DENR
The Role of Government
in Land Administration
and Management in the
Philippines
Atty. Analiza Rebuelta-Teh
Undersecretary
Department of Environment and Natural Resources
DENR
OUTLINE
1. Mandate and Policies on Land Administration
and Management (LAM)
2. Components of Philippine Land
Administration and Management (LAM)
• Land Classification
• Land Survey and Mapping
• Land Disposition
DENR
OUTLINE
• Land Adjudication
• Land Registration
• Land Use
• Land Conversion
• Land Valuation
• Land Taxation
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OUTLINE
3. Role of the different branches of government
on LAM
• Legislative
• Judiciary
• Executive
(i) National Government
(ii) Local Government
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OUTLINE
4. Reforms and Innovations to improve
role of LGUs on LAM
5. Some Lessons and Challenges
6. Challenges on Land Governance and
Climate Change
7. Way Forward
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Mandate and Policies on
Land Administration and
Management (LAM)
• Department of Environment and Natural
Resources
Ensure the sustainable use,
development, management and
conservation of the country’s land
resource
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Mandate and Policies on Land
Administration and Management (LAM)
● President Rodrigo Duterte’s
“Security of land tenure to
encourage investments, and
address bottlenecks in land
management and titling agencies”
P O I N T
ECONOMIC
AGENDA:
DENR
Mandate and Policies on Land
Administration and Management (LAM)
● Regalian Doctrine in the 1987 Constitution:
Article 12 National Economy and Patrimony.
Section 2. “All lands of the public domain,
waters, minerals, coal, petroleum, and other
mineral oils, all forces of potential energy,
fisheries, forests or timber, wildlife, flora and
fauna, and other natural resources are owned
by the State.”
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Components of Philippine
Land Administration and
Management (LAM)
DENR
Components of Philippine Land Administration and Management (LAM)
• Land Classification: Forest or Timber,
Agricultural, Mineral lands and National parks
• Land Surveys and Mapping: Different types of
land surveys are conducted for different
purposes:
Cadastral surveys
Parcellary surveys
Political boundary surveys
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Components of Philippine Land Administration and Management (LAM)
Delineation of ancestral lands
Forest boundary delineation
Determination of limits of Natural park
Topographic Survey
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Components of Philippine Land Administration and Management (LAM)
• Land Disposition: Types of titles issued
Original Certificates of Title for patents
Certificates of Land Ownership Award for
Agrarian Reform Beneficiaries
Certificates of Ancestral Domain Title for
ancestral lands
Transfer Certificates of Title for subsequent
transactions
DENR
Components of Philippine Land Administration and Management (LAM)
• Land Adjudication: Conflicting claims
between or among different interested parties
are resolved administratively within the
agency adjudicating the land or through the
regular courts
• Land Registration: Titles and deeds are both
registered in registries across the country
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Components of Philippine Land Administration and Management (LAM)
• Land Use: Local Government Units regulate
land use through comprehensive land use
plans and Zoning ordinances
• Land Use Conversion: Change in use from
agricultural to non-agricultural
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Components of Philippine Land Administration and Management (LAM)
• Land Valuation: Assignment of values to
lands as bases for local taxation, fair market
valuation, national government taxation and
other transactions
• Land Taxation: Taxes are levied for the
possession, use, exchange, transfer, sale,
donation and inheritance of land.
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Role of the different branches
of government on LAM
a. Legislative
b. Judiciary
c. Executive
• National Government
• Local Government
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Land Laws implemented through:
Department of Environment and Natural
Resources
Land Registration Authority of Department of
Justice
Department of Agrarian Reform
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Land Laws implemented throught:
Department of Agriculture
National Commission on Indigenous Peoples
Local Government Units and
the Courts
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Key Players in Land Administration
and Management (LAM)
DENR – cadastral surveys, approval of
subdivision plans, issuance of first
time titles through administrative
process, management of public
domain, processing of Proclamations
DoF/BLGF – issues valuation standards, monitors
LGU tax collections, supervises
Treasurers
DENR
Key Players in Land Administration and Management (LAM)
LRA/RoD – registration of titled properties and
transactions on these, approval of
subdivision plans, issuance of
judicial titles; reconstitute titles
LGUs – property valuation and tax mapping,
collection of RPTs, CLUP preparation,
investments in land management and
development, land parcel inventory
DENR
Key Players in Land Administration and Management (LAM)
LGU Responsibilities on LAM
DENR
Reforms and Innovations to
improve role of LGUs
• Creation of LGU Titling Units- LGUs create
their own titling unit to augment national
government personnel to facilitate and bring
land services closer to the LGU and its
constituents
DENR
Reforms and Innovations to improve role of LGUs
• Creation of One-stop-shops: co-locating
different land related offices into a single office
to facilitate transactions requiring multiple
agencies and LGU departments actions
• Revenue system- computerized and linked the
frontline financial services of the LGU Assessors
and Treasurer's Office
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Reforms and Innovations to improve role of LGUs
• LGU geographic information systems (GIS)-
harmonize and link the databases of the
different LGU departments such as planning,
treasury, assessment and engineering to get a
holistic picture of land use
• Unmanned Aerial Vehicles (UAV) or drones-
are being used for planning, reconnaissance
and surveys
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Reforms and Innovations to improve role of LGUs
Reforms and Innovations on LAM
Adoption of the
Systematic Adjudication
(SA) Approach in Land
Titling in Partnership with
the Local Government
Units (LGUs) through
DENR Administrative
Order No. 2007 – 09
DENR
Benefits
Secure the property rights of land owners;
Spur entrepreneurial activity in the country
as it is expected to facilitate the buying and
selling of lands; and
Open the doors for title holders to credit
facilities of banks and other financial
institutions using their land titles as
collateral for loans
DENR
Completed the Nationwide Cadastral Survey
(Political Boundary) Program last June 2015
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Benefits
Provide a comprehensive and accurate data
on land resources of the country;
Facilitate land disposition;
Accelerate the settlement of claims and
adjudication of land cases and conflicts;
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Benefits
Delineate the boundaries of all political
subdivisions of the country as basis of
accurate Internal Revenue Allotment (IRA);
Provide economic data for land-based
development studies of the country; and
Provide map-based data for zoning and
land use programming
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Reforms and Innovations
• Land Titling Computerization Program
(LTCP)- conversion of paper based titles and
records into digital format and linking the
more than a hundred registries for quick
access and smooth transactions
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Reforms and Innovation
Computerization of DENR land records
State of Land Records (Inventory, Sorting and Grooming Activity)
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Reforms and Innovation
Adoption of the Land Administration and
Management System (LAMS) Philippines through
DENR Administrative Order (DAO) No. 2010-18
in all DENR Regional and Field Offices
Issues policies related to the implementation
of LAMS such as DAO No. 2016-01 or the
Adoption of the Digital Land Survey Data
(DLSD) and DMC No. 2016-06 or the
Adoption of LAMS IVAS
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Reforms and Innovation
• Land Administration and Management
System (LAMS) – the digitization and encoding
of maps, plans and records of the DENR
Ensures integrity and access to land
information; and
Ensures quick processing of land
transactions and updating of land records
as well as tracking of applications
undergoing processing
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LAMS PHILIPPINES
Features:
• LAMS Inspection, Verification and Approval of
Surveys (IVAS)
• Public Land Application (PLA)
• E-Survey Plan
• Client Transaction Monitoring System
Client Short Messaging Service System (SMS)
Transaction Tracking System
LAMS Kiosk
DENR
LAMS PHILIPPINES
LAMS Inspection, Verification
and Approval of Surveys (IVAS)
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LAMS PHILIPPINES
E-survey Plan
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LAMS PHILIPPINES
Short Messaging Service (SMS) System of LAMS Philippines
DENR
LAMS PHILIPPINES
DAO No. 2016-30 was issued on 22 December
2016 of the Guidelines in the Conduct of
Alternative Dispute Resolution (ADR) in Land
Mangement and Disposition
Features:
Standard procedure in resolving claims and
conflicts through ADR
DENR
LAMS PHILIPPINES
DAO No. 2016-30
FEATURES:
Creation of an ADR Committee composed of
the Executive Officers of the DENR
Accreditation and designation of possible
ADR Officers
DENR
LAMS PHILIPPINES
DAO No. 2016-31 was issued on 29 December
2016 or the Procedure in the Investigation and
Resolution on Land Claims and Conflicts Cases
Features:
Provision regarding prohibited pleadings
Parties may avail themselves of ADR in all
stages of proceedings
DENR
LAMS PHILIPPINES
DAO No. 2016-31
FEATURES:
Requirement of geo-spatial tags of the subject
lot during ocular inspection and included in
the report
Case records are digitally recorded through
LAMS
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Some Lessons and Challenges
• Land administration is a national agency
mandate that has not been decentralized.
− DENR-LGU partnership arrangements
provides complementation of activities
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Some Lessons and Challenges
• Land Use is determined by the LGU but must
be acceptable to the national government
agencies
− Agencies provide training and support in
the LGUs preparation of land use plans.
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Some Lessons and Challenges
• LGU land data is not harmonized with DENR
and LRA records
− Data sharing agreements at the local level is
encouraged
− Development of a unified base map
• Active participation of LGUs in political
boundary resolution, land survey and titling has
shown to be most beneficial in the long run on
their revenue generation and land development
planning.
DENR
Some Lessons and Challenges
• A more aggressive advocacy (social media,
avp, forums) should be adopted at the
legislative, institutional and public level in
pursuing LAM reforms.
• Given the Archipelagic set up of the
Philippines, integrated access to land
information and LAM services through data
standardization with strong IT support is the
right direction.
DENR
The Bayawan City experience
• Partnership between the DENR and the LGU
created a land titling team and land titling
office that became the catalyst in the LGU
adopting Land Administration into its regular
plans and programs
• Joint resources of the LGU and the DENR
resulted in bringing land services closer to the
people
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The Bayawan City experience
• Systematic adjudication resulted in titles being
issued in numbers that are impossible to reach
without LGU intervention
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Cordova, Cebu
• The creation of the LGU Land Management
council of stakeholders provided the policy
guidance for the LGU and the DENR to create
an LGU based titling program.
• The Cordova titling team was able to title all
untitled parcels of land within their
jurisdiction.
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Challenges on Land Governance
and Climate Change
• Sustainable Land Administration Systems
should serve as a basis for climate change
adaptation and mitigation.
• Natural disasters resulting from climate change
can be enhanced through building and
maintenance of appropriate LAMS.
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Challenges on Land Governance & Climate Change
• Adaptation to climate change through building
sustainable and spatially enabled land
administrations systems.
• Systems should identify all areas subject to sea
level rise, drought as well as measures and
regulations to prevent the impact of climate
change.
DENR
Challenges on Land Governance & Climate Change
• National agencies prepare plans and hazard
maps to identify areas vulnerable to climate
change and disasters.
• Local government units incorporate climate
change mitigation and disaster risk reduction
into their comprehensive land use plans.
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Way Forward
1. Upgrading of the Current Cadastral Framework
to 3D Cadastre
Sample image of the Result of Data Conversion work done in DENR-CAR
DENR
Way Forward
2. Completion of the computerization of all
land records which will facilitate the full
implementation and operationalization of
online land transactions and the National
Spatial Data Infrastructure (NSDI).
3. Adoption of a single unified base map
DENR
Way Forward
4. Updating of LSDF and its harmonization with
the Voluntary Guidelines on Governance of
Tenure (VGGT).
Land Sector Development Framework (LSDF) –
a 25-year plan for the key thematic areas of
Public Land Management, Land
Administration, Land Information and
Management, Valuation and Taxation and
Capacity Building
DENR
Way Forward
5. Pursue approval of Proposed Legislations on
Land Sector Reforms (LARA, National Land
Use Act, Valuation Reform Act).
6. Adoption of a Sustainable Land Management
Regime that takes into consideration the
impacts of climate change.
DENR
Way Forward
7. Development of a policy on the management
of state-held assets with consideration to
economic development opportunities and
sustainability
8. Progressive capacitation of LGUs in land
management
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Way Forward
9. Adoption of new technologies for surveying,
disposition, adjudication, registration and
records keeping
10. Constant advocacy for the institutionalization
of new implementation arrangements, and
reform processes and procedures
DENR
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