I

UNIVERSIry OF THE PHILIPPINES

COLLEGE OF LAW

PROPERTY
BY
PROF. EDUARDO A. LABITAG

DTFINITION.

Prope(y is a-rl economic concept, meaning a mass ot rhirgs

useful to human activily and which a:re necessa{/ to life, for which
reason they may be organized and distributed in one way or anotlter,
but, always lor t}Ie good of man. In order tiat a thing may be
considered as property, it must have a) utility b) substantivity, i.e.,
an autonomous or separate existence c) appropriability or
su

sceptibility to appropriation.

,4.

Classification under the Civil Code

l.
Immovable or Rcal properry - Art. 4ls
a. by nature 415, {1) & (8)
b. by incorporation (2), (3), {7)
c. by destination - {4}, (5), (6), (9)
d. by a:raloey 4t 5, {1OJ
Movable or Personal Property - Arls.416-417

Cirses..
.

"

Salrliill u. Castillo, 61 phit. 709

Berh"enl<otur i.t. Cu Lrnjieng, 61 phil 663
Dauao

Lopez v. Orosa, 103 phil. 98

Tumalctd u. Vicencb,4l SCRA 143
Associated h"surance u, IAa. 103 phil. 922
l,ldkati Leasing u. Weareqer, 122 SCRA 296
Ba. of Assessmeht Appeals v. Meraico,
10 scRA 63
Meralco Secur[tbs v_ Bd. of Assessment
'Appeats,
114 SCRA 260
Meralco u. Central Bd. of Assessfant
.Appeats, 114 SCRA 273
.
Caltex u_ Bd_ ol Assessn],rl]' AppeaLs,
1 14 SCRA 296
Beng-@t Corp. u- Central Bd.. o]tAsse.ssrnenf

Appeals, 21BSCRA271

.:
PROPERTY
Prof. Eduardo A, Labitag

2.

impodance and Signilicance of Classifrcation

a.

From point of view of:

i.
ii.
iii.
iv.
v.
vi.
vii,
vni.
3.
B.

Criminal Law
Form of contracts involving rnovables or
immovables
Prescription
Venue
Taxation
Double Sales under Art. 1544
heference of Credits
Causes ofAction to Recover

Differcnces between Real Rights and Personal Rights

By Ownerchip

1.

Res Nullius

2.

Public Dominion, (cf. Patrimonial) (Arts. 419, +20-422,421)

a.

Property of

i.
ii.
iii-

Slate }ft.42O

422

For Public Use

For Pubtc Seflrice
For Development of National Wealti

Cdses:
La Bugal B'la@n Tibal AssrL u. Rd,,/rc's, G.R.
127882, Jan, 27, 2OO4
on RecarLsideration Dec. 1,2oo4, Jan- 27,.2004,
Feb. 1, 2oo5
Clauez o. Public Estates A tlLoitA,
384 SCRA 152
on Reconsideratian: Chauez r. L\lblic Estates
Adhoritg, G.R. No. 133250, Mag 6, 2O03.
Usero u. CA, G.R. No. 152115, Jan. 26, 2006

b.

Property ofMunicipal Co.porations - Art. 424, par.

...

'

PROPERTY
Prof. Eduardo

Labitag

i.
3.

For Public Use including Public

woiks for Public Sen'ice

Pdvate property

i.
ii.
ni.

Patrimoniai Property oI State - Art. 424

Patrimonial Prope..y_ of Municipa-l Corporatrons
- Art. 424 , par . 2
Private Properq/ of Pdvate Persons - Art. +25,

paf.2

Cdses.'

4.

Tantoco u. Mufticipal Council, +9 Phit. 52

Zamboanga del Narte u. Cita of
Z,Lambodnga, 22 SCF.A 1334
Salas u- Jarertcio, 46 SCIdA 743
Cebu u. Bercilles, 66 SCRA 481
MunicipalitlJ of Sa'n Miguel D. Fenande4
13O SCRA 56
Gouernmettt v- Cdb(lngis, 53 Phil. 112
ClDuez u PEA G.R. 133250, JulA 9, 2CO2
oft Motion for Recansideratiory MaA
6, 2003

Effect and Significance of Classilication of Property as

Properry of Public Dominion

a.
b.

Property is Outside tl.e Commerce of Man

c.

Prescription
Proper-ty Caxnot
Execution

d.

Property Cannot be the Subject of Acquisitive

be Attached or Levied upon in

Prcpety Carlno! be Burdened with a Voluntary

Easement

c.

Other Classification

1.

By their physical existence

a.
b.

Corporeal
Incorporeal

.t'
PROPERTY
Prof. Eduado A" Labitag

2.

By their Autonomy of Dependence

a.
b.
3.

c.
'

Principal
Accessory

By their Subsistence After Use

a.
b.
4.

Consumable - An. 418(11

Non-Consumable - Art. 418
Differentiated iiom Fungible or Non-fungible
Dereriorable or Non- deteriorable

By Reason of their Susceptibility to Division

a. Divisible
b. Indivisible

5.

By reason of Designation
a. Generic
b. Specific

6.

Existence in Point of Time

a. Present

b.
7,

8.

9.

Future

Contents and Constifirtion

a. Singular
i. Simple
ii. Compound
b. Universal

SusceptibilitytoApf,ropriation

a.
b.

Non-appropriable
Appropriable
i. Akeady appropriated
ii. Not Jret Appropriated

Susceptibility to Comrnerce
a. Within t]le Commerce of Man
b- Outside the Comoerce of Man

PROPERTY
Prof. Eduardo A. Labitag

I]

OWNERSHIP

A-

Definitions.
Ownership - lt is independent dght of exclusive enjoJment
and control of a thing lor t}le purpose of deriving therefrom al1 the
all advantages required by the reasonable needs of the owner' (or
holder oI the right) and the promotion oI the general welfare, but
subject to tl-re restrictlons imposed by law arrd dghts of olhers.
{J.B.L. Reyes)
Ownership is a relation in private law by virtue of which a
thing (or property right) pertairfng io one person is completely
subjected to his will in everj.tfring not prohibited by public law or
the concurrence with the rights of arothel. {Scialoja)

B.

Bundle of rights included in ownership Art. 429

Jus Utendi, Fruendi, Abutendi, Disponeftdi,

Vindicandi,

lPossidendi)

C.

otler

Specific Rights Found

434,440

a.
b.
c.
d.
ef-

in CifJ Code Arts. 42g, 43o, 437,

Right to Exclude; Self-Help; Doctrine of Self Help; Elements

AtL. 429
Right to Enclose or Fence - Art. 430
Right to Receive Just Compensation irr Case of
Expropiiation - Ari- 435
Right to Hidden Treasure - Arts.43A-439
Right to Accession - Art. 440
Right to Recover Possession arld'/or Ownership - Jus
V indicar,rii

i.

Available Actions to Recover Possession/Ownership

Re: Imrnovable Property

AccionReivindicatoria
Accion Publiciaia
Forcible Entry and
Ilnlau,'full)etainer

PROPERTY
Prof. Eduardo A Labitag

Cases:

Hilaio u. Saluador, G.R. No. 160384,

APril 29, 2OOS
Sein?agaftg,. CA, G.R No' 156360'
Jan. 14,2005
Santos u- AAon, G.R. No i37O13'
Ir'IaA 6, 2005
Ganillr D. CA, G.R. No. 150755i
Jltne 8, 2OAs
Ross Rica S@les C'enter u' SPs' ong,
GR. -.Vo 132197, Aug' 16,2005
?erdttd-Ialbrador r.'. Buarin, G'R 165177' Aug st

'

zs, zoos

'" Rc: Movable

ii.

Property

Replevin

Requisites for Recovery - Art 434

a-

Identiff the ProPertY

cdse:
b.

Seriia u. Cabatlefl), G.R'

rt'

D7382,

Aug. 17, 2OO4

tight of oqdrership - rety on strength of

his evidence not oi1 wealo:ress of defendant
Ari. 434)
Prove his

Cq.sesj

Perez o. Meftdozou GR. No' L22OO6,

JuIa 28, 1975

Dizon u. CA, G.R. No. 101929'
Jatu. 6, 1993

D.

Lirnitations of

1.

Rea.l

Right of Ownership

General Lirnitation
a. police Power

b.
c.

taxation
eminent domain

PROPERTY
Prof, Eduardo A. Labitag

2.

SpecilicLimitations

a.

by law, e.g. lega.l servitudes

i.

Limitation From Scattered provisions of

Civil Code
Arls. 43 l, 432
Arts.2191, 677 679,67O,64,9 & 652, 637, 676,
644,6a4 oA /

' C.Isesj
,.

III,

-tJ.S.

256;
U.S. u. C.1usbA, 328
1062
66 Sup. Ct.
Lut'Lod D. Meneses' il Phil. 128

flt Alienum

ii.

Latin Maxirn: Suc Utere Tuo

l,aedds - Ar7. 431

iii.

Act in State of Necessity - Art. 432

Nar-

it in a contract, or

b.

by party tr.ansmittirrg proPerty, be

last will or donation

c.

by owner himself, e.8. voluntarj. servitude, mortgage,

pledge, lease

d.
'

inherent lirnitations from conllict of rights adsing from

contigEity of proPertY

RIGHT OF ACCESSION

A-

Concept - Art. 440

B.

Ceneral Principles of Accession

1. Applicable to both accession discreta an accession continua

a.
b.
2.

Accessory Follows ttre Pr-incipal

No one shall be unjustty enriched at ttre expense of

aJlother

Applicable to accession continua

PROPERTY
Prof. EduardoA. Labitag

a.

'

Whatever is build, plantd or sown on tl1e land of

altother ar1d the improvemenis or repairs made
thereon, belong to the owner of the land, subject to
the provisions ofthe following articles (358)'

'
b.

A11

Works, Sowing and Planting are Presumed made

by Owner and at His Expense, Unless contraly is

Proved.

c.
.

a.
'

gaa Faith involves Liabiiity for Danages ard Other

'!.

g"d Faith of one Party

6.

3.

Accessory Incorporated to Prhcipal such that it

cannot be, S+arated . without Injury to Work
Constructed or Destructlon to Plantings, construction
or works - Art. 447
Dire Consequences
Neutra-Iizes

Bad Faitl. ol the

Other - Art. 453

Applicable to accession diacreta alone

Owrrership of Fruits - To Owler of Principal Thing

belongs tt'e natural, industrial arld civil FRUITS (Art. 441)

a.

exceptrons:

i,
iiiii.
iv.

Possession in Good Faith

In Usufruct
In Lease
In Anticbresis

C.

Obligations o{ Receiver of Fr-\rits to pay eapenses by 3rd pelson ln

production, gathering and preservation - Ar:t. 443

D.

Kinds ofAccession

1.

Accessio,:r Discreta (Fruits) -

a.
b-

Natural
Industrial

Art. 44O

PROPERTY
Prof. Eduardo A- Labitag

c.

Civil

r cases.'

Bdalvach
Baclvach

1.r.

u.

Seiktt, 87 Phil. 117

TalisaA SilaA, 56 Phil. 117

Accession Continua

a.

Over Immovables

or
Sowing Pps)

Industiial - Buildine,

a-

is Builder, Planter, sower

1. Artificial
,

b.

Orl'ner

Planting,

Using Materia.l of Anotbet Att' 447

In Good Faith
In Bad Faith
BPS Builds Plants or Sows
u.irrs t i" 6w-n uaterials -

$ff:,r.

ffid

BPS in Cood Faith - Art.448

BPS in Bad Fait]1 - Art. 449, 45o' 451

i.
i

Options OPen to Owner ofland

a.

To acquire building, Planting

ar1d sowing
BPS has right of ietention
posses$ol!
retains
without paying rental
not entitted to fruits;
his rights aie tl.e same
as an antichretic
creditor

b.

To selt and to BP to

lease

land S
BP tnay refuse if v'-rlue
of lald coasiderable
more than bP unless
owner chooses to

..

10

PROPERTY
Prof. Eduardo A, Labitag

acquire bPS; then

forced lease by LO ard
BP
BPS in Bad Faith - Art.

449,450,451

ii-

rights of Builder Planter Sower rn

bad faith - Art. 452, 443
- Landowner in bad laith
but ePS ;n goocl faith M, 454, 447- reason ior
adverting to rule 447

BPS builds, plarts, sows on another's

land with materials owned by 3'd person Art.455
Nota Bene: good faith does not exclude
negligelce, thus daJnages, negligent one
may be madg to pay darnages - A.t. 456
Cdses:
Bemordo u. Bota.lun, 66 Phil. 596
Ignacio u. Hilario, 76 Phil. 6Os
Sarrnieftta u. Agdna, 129 SCRA 122
Depru. u. Durnlao, 136 SCRA 475
, Tecli@gas Phils. V, CA, 268 SCP"A 5
Ortiz u, KaAdnaL 92 SCRA 146
Geminiana u. CA' 259 SCRA 10
Pleasantuille Deu\ Corp. u. CA, 253 SCRA 10
Felices v. Iiole, G.R. No. 115814,
MaA 26, 1995
Spouses NuE)id u. CA, G.R. No. io536o,
MdA 25, 1993; G.R. No. 151815,
Jdn. 23, 2005

A/rs. 447-455. Take care to iftdicate the

pennutations and legal resulls oJ ttLe good faith or batl faith bg lanrloLuner
opea to ang of
brilder, planter, sou)er and oumer ol iuteiclt; (rlso tle

For Submissiort:

Outline

^ptians

these parties.

2-

Natural

11

PROPERTY
Prbf. Eduardo A. Labitag

Autetion Alluuium Art.457

cdse: Reyrubti r't. CA, 132 SCRA 51+

CA, G.R. No- L17652'

Jufte 30, 1962
Meneses, Julli 14, 1995
Grdnd.e

Al,'ulsion

Navar.o, 1997

c.

Change oi Course oi River - Art. 461-463

d.
Reverse Accession

J.

se:

Baes u. CA,224 SC]aA 562

Binalag u. Manalo, G.R. No. 92161

Formction ol IslaJlds Ar:L.46l-465

see: PD 1067, Water Code

12O FC;

321 CC

Ovel Movables

a.

Coniunctlon and Adjunction

i.
ii.

Inclusion or Engraftment
soldadur@ or soldering

a.
h.
in.
iv.
v.
c.

Tejido or Weavitr]g
Escritura or writ:ng
Antura or Painting

Commixtion and Confusion

Case:
c.

Plunbohlra - different metals

Femtmirntio - salne metal

Sia,i Vdlleg Estates u. Lucasarl

G.R. No. t-7O46, Aug. 31, 1955
So:ntos o, Bemobe.. 54 Phil 19

Specification

12

PROPERTY
Prof. Eduardo A. Labitag

]V,
.

OUILTING OI. TITLE

A.

Differences Between Action to Quiet Title and Action:

'-

To Remove A Cloud
To Prevent a Cloud

B,

Prescription of Action - Imprescriptible if plaintiff is in possession;

if not, prescribes within period lor liling accion publiciana' accioll
rei\ind icaLoria
C..ses.' Oluiga u. CA, G R No' 104813,Oct 21'2993
' PirLgol u. CA, GR 'vo' 102909' Sept 6' 1993

C,

Who are Entitled to bring Action? Rule 64 Sec

Oourt.

D.

Notes:

1.
2.
3.
4.

There is a cloud on title to real property or al]y interest to

real property {Art. 476)
plai;tift has legal or equitable title to or interest in the
subjecty'real ProPerty

Instrument record claim, qtc. must be valid arld bilding on

its face but in truth arld in fact invalid, ineffective, voidable
or unenforceable

plaintiff must retum beneflts received fiom defendant

Cdse:
5.

Tibng

t-).

Coun of Appeots. G R No
h 6, 1998

I1t 14I,

Actions to quiet title are proceedings quasi i4 rem

Cese:

V.

l par' 2' Rules of

Sps. Portie

u Cislobol. G.R 15617l April 22,

2005

CO-OWNERSHIP

A,
a

Definition

The right of common domirion wllich two o! more pelsons have 1n

spiritual part (or ideal portion) or a tiing which is not physically

divided,

PROPERTY
Prof. Eduardo

B.
t.

t3

A Labitas

ChaJaclerisli,

1.

There

is piurality of owners, but only one r6al right of

2.

ownership;
'l]rre recognition of ideal shares, defined but not physically
i.lentified.

3.

Each co_owrler has absolute contiol over his ideal share;

4.

Mutual respect arnong cd-owrrers in rega-rd to use enjolYnent

and preserwation of ttring as a whole
cd-se! Pardell u. BartolofiLe,23 PhiI.45o

C.

Differences between co-ownership and joint tenancy.

D.

Diffe+ei,ces between paltnerslip and co-olTrership.

cdse:
E.

G.ttcL@liarL v.

Collector,6T Phil. 666

Sources of co ownershiP

a.

Law, e.g., party walls, hedges and ditches; co-ownership

hidden treasuie

i.
ii.
in.
iv.
v.
vi.
vn.
'viii.
.

ix.

ir1

Cohabitation (AIt. 147 & 148, Familv Code); Art.

90 on suppletory application of the principles of coownership to ACP
Purchase (Art. 1452)
Succession (lntestate: Art. 1078; Testate: Property is
given to rwo or more heirs)
Donation (Art- 753; Article 573,2d pai.\

Char.e (,{fi.472)

Case:

s;,ari Valleg Estcfie u. Lucasory

stpra.

Hidden treasure (Art. 348)

Easement of partjr wa1l (Art. 658)
Occupation
c,dse: Punzalan u. Boon Liat, 44 Phil. 320
Condominium Law (Sec. 6{c) Rep- Act 4725}
cdse: Tuii Tolters Condominium Corporatiort
.
u. Coun of Appeals, G-R- No. 123552'
Feb. 27, 2003

14

PROPERTY
Prof. Eduardo A. Labitag

b.

Contract

i,
ii.
iii.
c.
de.
F.

By agreement {duration of co-ovrnership, Art 494)

Universal Partnership (Arts. 1778-1780)
Associatlons and societies with sec.et articles
{Ar.. 1775)

Succession
Chance (Commixtion, hidden treasure)
Occupation (harvesting and frshing)

Rights of each co-owner as to thing owned in common:

a.

To use the tli4g according io the purpose intended may be

altered by agreement, express or implied; provided:

i.

it is without injury or prejudice to interest of coownershiP

ii.

Without preventing the use of other co_owners, Ari

4a6

Cq.se:

b.

ald;

Pardell u- Bartoloile,23 Phil.45O

To share in the benefits in proportion to his interest,

provided the charges are bome by each in the same
proportion (Art. 485)

c.

Contrary stipulation in void

presumption is that portions are equal unless

contrarjr is proved

Each co owrrer may bring an action in ejectment (Art. 487)

Cases:

d.

Resuena v. CA, C.R. No. 128333, March ?8. 2OOs

Acabal u. AcabdL G.R. No. 122904, Apnl 15, 2405

To compel other co-owner to contribute to expenses for

preservation of t]1e thtrg or fight owned in common and to
payment of taxes (Art. 4881

15

PROPERTY
Prof. EduardoA. Labilag

to contribute by waiving his

Co-o\me/s option
'Iot
undivided inierest equal to amount of contribudon

(exception: if waiver prejudicial to co-ow'nership)

Reouisites before repairs for preservalion may be mae
ol exppnses for embellshmenl or improvement may be
made (Art. 489)
EffecE of failure to notlry co-o['ners

To oppose any aci of alteiation; remedy of other co-o\ 'rrers

re: acts of alteration (Art. 491)

Acts of alteration

i-

Concept

- any change i4iurious to the thing

oEned rn cornfl}orl r to the rights oI
other co-ow11ers or anY cha.nge

ii'

iii

to the use, destination

or
srate of t}ing which acr is in violation
of the express or tacit agreemerrt of
tlte co_owners
Distinguished from acts of administration Art'
492
Effect of acts of alteratiofl and remedies of nonconsenting co_owier
Is lease of real Property owred in
Query:
colrlnon an act of alteratio4? Art.
647 in relatior to Art. 1878.t9J

materia.l

f_

To protest against acts of majority which are prejudiciat to

minority (Art. 492 par.3l

ea.ses.'
g.

Lauadia v. Cosm.e,72 Phil. 196

Melencio u. DA Tiao InA, 55 Phil. 100
Tuqson u. TlasoL BB Phit. 428

To exercise legal redemption

cases.'

Atl. 1620, 1623

MonaTo u. CA, 222 SCRA 736

Verdod u. CA, 256 SCRA 593

16

PROPERTY
Prof. Eduardo A. Labitag

To ask for partition - Arl- 494

Cdses:

Other cases
1621, 1622

where ght of legal redempticn is

Cdses.'

G.

Ramirez u. Ramirez,2T SCRA 384

Agtil(t u. CA, G.R No 76351'
Oct. 26' 1993
Vda. de APe u. CA' G.R. No 133638'
APil 15' 2oos

giver'

Arts

Hatili u. CA, G.R. No. 113539, March 12' 1998

Frcmcisco u. Boiser, G'R' No 137677,
MdA 31' 2OOO

Implications of co-owners right over his ideal share:

a. Co-owner has the right:
1. To share in fruirs and benefils
2. To alienate, mortgage or encumber ald dispose of his
ideat share - (but other co o'"lmers may exercise dght
of legal redemPtion)
To
substitute a othel person in the e4ioyment ot
3.

4.

thing

To renounce part of tris interest to reimburse

necessaly expenses incurred by another co-owner
(Art. 488)

b.

Effect of tr:ansaction by eactr co-or1mer

1.

1t.

ll1.

Lt[ited to his share in ttre partition

Transferee does not acquire an-v specific porion of
whole property until Pa,rtition
Creditors of co-owners may intervene in partitibn or
attack the same if prejudicial {Art. 499), except that
creditors ca$ot ask {or rescission even iI not notilled
in the absence of fraud {Art. 497)
Casesi

Cal'uajal D. CA, 112 SCRA 237

Pamplofta u. Moreto, 96 SCP-4 775

PROPERTY
Prof- Eduardo

17

Labitag

Cdstro u. Atienza, 53 SCRA 264

Estoque u. Paimula, 24 SCRA 59
Diuersirted Credit u. Rosctdo,
26 SCRA 47A
PNB D. CA, 98 SCRA 207

H.

Ruies on co-owrrership not applicabte to conjugal partrrership of

gains or absolute community of property.

I.

Special rules on ownership ol differenl stories oI a house as

differentiated from provisions of Condomirium (Act No- 4726)

1.
2.
3.

Concept of Condomiiium
Essentiai requisites for Condominium

Important documents to consider in purchase of

condon J1ium unit:

a.
b.
c.

maste, Lrr enabling deed

de, l"ra Lon ofrestdclions
artir les & byJaws oI condominjum corporaLion,

d.

appLcable
contract of sale

Related

3.

Laws: PD 957; RA 6552

Rights and Obligations of Condominium o\e.ner

C(,se:

Sutset W1t Cottdomiftiurn

G.R. No. 52361,

J.

Judge Canpos
Apit 27, 1981
D.

Extinguishment of co-ownership

1.

Total destruciion of thing

2-

Merger of all interests ilr one person

3.

Acquisitiveprescdption

a.

By a third person

b-

By one co-owner as agajnst the other co-owrrers

requisites and unequivocal acts of:

if

18

PROPERTY
Prof. Eduardo A" Labitag

i.
ii.
in.

Unequivocal acts of repudiation of co-o"r'nership

lacts amounting to ouster of other co-owners)
known to otler co-owT}ers and shown by clear
and convincing evidence
Open arrd adverse possession, not mere silent
possession for the requil:ed period oI
c,<LraoI dinaS/ acquisjtive prescnpLon
The presumplion is tllat possession by co ou'ner
is not adverse
u. De Gabary
June B, 2O04

c.rrse: Cqpitle
4.

G'R No 146890'

Pertition or Division

a.

Right to ask Ior partition at any time except:

When there is a sr.ipulauon agalnSL
ten years)

t1.

111.

it lnol

ovei

When condition of indivision is imposed by

trans{eror (donor or testator) not exceed 20
yeajs - Art. 494
When the legal nature of community prevents

partition (partY wal1)

When partition is generally prohibited by law
Ie-s- absolute commr]niry ot property
trfien panidon would render t]-e thing
unserviceable (but the thing may be sold and
co-owners divide the proceeds [Art' 49+)
Action for partitiofl will fail if acquisitive
prescliption has set in'
b.

llfiect of Partition
Arts. 1091, 543, fO92 1093,4qc-5o1
fught of Creditors of lndividuzJ co-owl]ers

d.

497

Procedure for Partition - Rule 69 Rutes of Court

PROPERTY
Prof. Eduardo A" Labitag

VI.

19

POSSESSION

A.

De{ioition and Con.epl (Ar1.

523, ci-;;

Possession is ti.e holdhg of a thhg or the enjoj.rnent oI a right,

whether by material cccupation or by the fact that the thing or the right
is subjected to the action of our will.

It is a real right independent of an.i apart ftom ownership i.e., the

right of possession Uus possessionis as distinguished fron the right to
possess [iu st possidend i]

A.

Essenfual reqursrlP o, possession:

B.

Differences betwecn a possession and occupatiou

C.

Essential rcq.rrsrles o[ possession:

a.
,

Holding or contol of a thing or right (corpus) consists of

either
i.
ii.
iii.

The material or physical holding or occupatlon either

Exercise qf a right
Constructive possession (intention to possessis very
crucrcl)

cd.ses:

b.
D.

;,

Ro,mrs u- Director of Lands, 39 Phil. 175

Director us. CA, l3O SCRA 9

lntenrion to possess (aninus possidendl

Degrees of holding or possessfui

1.

Iuere holding or possession rr'/itlrout title whatsoever al1d in

violation of the right of the owneri e.g. possession of a thief
or a usurPer ol land.

2.

Possession with juridical tide but not that of ownership, e.g.

possession of tenant. depository agent, l,ailee Lrustee, lessee,
artichretic c.editor. This degree of possession will neve.
ripen into ful.l owlership as long as there is no repudiation
of concept under which properfy is held.

20

PROPERTY
Prof. Eduardo A- Labitag

E.

3.

Possession with just title or tide sufficient to transfer

ownership, but not from the true owner e g. possession of ar
vendee from vendor who Pretends to be the o'wner.
This degree of possession ripens into full ownership by lapse
of time

4.

Possession with just title lrom the true o-*ner. The delivery
of possession tralsfers o'*,nership, and strictly speaking, is
the jus possidendi.

Cases ofpossession:

1.

Possession for oneself, oi possession exercised il one's owT

name and possession in the nerne of another - (Art- 524)

2.

Possession in the concept of an or'l'ner end possession in tl-te

concept of a holder with 1ie owrrership belonging to another

td L. JzJl

3.

Possessicn
s26)

Cdse:
a.

good faith arld possessioq

in bad faiti

Pleosanluille Deu't. Corp. u. CA.253 SCRA

(Art.

I0

Mistake upon a doubtful or difficult question oflaw as

a basis of good faitl.

Case:
F.

in

Kasilag t. Roque, G.R. No. a6623, Dec. 7, 1939

What things or nghts may be possessed.

Onty things or rights susceptible of appropriation may be
the object ofpossession {Art. 53O)

G.

What may not be possessed by private persons

abc.

Rescnrtunuftes

Property of public domirrion

Right under discontinuous and/or

easement

non-appa.rent

PROPERTY
Prof. Eduardo A. Labitag

H.

21

Acquisition of Possession
1.

Ways of acquirirlg possession {Art, 531)

a.

Material occupation of the thing

b-

Subiection to the action of our will

1.

ii

The doctrine of construcdve possession

lncludes constructive delivery;

7.
2.
c.

Traditia breui rnrafi) {thing already in

tlansferee's hands, e.g. uader a contract

of lease, then delivered uider a sale)
trarlitio (nnstiilihtfi possessonum (thing
remails in transleror's hands, e.g. sale,
then retailed under a commodatum)

Ploper acts arrd legal formaliti.es - refers to the

acquisition of possession by suficient title,
interuiuos or fiLor7b causa, lucrative or onerous.
Exarnple: 1. lncludes traditio longa manu and
traditio simbotic.l, donations, succession (testate
on intestate), contracts, judicial writs of
possession, writ of execution of judgments,
execution and registiation of public

instruoents.

Case:

2.

Banro Eswftol Filipino

D.

Peterso\ 7 Phit. 4O9

By whom may possession be acquked: (Arr. 532)

a.

b.
c.

e.

By same person; eledrents of personal acquisition

By his legal representative; requisites
By his agent
By any person without any power whatsoever but
subject to ratification, without prejudice to proper
case of negotiorum gestio {Arts. 2L44), 4L29,2150)
Qualiiediy, minors ald incapacitated persons (Art.
s2s)

PROPERTY

Prot Eduardo A. Labitag

3:

What do not affect possession {Arts. 537, 11 19)

Acts merely tolerated
Mo.asaet u. Mot'osael, C.R. No. 15430 I 92,
Cdse:
Sept. 30, 2OO4
and without the
executed
clardestinely
Acts
bknowledge oI the possessor
cActs by violence as long as possessor objects thereto
{i.e. he fi1es a case} (Art. 536i

Ca-sesr

4.

Cua1.rcong u. Benedicto,3T Phil.78l

Astud{llo u. PHIIC, 73 SCRA 15
Peran u. CF\ 125 SCRA 79

Rules to solve conflict of possession (Art. 538)

General Frrle: Possessio cannot be recognized in t-wo

diferent personalities; except in cases of co-possession by
co-possessors without conflict clairrs or interest.
1!:r

case of conllicting possession - preleaence is given to:

a.
b.

d.

I.

Present possessor or actual possessor

If there are two or more possessors, the one longer in
possession
If dates of possession are the sarne, the one who
presents a title
If all co.ditions are equal, the t]ling shall be placed in
judicial deposit pending determination. of possession
or owrrership through proper proceedings

Effects ofPossession
1-

In general, every possessor has a dght to be respected in his

possession; if disturbed therein, possessor has right to be
protected protected i! or restoled to said possession (Art.
s39)

a.

Actions to recover possession

summary proceedings - forcible entry and

unlalJlf.rl detainer. Plaintiff may ask for lrrit of

PROPERTY
Prof. Eduardo A. Labitag

23

pretminary mandatory injunction may

be

asked.

Within L0 days from filing of complaint in

forcible entry (Art. 539)

Case:

Yu u. Honrado, 99 SCRA 273

The same writ is available in unla&{ul

detainer actions upon appeal lArt. 1674)

'

ii.

AcciorT

puliciona (based on superior right of

possession, not of ownership)

reiuidicdtoriQ (recovery of ownership),
. including right to possess
Action for replevin (possession or owrrership lor
movable propert5r)

rri. Accion
1v.
b,
2.

Entitlemenf to fruits - possessor iIl good faith/bad faith (Art.

544,549)

3.

Reirnbursement for expenses

faith

a.
4.

J.

La&'ful possessor ca-n employee seu help {Art. 429)

possessor

in

good faith/bad

Liability {or loss or deterioration of properry by

possessor in bad faith. {Art. 553; 552)

Possession of movable acquired in good (in concept of owner)

is equivale$t to tide lArt. 559)

Possessor has actual tit-le which is defeasible only by true

One who has lost a movable or has been unla$fully

deprived lhereof may recover jl wihoul rei-(oburscmenl,
except if possesso, acquired it at a public sale.

Effect of possession in the concept of ol,Irer:

a.

Possession may be lapsed of time ripen into fu1l ownership,

subject to certain exceptions

24

PROPERTY
Prof. Eduardo A. Labitag
t)
c.

d.

t
h.
i.

PresumptioA of just title and cannot be obliged to show or

prove il IAfl. 541): e-YcepLon tArl. I l31l
Possessol may bring all a(trons necessaif/ 1o'prolecr nls
possession except accion reivi'rdica Ioria
sell-help under Arr.429
Mav employ
-mr,
,.t for ins' riprion of such real righr ol
;;*....;.
possession in the registrf' of property
i{as right to the fruits and reimbursement lor expenses
iassuming he is a possessor -n goo<i l'ith)
Upo., ,..i.r"ry o[ possession whl'h he has bFen unlau'fully
deprived may demand frui6 and danlages'
GJnerally, he can do on t}Ie things possessed everlrthing that
who
the law iutl.orDes os, rer to do until he is ousted by one
has a betrPr righL.
(Art'
Possession in good faith and possession in ba<i faith

s2q.

a)
K.

misla,ke upon a doubtftll oI duficult quesuon ol law as

a basis of good faith. (An. 526' par 3)'

Presumptions in fav-or of the possessor:

1.

Of good faith until the contrary is proved {Art 527)

2.

Of contiluity of initiat good faitll in which possession was

comrnenced or possession in good faith does not lose this
charactei except in the case and from the moment possessor
r*'rongful
becaEe awate or is not urtawaie of improper or
possession- {Art.528)

Case:

Card.ero

1).

Cabrul, 122 SCRA 532

3.

Of e4jo,'ment of possession in the same character in which

po""J."iio.t *.. .iqrired until cootra'J/ is proved (Art 529)

4.

Of non-interruption of

5.

Of continuous possession or non_interruption oI possession

of which he was wrongfully deprived for all purposes
favorable to hirn (Art. 561)

possession in favor of present

possessor who pro\,-es possessicn at a previous time untll
ihe contrary is proved (Art. 554) Arts. l12o-1124J

PROPERTY
Prof. Eduardo A. Labitag

25

Present possession presumed to be the possession at

previous time & has coatinued to be so during intervening
time, unless proved conLrary I t38 {2).

6.

Other presumptions .with respect to specfic properties oI

property rights:

i.
ii.
in.
L

Of extension of possession of real property to

a1l

movables contained therein so long as it is not shov,,n

that they should be excluded; exceptions (Art. 426)
Non-interruption of possession of hereditary pr:operB,
(Art. 533 & 1078)
Ofjust title in favor of possessor in concept of owrrer
(Art- 541; but see: Art_ 1141)

Possession may be lost by:

a.

b.
d.

Abandonment
Assignment, either onerous or gratuitous
Destiuction or total loss of thing or it goes out of comEerce
Possession by another; if possession has lasted longer than
one year; real right of possession not lost until after ten (10)

yeErrs

VII.

subject to

Art. 537 (acts merely tolerated,

etc.)

USUFRUCT

Concept - (Art. 562)

Usufruct is a rea-l right, temporarjr in character that authorizes t}re

holder to enjoy a1l the advantages derived from a norlnal exploitation of
another's property, accor.ding to its destination or purposer a'rld imposes and
ob)igation of restoring at t}re time specified, either tl]e. thing itself or its
equivalent.
R

Historical considerations

C.

Characteristics of Usufruct

D.

Usufruct distinguished from lease; {rom servitude

E.

Classes of Usufruct

26

PROPERry
Prof. Eduardo A" Labitag

l.

By origin:

a.
b.
c.
2.

Volunta-ry
Legal - Art. 321 cc; Art. 226 Family Code
Mixed

By person eirjoying right of usufruct

ab.

Simple

Multiple
Siraultaieous
i.

ii.

Successive

Lirnil,ation on successive usukuct lfu1' 756,863 & 869)

BY

a.
b'
4.

b.

As to rhe fruits

1.
2..

Total
Partia.l (Art. 598)

As to object
i. . Siosu-tar
ii. Universa.l (Art. 595)
- subject to provisions of Arts. 758 & 759

By tlte terms of qsufruct (Art. 564)

a.
b.
c.
F.

Rights - (Art. 574)

Things
1. Noimal
2. Abnoimal, tregutar or quasi-usufruct

By the extent of the usufruct

a.

5.

object of usufruct

Pure
Conditional
With a terrE (Period)

Rights of Usufructuary

1.

As to the thing and its

fruit

PROPERTY
Prot Eduardo

27

A Labitag

a.

Right to possess and enjoy ttre thing itself, its fruits

an(i accessions

b.

Fruit consist of natural, industrial a]]d civil

fruits

As to hidden beasure, usufi"uctua4/ is

considered a stranger (Art. 566; 436)
Fr-uits pending at the beginnkrg of usufruct (Arts67)
Civil fruits (Afl s. 569, 588)

Right to lease the thirre\Art. 572)

Limitatioqs
Liabitity of usufnrctua4r - lessor (Art. 590)
Exceptions to right of leasing the thing
-

C<:.se; Fqbie u Dqaid 75 Phil' 536

.

2.

c.

Right to irarprove the thing (Art' 579)

Asio the legal right ofusuft-uct itself

a.

b.

Right to mortgage

right of usufruct (Art. 572)

Rigbt to alienate the usufruct, except in purely

personal usufructs, or when title constituting it
Prohibits the same.

C.

H.

Rights of the naked owner

l.

At the beginning, during ard termination oI usukuct

(obligatioas of usufructuary at the beginning of usufruct)

2.

During the usulruct:

a. Retains title to ttle thing or property
b. He may alienate the ProPerty
Limitations (Art. 581)

Obligations of Usuiructuary

28

PROPERTY
Prot. Eduardo A- Labitag

1.

At the beginning of usufmct ot before exercising the

rrsufruct

A.

to make inventorv (Art. 583)

1.

Requisites of inventcry
lmmovables described
i
ii
Movables appraised.

2.

Exception to requirement of inventory

no one will be injured thereby {Art 5B5)
i
ii tifle constitutiog usuiruct excused the
making of inventory
usufruct alreadv mal<es

:i"

'
B.

*"r::Tl$"ns

To give a-bond {or the faithful performance of duties

as u sufructuary

1.

No bond are required in the follov/ing:

iiiiii-

No prejudice would result (Art 585)

Usufruct is reserved by donqr (Art 584)
Title constituting usufruct excused

usufnrctualr

iv. Ifusufructuary

ta_kes possession

under a

caucion juratoria

2.
3.

2.

Effect of filing a bond (Art 588)

Effect of failure to give bond (Art' 586' 599)

During the usukuct

a.
b.
c-

To take care of t]le thing like a good father or a fainily

(An. 58c)
Effect of failure to comply with obligation (Art'
610)
To undertake ordinary repairs (Art 592)
ConcePt of ordinarY rePairs '

To notily owner of need to undertake extra-ordinary

repairs (Art. 593)

29

PROPERTY
Prol,. Eduardo A. Labitag

1.

Coflcept of extiaordina-ry repairs

2.

Naked owner obliged to undertake them but

when made by owner, usufructuary pays legal
interest on the anount v/hile usufi1lct lasts (Art594, par- 1)

3.

Naked owne!.arlnoi tle compelled to unCerlak-e

eKra-ordinary repairs.

a.
.

If indispensable and oqmer fajls

to

underta.ke ex.taordinarlr repajrs may be

made by usufrucfuary; rePairs
usufi:uctuarJ/ right {Art. 594, par. 2\

To pa1'for a!:lrrual chq4ges and taxes on tl-e fruits

d.

Assesstuent Appeak of Zarnboallga

delSrtr u. Samat Mining CofipanA, Inc.,
37 SCRA 734

Co.se: Board of

To notify owner of aIry act detrimental to ownerstip

(Art. 601)

To shoulder the costs of Iitigation re usufruct (Art'

f-

602l

gI

1.

2.

time termination of the usui-uct

To detver the tling in usutruct to tile oi&,]ler irr the cor1dition
in which he has received it, ater under-taking ordinary
repajrs.

At

To alswer for fault or negligence of alienee, lessee, or

agent of usufructuarJ/ (tut. 590)

t-l.e

Exceplion: abnormal usulrucr

Special Cases of usu{ruct

1.
2.

Usulruct over a pension or Penodical income (Art- 570)

Usufruct of property owned irr common (Art 582)

30

PROPERTY
Prof. Eduardo A. Labitag

4.
5.

6.
7.
8.

K.

Usufruct of head of cattle {Art.591)

Usufruct over vineyards and woodla]1ds (Arts. 575-576)
Usufruct on a right of action (Art. 57Bl
Usufruct on mo gaged property (AIt. 600)
Usufmct over an entire patrimony (Art. 598)
Liability of usufruchrary for debts
Usufrxct over deteriorable property {Art. 578)
{Isufrllct over consumable property io. quasi-usufruct)
Art.574)

Extinguishment. of usufruct {Art. 603)

1-

Dea*rofusufructuary
Exception:

i.
2.

i unless a contrary intention clearly appeals

E J}rra.tian of period.or fulfilLment oi resolutory condition

d oI usufruct by person constitutmg the usuimct

cdses:
a.

Nauarro,79 SCRA 309

NITA u. CA, Butaciot Garden CorP. u. Manila
Seedting Ba'l.k G.R. No. 148830, Apil 13' 2005

Baluran

L'.

time that may elapse belole a third Person atta.ins a

certaifl age, eren if the latter dies before period expires
- unless granted only in consideration of his existence
(Art.606)

3.

Merger of rights of usufruct and naked o\rflership

person

4.

Renunciation of usufruct
Limitations
I\4ust be express

in

one

made in fraud of creditors, waiver may be

rescinded by them through action under Art.

If

1381.

5.

Extinction or loss of propefq/

3'l

PROPERTY
Prof. Eduardo A. Labitag

Il destroyed property is insured before the termination

ot Lhe usufruct {Afl. bo8)

1.

When insurance premium paid by owner and

usufructuary (Art. 6O8, Par. 1)
a. If o'wner rebuilds, usufruct subsists on
new building
b. If owner does not rebuild interest upon
insuralce proceeds paid to usufruciuarj'

When the insurance taken by owner only

because usuf.uctuarlr refuses Art. 608, par. 2)

Owner entitled to insurance mofley (no

interest paid to usufructuarjr)
If he does not rebuild, usufruct continues
over rernainirrg land a.nd/or owner may
pay interest on value of both (Art. 607)

b.

If owner rebuilds, usufruct does not

continue on new building, but owner
must pay interest on value on land
o1d

3.

materials.

When insurance taken by usufnrctuari/ only

depends on value of usufructuarJ/'s insurable
interest {::rot provided for in Civil Code)
a. Insurance proceeds to usufructuar,'
b. No obligation to rebuild
e. Usufruct continues on t}Ie land

d.

b_

a-nd

Owner does

not share in

insurance

proceeds
propeity
is not insured (Art. 607)
If destroyed

t-

If buildir:g forms pan of an irrrmovable undcr

u

su&uct

If owner does not rebuild, usulruct

continues over the
t)

lald

If owner rebuilds,

and materials

usufructua.rir must
allow owner to occupy t.l-e land and to
mal<e use of materials, but value of botll

32

PROPERTY
Prof- Eduardo A. Labitag

and larld and materials.

6.

Termination of right of ferson constituting the usufruct.

Prescription

If third parly

acquires o&nership ot
ttring or property in usufruct or right of ownership lost
tlrough prescription or right of usu{ruct not began l^,ithin
prescnptive period, or if there is a tacit abandonment or
non-user of tldng held in usufruct for required period.
Cases covered:

8.

What do not cause extinguishment of usufruct

a_

b.

VIII.

Er,propriation of thing in usufruct (Art. 609)

Bad use of thing in usufmet (Art. 810)
Owner's righL
Usufruct over a building {Art. 607, 608)

EASEMENT OR SERVITUDES

Definition - Easements or real servitudes is a real right which

burdens a thing with a presentation consistlng of determinate servitLrdes for
the exclusive enjoJaarent of a person who is not its owner or of a tenement
belonging to anottrer, or, it is the real right over arl immovable by nature i.e.
land arrd buildings, by virtue of which the owner of ttle same has to abstain
from doing or to allow sornebody else to do something in his property for the

A.

benefit of another

B.

thing/or

person.

Essentialfeatlu:eof easements/realservitudes/praedialservitudes

is a real right, i.e., it gives an action in rem or real action

against rny possessor of servient estate.
Il-

2. It is a right enjoyed over another property Uus in re alrena)

- i.e., it cannot exist in one's own property (nulti res sua
seruii.

3.

It is a right constituted over an immovable by nature

and buildings), not over movables.

(Land

33

PROPERTY
Prof. EduardoA. Labitag

C.

4.

It limits t}le servient ol{trer's dght of ownership for

5.

It cleates

6.

It cannot consist in requiring the owner of the

servient
,-onsislere
nequi4
Fslate io do c;r act, (s.rutus in fcciendo
praedial
serwitude
to
a
t-he
act
is
accessory
unless
{obligation
proptet reni

7.

Generally, .it may consist rn the owner of the dominant

estate demanding that ihe o!Laer of the servient estate
refrairr from doing something (senntus in non faciendo), or
that the latter permit that sonethjng be done over the
servient Property
(seruitus in paterulo\, but not i].r the iight to demand that the
owrrer of the sersient right to demand tllat the o'rner of the
seflrlent estale do sornrcthing lseruitus in faciendo) except if
such act is aJr accessory obtigation to a praedial servitude
(obligatfor. propter reni.
(Characteristics of easements) :

tlte

benefit of the dominani esrate. Rrghl oI timiled use, but no

right to possess seruient estate. Being an abrlbrmal
Iimitation of ow:nership, it cannot be presumed.
a

relatior between tenements

to which

B,

It is inherent or

9.

Jr is intransmissible, i.e., rt cannot be alienarcd sepaJately

from t}Ie tenement afected, or benehted.

inseparable from eslate

actively or passively belong (Art- 617)

10.

It is indMsible. (Art. 616)

11.

Ii

attaches, whether used or

not, it continues and may be used at anlrtirare.

has peflratreflce, i.e., once

Classilica'.ion of Servitudes

1.

it

they

As,to recipient of benelits:

Real or Praedial

34

PROPERTY
Prof. Eduardo A. Labitag
b.

2.

As to course or origin:

a.
b.
3.

5.

for the interest of

Voluntary

Continuous
Discontinuous

As indication of its existence (A'rt- 615)

a.
b.

Appa;ent
Non_appa.rent

By the object or otiigation imposed {Art 616)

a.
b.
D.

l-egeJ, whether for public use or

private persons (Art. 634)

As to its exercise (Art. 615)

a.
b.
4.

Persona] (Art. 614 ) IBut note that under Roman Law,

usufruet togetlter with usus tvTbitatio, aI].d o?erde
serrorum were classilied as personal servitudesl

Positive

Negative (prescription start

notarial prohibition)

to run from seruice of

General ru1es relating to servitudes

1-

No one ca'r have a servitude over his ov'n prope*y (ru''lli res
sud serL'iq

2.

3.

There callnot be a servitude over another seivitude (Seruil s

servihrde carlrlot consist iJl doing {seruials in faciendo

c/jnsisterc nequitl

senihrtes esse non Potesq

E.

4.

A servitude must be exercised cifiter, i.e., in a *aY

burdensorne to the otner of the land.

5.

A seruifude musl have a perpefual cause.

Modes of Acquiring Easements

1ea"t

PROPERTY
Prof. Eduardo A. Labitag

35

Cdse: North Negros

u.

Hidalgo, 63 Phil. 664

&.r.

By tiUe-juridical act which give rise to ttre servilltde,,e.g- law,

donations, contlacts or wills-

Ccse: Dumangas u. Bi.shop oJJaro,34 Phil.541

a.

If (asemenl has becn acquircd but co proof

of

existence of easement available, and easement is one

that cannot be acquiied by prescription - then
1. May be cured by deed of recognition by owner of
servient estate, or
2. By finaljudgment

3.

Existence of arl apparent sign considered a title

wt.624)

Cdse: Arnor u. FkarentirTo, 74 Phil.

2_

'

By piescription

ca.se: Rowluillo
F-

404

u. Roco, 63

Phil. 86

Rights and Obligations of Owners of Dominant arrd Sersieot

Estates.-

1.

Right of owner of domfurant estate

To use the easement (tut. 626) and exercise all rights
necessar5r for the use of the (Art. 625)
t_.

To do at his expense, all necessarl/ works for the use

aird preservadon of the easement (Art. 627)

ln a

riBht. of way. lo ask for change in vridth of

easement sufficient for needs of dominart estate (Art.
6s1)

cdse:
2

De Lunat u. Encomacion

Obligations ofthe owner of Dominant Estate:

36

PROPERTY
Prof. Eduardo A. Labitag

a-

To use the easement for ltnelit of immovable a]ld in

tl:e rrla.rrner originally established {Art. 626}

b-

To notify owner of ser-vient estate before making

repairs and to make repairs :in a manner least
inconvenient to senient estate (Art 627)

c.

Not to alter easement cr render

(Art. 627)

Case: VdkJ-etdflL\

d.

D.

it

more burdensome

Norih Negros , 48 Phil' 482

To contribute to expenses of works necessarjr lor use

and preservation of servitude, if there are several
dominalt estates, uBless be renourrces his interest
(Art. 628)

3.

4.

Rights of owner of seflrieDt estate

a.

To retain ownership arrd use ofhis property (Art 630)

b.

To change tlle place

(An 629, paL 2l

ald maIlner

of use the easement

Obligations of the servient estate

a.

Not to impair tlrc use of the easement {Art. 628, par'

1)

b.
G.

Modes of

To contribute proportionately to expenses if he uses

the easement

kioguishmeot

l n.62A,

Par' 2l

of Easemelts:

1.

Merger - must be absolute, pei'fect and deflnite, not merely

temporary.

2.

By non-user for 10 Years

a.

Computation of the period

'37

PROPERTY
Prof. Eduardo A" Labilag

(1)

disconti.uous easements; counted from the day

\2j

they ceased to be used

contifluous easements: countdd from the day an
act adverse to the exercise took place.

b.

The use by a co-owner of tie dominart estate bais

prescription witl' respect to the others. (Art. 633i

c.

Ser-vitudcs nct -ret exercised cannot be extinguished

by non-user.

3.

Extinguishment by impossibility of use

4.

Expir.ation of tl'e term or fulfillment of resolutory condition

5.

Renunciation of the owler of domina-rtt estate - must be

specific ciear, express (distioguis}ed fraqr non-usqr}

6.

Redemption agreed upon between tl.e owners

7.

Other causes not mentioned in Art. 631

a.

Annulment or iescission of the Title aonstituting t]le

easement

'

H.

b.

termination of the right of grartor

abandonrnent of tfeiiervient estate

d-

eminent domain

e.

special cause for extinction of legal rights of way;

right of v/ay; if right of way 1o longer necessary

Irgal Easements

1.

Law Goveming l,egal Easements -

a.

For public easements

iI

PROPERTY
Prof. Eduardo A. Labitag

b.

38

1)

special laws arld .egirlalions relating thereto,

2l'

e.9., Pres. Decree 1067, P.D- 705

by the provisions of Chapte. 2, Tit1e
New Civil Code

For private legal easements

1)
2)
2-

\4I, Book II

by agreement of the interested parties whenever

the larv does not prohibit it and no injul, is
suffered by a third- person
by the provisions of Chapter 2, Tit-le VII Book II

Private Lega.l Easements provided for by the New Civil Code

a.

those established for the use of water or easements

relating to waters (Art- 637-648)

1)
2)
3)
4)
5)
6)
b.

Natural drainage ofwaters (Art. 637)

Cdse: Orqsiako u. Otlgsiaka
Easements on lands along riverbanks (Art. 638),
See Water Code
Abutment of a daln {Art. 639)

Aqueduct(Art.642-646)
Drau/ing waters and watering animals (Alt. 640)
Stop lock or sluice gate (Art., 649)

The easement of right of way (Arts. 649-657)

Cdses: Quben u. CA, G.R. No. 112331, MaU 29, 1996
Dduid. Ctan u. CA" 268 SCRA 677
LLl Vsta Assn. v. CA, c.R. No.95252,
Sepl. 5, 1997
Vda, De Beltazar u. CA, 245 SCRA 333
Sps. de la Cntz u. RamiscaL G.R. No. 137882,
Feb. 4, 2OOs

c.

The easement of party wall (Arts. 658-666)

d.

The easement of light and view (An.667-673)

e.

The easement of drainage of buildings {Arts. 67a-676j

PROPERTY
Profi Eduardo A. Labitag

f.

39

. The easement of distaice for certain constructions

ald plantings (Arts- 677-681)

g.

The easement against nuisarces (Art. 682-683)

h.

The easement of lateral arrd subjacent support {Arts.

6A4-6A7)

Book IU - Different Modes of Acquiri.ng Ownership

1.

MODE AND TITLE DIFFERENTIATED

Mode is llre specdic cause which produces domirion and

ieal
r-ights as a result of the co-existeflce of specia.l status of
other
things, capacity and intention of persons afld fulfillment of the
iequisites oi lav,.

Title is every juddical right which gives a means to the

acquisition of real rights but which in itselJ is insufficient.

2.

MODES OF ACQUIRING OWNERSHIP

a.

Origilal Modes - which produce the acquisition of ownership

independent of any pre-existing right oI another person,
hence, free lrom ani burdens ol encrlrarbrances.

i.
ii.
b.

occupatioa

irtellectualcreation

Derivative Modes

based on a right previously beld by

another person, and therefore, subject to the same

characteristics polveas, burdens, etc. as when held by
previous owner.

1.

Law - e.g. registration under Act 496; estoppel of title

undei Art- 7434 cc; marriage under absolute
community of property system; hidden treasure;
accession {Art. 445); change in river's course (Ait.
{61}; accession continua over movables {Art. 466);
Arts, 681, 1456 CC, and Art. 120 FC:

i-

Donation

40

PROPERTY
Prof. Eduardo A. Labitag
Succession
Presctiplion

Tradition
Requisites:
(1)
(2)
(3)

{4)
(s)

Lesal

Maximi

Kinds

",ryon nudis poctis, sed traditione' dominio rerum

transkrentur" (Not by mere aP,reement ' bfl by delivery'
is oflnershiP trarlsferred)'
i

'::

ofTradition:
a.
b.

Real

:.

TladiLion
Tradition

iv.
\.
vi.
vn.

'

Conskuctive

i.
ii- .

3.

Pre-existence olright in estate of granior

Just causc ol utle for lc lransmission
Intention - {of both grantot and gr?.ntee}
Capacily - Lo transmit aj1ci to acquire
An act giving it outward form, physically,
symboticaly, or legally.

nbotical delivery
Delivery of Pubtic lnstmme4t'-

S)T

Tla.ditio BPA manu

Ttadiho Consfitufum Possessonum

Quasi-Tradition
Traditioa bY operation

oJ

law

OCCUPATION
a.

b.

d.
e.

l.

Not applicable to ownership of a piece of land (Art. 7 1 4 CC)

Privilege to hunt arld fish regulated by special law (Art. 715)
Occupation of a swarm of bees or domesticated animals (Art'
716) - see also Art. 560
Pigeons and llsh {Art. 717)
Hidden treasure (Att. 718) see also Ar:ts. 438-439
l,ost movables; procedure after finding lost movables (Art'
779-720|

INTELLECTUAL CREATION

Intetlectual Property Code

PROPERTY
Prdf'Eduardo

41

A Labitag
(Rep. Act No. a293)

Intellecrual Property tughls (lPR):

a. Copyrighl & relaled rights
b- Trademarks & service marks
c. Geographicindications
d- Industrial desi8ns
e- Patents
I
Topographies of integrateC circuits
g- Rights of performers, producers
broadcasting orgs.

h
i.

of sbund recordings &

ProtectionofurdisclosedinforEatioa

Laws repealed by t]le intellectua-l Properuy Code (Sec 239)

All Acts arld part of Acts

iDconsistent

with lntelectual

Propel tv Code, ParticuiarlY:

Pres. Decree No. 49 - In Lel.lecrual Property Decree,

including PD 2aS as amended
Rep. Act. No. 165, as amended - Patent Law
Rep- AcL No. 166, as anended
Arts. 188 & 189 ofthe Revised Penal Code

DONATION

' I.
.

Nature of Donatron

-A

bilateral corrtract creating unilateral

obligations on donor's, Palt'

Requisiies of donation:
a. Consent and capacity of tire parties
b. Anit ltts donaidi (caus\
c. Delivery of thing donated
d. Form as Prescribed bY law

Note: There mus! be impoveristrment (in fact) of donor's patrimony

and enrichment on PaJt of donee)

lII.

Kinds of donatrons

1.

As to its taking effect

a. Inter ui,os {Ar-.s.729,73O' 731)

PROPERTY
Prof. Eduardo A. Labitag

b.
c.
2.

Mortis causa \,\rt. 728)

Proptet nuptias (Arts. 82, 87, Family Code)

As to cause or consideration:
a. simple

b.
c.

renumeraiory
onerous- (imposes a burderr inferior in to value
ProPcrtY dona ledl

i.
i.

iii.

improper-burderl equai ir1 vaiue

to

Property
donated
sub-modo or modal - e.g. imposes a prestation
upon donee as to how property donaied will be
aPlied
{See: Art. 882 C.C.)

mixed donatioDs - negotiutrl fiixfur/L cltil

doft(ttione e.g. sale for price lower than value of

property

Cdse: Ingazo u. Court of Appeats, 287 SCRA 24

3

As to elfeccvity or

a.
b.
c.

1:

exting.,*fr-"rrt

pure
conditional(Art.730,731J
i. effect of aJ} impossible condition
v/ith a term

4.

Importance of classification
a. as to lorm
b. as to goverring rules
c. as to i&possible conditions - Art - 727 , 11-83

5.

Char:acteristics ol a donation fltoras cousa

a. convey no tltle or ovnership before donor's death
b. before donor's death transfer is revocable.
c. transfer is void if donor survives donee,

6.

Distinction between donation martis causa and donation

inter uiros.
what is irarportant is the @ of transfer of owaership,
even U transfer of property donated may be subject to
a condition or a term.

a.

43

PROPERTY
Prof;-Eduardo A. Labita g

b.

importance of classfication - validit5r

donation.

cosesi

IV.
V.
:"

revocation of

Bonsato u. Court of Appedls, 95 Phil. 481

Gestopa D. Coutt of Appeals, 342 SCRA 1OS
A stia-Magat u. CA, G.R. No. 106755,
Feb. 1, 2OO2

- Who Inay not give or receive dcnations - Art..735,

742

737,734,741,

Who may give or receive donations (Art' 736, 739 11027, lo32l,
74O,743' 744)

Cdses:

.'.i
I'
Vl.

ald

Vitug u. Cottrt ofAppedls, 1B3SCRA755

Henledes u. Court ol Appeals, 316 SCR4 347

Acceptance ol donauon
a. who may acceqt lArt. 745,747)

b.

time of acceptance of donation inter vivos {Art- 746)

donation morlis causa

Cd.se: Lagazo u. Court of Appeals, 287 SCRA 24

Vll.

Form of donations
a. personal ProPertY {Art. 748)
b. real property (Att. 749)
c. Rules in Art- 748 and 749 not applicable to
i.
onerous donations
ii. modal dona$ons
in. rlorris c(Ir,sa donations
iv. donations propfer tutpfies
u. Banga, G.R, No. 155810,
Aug. 13, 2OO4

Ca.se: Sumipat

VIII- what may be donated

1.

AII present property, oi par-t thereof, of donor

a.

in futl omership o. usufruct,

sufhcient means for support of himself arrd all

provided he reserves,

PROPERTY
Prof. Eduardo

44

A Labitag
relatives entitled to be supported by donor at time of
accePla,'li e lArl. 750)

Cc.se:

b.

If

Calicdan u. Cendoha, G-R- No. l55O8O'

l'eb. 5. 2004
i.'

provideri that no person may give or receive by way of

donation, more than he may give or receive by will
lAIj'. 752\ a-lso, reselves propErty sulllcient to pay
clonor's debts contracted before donation, otherwise,
donation is in fraud of creditors, (Arts. 759, 1387)

donation exceed tfre disposable or free portion of tris estate,

donation is inofficious.
Exceptjons:

a.
b2.

donations provided for in marriage setdements

between iuture spouses (Art. a4, Farnily Code; Art'
130 C.C.) - not more tharl 1/5 ol present property'

donatrons propter nuptlas by an ascendant consisting

of jewelry, furniture or clothing not to exceed 1/ 10 of
disposable portion (Art. 1O7o)

what may not be donated

a.

future propetty - meaning of future property'

Alything which donor cannotdispose of at tie time of
donatiorr (A.r-t. 751) exception: marriage settlements of
firture spouses only in event of death to extent laid
down iTl civil code re:testarnentaS/ succession (Art'
13O C.C.; Art. 84 Fanily Code)

IX-

Effeci of Donaticn

ln general

Cqse: Sllopper's Poradise Re.lltA

1.
2.

u. Raque, G.R. No. 14B775,

Jan. 13, 2004

Dooee maydemand actual delivery of ttring donated.
dorrce is subrogated to rights of donor in t-I-e properly
donated (Art. 754)

PROPERTY
Prof. Eduardo

45

Labltag

5.

Donor not obliged to warralt things donated, except

in onerous donations in which case donor is liable for
eviction up tCextent of burden {Art. 754i
Donor is liable for eviction or hidden defects in case of
bad faith oo his part (Art. 754)
In donations plgptPj-ltuplil, donor must release
property donated from mortgages and other
_
encumbra.nces, unless contrary has been stipulated
{Art. 131 C.C.)
a. Donations propter nuptia's ol property subject to
encumbraltces are valid. Effect of foreclosure

6.

Donadons to several donees joiatly

3.

4.

{Art. 8s FC)

- no right of

accretion, except;
a. Donor provides otherwise
b. Donatlon to husband a'rd wife johtly with right
of accretion 6us accrescendi), uriless doooi
provides otherwise (Art. 753)
B.

Special provisions

t.

2.
3.
4.

nese*atioo by donor of power to dispose iir! whole or

in patt) or to encumber property donated (Art- 755)
Donation of nal<ed owllership to one donee and
usufruct to anottrer (Art. 756 CC)
Conventional reversion in favor of doltor or other
person (Art' 757)
PaJrment of donor's debt - (ArL 758)
a. If expresslY sliPulated 1. donee to pay only detrts contracted before
the donation, unless specified otheiwise but in no case shall donee be responsible
for
debts exceeding valaue of property
donated, unless clearlY intended'

there is no stipulation - Donee alswerairle

only fot donor's debt only in case of doflation is
in fraud of creditors.
Illeal or impossible conditions

b.
5.

If

lAtt. 272; 7la3)

x.

Revocation

ard Reduction of Donations

46

PROPERTY
Prof. Eduardo A. Labitag

A.

Revocation distinguished from reduction of donations'

B-

Causes of Reduction/ Revocation

1.

Inofficiousness of donation iln

911 & 912 a-lso goverr reduction

a.
b.

752,771,773; Art'

Who rnaY ask for reduction (772J

disposable portion not

sulEeient to cover two or more donations {Art-

Rule applied

' .If

7731

2.
C.

Subsequent birth, reappearance of child or adoption

of minor bY donor {Art 760)'

Revocation (onlY)

1.

Ingratitude{.qrt.765)

a.
b.

c.
d-

Causes
Time to file action for revocation
(Art. 769)
who Eay frle (Art. 77o)
Efiect of revocation

i-

On alienatiohs arrd mortgages

lArt.766;7671

Cases: F.duaie
253

u, Court of APPeals,
SCRA 391
v.
Co rt of APPeaLs,
Noced.a
313 SCRA 5O4

2.

Violation of condition

a.
b.

Presqiption of action
Transmissibili$ of action

Case:

Yuto and Sotts v. Roman Catlalic Bishop

of San Pablo, G.R. No. 133705,

March3l,2OOs

47

PROPERTY
Prof.' Eduardo

A Labitag
3.

Effect of revocation or reductlon

2,767)

4.

Effect as to fruits {Art. 768)

xt.

Lease

1.

General characteristics {of every lease)

i.
ii.
iii.
2.

- (Art. 762, 764 par.

temporary duration
onerous
price is fixed according to contr:act dulatron

Kinds of Leases
4-

b.
c.

Lease of tldngs - rnovables end immovables

Lease of wod. or conkact of lahor (Arts. 77AO.fi 12|,
T,ease of services

i.
ii.
iii.

household sewice
coEtract for a piece ofwork {ArG. 1713-I731)
lease of services oi common camers
ltut. 1732-1763l.

Lease of Things

a.
b.

coocept - (Art' 1643)

consuEable things carinot be t]le subject matter of lease,

excepE (ArL 1645)

i.
ii.
c.

consrunahle only for disptay or advertising

(lease ad pornpan et ostenlation-efii
goods are accessory to an industrial establishment,
e.g. coal in a factory

special characteristics oflease of things:

i.

ii.
iii.
iv.
v.

essential purpose

is to trans,Eit the use 6,rd

enjo]rrnent of a thing
consensual
onerous
price fixed in relation to penod of use or enjojment
temporarja

48

PROPERTY
Prof. Eduardo A- Labitaq

d-

lease distinguished from sa1e, usufruct, commodatum

e.

period of lease - cannot be perpetual

i.
ii.

definite period not more than 99 years

indefinite period:
a. rural land (Art. 1682)
b. urban land (Art. 1687)

f.

assignment of lease {Art. 1649)

g.

sublease

i.
ii.
h.

lArl. t650)

ofHouse Rental Law {R.A 877)

obligation of sublessee to iessor {Art l651)
a. lb! rents {Art. 1652)

Rights and obligations oflessor and lessee:

i.
ii.
iii.
iv.
v.

'

obligations of Iessor (Art. 1654, i661)

obligations of lessee (Art. 1657 , 1662, 1663, 1665,
r 668. 1667)
right of lessee to suspend pa5mrent of reotals {Art. 1658)
C.,se: Ch a Tee Dee (Piofteer Enterprises u, CA,
GR. No. 157568, MdA 18'2oo4
for
rescission (Art. 1659, 1660)
right io ask
lessor not obliged to answer for mere act of trespass
bY a third person (Art. 1664)

i.

Grounds for ejectment of Lessee by Lessor (Art. 1673) (Note

the grourrds under the House Rental Law Query. Aie they
still effective?)

j.

zughi to ask foi wiit of pieliminary mar}datory injunctlon in

unlawful detainer cases {Art. 1674; 539 par. 2)

k.

Implied extension oflease (Arts. 1,670, 16a2,1647, 1675)

Right o[ purchaser ofleased land

{Art 167b, 16771

PROPERry
Prof. Eduardo

4g

Labitag

m.

Useful improt ements

r

in

good faith made by lessee

(A-rt.

678)

n.

Special provisions for leases of rural lards (Art. 1680-1685)

o.

Special provisions for leases oi rlrban lands (Art. 1686- 1688)

-oooOoG