REPUBLIC ACT NO.

7279

AN ACT TO PROVIDE FOR A COMPREHENSIVE AND CONTINUING URBAN

DEVELOPMENT AND HOUSING PROGRAM, ESTABLISH THE MECHANISM FOR
ITS IMPLEMENTATION, AND FOR OTHER PURPOSES

Be it enacted by the Senate and House of Representatives of the Philippines in

Congress assembled:

ARTICLE I

TITLE, POLICY, PROGRAM AND DEFINITION OF

TERMS

SECTION 1. Title. – This Act shall be known as the “Urban Development and Housing
Act of 1992.”

SEC. 2. Declaration of State Policy and Program Objectives. – It shall be the policy of
the State to undertake, in cooperation with the private sector, a comprehensive and
continuing Urban Development and Housing Program, hereinafter referred to as the
Program, which shall:

(a) Uplift the conditions of the underprivileged and homeless citizens in urban areas and
in resettlement areas by making available to them decent housing at affordable cost,
basic services, and employment opportunities;

(b) Provide for the rational use and development of urban land in order to bring about
the following:

(1) Equitable utilization of residential lands in urban and urbanizable areas with
particular attention to the needs and requirements of the underprivileged and homeless
citizens and not merely on the basis of market forces;

(2) Optimization of the use and productivity of land and urban resources;

(3) Development of urban areas conducive to commercial and industrial activities which
can generate more economic opportunities for the people;

(4) Reduction in urban dysfunctions, particularly those that adversely affect public
health, safety and ecology; and

(5) Access to land and housing by the underprivileged and homeless citizens;

(c) Adopt workable policies to regulate and direct urban growth and expansion towards
a dispersed urban net and more balanced urban-rural interdependence;
(d) Provide for an equitable land tenure system that shall guarantee security of tenure to
Program beneficiaries but shall respect the rights of small property owners and ensure
the payment of just compensation;

(e) Encourage more effective people’s participation in the urban development process;
and

(f) Improve the capability of local government units in undertaking urban development
and housing programs and projects.

SEC. 3. Definition of Terms. – For purposes of this Act:

(a) “Affordable cost” refers to the most reasonable price of land and shelter based on
the needs and financial capability of Program beneficiaries and appropriate financing
schemes;

(b) “Areas for priority development” refers to those areas declared as such under
existing statutes and pertinent executive issuances;

(c) “Blighted lands” refers to the areas where the structures are dilapidated, obsolete
and unsanitary, tending to depreciate the value of the land and prevent normal
development and use of the area.

(d) “Consultation” refers to the constitutionally mandated process whereby the public, on
their own or through people’s organizations, is provided an opportunity to be heard and
to participate in the decision-making process on matters involving the protection and
promotion of its legitimate collective interests, which shall include appropriate
documentation and feedback mechanisms;

(e) “Idle lands” refers to nonagricultural lands urban and urbanized areas on which no
improvements, as herein defined, have been made by the owner, as certified by the city,
municipal or provincial assessor;

(f) “Improvements” refers to all types of buildings and residential units, walls, fences,
structures or constructions of all kinds of a fixed character or which are adhered to the
soil but shall not include trees, plants and growing fruits, and other fixtures that are
mere superimpositions on the land, and the value of improvements shall not be less
than fifty percent (50%) of the assessed value of the property;

(g) “Joint venture” refers to the commitment or agreement by two (2) or more persons to
carry out a specific or single business enterprise for their mutual benefit, for which
purpose they combine their funds, land resources, facilities and services;

(h) “Land assembly or consolidation” refers to the acquisition of lots of varying

ownership through purchase or expropriation for the purpose of planned and rational
development and socialized housing programs without individual property boundary
restrictions;

(i) “Land banking” refers to the acquisition of land at values based on existing use in
advance of actual need to promote planned development and socialized housing
programs;

(j) “Land swapping” refers to the process of land acquisition by exchanging land for
another piece of land of equal value, or for shares of stock in a government or quasi-
government corporation whose book value is of equal value to the land being
exchanged, for the purpose of planned and rational development and provision for
socialized housing where land values are determined based on land classification,
market value and assessed value taken from existing tax declarations: Provided, That
more valuable lands owned by private persons may be exchanged with less valuable
lands to carry out the objectives of this Act;

(k) “Land use plan” refers to the rational approach of allocating available land resources
as equitably as possible among competing user groups and for different functions
consistent with the development plan of the area and the Program under this Act;

(l) “On-site development” refers to the process of upgrading and rehabilitation of

blighted and slum urban areas with a view of minimizing displacement of dwellers in
said areas, and with provisions for basic services as provided for in Section 21 hereof;

(m) “Professional squatters” refers to individuals or groups who occupy lands without
the express consent of the landowner and who have sufficient income for legitimate
housing. The term shall also apply to persons who have previously been awarded
homelots or housing units by the government but who sold, leased or transferred the
same to settle illegally in the same place or in another urban area, and nonbona fide
occupants and intruders of lands reserved for socialized housing. The term shall not
apply to individuals or groups who simply rent land and housing from professional
squatters or squatting syndicates;

(n) “Resettlement areas” refers to areas identified by the appropriate national agency or
by the local government unit with respect to areas within its jurisdiction, which shall be
used for the relocation of the underprivileged and homeless citizens;

(o) “Security of tenure” refers to the degree of protection afforded to qualified Program
beneficiaries against infringement or unjust, reasonable and arbitrary eviction or
disposition, by virtue of the right of ownership, lease agreement, usufruct and other
contractual arrangements;

(p) “Slum Improvement and Resettlement Program or SIR” refers to the program of the
National Housing Authority of upgrading and improving blighted squatter areas outside
of Metro Manila pursuant to existing statutes and pertinent executive issuances;
(q) “Small property owners” refers to those whose only real property consists of
residential lands not exceeding three hundred square meters (300 sq. m.) in highly
urbanized cities and eight hundred square meters (800 sq. m.) in other urban areas;

(r) “Socialized housing” refers to housing programs and projects covering houses and
lots or homelots only undertaken by the government or the private sector for the
underprivileged and homeless citizens which shall include sites and services
development, long-term financing, liberalized terms on interest payments, and such
other benefits in accordance with the provisions of this Act;

(s) “Squatting syndicates” refers to groups of persons engaged in the business of

squatter housing for profit or gain;

(t) “Underprivileged and homeless citizens” refers to the beneficiaries of this Act and to
individuals or families residing in urban and urbanizable areas whose income or
combined household income falls within the poverty threshold as defined by the
National Economic and Development Authority and who do not own housing facilities.
This shall include those who live in makeshift dwelling units and do not enjoy security of
tenure;

(u) “Unregistered or abandoned lands” refers to lands in urban and urbanizable areas
which are not registered with the Register of Deeds, or with the city or municipal
assessor’s office concerned, or which are uninhabited by the owner and have not been
developed or devoted for any useful purpose, or appears unutilized for a period of three
(3) consecutive years immediately prior to the issuance and receipt or publication of
notice of acquisition by the government as provided under this Act. It does not include
land which has been abandoned by reason of force majeure or any other fortuitous
event: Provided, That prior to such event, such land was previously used for some
useful or economic purpose;

(v) “Urban areas” refers to all cities regardless of their population density and to
municipalities with a population density of at least five hundred (500) persons per
square kilometer;

(w) “Urbanizable areas” refers to sites and lands which, considering present
characteristics and prevailing conditions, display marked and great potential of
becoming urban areas within the period of five (5) years; and

(x) “Zonal Improvement Program or ZIP” refers to the program of the National Housing
Authority of upgrading and improving blighted squatters areas within the cities and
municipalities of Metro Manila pursuant to existing statutes and pertinent executive
issuances.

ARTICLE II

COVERAGE AND EXEMPTIONS

SEC. 4. Coverage. – The Program shall cover all lands in urban and urbanizable areas,
including existing areas for priority development, zonal improvement sites, slum
improvement and resettlement sites, and in other areas that may be identified by the
local government units as suitable for socialized housing.

SEC. 5. Exemptions. – The following lands shall be exempt from the coverage of this
Act:

(a) Those included in the coverage of Republic Act No. 6657, otherwise known as the
Comprehensive Agrarian Reform Law;

(b) Those actually used for national defense and security of the State;

(c) Those used, reserved or otherwise set aside for government offices, facilities and
other installations, whether owned by the national government, its agencies and
instrumentalities, including government-owned or -controlled corporations, or by the
local government units: Provided, however, That the lands herein mentioned, or
portions thereof, which have not been used for the purpose for which they have been
reserved or set aside for the past ten (10) years from the effectivity of this Act, shall be
covered by this Act;

(d) Those used or set aside for parks, reserves for flora and fauna, forests and
watersheds, and other areas necessary to maintain ecological balance or environmental
protection, as determined and certified to by the proper government agency; and

(e) Those actually and primarily used for religious, charitable, or educational purposes,
cultural and historical sites, hospitals and health centers, and cemeteries or memorial
parks.

The exemptions herein provided shall not apply when the use or purpose of the
abovementioned lands has ceased to exist.

ARTICLE III

NATIONAL URBAN DEVELOPMENT AND HOUSING

FRAMEWORK

SEC. 6. Framework for Rational Development. – There shall be a National Urban

Development and Housing Framework to be formulated by the Housing and Land Use
Regulatory Board under the direction of the Housing and Urban Development
Coordinating Council in coordination with all local government units and other
concerned public and private sectors within one (1) year from the effectivity of this Act.

The Framework shall refer to the comprehensive plan for urban and urbanizable areas
aimed at achieving the objectives of the Program. In the formulation of the Framework,
a review and rationalization of existing town and land use plans, housing programs, and
all other projects and activities of government agencies and the private sectors which
may substantially affect urban land use patterns, transportation and public utilities,
infrastructure, environment and population movements shall be undertaken with the
concurrence of the local government units concerned.

ARTICLE IV

LAND USE, INVENTORY, ACQUISITION AND

DISPOSITION

SEC. 7. Inventory of Lands. – Within one (1) year from the effectivity of this Act, all city
and municipal governments shall conduct an inventory of all lands and improvements
thereon within their respective localities. The inventory shall include the following:

(a) Residential lands;

(b) Government-owned lands, whether owned by the national government or any of its
subdivisions, instrumentalities, or agencies, including government-owned or -controlled
corporations and their subsidiaries;

(c) Unregistered or abandoned and idle lands; and

(d) Other lands.

In conducting the inventory, the local government units concerned, in coordination with
the Housing and Land Use Regulatory Board and with the assistance of the appropriate
government agencies, shall indicate the type of land use and the degree of land
utilization, and other data or information necessary to carry out the purposes of this Act.

For planning purposes, the Housing and Urban Development Coordinating Council shall
be furnished by each local government unit a copy of its inventory which shall be
updated every three (3) years.

SEC. 8. Identification of Sites for Socialized Housing. – After the inventory, the local
government units, in coordination with the National Housing Authority, the Housing and
Land Use Regulatory Board, the National Mapping Resource Information Authority, and
the Land Management Bureau, shall identify lands for socialized housing and
resettlement areas for the immediate and future needs of the underprivileged and
homeless in the urban areas, taking into consideration the degree of availability of basic
services and facilities, their accessibility and proximity of job sites and other economic
opportunities, and the actual number of registered beneficiaries.

Government-owned lands under paragraph (b) of the preceding section which have not
been used for the purpose for which they have been reserved or set aside for the past
ten (10) years from the effectivity of this Act and identified as suitable for socialized
housing, shall immediately be transferred to the National Housing Authority subject to
the approval of the President of the Philippines or by the local government unit
concerned, as the case may be, for proper disposition in accordance with this Act.

SEC. 9. Priorities in the Acquisition of Land. – Lands for socialized housing shall be
acquired in the following order:

(a) Those owned by the government or any of its subdivisions, instrumentalities, or

agencies, including government-owned or -controlled corporations and their
subsidiaries;

(b) Alienable lands of the public domain;

(c) Unregistered or abandoned and idle lands;

(d) Those within the declared Areas for Priority Development, Zonal Improvement
Program sites, and Slum Improvement and Resettlement Program sites which have not
yet been acquired;

(e) Bagong Lipunan Improvement of Sites and Services or BLISS sites which have not
yet been acquired; and

(f) Privately-owned lands.

Where on-site development is found more practicable and advantageous to the

beneficiaries, the priorities mentioned in this section shall not apply. The local
government units shall give budgetary priority to on-site development of government
lands.

SEC. 10. Modes of Land Acquisition. – The modes of acquiring lands for purposes of
this Act shall include, among others, community mortgage, land swapping, land
assembly or consolidation, land banking, donation to the government, joint-venture
agreement, negotiated purchase, and expropriation: Provided, however, That
expropriation shall be resorted to only when other modes of acquisition have been
exhausted: Provided, further, That where expropriation is resorted to, parcels of land
owned by small property owners shall be exempted for purposes of this Act: Provided,
finally, That abandoned property, as herein defined, shall be reverted and escheated to
the State in a proceeding analogous to the procedure laid down in Rule 91 of the Rules
of Court.

For the purpose of socialized housing, government-owned and foreclosed properties

shall be acquired by the local government units, or by the National Housing Authority
primary through negotiated purchase: Provided, That qualified beneficiaries who are
actual occupants of the land shall be given the right of first refusal.

SEC. 11. Expropriation of Idle Lands. – All idle lands in urban and urbanizable areas, as
defined and identified in accordance with this Act, shall be expropriated and shall form
part of the public domain. These lands shall be disposed of or utilized by the
government for such purposes that conform with their land use plans. Expropriation
proceedings shall be instituted if, after the lapse of one (1) year following receipt of
notice of acquisition, the owner fails to introduce improvements as defined in Section
3(f) hereof, except in the case of force majeure and other fortuitous events. Exempted
from this provision, however, are residential lands owned by small property owners or
those the ownership of which is subject of a pending litigation.

SEC. 12. Disposition of Lands for Socialized Housing. – The National Housing

Authority, with respect to lands belonging to the national government, and the local
government units with respect to other lands within their respective localities, shall
coordinate with each other to formulate and make available various alternative schemes
for the disposition of lands to the beneficiaries of the Program. These schemes shall not
be limited to those involving transfer of ownership in fee simple but shall include lease,
with option to purchase, usufruct or such other variations as the local government units
or the National Housing Authority may deem most expedient in carrying out the
purposes of this Act.

Consistent with this provision, a scheme for public rental housing may be adopted.

SEC. 13. Valuation of Lands for Socialized Housing. – Equitable land valuation

guidelines for socialized housing shall be set by the Department of Finance on the basis
of the market value reflected in the zonal valuation, or in its absence, on the latest real
property tax declaration.

For sites already occupied by qualified Program beneficiaries, the Department of

Finance shall factor into the valuation the blighted status of the lands as certified by the
local government unit or the National Housing Authority.

SEC. 14. Limitations on the Disposition of Lands for Socialized Housing. – No land for
socialized housing, including improvements or rights thereon, shall be sold, alienated,
conveyed, encumbered or leased by any beneficiary of this Program except to qualified
Program beneficiaries as determined by the government agency concerned.

Should the beneficiary unlawfully sell, transfer, or otherwise dispose of his lot or any
right thereon, the transaction shall be null and void. He shall also lose his right to the
land, forfeit the total amortization paid thereon, and shall be barred from the benefits
under this Act for a period of ten (10) years from the date of violation.

In the event the beneficiary dies before full ownership of the land is vested on him,
transfer to his heirs shall take place only upon their assumption of his outstanding
obligations. In case of failure by the heirs to assume such obligations, the land shall
revert to the government for disposition in accordance with this Act.

ARTICLE V
 SOCIALIZED HOUSING

SEC. 15. Policy. – Socialized housing, as defined in Section 3 hereof, shall be the

primary strategy in providing shelter for the underprivileged and homeless. However, if
the tenurial arrangement in a particular socialized housing program is in the nature of
leasehold or usufruct, the same shall be transitory and the beneficiaries must be
encouraged to become independent from the Program within a given period of time, to
be determined by the implementing agency concerned.

SEC. 16. Eligibility Criteria for Socialized Housing Program Beneficiaries. – To qualify

for the socialized housing program, a beneficiary:

(a) Must be a Filipino citizen;

(b) Must be an underprivileged and homeless citizen, as defined in Section 3 of this Act;

(c) Must not own any real property whether in the urban or rural areas; and

(d) Must not be a professional squatter or a member of squatting syndicates.

SEC. 17. Registration of Socialized Housing Beneficiaries. – The Housing and Urban

Development Coordinating Council, in coordination with the local government units,
shall design a system for the registration of qualified Program beneficiaries in
accordance with the Framework. The local government units, within one (1) year from
the effectivity of this Act, shall identify and register all beneficiaries within their
respective localities.

SEC. 18. Balanced Housing Development. – The Program shall include a system to be

specified in the Framework plan whereby developers of proposed subdivision projects
shall be required to develop an area for socialized housing equivalent to at least twenty
percent (20%) of the total subdivision area or total subdivision project cost, at the option
of the developer, within the same city or municipality, whenever feasible, and in
accordance with the standards set by the Housing and Land Use Regulatory Board and
other existing laws. The balanced housing development as herein required may also be
complied with by the developers concerned in any of the following manner:

(a) Development of new settlement;

(b) Slum upgrading or renewal of areas for priority development either through zonal
improvement programs or slum improvement and resettlement programs;

(c) Joint-venture projects with either the local government units or any of the housing
agencies; or

(d) Participation in the community mortgage program.

SEC. 19. Incentives for the National Housing Authority. – The National Housing
Authority, being the primary government agency in charge of providing housing for the
underprivileged and homeless, shall be exempted from the payment of all fees and
charges of any kind, whether local or national, such as income and real estate taxes. All
documents or contracts executed by and in favor of the National Housing Authority shall
also be exempt from the payment of documentary stamp tax and registration fees,
including fees required for the issuance of transfer certificates of titles.

SEC. 20. Incentives for Private Sector Participating in Socialized Housing. – To

encourage greater private sector participation in socialized housing and further reduce
the cost of housing units for the benefit of the underprivileged and homeless, the
following incentives shall be extended to the private sector:

(a) Reduction and simplification of qualification and accreditation requirements for

participating private developers;

(b) Creation of one-stop offices in the different regions of the country for the processing,
approval and issuance of clearances, permits and licenses: Provided, That clearances,
permits and licenses shall be issued within ninety (90) days from the date of submission
of all requirements by the participating private developers;

(c) Simplification of financing procedures; and

(d) Exemption from the payment of the following:

(1) Project-related income taxes;

(2) Capital gains tax on raw lands used for the project;

(3) Value-added tax for the project contractor concerned;

(4) Transfer tax for both raw completed projects; and

(5) Donor’s tax for lands certified by the local government units to have been donated
for socialized housing purposes. Provided, That upon application for exemption, a lien
on the title of the land shall be annotated by the Register of Deeds: Provided, further,
That the socialized housing development plan has already been approved by the
appropriate government agencies concerned: Provided, finally, That all the savings
acquired by virtue of this provision shall accrue in favor of the beneficiaries subject to
the implementing guidelines to be issued by the Housing and Urban Development
Coordinating Council.

Appropriate implementing guidelines shall be prepared by the Department of Finance, in

consultation with the Housing and Urban Development Coordinating Council, for the
proper implementation of the tax exemption mentioned in this section within one (1)
year after the approval of this Act.
Property owners who voluntarily provide resettlement sites to illegal occupants of their
lands shall be entitled to a tax credit equivalent to the actual nonrecoverable expenses
incurred in the resettlement, subject to the implementing guidelines jointly issued by the
Housing and Urban Development Coordinating Council and the Department of Finance.

SEC. 21. Basic Services. – Socialized housing or resettlement areas shall be provided

by the local government unit or the National Housing Authority in cooperation with the
private developers and concerned agencies with the following basic services and
facilities:

(a) Potable water;

(b) Power and electricity and an adequate power distribution system;

(c) Sewerage facilities and an efficient and adequate solid waste disposal system; and

(d) Access to primary roads and transportation facilities.

The provisions of other basic services and facilities such as health, education,
communications, security, recreation, relief and welfare shall be planned and shall be
given priority for implementation by the local government unit and concerned agencies
in cooperation with the private sector and the beneficiaries themselves.

The local government unit, in coordination with the concerned national agencies, shall
ensure that these basic services are provided at the most cost-efficient rates, and shall
set a mechanism to coordinate operationally the thrusts, objectives and activities of
other government agencies concerned with providing basic services to housing projects.

SEC. 22. Livelihood Component. – To the extent feasible, socialized housing and

resettlement projects shall be located near areas where employment opportunities are
accessible. The government agencies dealing with the development of livelihood
programs and grant of livelihood loans shall give priority to the beneficiaries of the
Program.

SEC. 23. Participation of Beneficiaries. – The local government units, in coordination

with the Presidential Commission for the Urban Poor and concerned government
agencies, shall afford Program beneficiaries or their duly designated representatives an
opportunity to be heard and to participate in the decision-making process over matters
involving the protection and promotion of their legitimate collective interests which shall
include appropriate documentation and feedback mechanisms. They shall also be
encouraged to organize themselves and undertake self-help cooperative housing and
other livelihood activities. They shall assist the government in preventing the incursions
of professional squatters and members of squatting syndicates into their communities.

In instances when the affected beneficiaries have failed to organize themselves or form
an alliance within a reasonable period prior to the implementation of the program or
projects affecting them, consultation between the implementing agency and the affected
beneficiaries shall be conducted with the assistance of the Presidential Commission for
the Urban Poor and the concerned nongovernment organization.

SEC. 24. Consultation with Private Sector. – Opportunities for adequate consultation

shall be accorded to the private sector involved in socialized housing project pursuant to
this Act.

ARTICLE VI

AREAS FOR PRIORITY DEVELOPMENT, ZONAL

IMPROVEMENT PROGRAM SITES AND SLUM
IMPROVEMENT AND RESETTLEMENT PROGRAM
SITES

SEC. 25. Benefits. – In addition to the benefits provided under existing laws and other
related issuance to occupants of areas for priority development, zonal improvement
program sites and slum improvement and resettlement program sites, such occupants
shall be entitled to priority in all government projects initiated pursuant to this Act. They
shall also be entitled to the following support services:

(a) Land surveys and titling at minimal cost;

(b) Liberalized terms on credit facilities and housing loans and one hundred percent
(100%) deduction from every homebuyer’s gross income tax of all interest payments
made on documented loans incurred for the construction or purchase of the
homebuyer’s house;

(c) Exemption from the payment of documentary stamp tax, registration fees, and other
fees for the issuance of transfer certificate of titles;

(d) Basic services as provided for in Section 21 of this Act; and

(e) Such other benefits that may arise from the implementation of this Act.

ARTICLE VII

URBAN RENEWAL AND RESETTLEMENT

SEC. 26. Urban Renewal and Resettlement. – This shall include the rehabilitation and
development of blighted and slum areas and the resettlement of Program beneficiaries
in accordance with the provisions of this Act. On-site development shall be implemented
whenever possible in order to ensure minimum movement of occupants of blighted
lands and slum areas. The resettlement of the beneficiaries of the Program from their
existing places of occupancy shall be undertaken only when on-site development is not
feasible and after compliance with the procedures laid down in Section 28 of this Act.
SEC. 27. Action Against Professional Squatters and Squatting Syndicates. – The local
government units, in cooperation with the Philippine National Police, the Presidential
Commission for the Urban Poor (PCUP), and the PCUP-accredited urban poor
organization in the area, shall adopt measures to identify and effectively curtail the
nefarious and illegal activities of professional squatters and squatting syndicates, as
herein defined.

Any person or group identified as such shall be summarily evicted and their dwellings or
structures demolished, and shall be disqualified to avail of the benefits of the Program.
A public official who tolerates or abets the commission of the abovementioned acts shall
be dealt with in accordance with existing laws.

For purposes of this Act, professional squatters or members of squatting syndicates

shall be imposed the penalty of six (6) years imprisonment or a fine of not less than
Sixty thousand pesos (P60,000.00) but not more than One hundred thousand pesos
(P100,000), or both, at the discretion of the court.

SEC. 28. Eviction and Demolition. – Eviction or demolition as a practice shall be

discouraged. Eviction or demolition, however, may be allowed under the following
situations:

(a) When persons or entities occupy danger areas such as esteros, railroad tracks,
garbage dumps, riverbanks, shorelines, waterways, and other public places such as
sidewalks, roads, parks, and playgrounds;

(b) When government infrastructure projects with available funding are about to be
implemented; or

(c) When there is a court order for eviction and demolition.

In the execution of eviction or demolition orders involving underprivileged and homeless

citizens, the following shall be mandatory:

(1) Notice upon the affected persons or entities at least thirty (30) days prior to the date
of eviction or demolition;

(2) Adequate consultations on the matter of resettlement with the duly designated
representatives of the families to be resettled and the affected communities in the areas
where they are to be relocated;

(3) Presence of local government officials or their representatives during eviction or

demolition;

(4) Proper identification of all persons taking part in the demolition;

(5) Execution of eviction or demolition only during regular office hours from Mondays to
Fridays and during good weather, unless the affected families consent otherwise;

(6) No use of heavy equipment for demolition except for structures that are permanent
and of concrete materials;

(7) Proper uniforms for members of the Philippine National Police who shall occupy the
first line of law enforcement and observe proper disturbance control procedures; and

(8) Adequate relocation, whether temporary or permanent: Provided, however, That in

cases of eviction and demolition pursuant to a court order involving underprivileged and
homeless citizens, relocation shall be undertaken by the local government unit
concerned and the National Housing Authority with the assistance of other government
agencies within forty-five (45) days from service of notice of final judgment by the court,
after which period the said order shall be executed: Provided, further, That should
relocation not be possible within the said period, financial assistance in the amount
equivalent to the prevailing minimum daily wage multiplied by sixty (60) days shall be
extended to the affected families by the local government unit concerned.

This Department of the Interior and Local Government and the Housing and Urban
Development Coordinating Council shall jointly promulgate the necessary rules and
regulations to carry out the above provision.

SEC. 29. Resettlement. – Within two (2) years from the effectivity of this Act, the local
government units, in coordination with the National Housing Authority, shall implement
the relocation and resettlement of persons living in danger areas such as esteros,
railroad tracks, garbage dumps, riverbanks, shorelines, waterways, and in other public
places such as sidewalks, roads, parks, and playgrounds. The local government unit, in
coordination with the National Housing Authority, shall provide relocation or
resettlement sites with basic services and facilities and access to employment and
livelihood opportunities sufficient to meet the basic needs of the affected families.

SEC. 30. Prohibition Against New Illegal Structures. – It shall be unlawful for any person
to construct any structure in areas mentioned in the preceding section.

After the effectivity of this Act, the barangay, municipal or city government units shall
prevent the construction of any kind of illegal dwelling units or structures within their
respective localities. The head of any local government unit concerned who allows,
abets or otherwise tolerates the construction of any structure in violation of this section
shall be liable to administrative sanctions under existing laws and to penal sanctions
provided for in this Act.

ARTICLE VIII

COMMUNITY MORTGAGE PROGRAM

SEC. 31. Definition. – The Community Mortgage Program (CMP) is a mortgage
financing program of the National Home Mortgage Finance Corporation which assists
legally organized associations of underprivileged and homeless citizens to purchase
and develop a tract of land under the concept of community ownership. The primary
objective of the program is to assist residents of blighted or depressed areas to own the
lots they occupy, or where they choose to relocate to, and eventually improve their
neighborhood and homes to the extent of their affordability.

SEC. 32. Incentives. – To encourage its wider implementation, participants in the CMP

shall be granted with the following privileges or incentives:

(a) Government-owned or -controlled corporations and local government units, may

dispose of their idle lands suitable for socialized housing under the CMP through
negotiated sale at prices based on acquisition cost plus financial carrying costs;

(b) Properties sold under the CMP shall be exempted from the capital gains tax; and

(c) Beneficiaries under the CMP shall not be evicted nor dispossessed of their lands or
improvements unless they have incurred arrearages in payments of amortizations for
three (3) months.

SEC. 33. Organization of Beneficiaries. – Beneficiaries of the Program shall be

responsible for their organization into associations to manage their subdivisions or
places of residence, to secure housing loans under existing Community Mortgage
Program and such other projects beneficial to them. Subject to such rules and
regulations to be promulgated by the National Home Mortgage Finance Corporation,
associations organized pursuant to this Act may collectively acquire and own lands
covered by this Program. Where the beneficiaries fail to form an association by and
among themselves, the National Home Mortgage Finance Corporation shall initiate the
organization of the same in coordination with the Presidential Commission for the Urban
Poor and the local government units concerned. No person who is not a bona fide
resident of the area shall be a member or officer of such association.

ARTICLE IX

RELATED STRATEGIES

SEC. 34. Promotion of Indigenous Housing Materials and Technologies. – The local

government units, in cooperation with the National Housing Authority, Technology and
Livelihood Resource Center, and other concerned agencies, shall promote the
production and use of indigenous, alternative, and low-cost construction materials and
technologies for socialized housing.

SEC. 35. Transport System. – The local government units, in coordination with the
Departments of Transportation and Communications, Budget and Management, Trade
and Industry, Finance, and Public Works and Highways, the Home Insurance Guaranty
Corporation, and other concerned government agencies, shall devise a set of
mechanisms including incentives to the private sector so that a viable transport system
shall evolve and develop in the urban areas. It shall also formulate standards designed
to attain these objectives:

(a) Smooth flow of traffic;

(b) Safety and convenience of travel;

(c) Minimum use of land space;

(d) Minimum damage to the physical environment; and

(e) Adequate and efficient transport service to the people and goods at minimum cost.

SEC. 36. Ecological Balance. – The local government units shall coordinate with the
Department of Environment and Natural Resources in taking measures that will plan
and regulate urban activities for the conservation and protection of vital, unique and
sensitive ecosystems, scenic landscapes, cultural sites and other similar resource
areas.

To make the implementation of this function more effective, the active participation of
the citizenry in environmental rehabilitation and in decision-making process shall be
promoted and encouraged. The local government units shall recommend to the
Environmental and Management Bureau the immediate closure of factories, mines and
transport companies which are found to be causing massive pollution.

SEC. 37. Population Movements. – The local government units shall set up an effective
mechanism, together with the appropriate agencies like the Population Commission, the
National Economic and Development Authority and the National Statistics Office, to
monitor trends in the movements of population from rural to urban, urban to urban, and
urban to rural areas. They shall identify measures by which such movements can be
influenced to achieve balance between urban capabilities and population, to direct
appropriate segments of the population into areas where they can have access to
opportunities to improve their lives and to contribute to national growth and recommend
proposed legislation to Congress, if necessary.

The Population Commission, the National Economic and Development Authority, and
the National Statistics Office shall likewise provide advanced planning information to
national and local government planners on population projections and the consequent
level of services needed in particular urban and urbanizable areas. This service will
include early-warning systems on expected dysfunctions in a particular urban area due
to population increases, decreases, or age structure changes.

SEC. 38. Urban-rural Interdependence. – To minimize rural to urban migration and

pursue urban decentralization, the local government units shall coordinate with the
National Economic and Development Authority and other government agencies in the
formulation of national development programs that will stimulate economic growth and
promote socioeconomic development in the countryside.

ARTICLE X

PROGRAM IMPLEMENTATION

SEC. 39. Role of Local Government Units. – The local government units shall be
charged with the implementation of this Act in their respective localities, in coordination
with the Housing and Urban Development Coordinating Council, the national housing
agencies, the Presidential Commission for the Urban Poor, the private sector and other
nongovernment organizations.

They shall prepare a comprehensive land use plan for their respective localities in
accordance with the provisions of this Act.

SEC. 40. Role of Government Housing Agencies. – In addition to their respective

existing powers and functions, and those provided for in this Act, the hereunder
mentioned housing agencies shall perform the following:

(a) The Housing and Urban Development Coordinating Council shall, through the key
housing agencies, provide local government units with necessary support such as:

(1) Formulation of standards and guidelines as well as providing technical support in the
preparation of town and land use plans;

(2) In coordination with the National Economic and Development Authority and the
National Statistics Office, provide data and information for forward-planning by the local
government units in their areas, particularly on projections as to the population and
development trends in their localities and the corresponding investment programs
needed to provide appropriate types and levels of infrastructure, utilities, services and
land use patterns; and

(3) Assistance in obtaining funds and other resources needed in the urban development
and housing programs in their areas of responsibility.

(b) The National Housing Authority, upon request of local government units, shall
provide technical and other forms of assistance in the implementation of their respective
urban development and housing programs with the objective of augmenting and
enhancing local government capabilities in the provision of housing benefits to their
constituents;

(c) The National Home Mortgage Finance Corporation shall administer the Community
Mortgage Program under this Act and promulgate rules and regulations necessary to
carry out the provisions of this Act; and
(d) The Home Insurance Guaranty Corporation shall design an appropriate guarantee
scheme to encourage financial institutions to go into direct lending for housing.

SEC. 41. Annual Report. – The Housing and Urban Development Coordinating Council
and the local government units shall submit a detailed annual report with respect to the
implementation of this Act to the President and the Congress of the Republic of the
Philippines.

ARTICLE XI

FUNDING

SEC. 42. Funding. – Funds for the urban development and housing program shall come
from the following sources:

(a) A minimum of fifty percent (50%) from the annual net income of the Public Estate
Authority, to be used by the National Housing Authority to carry out its programs of land
acquisition for resettlement purposes under this Act;

(b) Proceeds from the disposition of ill-gotten wealth, not otherwise previously set aside
for any other purpose, shall be applied to the implementation of this Act and shall be
administered by the National Home Mortgage Finance Corporation;

(c) Loans, grants, bequests and donations, whether from local or foreign sources;

(d) Flotation of bonds, subject to the guidelines to be set by the Monetary Board;

(e) Proceeds from the social housing tax and, subject to the concurrence of the local
government units concerned, idle lands tax as provided in Section 236 of the Local
Government Code of 1991 and other existing laws;

(f) Proceeds from the sale or disposition of alienable public lands in urban areas; and

(g) Domestic and foreign investment or financing through appropriate arrangements like
the build-operate-and-transfer scheme.

SEC. 43. Socialized Housing Tax. – Consistent with the constitutional principle that the
ownership and enjoyment of property bear a social function and to raise funds for the
Program, all local government units are hereby authorized to impose an additional one-
half percent (0.5%) tax on the assessed value of all lands in urban areas in excess of
Fifty thousand pesos (P50,000).

ARTICLE XII

TRANSITORY PROVISIONS
SEC. 44. Moratorium on Eviction and Demolition. – There shall be a moratorium on the
eviction of all Program beneficiaries and on the demolition of their houses or dwelling
units for a period of three (3) years from the effectivity of this Act: Provided, That the
moratorium shall not apply to those persons who have constructed their structures after
the effectivity of this Act and for cases enumerated in Section 28 hereof.

ARTICLE XIII

COMMON PROVISIONS

SEC. 45. Penalty Clause. – Any person who violates any provision of this Act shall be
imposed the penalty of not more than six (6) years of imprisonment or a fine of not less
than Five thousand pesos (P5,000) but not more than One hundred thousand pesos
(P100,000), or both, at the discretion of the court: Provided, That, if the offender is a
corporation, partnership, association or other juridical entity, the penalty shall be
imposed on the officer or officers of said corporation, partnership, association or juridical
entity who caused the violation.

SEC. 46. Appropriations. – The amount necessary to carry out the purposes of this Act
shall be included in the annual budget of implementing agencies in the General
Appropriations Act of the year following its enactment into law and every year thereafter.

SEC. 47. Separability Clause. – If for any reason, any provision of this Act is declared
invalid or unconstitutional, the remaining provisions not affected thereby shall continue
to be in full force and effect.

SEC. 48. Repealing Clause. – All laws, decrees, executive orders, proclamations, rules
and regulations, and other issuances, or parts thereof which are inconsistent with the
provisions of this Act, are hereby repealed or modified accordingly.

SEC. 49. Effectivity Clause. – This Act shall take effect upon its publication in at least
two (2) national newspapers of general circulation.

Approved, March 24, 1992

REPUBLIC ACT NO. 9397             March 18, 2007

AN ACT AMENDING SECTION 12 OF REPUBLIC ACT NO. 7279, OTHERWISE KNOWN AS THE
URBAN DEVELOPMENT AND HOUSING ACT OF 1992, AND FOR OTHER PURPOSES

Be it enacted by the Senate and House of Representatives of the Philippine Congress Assembled:

SECTION 1. Section 12 of Republic Act No. 7279, otherwise known as the "Urban Development and
Housing Act of 1992," is hereby amended to read as follows:

"SEC. 12. Disposition of Lands for Socialized Housing. - The National Housing Authority,
with respect to lands belonging to the National Government, and the local government units
with respect to the other lands within their respective localities, shall coordinate with each
other to formulate and make available various alternative schemes for the disposition of
lands to the beneficiaries of the Program. These schemes shall not be limited to those
involving transfer of ownership in fee simple but shall include lease, with option to purchase,
usufruct or such other variations as the local government units or National Housing Authority
may deem most expedient in carrying out the purposes of this Act."

"Consistent with this provision, a scheme for public rental housing may be adopted.

"Disposition of lands, including any improvements thereon, owned by the National

Government or any of its agencies or instrumentalities and/or the local government units
through direct negotiated sale to the occupants thereof without need of public bidding shall
be allowed subject to the following conditions:

"a) The lands are within a residential zone as classified by the local government unit
concerned;

"b) The lands are certified to be for socialized housing purpose by the Housing and
Urban Development Coordinating Council;

"c) The occupants are qualified beneficiaries in accordance with Section 16 and are
registered as such in accordance with Section 17 of this Act;
 "d) The cost of said lands shall be made affordable to the beneficiaries, taking into
consideration their income and land valuation required in Section 13 of this Act;

"e) Any subsequent disposition of the said land shall be subject to the limitations
provided in Section 14 of this Act; and

"f) The occupants have resided on the said lands subject to the prohibitions provided
in Section 30 of this Act."

SEC. 2. Separability Clause. - If any part or provision of this Act shall be held unconstitutional or
invalid, other provision hereof that are not affected thereby shall continue to be in full force and
effect.

SEC. 3. Repealing Clause. - All laws, presidential decrees, executive orders, rules, regulations, or
parts thereof which are not consistent with this Act, are hereby repealed, amended or modified
accordingly.

SEC. 4. Effectivity. - This Act shall take effect fifteen (15) days after its publication in at least two
newspapers of general circulation.

Approved,

JOSE DE VENECIA, JR. MANNY VILLAR

Speaker of the House of President of the Senate
Representatives

This Act which is a consolidation of Senate Bill No. 2518 and House Bill No. 3834 was finally passed
by the Senate and the House of Representatives on January 30, 2007 and January 29, 2007,
respectively.

ROBERTO P. NAZARENO OSCAR G. YABES

Secretary General Secretary of Senate
House of Represenatives

Approved: MAR 18, 2007

GLORIA MACAPAGAL-ARROYO
President of the Philippines
REPUBLIC ACT No. 10884

An Act Strengthening the Balanced Housing Development Program, Amending for the
Purpose Republic Act No. 7279, as Amended, Otherwise Known as the Urban Development
and Housing Act of 1992

Be it enacted by the Senate and House of Representatives of the Philippine Congress Assembled:

Section 1. Short Title. - This Act shall be known as the "Balanced Housing Development Program
Amendments".

Section 2. Amendatory Provisions. - The following provisions of Republic Act No. 7279, entitled "An
Act to Provide for a Comprehensive and Continuing Urban Development and Housing Program,
Establish the Mechanism for its Implementation, and for other Purposes", are hereby amended:

(a) Section 3 of Republic Act No. 7279 is hereby amended by redefining paragraph (r) to
read as follows:

"(r) ‘Socialized housing’ refers to housing programs and projects covering houses and lots or
homelots only, or residential condominium units undertaken by the government or the private
sector for the underprivileged and homeless citizens which shall include sites and services
development, long-term financing, liberalized terms on interest payments, and such other
benefits in accordance with the provisions of this Act."

(b) Section 18 of Republic Act No. 7279 is hereby amended to read as follows:

"Sec. 18. Balanced Housing Development. - The Program shall include a system to be

specified in the Framework plan whereby owners and/or developers of proposed subdivision
and condominium projects shall be required to develop an area for socialized housing
equivalent to at least fifteen percent (15%) of the total subdivision area or total subdivision
project cost and at least five percent (5%) of condominium area or project cost, at the option
of the developer, in accordance with the standards as provided by law: Provided, That
proposed socialized subdivision projects and proposed socialized condominium projects
shall be exempt from this requirement. For this purpose, the Housing and Urban
Development Coordinating Council and the National Economic and Development Authority
shall jointly determine and set separate socialized housing price ceilings for socialized
subdivision and socialized condominium projects which shall be mandatorily reviewed or
revised every two (2) years. The balanced housing development as herein required may also
be complied with by the owners and/or developers concerned in any of the following manner:

"(a) Development of socialized housing in a new settlement;

"(b) Joint-venture projects for socialized housing with either the local government
units or any of the housing agencies or with another private developer, or with a
nongovernmental organization engaged in the provision of socialized housing and
duly accredited by the Housing and Land Use Regulatory Board, but if the developer
has failed to complete the development of the project, the owner and/or developer of
the main subdivision or condominium project shall be solidarily liable only to the
extent of compliance to the balanced housing requirement regardless of the
provisions of their joint venture agreement; or

"(c) Participation in a new project under the community mortgage program.

"The Housing and Land Use Regulatory Board is hereby mandated to submit to Congress an
annual report on the compliance hereof by the owners and/or developers of subdivision and
condominium projects.

"Any person violating any provision of this section shall be imposed a fine of not less than
five hundred thousand pesos (₱500,000.00), for the first offense: suspension of license to do
business for a period of three (3) to six (6) months and a fine of not less than five hundred
thousand pesos (₱500,000.00), for the second offense; and cancellation of license to do
business for the third offense."

(c) Section 20 of Republic Act No. 7279 is hereby amended to read as follows:

"Sec. 20. Incentives for Private Sector Participating in Socialized Housing.— To encourage
greater private sector participation in socialized housing and further reduce the cost of
housing units for the benefit of the underprivileged and homeless, the following incentives
shall be extended to the private sector:

"(a) Reduction and simplification of qualification and accreditation requirements for

participating private developers;

"(b) Creation of one-stop offices in the different regions of the country for the
processing, approval and issuance of clearances, permits and
licenses: Provided, That clearances, permits and licenses shall be issued within
ninety (90) days from the date of submission of all requirements by the participating
private developers;

"(c) Simplification of financing procedures; and

"(d) Exemption from the payment of the following;

"(1) Project-related income taxes;

 "(2) Capital gains tax on raw lands used for the project;

"(3) Value-added tax for the project contractor concerned;

"(4) Transfer tax for both raw completed projects; and

"(5) Donor’s tax for lands certified by the local government units to have been
donated for socialized housing purposes. 1âwphi1

"Provided, That a socialized housing certification issued by the Housing and Land Use
Regulatory Board shall be sufficient for the purpose of availment of tax exemption: Provided,
further, That upon application for exemption, a lien on the title of the land shall be annotated
by the Register of Deeds: Provided, Furthermore, That the socialised housing development
plan has already been approved by the appropriate government agencies
concerned: Provided, finally, That all the savings realized by virtue of this provision shall
accrue in favor of the beneficiaries subject to the implementing guidelines to be issued by
the Housing and Urban Development Coordinating Council."

"x x x."

Section 3. Implementing Rules and Regulations. - Within ninety (90) days from the effectivity of this
Act, the Housing and Land Use Regulatory Board shall promulgate a new set of implementing rules
and regulations for the amended Sections 3, 18 and 20 of Republic Act No. 7279, consistent with the
parameters and standards set forth in said sections. Nongovernment organizations and people’s
organizations involved in housing rights and urban poor advocacy, as well as the private sector, shall
be consulted in the process of drafting these implementing rules and regulations.

Section 4. Reporting to Congress. - The Chief Executive Officer of the Housing and Land Use
Regulatory Board shall submit an evaluation report to Congress every two (2) years after the
effectivity of this Act.

Section 5. Separability Clause. - If any provision or part hereof is held invalid or unconstitutional, the
remainder of the law or the provision not otherwise affected shall remain valid and subsisting.

Section 6. Repealing Clause. - Any law, presidential decree or issuance, executive order, letter of
instruction, administrative order, rule or regulation contrary to, or inconsistent with, the provisions of
this Act is hereby repealed, modified or amended accordingly.

Section 7. Effectivity. - This Act shall take effect fifteen (15) days after the completion of its
publication in the Official Gazette or in a newspaper of general circulation.

Approved,

FELICIANO BELMONTE, JR.

Speaker of the House of Representatives

FRANKLIN M. DRILON
President of the Senate
This Act which, is a consohdation of Senate Bill No. 2947 and House Bill No. 4116 was finally
passed by the Senate and the House of Representatives on February 3, 2016 and May 23, 2016,
respectively.

MARILYN B. BARUA-YAP
Secretary General
House of Representatives

OSCAR G. YABES
Secretary of the Senate

Approved: July 17, 2016

(Sgd.) BENIGNO S. AQUINO, III

President of the Philippines