tenancy case

7/24/2019 Tenancy Case

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THIRD DIVISIONESTATE OF PASTOR M. SAMSON, representedby his heir ROLANDO B. SAMSON,Petitioner,

- versus -

MERCEDES R. SSANO !nd NORBERTO R.SSANO,Respondents.

".R. N#. $%&'()

*+ + + + + + + + + + + + + + + + + + + + + + + + + +*

LIAN C. CHAN,Petitioner,

- versus -

MERCEDES R. SSANO !nd NORBERTO R.SSANO,Respondents.

".R. N#. $%&'-Present:CARPIO MORALES,J.,Chairperson,BRION,BERSAMIN,VILLARAMA, JR., and

SERENO,JJ.Prou!"ated:Ma# $%, &%''

*+ + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + + +*

DECISION

VILLARAMA, R., J./

Be(ore us are t)o *onso!idated petitions (or revie) on *ertiorari see+in" to reverse te Au"ust $', &%% e*ision 0$1and te Ju!# &/,&%%/ Reso!ution0(1o( te Court o( Appea!s 0CA1 in CA-2.R. SP Nos. 34%5& and 3466$. 7e CA disissed te separate appea!s 8!ed 9# erein petitionersEstate o( Pastor M. Sason, represented 9# Ro!ando B. Sason, and Ju!ian C. Can (ro te Nove9er /, &%%$ e*ision 021and e*e9er &4, &%%6Reso!ution0)1o( te epartent o( A"rarian Re(or Adudi*ation Board 0ARAB1, Centra! O;*e.

The F!3ts

Pastor M. Sason 0Pastor1 o)ned a '.%'$3-e*tare par*e! o( !and +no)n as Lot ''%3 o( te 7a!a Estate Su9division !o*ated inBa"u9on", Ca!oo*an Cit# and *overed 9# 7rans(er Certi8*ate o( 7it!e 07C71 No. 5'/6. In '454, Pastor )as approa*ed 9# is (riendMa*ario Susano 0Ma*ario1 )o as+ed (or perission to o**up# a portion o( Lot ''%3 to 9ui!d a ouse (or is (ai!#. Sin*e Pastor )as"od(ater to one o( Ma*arios *i!dren, Pastor a**eded to Ma*arios re e*!aration No. B-%&-%4/3 issued over tesaid propert# 9# te Ca!oo*an Cit# Assessors O;*e.0$'1

On Nove9er '44%, Ma*ario re*eived a !etter (ro Pastors !a)#er deandin" tat e va*ate te propert# )itin t)ent# 0&%1 da#s.0$$1A""rieved, Ma*ario 8!ed a *op!aint a"ainst Pastor 9e(ore te Muni*ipa! A"rarian Re(or O;*e 0MARO1 o( Va!enue!a.0$(1
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Mean)i!e, it appears tat Can and Ma*ario tried to sett!e ai*a9!# te dispute as 9et)een te. On Septe9er &, '44',Ma*ario and is )i(e Mer*edes e>e*uted a notaried do*uent entit!ed, Kusang-Loob na Pagtatalaga0eed o( nderta+in"10$21)ereinMa*ario, re*o"niin" tat Can is a 9u#er in "ood (ait, a*+no)!ed"ed te !atters o)nersip over te said !ando!din". 7e said do*uentprovides, viz:

SAN2-LOOB NA PA27A7ALA2A 0EE O@ NER7AIN21

ALAMIN N2 LA=A7:

ai na sina MACARIO SSANO at MERCEES SSANO, a"-asa)a, Pi!ipino at naniniraan sa Ba"u9on", a!oo+anCit#, a# na"sa#sa# n" "a suusunod:

'. Na +ai an" na"ain n" re*!ao sa A"rarian Re(or O;*e sa Va!enue!a, Metro Mani!a !a9an +a# 2inoon"Pastor Sason n" a!oo*an Cit#?

&. Na an" ain" re*!ao !a9an +a# 2inoon" Pastor Sason a# n" ipa"9i!e ni#a an" isan" !ote na a# !a+in"4 etro *udrados 0si*1, ui"it +uu!an", na +ai an" na"sasa+a na indi +ai pina"sa9ian !a9a" sa 9atas n"Land Re(or?

$. Na an" nasa9in" !ote a# ipina"9i!e +a# 2inoon" Ju!Dian Can na sa ain" pa"+a+aa!a Da# 9ini!e an"nasa9in" !ote in "ood (ait at indi a!a na +ai an" na"sasa+a?

6. Ain din Dnapa"-a!aan na si 2inoon" Ju!Dian Can Da# 9ini!e an" nasa9in" !ote sa +adai!anan na an"ipina+itan" 7a> e*!aration ni 2inoon" Pastor Sason a# indi tanian n" pa!a# +undi isan" !u"ar na tiri+an n" "a9aa# !aan" 0residentia! area1 at indi !a9a" sa Batas n" Land Re(or?

5. Sa +adai!anan na si 2inoon" Ju!ian Can a# 9ini!e an" nasa9in" !ote na )a!an" a!an"-a!an" 0in "ood (ait1at uasa sa 7a> e*!aration na ipina+ita sa +an#a, 5!6i !t s!6p# n7 !5in7 8si39 67! !n!5 0!y1 5ini5i:!:! !n75!ny!n7 p!76!6!y0+1!ri !t !6in7 i7in!7!:!n7 !n7 5!ny!n7 5!r!p!t!n bi:!n7 6!y0+1!ri !t 5!6i !y0n!n7!n7!5#1 n! hindi n!6in siy! # !n7 5!ny!n7 ;!6i:i! 7!7!6b!:!in, t!t!5 >

7)o oter sii!ar do*uents dated Septe9er &, '44' )ere e>e*uted 9# Ma*ario and Mer*edes in (avor o( Can.0$)1In one o(tese do*uents, Ma*ario and Mer*edes a*+no)!ed"ed te re*eipt o( P'%,%%%.%% (ro Can,0$41as (o!!o)s:

ALAMIN N2 SINO MAN2 MAABASA NI7O:

ain" a"-asa)an" Ma*ario at Mer*edes Susano a# na"papasa!aat sa a!a+in" tu!on" na i9ini"a# sa ain" (ai!iani 2inoon" Ju!ian Can na sa ain" +a"ipitan a# 9ini"#an +ai n" a!a"an" P'%,%%%.%% peso 0si*1 9a"aan )aD!an"pa"-+a+autan" o o9!i"a*ion sa ain.

Sa ain" a!a+in" pa"papasa!aat at +a"a!a+an a# asasa9i nain" =!:! siy!n7 :i7!:i7 # p!0n17!6b! n! !6in7h!h!d:!0n17!n !n7 5!ny!n7 p!75!5!bi:e n7 is!n7 p!r3e:!n7 :


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7erea(ter, on Au"ust '/, '44$ respondents 8!ed an a*tion (or aintenan*e o( pea*e(u! possession0$%1)it pra#er (or te issuan*eo( a restrainin" orderGpre!iinar# inun*tion and (or te redeption o( te su9e*t !ando!din" a"ainst Pastor and Can 9e(ore teepartent o( A"rarian Re(or Adudi*ation Board 0ARAB1 o( Re"ion IV. Spe*i8*a!!#, te *op!aint pra#ed (or te in*!usion o( te /,$'-sisted 9et)een i and erein respondents, )o o**upied is !and 9# ereto!eran*e. =e a!so reiterated tat even assuin" tat te !and is a"ri*u!tura! !and, respondents are not entit!ed to te 9ene8ts o( said !andre(or !a)s as te# are not !and!ess tenants to 9e"in )it and te su9e*t !and is too sa!! to 9e a via9!e (ai!#-sie (ar.

Can (or is part ar"ued in is Position Paper 02(1tat te su9e*t par*e! o( !and *annot 9e *onsidered as a"ri*u!tura! !and due to teena*tent in '43' o( Metro Mani!a Honin" Ordinan*e No. 3'-%' *!assi(#in" te !ands )itin te Metropo!itan Mani!a area as residentia!andGor *oer*ia!. Can pointed tat te said onin" ordinan*e pre*eded R.A. No. 5/, )i* 9e*ae ee*tive on!# on June '5, '433. 0221

Mean)i!e, erein respondents aintained in teir Position Paper02)1tat teir prede*essor-in-interest, Ma*ario, )as a 9ona 8dea"ri*u!tura! tenant? en*e, te# are entit!ed to te ri"ts o( pre-eption and redeption. And avin" va!id!# e>er*ised teir ri"t o(redeption trou" te deposit o( te redeption pri*e )it te AR, te# are a!!e"ed!# no) te o)ners o( te su9e*t !and. 7at te#ave su* ri"t o( redeption is !i+e)ise due to te (a*t tat te su9e*t !and is *overed 9# te OL7 Pro"ra, respondents added.

p to no), te disputed portion o( te su9e*t !ando!din" is sti!! uti!ied as a ri*e 8e!d 9# te respondents. 0241

The RARADs R


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no !on"er insist on p#si*a!!# o!din" on to te !and in > >.

> > > >

=ERE@ORE, preises *onsidered, ud"ent is ere9# rendered:

'. e*!arin" te su9e*t propert# ore parti*u!ar!# des*ri9ed in para"rap & o( te Cop!aint as no !on"era"ri*u!tura! 9# virtue o( its re*!assi8*ationG*onversion 9ased on te du!# approved Metro Mani!a Honin" Ordinan*e 3'-%'?

&. isissin" te Cop!aint a"ainst te Dde(endant Ju!ian Can (or !a*+ o( *ause o( a*tion?

$. ire*tin" te de(endant Pastor Sason to pa# to te Dp!aintis $%% *avans or its one# eistin" a"ri*u!tura! !ands in te *overedarea into residentia! !ands or !i"t industria! use !ands nor does it ave an# retroa*tive ee*t as to dis*ontinue a!! previous!# a*


5/9

The DARABs Rp!ained tat te issuan*e o( an ordinan*e *!assi(#in" te su9e*tpropert# into non-a"ri*u!tura! !and did not ave te ee*t o( autoati*a!!# *onvertin" te said !and as non-a"ri*u!tura! !and and terinatin"te tenan*# re!ationsip 9et)een te parties. 7e dispositive portion o( te ARAB de*ision reads:

=ERE@ORE, preises *onsidered, te assai!ed de*ision and order are ere9# REVERSE and SE7 ASIE. A ne)ud"ent is entered:

'1 e*!arin" te p!aintis-appe!!ants to 9e te !a)(u! su**essors and tenants over te disputed !ando!din"*ontainin" an area o( /,$' se*utor#, 9ut Dde(endant Can sti!! re(uses toe>e*ute te ne*essar# do*uent o( re*onve#an*e o( te !and in issue, te Re"ister o( eeds o( Ca!oo*an Cit# is ere9#dire*ted to re"ister tis de*ision in *onne*tion )it te su9e*t !and *overed 9# 7C7 No. '//53? a(ter)i* 0si*1 teRe"ister o( eeds is ere9# autoried to *an*e! 7C7 No. '//53 and in !ieu tereo(, to issue anoter 7rans(er Certi8*ateo( 7it!e to and in te nae o( p!aintis-appe!!ants?

1 ire*tin" te p!aintis-appe!!ants to *oordinate )it te Re"iona! ire*tor, Re"ion IV or is du!# autoriedrepresentative )o sa!! initiate steps to o9tain (ro te Land Ban+ 8nan*ia! assistan*e (or redeption purposes o( tesu9e*t propert#, pursuant to Se*tion '&, R.A. $366, as aended? Dand

/1 en#in" a!! *!ais and *ounter*!ais (or !a*+ o( erit.

No pronoun*eent as to *ost.

SO ORERE.0)(1

A""rieved, Pastor and Can sou"t re*onsideration o( te said de*ision 9ut teir otions )ere denied (or !a*+ o( erit. 0)217us,te# 8!ed teir respe*tive petitions (or revie) 9e(ore te CA. 7e said appea!s )ere !ater *onso!idated upon Pastor and Cans otion.

urin" te penden*# o( te appea!, Pastor died on Ju!# &3, &%% and )as su9stituted 9# is estate represented 9# Ro!ando B.Sason.

The CAs R


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DIII. 7e =onora9!e Court o( Appea!s "rievous!# erred in 8ndin" tat respondents )ere entit!ed to te ri"t o( redeptionand tat te sae a# sti!! 9e e>er*ised 9# respondents.0)-1

In su, at te *ore o( tis *ase is te issue o( )eter respondents are entit!ed to te 9ene8ts o( te OL7 Pro"ra under P.. No.&/.

The C#e*uted 9# tree (arers (ro adoinin"!ando!din"s, nae!# Santia"o Pa*e*o,0(1Apo!inario @ran*is*o,021and aaso Matias,0)1statin" tat te# +ne) Ma*ario to 9e a tenant o(Pastor sin*e '454 and tat Ma*ario re!i"ious!# paid is sare o( te produ*e to Pastor.

7e estate o( Pastor Sason ar"ues tat te said a;davits are insu;*ient to esta9!is te e>isten*e o( a tenan*# re!ationsip sin*e tea;ants (ai!ed to provide detai!s as to )at te a"reed renta! )as. No *on*rete eviden*e )as presented 9# te respondents to prove teir*!ai.041

e a"ree )it said petitioner.

7e ists is 9asi*a!!# a


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In te *ase at 9ar, )i!e te RARA, ARAB and te CA are unanious in teir *on*!usion tat an ip!ied tenan*# re!ationsipe>isted 9et)een Pastor Sason and Ma*ario Susano, no spe*i8* eviden*e )as *ited to support su* *on*!usion oter tan teiro9servation tat Pastor (ai!ed to protest Ma*arios possession and *u!tivation over te su9e*t !and (or ore tan $% #ears. Contrar# to )atis re


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CONCHITA CARPIO MORALESAsso*iate Justi*e

Chairperson, "hird #ivision

C E R T I F I C A T I O N

Pursuant to Se*tion '$, Arti*!e VIII o( te '43/ Constitution and te ivision Cairpersons Attestation, I *erti(# tat te *on*!usions in tea9ove e*ision ad 9een rea*ed in *onsu!tation 9e(ore te *ase )as assi"ned to te )riter o( te opinion o( te Courts ivision.

RENATO C. CORONACie( Justi*e

D'$ollo02.R. No. '/4%31, pp. $/-5$. Penned 9# Asso*iate Justi*e Rodri"o V. Cosi*o, )it Asso*iate Justi*es Ed"ardo @. Sundia and Ce!ia C.Li9rea-Lea"o"o, *on*urrin".

D&Id. at 55-5/.D$Anne> =, rollo 02.R. No. '/4%&61,pp. '%/-'&&.D6Anne> I, id. at '&$-'&6.D5Re*ords, p. '35.DId. at &$/-&6'.D/Id. at &6&-&66.D3Id. at &65-&6.D4Id. at &'/.D'%Id. at '$.D''Id. at &%.D'&Entit!ed %acario &usano v. Pastor &amson, et al.and do*+eted as Case No. 4'-%%5.D'$$ollo 02.R. No. '/4%31, pp. /-3. Epasis supp!ied.D'6Anne>es = and I, id. at 4-/%.D'5Id. at /%. Epasis supp!ied.D'Anne> J, id. at /'-/&.D'/o*+eted as ARAB Case No. IV-MM-%%$-4$. Re*ords, pp. '-3.D'3Entit!ed ECREEIN2 7=E EMANCIPA7ION O@ 7ENAN7S @ROM 7=E BONA2E O@ 7=E SOIL, 7RANS@ERRIN2 7O 7=EM 7=E ONERS=IP O@

7=E LAN 7=EF 7ILL AN PROVIIN2 7=E INS7RMEN7S AN MEC=ANISM 7=ERE@OR, ee*tive O*to9er &', '4/&.D'4Re*ords, pp. $&-$$.D&%Id. at $.D&'Id. at $/-$4.D&&Id. at '66.D&$Id. at 5/-54.D&6Id. at 5-3.D&5Id. at /4-3&.D&Id. at 3.D&/Id. at 34-4'.D&3Id. at '%/-'''.D&4Id. at ''/-'&'.D$%Id. at ''3.D$'Id. at '6/-'53.D$&Id. at '&-'$5.D$$Id. at '$&-'$$.D$6Id. at ''-&%6.D$5Anne>es A, A-', A-&, and A-$, rollo 02.R. No. '/4%31, pp. ''5-''.D$Re*ords, pp. &5'-&/%.D$/Id. at &$-&, &3-&/%. Epasis supp!ied.D$3No. L-54&3, June &', '433, '& SCRA $4%, $4.D$4Re*ords, pp. $-$/'.D6%Id. at $/%-$/'.D6'

Supra note $3.D6&$ollo 02.R. No. '/4%&61, pp. '&'-'&&.D6$Re*ords, p. 65.D66$ollo 02.R. No. '/4%31, p. 63.D652.R. No. '5&%35, Ju!# 3, &%%$, 6%5 SCRA 66%.D6SEC. '&. Lessees $ight of $edemption.In *ase te !ando!din" is so!d to a tird person )itout te +no)!ed"e o( te a"ri*u!tura! !essee,

te !atter sa!! ave te ri"t to redee te sae at a reasona9!e pri*e and *onsideration: Provided, 7at )ere tere are t)o or orea"ri*u!tura! !essees, ea* sa!! 9e entit!ed to said ri"t o( redeption on!# to te e>tent o( te area a*tua!!# *u!tivated 9# i. 7eri"t o( redeption under tis Se*tion a# 9e e>er*ised )itin one undred ei"t# da#s (ro noti*e in )ritin" )i* sa!! 9e served 9#te vendee on a!! !essees ae*ted and te epartent o( A"rarian Re(or upon te re"istration o( te sa!e, and sa!! ave priorit#over an# oter ri"t o( !e"a! redeption. 7e redeption pri*e sa!! 9e te reasona9!e pri*e o( te !and at te tie o( te sa!e.

pon te 8!in" o( te *orrespondin" petition or re


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D6/$ollo 02.R. No. '/4%&61, p. &&.D63$ollo02.R. No. '/4%31, p. &%.D64Id. at '.D5%$ollo 02.R. No. '/4%&61, p. $'.D5'2.R. No. '5646, Mar* &%, &%%4, 53& SCRA 4$, '%$.D5&7e pertinent portion o( LOI No. 6/6 reads:7O: 7e Se*retar# o( A"rarian Re(or> > > >

'. Fou sa!! underta+e to p!a*e under te Land 7rans(er Pro"ra o( te "overnent pursuant to Presidentia! e*ree No. &/, a!! tenantedri*eG*orn !ands )it areas o( seven e*tares or !ess 9e!on"in" to !ando)ners )o o)n oter a"ri*u!tura! !ands o( ore tan sevene*tares in a""re"ate areas or !ands used (or residentia!, *oer*ia!, industria! or oter ur9an purposes (ro )i* te# deriveade =, CA rollo 0CA-2.R. SP No. 3466$1, p. 4'.D$Anne> I, id. at 4&.D6Anne> J, id. at 4$.D5$ollo 02.R. No. '/4%&61,pp. '6 and &/.DLandicho v. &ia, supra note % at '5? and Cornes v. Leal $ealt+ Centrum Co., Inc., 2.R. No. '/&'6, Ju!# $%, &%%3, 5% SCRA 565, 5/.D/$amos 0da. de )rigino v. $amos, 2.R. No. '$%&%, @e9ruar# , &%%, 63' SCRA 56, 55$.D3Joa!uin v. 1avarro, 4$ Pi!. &5/, &/% 0'45$1.D4&aca+ v. &andiganba+an, Nos. L-64/-43, Ju!# '%, '43, '6& SCRA 54$, %4.D/%See 2eirs of Jose )arredo v. )esaes, 2.R. No. '645, e*e9er '$, &%'%, p. ? &oliman v. Pampanga &ugar #evelopment Compan+

PAC'/, Inc., supra note '? and Landicho v. &ia, supra note %.D/'Landicho v. &ia, id. at '4-&%.D/&&oliman v. Pampanga &ugar #evelopment Compan+ PAC'/, Inc., supra note ' at &64.D/$Id. at &6.D/6Id. at &5&.D/502J Construction and #evelopment Corporation v. Court of Appeals , 2.R. No. '&35$6, Au"ust '$, &%%6, 6$ SCRA $4&, $43 as *ited

in &oliman v. Pampanga &ugar #evelopment Compan+ PAC'/, Inc., supra note ' at &5%.D/Adriano v. "anco, 2.R. No. '3'6, Ju!# 5, &%'%, &$ SCRA &'3, &&4.D//Id. at &$%.D/3See 1IC'$P %anagement and #evelopment Corporation v. #e Leon , 2.R. Nos. '/46& '//'&5, Au"ust &3, &%%3, 5$ SCRA %, '-

'/.
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