c h au thor iz e s its ho l d e r t o e n j o y all t h e b en e fit s w h i c h result

from the normal enjoyment of another’s property, with the obligation to return, at the designated time,
either the same thing, or in special cases, its equivalent
 c o m b i n a t i o n o f right t o u s e a n d right t o th e fruits

 right to di spo se – “ n a k e d o wn e r s h i p ”
 Full o wn e r s h ip = N a k e d own e r s h i p + U su fru ct
Essential Characteristics

R e a l right – wh e t h e r R e gi s t e r e d o r no t
1.
T e m p o r a r y i n n a t u r e o r du ra t i o n
2.
Its p u r p o s e i s to e n j o y t h e b e n e fi t s a n d d e r i v e a l l t h e a d v a n t a g e s f r o m t h e o b j e c t a s a
3.
consequence of normal use or exploitation
Natural Characteristics
The obligation of CONSERVING or PRESERVING the FORM AND SUBSTANCE of the thing.

Accidental Characteristics
1. w h e t h e r it b e p u r e o r a c o nd i t io n al u su fr u c t
2. the n u m b e r o f ye a r s it will exist
3. w h e t h e r it is in fa vo r o f o n e p e r s o n o r s e ver al , etc.
Object of Usufruct
1. m a y b e r ea l o r p e r s o n a l p r o p e r t y
2. m a y b e sterile o r p rodu cti ve (fruitful th in gs )
3. m a y b e c r e a t e d o v e r a right ( a s l o n g a s it is N O T strictly p e r s o n a l o r in tr an s mi ss ibl e, a n d h a s a n
independent existence
Rights of Action
1. a c t i o n t o p ro t e c t t h e u su fr u c t itself
2. a c t i o n t o p ro t e c t t h e e x e r c i s e o f t h e u s u f r u c t

Article 563
Classification as to Origin
1. Legal – created by law. Such usufruct cannot, because of family reasons, be mortgaged or alienated by
the parents.
2. Voluntary or Conventional
a. created by the will of the parties INTER VIVOS (during lifetime)
 if this is c r e a t ed b y s a l e o r a n y va l u a b l e c o n s id e r a t io n – S t atut e o f F r a u d s a p pl i es to
real property and personal property P500 or more
b. created MORTIS CAUSA
 the formalities o f a will o r codicil m u s t b e co mp l i e d wi th, either notarial o r
holographic
3. Mixed or Prescriptive – created by both law and act of person
 T o constitute a va lid usu fru ct, all th e r e q u i r e m e n t s o f th e l a w m u s t b e c o m p l i e d w i t h
 A u s u fr u c t o v e r re a l p rop e r t y, b e i n g a real ri ght, m u s t b e d u l y r e gi s t er ed t o b i n d
innocent third persons

Article 564
Classification as to Quantity or Extent
1. as to fruits – total or partial (depending on whether all the fruits are given or not)
2. as to object – UNIVERSAL (if over the entire patrimony) or SINGLE or PARTICULAR (if only individual
things are included
Classification as to Number of persons enjoying the right
1. Simple – only one usufructuary
2. Multiple – several
a. Simultaneous – at the same time
b. Successive – one after the other
 If c r e a t e d b y d o n a t i o n – all t h e d o n e e s m u s t b e a li ve, o r a t l e a st a l r e a d y c o n c e i v e d , a t t h e
time of he perfection of the donation
 T e s t a m e n t a r y s u c c e s s i o n – t h e r e m u s t o n l y b e t w o s u c c e s s i v e u s u fr u c t u a r i e s , b o t h m u s t
be alive or at least conceived at the time of the testator’s death
Classification as to Quality or Kinds of Objects
1. over RIGHTS – the right must not be strictly personal or intransmissible
 r i ght t o r e c e i v e p r e s e n t o r fu t u r e s u p p o r t c a n n o t b e s u b j e c t o f a u s u f r u c t
 a u s u fr u c t o ve r a real right is a l s o b y itself a re al r i ght
2. over THINGS
 N O R M A L – or perfect o r regular. This involves non -consumable things
where the form and substance are preserved.
 A B N O R M A L – imperfect or irregular. Usufruct over consumable property
(quasi- usufruct), over non-consumable things that gradually deteriorate by use, over
unproductive or sterile animals
Classification as to Terms or Conditions
1. Pure usufruct – no term or condition
2. With a period or term (“a termino”)
a. Ex die – from a certain day
b. In diem – up to a certain day
c. Ex die in diem – from a certain day up to a certain day
3. With a condition (conditional)

Article 565
Rules governing a usufruct
1. the agreement of the parties or the title granting the usufruct
2. in case of deficiency, apply the Civil Code
In case of Conflict
The rights granted by virtue of a will prevails over the codal provisions, unless repugnant to the mandatory
provisions of the Civil Code.

Article 566
Fruits -The usufructuary is entitled to the natural, industrial and civil fruits that will accrue during the existence
of the usufruct.
Dividends – they are income or civil fruits, whether cash or stock dividends. They should belong to the
usufructuary because they are declared out of company profits and not corporate capital.
 Ge n e r a l l y, p r od u ct s w h i c h d i mi n i s h c apital, c a n n o t b e c on s i d e r ed fruits, un l e s s a c o n tr a r y i nt ention
appears.
 H i d d e n t r e asu r e – u su fr u c tu a r y i s a stranger. B u t m a y b e entitled to on e - h a l f if h e is finder.

Article 567
Rules
 Fruits p e n d i n g at the b e gi n n i n g o f u su fru ct
1. belong to the usufructuary
2. no necessity of refunding owner of expenses incurred
3. but without prejudice to the right of third persons
 F ruit s p e n d i n g a t th e t e r m i n a t i o n o f t h e u s u fr u c t
1. belong to the owner
2. but the owner must reimburse the usufructuary for the ordinary cultivation
expenses, and for the seeds and similar expenses, from the proceeds of the fruits
3. Also, rights of innocent third parties should not be prejudiced.

Article 568
Rules when leased property to another
Lease executed by the usufructuary should terminate at the end of the usufruct or earlier except in the case of
leases of rural lands, because if the usufruct ends earlier, the lease continues for the remainder of the
agricultural year.

 It is n o t t h e n a k e d o w n e r , b u t t h e u s u f r u c t u a r y w h o h a s t h e r i gh t t o c h o o s e t h e t e n a n t .

Article 569
---
Article 570
Civil fruits shall accrue proportionately to the naked owner and usufructuary, for the time the usufruct lasts.

 T h e p ar ti es m a y stipulate o t h e r w i s e i n their cont r ac t, a b s e n t th e stipu l ation a p p l y A r t 5 7 0 .

 T h e article app li es w h e t h e r t h e d a te o f distribution o f benefits f r o m industrial o r c o m m e r c i a l
enterprises are fixed or not.
 T h e S C ru l ed tha t b o t h c a s h a n d s to c k di vi d e nd s a r e fruits. S a m e s h o u l d a p p l y t o profits o f a
partnership.

Article 571
Usufruct has the right to the enjoyment of:

1. accessions (whether artificial or natural)

2. servitudes or easements
3. all benefits inherent in the property – like the right to hunt, fish, construct rain water receptacles, etc

Article 572
Rights with Reference to thing itself
1. He may personally enjoy the thing (entitled to possession and fruits)
 T h e e n j o y m e n t m a y a l s o b e t h r u a n o t h e r u n l e s s t h e c o n t r a r y h a s b e e n p r o v i d e d o r s t ip ul a t e d
2. He may lease the thing to another – even without the owner’s consent. Moreover, ordinarily the lease
must NOT extend to a period longer than that of the usufruct, unless the owner consents. Thus, the
lease ends at the time the usufruct ends, except in rural leases.
 If t h e l e s s e e s h o u l d d a m a g e t h e p r o p e r t y, t h e u s u f r u c t u a r y s h a l l a n s w e r t o t h e o w n e r
 T h e u s u f r u c t u a r y m a y d e m a n d r e i m b u r s e m e n t f r o m t h e le s s ee , b e c a u s e o f t h e b r e a c h
of contract of the lease
  If t h e u s u fr u c tu a r y c a n n o t p a y, h i s b o n d shall b e liable
Rights with Reference to the right itself
1. He may alienate the usufructuary right – sell, donate, bequeath, or devise except:
a. Legal usufruct
b. Usufruct granted in consideration of his person
c. Usufruct acquired thru a caucion juratoria
2. He may pledge or mortgage the usufructuary right. But he may not pledge or mortgage the
thing itself.
 Parental usufruct cannot be alienated or pledged or mortgaged.

Article 573
Effect of the Deterioration – fast deteriorating things
1. N O R M A L U S E – the usufructuary is N O T responsible. N o necessity to m a k e repairs to restore t h e m
to their formal condition. Failure to return the thing will result in indemnification for the value of
the object may have at the end of the usufruct
2. EV ENT O R ACT that ENDAN GERS their preservation / FORTUITOUS EVENT, even though N O fault
or negligence or fraud on the part of the usufructuary – required to make ordinary or necessary
repairs
3. F R A U D or N E G L I G E N C E – the usufructuary is responsible. S u c h liability ma y however b e set off
against improvements

Article 574
Quasi-usufruct - on consumable things. Form and substance is not really preserved. This is really a SIMPLE
LOAN.
Rules for Quasi-usufruct
1. the usufructuary(debtor-borrower) can use them as if he is the owner, with complete right of pledge or
alienation
2. BUT at the end of the usufruct, he must
a. Pay the APPRAISED value (if appraised when first delivered)
b. Or if there was no appraisal, return the same kind, quality or quantity OR pay the price current
at the termination of the usufruct (not the original price or value)

Article 575
Special usufruct on fruit bearing trees - Rights
The usufructuary can use the following:
1. dead trunks
2. those cut off or uprooted by accident
 but h e mu st replace t h e m with n e w plants

Article 576
1. if it is impossible or too burdensome to replace them, the usufructuary has an option. He –
a. may use the trunks but should replace them
b. or may leave the dead, fallen, or uprooted trunks at the owner’s disposal, and demand that the
latter remove them and clear the land
2. if it is slightly burdensome to replace them, the usufructuary must replace them (whether he uses the
dead trunks or not), and he cannot demand clearance of the land by the owner

Article 577
Obligations of the usufructuary – Special usufruct over woodland

1. in the exercise of the diligence in caring for the property, the woodland should be preserved, either by
development or by replanting, he cannot consume all
2. in the cutting or felling of the trees, he must –
a. follow the owner’s habit or practices
b. in default thereof, follow the customs of the place (as to manner, amount, season), all without
prejudice to the owner, for he can use but cannot abuse – applicable if woodland is a
copse(thicket of small trees) or consists of timber for building
c. of there be no customs, the only time the usufructuary can cut down trees will be for repair or
improvement, but here the owner must first be informed
3. cannot alienate the trees unless he is expressly or impliedly permitted by the owner or unless he
needs the money to do some repairs (but need to inform owner)

Article 578
What the usufructuary can demand from the owner
1. authority to bring the action (usually a special power of attorney)
 2. proofs needed for recovery

 t o p r e j u d i c e t h i r d p ar ti e s, th e u s u fr u c t m u s t e i t h e r b e r e gi s t e r e d o r k n o w n t o t h e m

Institution of the action

The action may be instituted in the usufructuary’s name, for being the owner of the usufruct, he is deemed a
real party in the interest
 if t h e p u r p o s e is t h e r e c o ve r y o f t h e p r o p e r t y o r right, h e is still r eq ui r e d t o ob t a in a u tho r i t y o f th e
naked owner
 if t h e p u r p o s e is t o o b j e c t t o o r p r e v e n t d i s t u r b a n c e o v e r t h e p r op e r t y, n o au th o ri t y i s n e e d e d

Effect of the judgment

1. naked ownership belongs to the owner
2. usufruct belongs to the usufructuary

Article 579
Useful and Luxurious Improvements
The usufructuary has the right to make:
1. useful improvements
2. luxurious improvements
BUT –
1. he must not alter the form or substance of the property held in usufruct
2. he is NOT entitled to a refund, BUT he may –
a. either remove the improvements if no substantial damage is caused
b. or set-off(compensate) the improvements against damages for which he may be liable
 I m p r o v e m e n t s m a y b e r e gi st e red , b u t n o t i n d e p e n d e n t l y, b u t i n t h e r e gi st r ation p r o c e e d i n g s o f t h e
land held in usufruct to protect him against third persons
 E x a m p l e : t o e n fo r c e ri ght o f r e m o v a l o f u s e fu l i m p r o v e m e n t s a ga in st i n n o c e n t pu r c h a s e r fo r va l u e o f
land sold
 W h i l e a p o s s e s s o r i n g o o d faith is entitled t o a r e fu n d for u s e fu l i m p r o v e m e n t s , a u s u fr u c tu a r y is not.

Article 580
Rules – Set-off
1. If damage exceeds the value of the improvements, usufructuary is still liable for the difference
2. If the value of the improvements exceeds the damage, the difference does not go to the usufructuary,
but accrues instead in the absence of a contrary stipulation in favor of the naked owner, otherwise it is
as if the usufructuary would be entitled to a partial refund in cash
Requisites – Set-off
1. The damage must have been caused by the usufructuary
2. The improvements must have augmented the value of the property

Article 581
Naked owner – retains the right to alienate the property But –
1. He cannot alter its form or substance
2. Or do anything prejudicial to the usufructuary

 A p u r c h a s e r o f t h e p r o p e r t y m u s t r e s p e c t t h e u s u fr u c t i n c a s e it is r e gi s t e r e d o r k n o w n to h i m ,
OTHERWISE, he can oust the usufructuary, who ca then look to the naked owner for damages
 If t h e n a k e d o w n e r b e q u e a t h s o r d e vi s e s t o a n o t h e r th r u a wi l l, t h e l e ga t e e o r d e v i s e e s h o u l d r e s p e c t
the usufruct
 D o u b l e sale: o rdin ar il y n ot a l l o we d t o sell usu fru ct t o a n o th e r after h a vi n g s o l d it first to th e
usufructuary. But if he does so Art 1544 on Double Sale will apply.
Other rights of the naked owner
1. Construct any works
2. Make any improvements
3. Or make new plantings thereon if it be rural
BUT – such acts must NOT cause:
1. Decrease in the value of the usufruct
2. Or prejudice the right of the usufructuary
Article 582
Usufructuary of a part of common property
A co-owner may give the usufruct of his share to another, even without the consent of others, unless personal
considerations are present.

The usufructuary in such a case takes the owner’s place as to:

1. Administration (management)
2. Collection of fruits or interest
Effect of Partition
1. If there be partition, the usufructuary continues to have the usufruct of the part allotted to the co-
owner concerned
2. If the co-owners make a partition, without the intervention of the usufructuary, this is alright, and the
partition binds said usufructuary. Necessarily however, the naked owner must also respect the
usufruct.

Article 583
 I n v e n t o r y a n d s e c u r i t y – n o t n e c e s s a r y b e f o r e t h e ri ght to u s u fr u c t b e gi n s . T h e y a r e m e r e l y n e c e s s a r y
before physical possession and enjoyment of the property can be had
Requirements for the making of the inventory
1. The owner must be previously notified
2. The condition of the immovables must be described
3. The movables must be appraised
4. No form is required except real property in public instrument to bind third persons
5. Expenses to be borne by the usufructuary
6. Effect of not making inventory – same as not giving security
7. When inventory is NOT required:
a. When no one will be injured thereby provided the naked owner consents
b. In case of waiver by the naked owner or the law, or when there is a stipulation in a will or
contract
The giving of Security
 P u rp o s e : t o in sur e faithful c o m p l i a n c e o f th e duti e s of t h e u s u fr u c t u a r y
 F o r m – a n y ki nd o f sufficient s e cur it y shall b e a l lo we d – c a sh, p er son al b o n d , mo r t g a ge , et c
 W h e n securit y is n o t required:
a. No one will be injured thereby (prejudice)
b. Waiver by the naked owner, or stipulation in a will or by contract
c. When the usufructuary is the donor of the property (who has reserved the usufruct)
d. When there is parental usufruct- except when the parents contract a subsequent marriage,
provided that each child’s property does not exceed 50,000 in which case, the parents have to file
a bond not as usufructuary, but as guardian or administrator
e. When there is a caucion juratoria, which takes place of the bond

Article 584
---
Article 585
---
Article 586
Effects of Failure to give security
 O n th e rights o f t h e n a k e d o w n e r
a. He may deliver the property to the usufructuary (but even if delivery is made, naked owner
may still later demand the needed security)
b. Or the naked owner may choose retention of the property as administrator (usufructuary gets
the net proceeds minus the administration expenses, fixed by agreement or the courts)
c. Or the naked owner may demand receivership or administration (by another) of the real
property, sale of movable, conversion or deposit of credit instruments, or investment of cash
or profits
 O n th e rights o f th e u su fr uc t u a r y
a. The usufructuary cannot possess the property till he gives security
b. He cannot administer the property, he cannot execute a lease thereon
c. Cannot collect credits that have matured, nor invest them unless the Court or naked owner
consents
 (c) - appl i es e v e n if t h e u su fr u c t u a r y is e x e m p t e d f r o m gi vi n g s e cu ri t y
d. But can alienate his right to the usufruct. The grantee may possess the moment he gives
security.
  A l t h o u g h t h e o w n e r m a y d e m a n d s a l e o f m o v a b l e s , h e m a y r etain s o m e o f t h e m fo r their artistic w o r t h
or sentimental value, he may demand their delivery to him provided he gives security for the payment
of legal interest on their appraised value
 N o t e th at if t h e m o v a b l e s o l d, t h e c a s h b e l o n g s t o t he o w n e r , b u t t h e i nt e re st t h e r e o n ( 6 % p e r a n n u m )
belongs to the usufructuary

Article 587
 T h e Article a ppli e s w h e n h e is r equi r ed b u t c a n n o t a fford to gi ve security. D o e s n o t a pp l y w h e n
exempted from giving security
Caucion Juratoria
 Th e promise under oath
 A s w o r n d u t y t o t a k e g o o d c a r e o f t h e p r o p e r t y a n d r e t u r n t h e s a m e a t t h e e n d o f t h e u s u fr u c t
 It t a ke s p l a c e o f t h e b o n d o r s e c u r i t y b a s e d o n n e c e s s i t y a n d h u m a n i t y
Requisites
 P rop e r cour t petition
 N e c e s s i t y fo r d eli ve r y o f furniture, i mp l e m e n t s , o r h o u s e i n c l u d ed i n th e u su fruct
 Ap p r o va l o f the court
 S wo r n p r o mi s e
Restriction – usufructuary cannot alienate or lease the property for this means that he does not need them

Article 588
 RETROACTIVE effect of giving bond

Article 589
Duty to take care of property
1. Although care of a pater familias is required, still a usufruct is NOT extinguished by bad use. Bad use
entitles the owner to demand its administration without prejudice to the usufruct.
2. Usufructuary is required to make ordinary repairs and to notify the naked owner of urgency of
extraordinary repairs. Moreover, usufructuary answers for damage caused by the fault or negligence of
his alienee, grantee, agent, or lessee.
Rules
 D a m a g e t o p r o p e r t y c a u s e d b y t h e fault o r n e gl i g e n c e o f t h e u s u fr u c t u a r y i s d e m a n d a b l e r i gh t a w a y
(no need to wait for the end of the usufruct)
 T h e u s u fr u c tu a r y is N O T e ntitled to r e i mb u r s e m e n t f o r o rd in a r y r e pa ir s bu t m a y retain th e p r op e r t y till
he is reimbursed of extraordinary expenses, which he may have been compelled to do.

Article 590
Liability of Usufructuary for acts of the substitute
1. Usufructuary is made liable for the acts of the substitute. While the substitute answers to the
usufructuary, the usufructuary answers to the naked owner.
2. Even when there is a sub-usufructuary, it is still the usufructuary who answers to the naked owner for
ordinary repairs, taxes on the fruits, etc.

Article 591
Rules in case of fruitful or productive livestock
1. REPLACE
a. If some animals die from natural causes
b. or lost due to rapacity of beasts of prey
 e v e n if t h e c a u s e b e fo r tu itou s, t h e r e is t h e d u t y t o r e p l a c e
 r ep la c e me nt s h o u l d b e m a d e fr o m t h e Y O U N G p roduce d.
2. NO obligation to replace
a. If there is a total loss of the animals because of some unexpected or unnatural loss (like
contagious disease or any uncommon event, provided usufructuary has NO fault
b. If there is a partial loss (under the same conditions)
 R emai n s, not the remainder, mu st b e given to the n aked o wn er
 I n c a s e d o f partial loss, u sufr u c t c o nt in u e s o n t h e r e m a i n d e r , p r o vi d e d u su fr u c t ua r y h a s N O fault
 If b e c a u s e o f F A U L T – usufruct still c ont inu es b e c a u s e b a d u s e d o e s no t extinguish u su fru ct
(Manresa)
 Sterile an i ma l s – rule o n usufruct o v e r fun gib le s applies
Article 592
Duty to make ordinary repairs
For the usufructuary to be responsible for ordinary repairs, the following conditions must be present:
1. They are required by NORMAL or NATURAL use
2. They are needed for preservation
3. They must have occurred during the usufruct
4. They must have happened with or without the fault of the usufructuary
 If H E w a s at fault, t h e u s u fr u c t u a r y m u s t p a y i n d e m n i t y fo r d a m a g e s
If he renounces usufruct:
 If N O fault, n o n e e d t o m a k e o r p a y for n e c e s s a r y r e p a i r s b u t h e m u s t s u r r e n d e r t h e fruits
received
 If at fault, h e is n o t e x e m p t e d f r o m n e c e s s a r y repair s. H e w o u l d still b e liable fo r d a m a g e s .
Remedy of naked owner if usufructuary does not make repairs

Provided that the naked owner had demanded, the owner may make them at the expense of the usufructuary

Ordinary repairs – those required by wear and tear due to the natural use of the thing and are indispensible for
its preservation

Article 593
---
Article 594
Kinds of extraordinary repairs
1. Those caused by NATURAL use but not needed for preservation -
2. Those caused by ABNORMAL and EXCEPTIONAL circumstances and are needed for preservation
3. Those caused by ABNORMAL and EXCEPTIONAL circumstances but are not needed for preservation

Who should pay

1. For 1,2,3 – Naked Owner (whether or not he is notified by the usufructuary)
2. For (1) - The naked owner is not required to make them. But if made, it should be borne by the owner
3. He cannot be compelled by the usufructuary to make them
4. For (2) – owner cannot be compelled but the usufructuary may make them with the right to get the
increase in value and the right of retention till paid at the termination of the usufruct, provided there
was notification and failure owner to make repairs
5. For (3) – owner cannot be compelled to make them. Also, the usufructuary is not allowed to make the
repairs because it is not necessary for the preservation

 If e xt r a o r d i n a r y r e p a i r s w e r e m a d e , o w n e r m a y d e m a n d l e gal in te r es t o n th e a m o u n t
for the duration of the usufruct (because the usufructuary benefited)

Requisites before usufructuary is allowed to make repairs

1. There must be due notification to the naked owner of urgency
2. The naked owner failed to make them
3. The repair is needed for preservation
Right of Usufructuary who made repairs
1. Get increase in value (difference in value before and after repair) or get reimbursement of expenses
2. Right of retention till paid – reimbursement is to be made only at the end of the usufruct

Article 595
The naked owner may:
1. Construct works
2. Make improvements
3. Make new plantings (if rural)
Provided:
1. The value of the usufruct is NOT diminished
2. Or the right of the usufructuary is not prejudiced
Effect of increase in value of the usufruct because of the constructions or plantings
1. The usufructuary profits by the said increase
2. He does NOT have to pay legal interest on the improvement because it is a VOLUNTARY act of the
naked owner
Article 596
Usufructuary should pay for:
1. Annual charges (on the fruits)
2. Annual taxes on the fruits
3. Theoretically, also the annual taxes on the land(including real estate tax)
 L a n d T a x e s / R e a l p ro p e r ty t a x – o w n e r , b e c a u s e it is a b u r d e n u p o n t h e capital
 E ffe c t o f p a y m e n t o f a n n u a l r e a l p rop e r t y t a x – d o e s n o t n e c es s ar il y f o l l o w that h e h a s
adverse possession, for after all, it is he who must pay for said taxes (Quirante vs
Quirante)
Other Charges
1. Ordinary repairs
2. Necessary cultivation expenses

Article 597
The naked owner pays for taxes imposed directly on the capital (provided that they are not annual) – e.g.
estate tax
Rules
1. If paid by naked owner, he can demand legal interest on the sum paid
2. If advanced by the usufructuary, he --
a. Should be REIMBURSED the amount paid without legal interest
b. Entitled to RETENTION till paid
 Reimbursement should b e ma d e only at the T E R M I N A T I O N o f the usufruct provided A D V A N C E h ad
been made voluntarily. If forced to pay, reimbursement with damages should be made immediately
thereafter.

Article 598
Applicability of the article
1. If the usufruct is a universal one
2. The naked owner
a. Has debts
b. Or is obliged to make periodical payments
 P ar ti cul a rl y a p p l i e s if a p e r s o n d o n a t e s e ve r yt h i n g b u t r e s e r ve s t o h i m t h e u s u f r u c t t h e r e o f

When the usufructuary has to pay for the debts of the naked owner
1. There being no stipulation regarding the payment of debts, the done shall be responsible thereof only
when the donation has been made in fraud of creditors
 T h e d o n a t i o n is a l w a ys p r e s u m e d t o b e in fr a u d o f cre ditors
2. When the donation imposes upon the done the obligation to pay the debts of the donor, I the clause
does not contain any declaration to the contrary, the former is understood to be liable to pay only the
debts which appear to have been previously contracted. In no case shall the done be responsible for
debts exceeding the value of the property donated, unless a contrary intention clearly appears.

Article 599
Rules on Usufruct on matured credit
1. If usufructuary has given security, collection and investment can be done WITHOUT the approval of the
court or of the naked owner
2. If the usufructuary has NOT given security, or when he is exempted or when there was only a caucion
juratoria, collection and investment can be done only WITH the approval of the court or the naked
owner
Ownership of the credit collected
If the credit is collected, same belongs to the naked owner, but the usufructuary gets the usufruct.
 T h e u s u fr u c tu a r y s h al l b e liable for failure t o collect m a t u r e d cr edit b e c a u s e o f his fault o r n e gl i ge n c e

Article 600
How liability of naked owner may be extinguished
1. By constituting a usufruct over an equivalent estate
2. Or by payment of a periodical pension equivalent to the loss
3. Or in any other similar way

Article 601
When notification of the usufructuary is required
1. If a third party commits acts prejudicial to the rights of the ownership
2. If urgent repairs are needed
 3. If an inventory is to be made
Effect of non-notification
1. In (1) – usufructuary is liable for damages, as if they had been caused thru his own fault
2. In (2) – the usufructuary cannot even make the extraordinary repairs needed
3. In (3) – the inventory can go on, but the naked owner may later point out discrepancies and omissions
in the inventory

Article 602
 Ar t i cl e appl ie s w h e n u s u fr u c t u a r y lost t h e c a s e
 T h e d e f e n s e o f t h e n a k e d o w n e r s h i p is n a t u r a l l y c h a r g e a b l e t o t h e n a k e d o w n e r

Article 603
Usufruct is extinguished:
1. By the DEATH of the usufructuary unless a contrary intention appears;
Exceptions:
a. In case of multiple usufructs – ends on the death of the last survivor
b. In case there is a period fixed based on the number of years that would elapse before a person
reach a certain age
c. In case the contrary intention clearly appears (express or implied)
2. By the expiration of the period for which it was constituted, or by the fulfillment of any resolutory
condition provided in the title creating the usufruct;
 If t h e u s u fr u c t i s o n r e al p ro p e r t y, o r o n a r ea l ri gh t o n r e al p r op e r t y, t h e p e r i o d m u s t b e
recorded to bind third persons
 T h e t e r m s h o u l d n o t e x c e e d 5 0 ye a r s if t h e u s u fr u c t u a r y is a juridical p e r s o n . P r e m a t u r e
abandonment or dissolution of the juridical entity extinguishes the usufruct
3. By merger of the usufruct and ownership in the same person;
4. By renunciation of the usufructuary;
 M a y b e m a d e e xp r e s s l y o r i mp li edl y, a s l o n g a s it is d o n e clearly, w i t h intent to re n o u n c e
(Art 1270)
 N o n e e d fo r n a k e d o w n e r s c o n s e n t – m e r e a b a n d o n m e n t o f o n e ’ s o w n right
 If t h e r e n un c i a t io n is m a d e gr atui tous l y a n d i n fr a u d of creditors, s a i d c r ed ito rs c a n r e s c i nd
the renunciation, to the extent of their credits
5. By the total loss of the thing in usufruct;
 P artial lo ss – usu fru ct c o n t i n u e s o n th e r e m a i n i n g p a r t
 F o r total loss o f th e build ing ( wh e t h e r l a nd is in clud ed i n usufruct o r no t)
 F o r legal l o ss (as in th e c a se o f e xprop ri at ion)
6. By the termination of the right of the person constituting the usufruct;
 If t h e u s u f r u c t u a r y h a s a s u b - u s u f r u c t u a r y, t h e s u b - u s u fr u c t e n d s a t t h e t i m e t h e u s u f r u c t
is extinguished. If the sub-usufructuary dies ahead of the usufructuary, the sub-usufruct
ends, unless a contrary intention appears
 D e a t h o f th e n a k e d o w n e r d o e s N O T e xt in gui sh t h e us u fruc t
7. By prescription
 R e f e r s t o a cqu is iti ve p r e s c r i p t ion b y a s t r a n ge r e ith er o f t h e u s u fr u c t o r o f t h e n a k e d
ownership
 M e r e n o n - u s e r b y t h e u s u f r u c t u a r y o f t h e u s u fr u c t d o e s n o t t e r mi n a t e t h e u s u fr uc t , u n l e s s
it is also a renunciation
Other causes for Extinguishment
a. Annulment
b. Rescission
c. Mutual withdrawal
d. Legal causes – such as attainment of age of majority in parental usufruct
 A B U S E o r M I S U S E o f the usufruct d o e s N o t extinguish it, unless b y virtue of s u ch abuse or
misuse, the thing has been totally lost
 N on - ful fill me nt o f a su sp en si ve c on di t io n do e s N O T e xtin gu i sh usufruct, b e c a u se t h e usufruct
NEVER came into existence

Article 604
---
Article 605
 N o t a ppli c abl e t o trusts
Article 606
---
Article 607
Rules
1. Usufruct on BOTH building and land (but the building is destroyed in any manner whatsoever before
the expiration of the usufruct
a. The usufruct on the building is ended, but the usufruct on the land continues
b. Usufructuary is still entitled to the use of the land and the use of whatever materials of the
house remain
c. If the naked owner wants to rebuild but the usufructuary refuses, it is the usufructuary who
prevails for the use of the land is still his for the remainder of the period
2. Usufruct on the building ALONE (building is destroyed before the termination of the period)
a. The usufruct on the building ends, but may still make use of the materials of the house remain
b. The usufructuary is entitled to the use of the land – automatic use of the land by usufruct of
the building
c. But since there is no usufruct over the land, the naked owner has preferential right to its use.
 If t h e o w n e r w a n t s t o r e build , h e sha ll h a v e t h e r i ght to o c c u p y t h e l a n d a n d to m a k e
use of the materials, being obliged to pay to the usufructuary, during the continuance
of the usufruct the legal interest upon the sum equivalent to the value of the land and
of the materials
Note: there should be interest –

1. On the materials
2. On the land
 D e st ru ction (of building) – p er son at fault m u s t i nd e mn i fy

Article 608
Rules
1. If the naked owner and the usufructuary share in the premiums (and the property is destroyed):
a. If the owner rebuilds, the usufruct continues on the new building
 If cost o f building is L E S S th an insurance i nd e mn i t y – usufructuar y s h ou l d get legal
interest on the difference (the amount not invested)
 If the cost is M O R E – usufructuary e njo ys n e w building co mpl et el y with n o obligation to
give interest on the additional cost to the naked owner
b. If the owner does NOT rebuild, he gets the insurance indemnity but should pay the
interest(fruits) thereon to the usufructuary
2. If the naked owner ALONE pays for the insurance and the usufructuary has REFUSED to share (and the
property is destroyed)
a. The naked owner gets the whole indemnity
b. If usufruct was on the building and the land, usufruct continues on the land and the materials.
 O w n e r h a s n o right to rebuild if o p p o s e d b y u su fruc tu ar y.
 If rebuild w i t h con s ent, th er e is N O u su fruc t o n th e n e w building, b u t th e n a k e d o w n e r
must pay interest on the value of the land and the old materials
c. If usufruct on building alone – naked owner may rebuild with or without approval of the
usufructuary, but he must pay interest on the value of the land and materials that may have
been used
3. If the naked owner ALONE paid because of failure or omission of usufructuary – effect is the same as if
there was sharing, but the usufructuary must reimburse his share of insurance premium to the owner
4. If the usufructuary ALONE pays –
a. The insurance indemnity goes t the usufructuary ALONE
b. Usufruct continues unless the usufruct is constituted on the building alone
c. Usufructuary has no obligation to rebuild
 A contrary stipulation between the parties will P R E V A I L

Article 609
Rules in case of expropriation
1. If the owner ALONE was given the indemnity, he has the option –
a. To replace with equivalent thing
b. Or to pay to the usufructuary legal interest on the indemnity – requires security given by the
naked owner for the payment of the interest
2. If BOTH were separately given indemnity – usufruct is totally extinguished
3. If usufructuary ALONE – must give it to the naked owner and compel the latter to return either the
interest or to replace the property. He may even deduct the interest himself, if the naked owner fails to
object.
Article 610
Effect of Bad use
1. BAD use – which does NOT cause considerable injury to the naked owner
 Usufruct continues, n a ke d o wn e r C A N N O T d e m a n d administration b y himsel f
2. BAD use – which causes considerable injury
 U s u fr u c t c o n t in u e s , b u t t h e n a k e d o w n e r c a n d e m a n d d e l i ve r y t o a n d ad mi n i s t r a ti o n b y h i m ,
but he will be obliged to pay the NET PROCEEDS to the usufructuary
 B e i n g a n a d mi n i s t r a t o r m e r e l y, h e c a n n o t s ell o r a l i en a t e t h e r i ght t o th e u su fr u c t , t h o u g h h e
may still alienate the property, without prejudice to the usufruct
 C O U R T will d e t e r mi n e wh e t h e r o r not there is con s ide r abl e injury to the n a ke d o wn e r .

Article 611
Rules in case of multiple usufruct
1. If constituted simultaneously – death of the last survivor terminates the usufruct
2. If constituted successively – death of last survivor
However, it is essential that

a. If by virtue of donation – the donees-usufructuaries must be living at the time of donation

b. Virtue of last will – there should only be two successive usufructuaries, and both must be alive
or at least conceived

Article 612
Rights and obligations at the termination of the usufruct
1. Usufructuary:
a. Must RETURN the property to the naked owner, but he has the right
b. To RETAIN the property till he is REIMBURSED for TAXES on the capital (which had been
advanced to him) and EXTRAORDINARY REPAIRS or EXPENSES (insofar as there has been an
increase in the value)
c. To REMOVE removable improvements or set them off against damages he has caused
 R e m o v a l m a y b e d o n e e ithe r d u r i n g o r after t h e u s u fr u c t
2. Naked owner:
a. Must cancel the security or mortgage (provided the usufructuary has complied with the
obligations)
b. In case of rural leases, respect leases until the end of the agricultural year
c. Make reimbursements to the usufructuary in the proper cases

EASEMENTS OR SERVITUDES

Article 613
Easements – an encumbrance imposed upon an immovable for the benefit of the community or one or more
persons or for the benefit of another immovable belonging to a different owner

 Real right
 Th e r e is rightful li mit ed u se wi t h o u t o wn e r s h i p o r po ss e s sion
 R e fe r s to i m m o v a b l e s
Rule in choosing
The one where the way is SHORTEST and will cause LEAST damage should be chosen. If these two
circumstances do not concur in one single tenement, the way which will cause the least damage should be
used, even if it will not be the shortest.

Article 614
Characteristics of Easement
1. real right
2. imposable only on another’s property
3. jus in re aliena – a real right that may be alienated though the naked ownership is maintained
 4. it is a limitation or encumbrance on the servient estate for another’s benefit
5. there is INHERENCE or INSEPARABILITY
6. it is INDIVISIBLE
7. it is INTRANSMISSIBLE
8. it is PERPETUAL

Note:
a. It is essential that there is a BENEFIT
b. NOT essential that the benefit be exercised
c. NOT essential that the benefit be very great
d. The benefit should not be so great as to completely absorb or impair the usefulness of the
servient estate
e. The utility or benefit goes to the dominant estate – limited use but NO possession
f. The exercise is naturally restricted by the needs of the dominant estate or of its owner
g. Easements are not presumed, but may be imposed by law
 Th e re can b e N O e a s e men t i mpo s ed o n P E R S O N A L property

Article 615
Article 616
Classification
According to benefit
1. real – for t h e benefit o f a n ot h e r i m m o v a b l e b e l o n g i n g to a different o w n e r
2. p e r s on a l – for t h e ben e fit of o n e o r m o r e p e r s o n s o r of a c o m m u n i t y
According to manner
1. c o n t i n u o u s – their u s e is inc e s s ant, o r m a y b e i n c e s s a n t w i t h o u t t h e in t e r ve n ti on o f a n y a c t o f m a n
2. d i s c o n t i n u o u s – t h e y a r e u s e d a t i n t e r va l s a n d d e p e n d u p o n t h e a c t s o f m a n
According to existence
1. a p p a r e n t – t h o s e m a d e k n o w n a n d c on t in u a ll y k e p t b y e xt e r n a l s i gn s
2. n o n - a p p a r e n t – s h o w n o e xt e rna l i nd i c a t io n o f their e xi s t e n c e
According to purpose
1. po sit i ve – t h e o w n e r o f t h e s er vien t e st at e is o b l i ge d t o a l l o w s o m e t h i n g t o b e d o n e o n h is p r o p e r t y o r
do it himself
2. n e g a t i v e – t h e o w n e r o f t h e s e r vi e n t e s t a te i s p r o h i b it e d t o d o s o m e t h i n g
According to the right given
1. partial u s e
2. getting o f spe ci fic ma t e r ia l
According to source
1. vo l u n t a r y – c on sti tut ed b y wi l l o r a g r e e m e n t o f parties o r b y a testator
2. legal – t h o s e con s titu ted b y l a w fo r p ub l i c u s e o r priva t e interest
3. m i x e d – partly b y a g r e e m e n t a n d p art l y b y l a w

Article 617
Consequence of Inseparability
 E asement s cannot be sold or donated or mo rt gaged independently o f the real property to wh i ch they
may be attached
 R e gi s t r a t i o n o f t h e d o m i n a n t e st at e wi t h o u t t h e vo l u n t a r y e a s e m e n t – d o e s N O T e xt i n gu i sh t h e
easement
 If s e r vi e n t e s t a t e – e xt i n gu i s h e s t h e v o l u n t a r y e a s e m e n t
Except:
1. a c t u a l k n o w l e d g e o f t h e e xi s t e n c e o f t h e u n r e c o r d e d e a s e m e n t
2. t h e r e is a n u n d e r s t a n d i n g o r s t ip u l at i on th a t t h e e a s e m e n t w o u l d c o n t i n u e t o e xi s t
 Ac t u a l k n o w l e d g e o f third p e r s o n s is e qu i val ent t o registration

Article 618
 P artition o r di vis ion o f a n estate d o e s N O T d i vi d e th e e a s e m e n t
 Increase in the n u mb er o f o wn er s – d o es not ma k e the easemen t mo r e b u r d en so me
Article 619
Judicial declaration that an easement exists – not creating one, but merely declares the existence of an
easement created either by law or by the parties or testator.

Article 620
Modes of Acquiring
1. If continuous and apparent – b y TI TLE or by P RES CR IPTI O N (ten years)
2. All others – by TITLE only
 Intestate su ccession – do es not create an ease men t b u t mer el y tr ansmi ts a n eas e men t al r ead y
existing
 Prescription in Art. 620 – requires 10 years irrespective of good faith or bad faith

Article 621
Rules
1. Positive – from the day the dominant estate began to exercise it
2. Negative – from the time NOTARIAL PROHIBITION was made on the servient estate

Article 622
Easements that may be acquired only by title
1. continuous non-apparent – because they are not public
2. discontinuous apparent – because the possession is not uninterrupted
3. discontinuous non-apparent – because possession is neither public or uninterrupted
Requisites of Prescription
1. possession in the concept of owner
2. public
3. peaceful
4. uninterrupted

Article 623
Proof of existence of easements
1. the deed of recognition by the servient owner
2. final judgment

Article 624
Apparent signs of an easement that apparently exists
 or i gin al l y, n o tru e e a s e m e n t b e c a u s e t h e r e is o n l y o n e o w n e r
 s i gn o f t h e e a s e m e n t – m e r e l y a n o u t w a r d i n d i c a t i o n t h a t t h e e a s e m e n t e xi s t s
 it is N O T e s s e n t i a l t h a t t h e r e b e a n a p p a r e n t s i g n b e t w e e n t h e t w o e s t a t e s, it is i m p o r t a n t t h a t t h a t
there is an apparent sign that an easement exist
Rules
1. B e fo r e alienation – N O true e a s e m e n t
2. After alienation –
a. There arises an easement if the sign continuous to remain unless there is a contrary
agreement
b. There is no easement if the sign is removed or if there is an agreement to this effect
 If t h e D E E D b e silent, t h e e a s e m e n t exists u n l e s s t h e s i gn b e r e m o v e d

Article 625
 U n l e s s t h e n e c e s s a r y r i gh t s a r e a l s o gr a n t e d , t h e r i ght t o t h e e a s e m e n t itsel f is r e n d e r e d n u g a t o r y
 N e c e s s a r y r i gh t s i n c l u d e re p air , m a i n t e n a n c e , a n d a c c e s s o r y e a s e m e n t s
 T o p r e j u d i c e t hi rd p e r so n s , v o l u n t a r y e a s e m e n t s m u s t b e r e gi st er ed. R e gi s t r a t io n i s ge n e r a l l y n o t
essential for legal easements.

Article 626
 Easements appurtenant – easements with a dominant estate
 E a s e m e n t s i n g r o s s – w i t h o u t a d o m i n a n t e s t at e, pu r e l y p e r s o n a l
Article 627
Article 628
Article 629
Article 630
Rights of the DOMINANT estate
1. t o e x e r c i s e t h e e a s e m e n t a n d al l n e c e s s a r y r i gh t s
2. to m a k e o n t h e s e r vi e n t estate, all t h e n e c e s s a r y w o r k s fo r u s e a n d p r e s e r v a t i o n o f t h e s e r vitud e, B U T
–
a. must be at his own expense
b. must notify the servient estate
c. select convenient time and manner
d. must not alter the easement nor render it more burdensome
3. a s k fo r m a n d a t o r y i n jun ction t o p r e ve n t i m p a i r m e n t o r ob stru ct ion
4. to RENOUNCE totally

Obligations of the DOMINANT estate

1. cannot alter the easement
2. cannot make it more burdensome
a. he cannot use the easement except for immovable originally contemplated
b. in easement of right of way, cannot increase width of path or deposit soil outside the
boundaries but may allow others to pass unless the contrary has been stipulated
3. if there be several dominant estates, each must contribute to necessary repairs and expenses in
proportion to the benefits received by each estate

Rights of the SERVIENT estate

1. retain ownership and possession of the portion of his land affected by the easement
2. to make use of the easement, unless deprived by stipulation, provided that the exercise of the
easement is not adversely affected, provided further that he contributes to the expenses, unless there
is a contrary stipulation
3. to change the location of a very inconvenient easement, provided an equally convenient substitute is
made, without injury to the dominant estate

Obligations of the SERVIENT estate

1. cannot impair the use of the easement
2. must contribute to the expenses in case he uses the easement, unless there is a contrary stipulation
3. in case of impairment, to restore conditions to the status quo at his expense plus damages
4. to pay for the expenses incurred for the change of location or form of easement

Article 631
Modes of Extinguishment
1. merger in the same person of the ownership of the dominant and servient estates
2. non-user for ten years
From what time to compute:
 d i s c o n t i n u o u s – f r o m t h e t i m e it c e a s e d t o b e u s e d
 c o n t i n u o u s – f r o m t h e d a y o n w h i c h a n a c t c on t r a r y t o th e s a m e t o o k p l a c e
3. when either or both of the estates fall into the condition that the easement cannot be used
 b a d c ond i t ion o f t h e t e n e m e n t o r i mpo ss ibil it y o f u s e – m e r e l y s u s p e n d s sin c e possibility o f u s e
revives the easement
4. expiration of the term or fulfillment of the condition
5. renunciation
6. redemption
Other causes of extinguishment
1. expropriation
2. permanent impossibility of use
3. annulment, rescission, or cancellation of the title
4. abandonment of the servient estate
5. resolution of the right of the grantor to create the easement
6. registration of the servient estate as FREE, easement was not registered
7. in legal easement of right of way, opening of adequate outlet to the highway

Article 632
Voluntary Easements
 t h e e a s e m e n t itsel f m a y p r e s c r i b e
 the form or man n er of using m a y also prescribe
Legal Easements
 s o m e l e g a l e a s e m e n t s d o n o t p r e s c r i b e , m o r e o v e r , t h e r i gh t t o e xe r c i s e t h e m c a n n o t a l s o p r e s c r i b e.
But the form and manner of using them may prescribe
 s o m e l e ga l e a s e m e n t s d o pr e s c r i b e , l i ke t h e s e r vi t u d e o f n a t u r a l d r a i n a g e

Article 633
 co -ownership – the use o f on e prevents prescription wi th respect to others b e c au s e of I N D I V I S I B I L I TY

Article 634
Legal Easements – imposed by law and which have for their object:
1. public use
2. or the interest of private persons
Different Legal Easements
1. easements relating to waters
2. right of way
3. party wall
4. light and view
5. drainage
6. intermediate distances
7. easement against nuisance
8. lateral and subjacent support

Article 635
How public or communal easements are governed
1. special laws and regulations
2. Civil code (suppletory)

Article 636
How legal easements for private interests are governed
1. agreement of interested parties not prohibited by law nor prejudicial to third persons
2. in default of (1), general or local laws and ordinances for general welfare
3. in default of (2), Civil Code

Article 637
Legal Easements relating to waters
1. natural drainage of lands
2. natural drainage of buildings
3. easement on riparian banks for navigation, floatage, fishing, salvage
4. easement of a dam
5. easement of drawing water or for watering animals
6. easement of aqueduct
7. easement for the construction of a stop lock or sluice gate
Art 637 – natural drainage of lands - prescribes by non-user for 10 years

What lower estates are obliged to receive

1. water which naturally and without the intervention of man descends from the higher estates
2. stones and earth carried by the waters
Art50, PD1607

1. cannot construct works that will impede the natural flow unless he provides an alternative method of
drainage
2. owner of the higher estate cannot make works that will increase the natural flow
Duties of the servient estate

1. cannot construct works that will impede the easement, divert the flow, and burden another tenement
2. BUT he may regulate or control the descent of the water
3. should he really cause an OBSTRUCTION, the easement may be extinguished by non-user and barred
by prescription if the action to destroy is brought only after 10 years
Duties of the dominant estate
1. he cannot make works that will INCREASE the burden
2. may construct works preventing erosion
3. if descending waters are result of artificial development or proceed from industrial establishment or
overflow from irrigation dams – should pay compensation for loss or damage
 a C O N T R A C T , on erou s o r otherwise, m a y e xtinguish th e legal e a s e me n t p ro vid ed n o injury t o
third persons
  N O i nd e mn it y r equ ir ed – if conditions in the article a re c o mp l i e d wi t h
 If w a t e r that fl o w s a r e collected f r o m m a n - m a d e l a go o n s – i n d e mn i t y is r e qui r ed
(compensation)

Article 638
Easements along riparian banks
 U r b a n – 3 me t e r s
 Agricultural – 2 0 meters
 Forest – 40 meters
 T O W P A T H – 2 meters for animals, 1 me t er for pedestrians

 Al l river b a n ks a r e o f publ ic o wn e r s h i p e xc e p t river b a n k s w h i c h h a d al re ad y b e c o m e o f private

ownership under the Siete Partidas
Easements allowed
1. on banks of rivers, a public easement for:
a. navigation
b. floatage
c. fishing
d. salvage
2. o n b a n ks o f navigable o r floatable rivers, also the e a s e me n t o f T O W P A T H – for the exclusive
service of river navigation and floatage
Payment of Indemnity
1. if land b e of P UB LI C ownership – N O indemnity
2. if private – indemnit y
Effect if municipal ordinance make easement impossible – the authority of local governments to enact
municipal ordinances is subject to the general limitation that the same shall not be repugnant to law

Article 639
Easement for the construction, abutment, or buttress of a dam
 p a y m e n t o f i n d e m n i t y is r e q u ir e d

Article 640
Easements for drawing water or for watering animals
1. they can only b e imposed for reasons o f P U B L I C U S E
2. must be in favor of a TO WN or VILLAGE
3. p r o p e r i n d e m n i t y m u s t b e p a i d

Article 641
 pr in cip al e a s e m e n t – for d r a w i n g w a t e r a n d w a t e r i n g a n i m a l s
 a c c e s s o r y e a s e m e n t – e a s e m e n t o f r i ght o f w a y
Requirements for such easement to exist
1. must be for PUBLIC USE
2. in favor o f a t o wn o r village
3. s o u gh t n o t b y o n e ind i vidua l b ut th e t o w n o r village
4. payment of proper indemnity
5. right o f w a y – m a x i m u m o f 1 0 me t e r s

Article 642
Article 643
Article 644
Article 645
Article 646
Legal Easement of Aqueduct
 r i ght t o m a k e w a t e r f l o w t h r u i n t e r v e n i n g e s t a t e s i n o r d e r t h a t o n e m a y m a k e u s e o f s a i d w a t e r s
 e a s e m e n t o f r i ght o f w a y d o e s n o t n e c e s s a r i l y i n c l u d e e a s e m e n t o f a q u e d u c t
Requisites
1. indemnity mu st b e paid – a mo u n t depends o n duration and inconvenience cau sed
2. if for private interest – cannot be imposed on existing:
a. buildings
b. courtyards
c. annexes
d. out-houses
e. orchards
f. gardens
 g. can be imposed on other things – provided no injury to said properties
3. There must be proof:
a. That he can dispose of the water
b. Water is sufficient for use for which it is intended
c. Most convenient and least onerous to third persons
d. Proper administrative permission be obtained
Possible ways of making easement effective
1. op en canal
2. covered or closed canal
3. tubes o r pipes
Obligations of the dominant owner
1. t o k e e p t h e a q u e d u c t i n p r o p e r u s e o r c a r e
2. t o k e e p o n h a n d n e c e s s a r y ma t e r i a l s f o r its u s e
Right of servient estate to fence or build over the aqueduct as long as:
1. n o d a m a g e i s c a u s e d
2. o r repairs o r c l e a n in gs b e c o m e i m p o s s i b l e

 fo r l e g a l p u r p o s e s t h e e a s e m e n t i s c o n s i d e r e d c o n t i n u o u s a n d a p p a r e n t – t o m a k e t h e e a s e m e n t
susceptible to acquisitive prescription fro the benefit of agriculture

Article 647
Requisites if construction of a stop lock or sluice gate

1. p u r p o s e m u s t b e for irrigat ion o r i m p r o v e m e n t

2. t h e c o n s t r u c t i o n m u s t b e o n t h e e s t a t e o f a n o t h e r
3. damages must be paid
4. third p e r s o n s s h o u l d n o t b e p r e j ud i c e d

Article 648
 PD 1607 will PREVAIL

Article 649
Easement of Right of Way – allowed to pass over another’s land
Requisites:
1. T h e p r o p e r t y i s s u r r o u n d e d b y e s t a t es o f ot h e r s
2. N o a d e q u a t e outlet t o a p ub l i c h i g h w a y
3. P a y m e n t o f p ro p e r i n d e mn i t y - u s e b e fo r e i n d e mn i t y is n o t a l l o w e d
4. M u s t b e e s t a b l i s h e d a t t h e p o i n t l e a st p r e j ud i c i a l t o th e s e r vi e n t e s t a t e
5. T h e i sol at ion m u s t n o t b e d u e t o t h e prop ri eto r’ s a c t
6. D e m a n d a b l e o n l y b y t he o w n e r o r o n e wi t h a real right like a u su fr u c t u a r y

 Its e x i s t e n c e d o e s n o t d e p e n d o n t h e c o n s e n t o f t h e c o - o w n e r s b e i n g a l e ga l e a s e m e n t a n d n o t a
voluntary one
 N O T entitled t o e a s e m e n t fo r failure t o m e e t t h e r equi si te s
 M e r e i n c o n v e n i e n c e f o r t h e d o m i n a n t e st at e i s n o t e n o u g h to s e r v e a s b a s i s fo r a n e a s e m e n t o f r i gh t o f
way
 T h e bu r d e n o f p r o vi n g th e e xi st en c e t o va lidl y c l a i m t h e right o f w a y lies o n th e o w n e r o f th e d o m i n a n t
estate
Proper indemnity
 P E R M A N E N T – p a y the value o f the land oc cupi ed b y the path plus d a ma ge s
 T E M P O R A R Y – pay for the damages caused
Classification of right of way
1. Private
2. Public

Easement in favor of the Government

 Only the easement of a public highway, way, private way established by law, or any governmental
canal or lateral thereof
 It i s n e c e s s a r y t h a t t h e e a s e m e n t is p r e - e x i s t i n g a t t h e t i m e o f t h e r e gi s t r a t i o n o f t h e l a n d i n o r d e r t h a t
the owner be compelled to respect it
  Easement not pre-existing – there should be proper expropriation proceedings and payment of just
compensation

Article 650
Easement of right of way – point least prejudicial to the servient estate, distance be shortest to the public
highway

Article 651
Width of the Path
 M a y b e m o d i f i e d f r o m t i m e t o t i m e d e p e n d i n g o n th e r e a s o n a b l e n e e d s o f t h e d o m i n a n t e s t a t e
 P a t h w a y s h o u ld b e sufficient fo r us e o f auto mobi le s ( La r r aco s vs. D e l Ros a rio )

Article 652
Article 653
Rules – when land acquired by sale, easement of right of way
 E N C L O S I N G estate is that o f the grantor – grantee do es N O T p a y
 E N C L O S E D estate is that of the grantor – grantor M U S T p a y

Article 654
Ownership, Repairs, Taxes
 O w n e r s h i p – s e r vi e n t e s t a te , e v e n p e r m a n e n t , t h u s h e p a y s all t h e t a xe s
 B U T t h e d o m i n a n t estate
a. Should pay for the repairs
b. Pay proportionate share of taxes

Article 655
Extinguishment of right of way
a. Opening of a new road
b. Joining the dominant estate with another with access to public highway. BUT the new access must be
adequate and convenient.
 E xt i n gu i s h m e n t N O T a u t oma t i c , s e r vi ent es ta t e “ m a y ” d e m a n d .
 N O T applicable t o volun ta ry e a s e me n t o f right o f w a y
 If e a s e m e n t i s t e m p o r a r y , n o r e t u r n o f i n d e m n i t y b e c a u s e d a m a g e h a d a l r e a d y b e e n c a u s e d

Article 656
Temporary easement of right of way
 P r o p e r i n d e mn i t y m u s t b e gi ve n
 “Indispensible” – great in con veni en c e i s sufficient

Article 657
Width of Right of way for passage of livestock
1. Animal path – 75 meters
2. Animal trail – 37 meters and 50 cm
3. Cattle – 10 meters

 P a ym e n t o f i nd e mn i t y
 C a n o n l y b e i mp o s e d fo r rea son s o f public u s e in fa vor o f a t o w n o r village

Article 658
Easement of party wall – wall at the dividing line of the estates

Article 659
How Presumption that a wall is a party wall be rebutted:
1. Title to the contrary
2. Exterior signs to the contrary
3. Proof to the contrary

 Title prevails o ve r exterior s i gn

Article 660
Exterior signs
 If t h e o w n e r h a s s i gn s i n hi s fa vo r , a n d s o m e a g a i n s t h i m , t h e y c a n c e l e a c h oth er , u n l e s s it c a n b e
shown from the purpose of the wall that it had been made for the exclusive benefit of one
Article 661
Presumption of party ditches or drains – rebuttable

Article 662
Repairs and construction on party wall – proportionate contribution
Renunciation can be made – UNLESS:
1. The repair had already been contracted for and made
2. He still uses the wall
Requisites
1. Must be total or complete renunciation
2. Must be made voluntarily and full knowledge of the facts
3. Must be made before the expenses are incurred
4. Is made with the implied condition that the other owner should meke or pay for the repairs
5. Must be of both share in the wall and the land

Article 663
 I n d e mn i f i c a t i o n m u s t b e m a d e fo r d a m a g e s

Article 664
Right to increase height of the party wall
 M u s t d o s o at hi s o w n e xp e n s e
 P a y fo r t h e n e c e s s a r y d a m a g e s c a u s e d e v e n if t e m p o r a r y
 Bear the cost of maintenan ce o f the portion ad d ed
 P a y fo r t h e i n c r e a s e d c o s t o f p r e s e r v a t i o n
 M u s t r e con stru c t if original w a l l c a n n o t b e a r t h e i n c re a s e d h e i ght
 M u s t gi ve additional sp a c e if wa l l b e thi c ken ed
 H e will ho we ve r b e the E X C L U S I V E o wn e r of the additions unless 6 6 5 is availed of

Article 665
 M a y a c q u i r e p a r t -o wn e r s h ip i n th e add ition s – p a y t h e va l u e at th e t i m e o f a c qu isi tion

Article 666
 U s e b y the c o -o wn e r s o f the wa l l

Article 667
 P rohibition t o m a k e a n o p e n i n g th ru the pa rt y wa l l – a n y w i n d o w o r ape rtu r e o f a n y ki n d

Article 668
Easement of Light and View
 Positive – w i n d o w is thru a party wa l l – prescription c o u n t e d fr o m t i me o f the o pe n i n g o f the w i n d o w
 N e ga ti ve – w i n d o w thru one ’ s o w n wa ll – fr o m the t ime o f notarial prohibition u p o n the adjoining o w n e r

Article 669
Restricted windows – openings for light and not view
Restriction
1. Maximum size – 30 sq. cm.
2. Must have an iron grating embedded in the wall
3. There must be a wire screen
4. Opening must be at the height of the ceiling beams or immediately inder the ceiling

 If t h er e b e se ve ra l o p e n i n gs – restrictions m u s t b e c o m p l i e d w i t h for e v e r y o p e n i n g
 U n l e s s t h e e a s e m e n t o f l i ght h a s b e e n a c qu i r ed , r e str ic t ed w i n d o w s m a y still b e o b s t r u c t e d
Sanctions in case of violations
1. Can ask for the reduction of size
2. May obstruct the light
a. By constructing a higher building on his own land
b. Or raising a blocking wall
3. If the wall becomes a party wall, he can close the window, unless there is a stipulation to the contrary
Article 670
Article 671
Rules for Regular Windows – can be opened provided that the proper distance are followed
Proper Distances
 D ir e ct v i e w – 2 me t e r s b e t w e e n t h e wa l l h a v i n g t h e w i n d o w s a n d th e b o u n d a r y lin e
 S i d e o r ob li qu e v i e w – at least 6 0 c m . f r o m t h e n ea r es t e d g e o f t h e w i n d o w
 It is p e r mi s s i b l e t o bu i ld e v e n u p to t h e b o u n d a r y l i ne p r o vi d e d t h at n o r e gu la r w i n d o w s a r e o p e n e d
(restricted windows are allowed)
 Ar t i cl e al so ap pl i e s to t er rac e s if th er e a r e railings

Article 672
 Ar t 6 7 0 is applicable to building separated b y public w a y or alley N O T L E S S th an 3 met e rs wid e,
subject to special regulations and ordinances

Article 673
 A r i ght h a s b e e n a c q u i r e d to h a v e d ir e ct v i e w s – tru e s e r vi t u d e (restraint o r ab s te n t i on )

Article 674
Drainage of Buildings
1. A person should let rain water fall on his own land and not on the adjacent land, even if he be a co-
owner of the latter
2. Rain water must be COLLECTED instead of just being allowed to drift to the adjacent or lower land

Article 675
 E a s e m e n t o f recei ving wa t e r falling f r o m roo fs – c o m p u l s o r y u p o n p a ym e n t o f in d e mn i t y

Article 676
Conditions
1. Because of the enclosure, there is no adequate outlet for the rain water
2. The outlet must be at the point of easiest egress
3. Least possible damage
4. Payment of proper indemnity

Article 677
 N O c on st ruc tion s n e a r fortified p l a c e s o r fortresses

Article 678
Construction of Aqueduct, Wells, Sewers, Etc
 F o l l o w t h e d i s t a n c e s p r e s c r i b e d b y t h e r e gu l a ti on s a n d c u s t o m s , o f t h e r e b e a n y, o t h e r w i s e t a k e
precaution
 N o wa i ve r o r alteration b y stipulation is a l lo we d
 A violator is liable for d a m a g e s

Article 679
Rules in planting of trees (distances)
1. Follow ordinances
2. Then customs
3. If both are not present, follow the minimum:
a. Tall trees – 2 meters from boundary to center of tree
b. Small trees or shrubs – 50 cm
 E x p e c t e d n a tu r a l h e i gh t is t h e criterion
 R e m e d y fo r violation: d e m a n d up r oo t in g o f tree o r s hr u b

Article 680
Rules on Intrusion or Extensions of branches and roots
 B r a n c h e s – r i gh t to d e m a n d th at t h e y b e c u t o ff
 R o o t s – m a y cut t h e m off himsel f
Prescription
 B r a n c h e s – d o e s N O T pr e sc r ibe if tolerated b y i n va d e d o wn e r ; if d e m a n d is m a d e , prescription r u n s
from the date of demand
 R o o t s – imprescriptible unle s s notarial prohibition is m a d e
 R i gh t o f t h e o w n e r o f t h e tree- t o c u t t h e t re e h i ms e l f
Article 681
Rules as to fruits
 If still h a n g s o n t h e tree – o w n e d b y t h e tree o w n e r
 If naturally fallen – b e lo n g t o th e o w n e r o f th e i n va d ed l a n d

Article 682
Easement against nuisance
Remedies:
1. If public nuisance
a. Prosecution under the Penal Code or any local ordinance
b. Civil action
c. Abatement, without judicial proceedings
2. If private nuisance
a. Civil action
b. Abatement, without judicial proceedings

Article 683
 F a c t o r i e s a n d s h o p s m a y b e m a i n t a i n e d p r o v i d e d t h e l e a st p o s s i b l e a n n o y a n c e i s c a u s e d t o t h e
neighborhood

Article 684
Lateral and Subjacent support
 Lateral – both the land being supported an d the supported land are o n the s a me plane
 S u b j a c e n t – s u p p o r t e d l a n d is a b o v e t h e s u p p o r t i n g l a n d
Remedies for infraction:
 Injunction
 Damages

Article 685
 A n y stipulation a l l o wi n g exc a va t i o n that c au s e d an ge r to a n adjacent l a n d o r building i s V O I D

Article 686
 Applicability t o future constructions

Article 687
 N oti fy o w n e r s o f a d ja c ent la nd o f a n y e xc a vat ion
 N o t i c e is N o t r equir ed if the r e is actual k n o w l e d g e o f th e e xc a va t i o n
 If t h e r e b e no ti c e, e x c a v a t i o n s h o u l d n o t d e p r i v e t h e o t h e r o w n e r s o f lat eral a n d s u b j a c e n t s u p p o r t
 N o t i c e is r e q u i r e d to e n a b l e a d j o in i n g o w n e r s to t a ke p r o p e r p r e c a u t i o n

Article 688
Kinds of Voluntary Easements:
1. Predial – for the benefit of an estate
2. Personal
 O n l y t h e o w n e r o r s o m e o n e else, i n th e n a m e o f a n d w i t h autho rit y o f t h e o w n e r m a y e s t ab li sh a
voluntary predial servitude – fro this is an act of ownership
 Con sent of usufructuary is n eed ed to create perpetual voluntary easemen t
 If o w n e r w i t h a r e s o lu to r y title o r an nu l l ab l e o n e – e a s e m e n t d e e m e d e xt i n gu i s h e d a t t h e r e solut ion o r
annulment of right

Article 689
 N a k e d o w n e r m a y i m p o s e a n y s e r vitud e wi t h o u t c o n s e n t o f th e usu fru ct , p r o vi d e d to in jur y is su ffe r ed
by the latter

Article 690
Rules when usufruct exists
 T h e b en e fi ci a l o w n e r ( u su fr u c t ) m a y b y h i m s e l f c r e a te a t e m p o r a r y e a s e m e n t c o m p a t i b l e w i t h t h e
extent of his beneficial dominion
 If e a s e m e n t is p e r p e t u a l – b o t h b e n e fi c i a l a n d n a k e d o w n e r s m u s t c o n s e n t

Article 691
 C o n s e n t o f all c o - o wn e r s a r e r equi red t o i m p o s e
 C o n s e n t n e e d n o t b e s i mu l t a n e o u s , m a y b e g i v e n s u c c e s s i v e l y
  C o n s e n t g i v e n c a n n o t later o n b e r e v o k e d
 C o n s e n t gi v e n is bi nd in g u p o n su c c e s s o r s
Article 692
Governing rules for voluntary easements
 If cre ated b y title (contract, will, etc.) – title go vern s. Civil c o d e is suppletory.
 If prescription – the f o r m a n d m a n n e r it w a s a c qui red . Civil c o d e is suppletory.
 If c r e at ed b y pres cription i n a p r op e r c a s e – f o r m a n d m a n n e r o f po ss e s sion. C i vil c o d e is suppl eto r y.

Article 693
 S e r v i e n t e s t a t e h a s b o u n d itself t o p a y fo r t h e m a i n t e n a n c e o f t h e e a s e m e n t – m a y r e n o u n c e t h e
property to the owner of the dominant estate
 R e n o u n c e o n l y t h e p a r t a ff e c t e d b y t h e e a s e m e n t , if w h o l e p r o p e r t y i s a f fe c t e d t h e w h o l e p r o p e r t y
should be renounced
 R e n un c i a t i on is m a d e : m u s t c o m p l y wi t h t he p r op e r juridical f o r m for t h e t r ans mis s ion o f o wn e r s h i p