Everything You Need to Know About Land Title Confirmation in the Philippines

Understanding RA 11573 for Filipinos Who Need to Process Land Titling

If you have lived on land that you rightfully own but could not fully register due to complex and outdated legal requirements, you are not alone. Many Filipinos are in this situation where they have claims to land without the protection of a Torrens title. Legally speaking, this is known as imperfect land titles. But don’t worry, because we will tackle this matter today, so you will understand how land title confirmation works in the Philippines under Republic Act No. 11573.

What Are Imperfect Land Titles?

An imperfect land title arises when an individual occupies or cultivates a piece of land classified as alienable and disposable public land but has not completed the registration process. This has long been a challenge in rural areas where families have tilled agricultural lands for generations but lacked the documentary requirements for judicial or administrative confirmation.
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Without a perfected title, landowners are vulnerable to disputes, overlapping claims, or even dispossession. In 2021, the government ushered in a new era of land title confirmation to simplify the process and grant stronger security of tenure to landowners. Let’s delve deeper into the main content of RA 11573 below.

Key Changes in RA 11573

The enactment of RA 11573, officially titled “An Act Improving the Confirmation Process for Imperfect Land Titles”, significantly amended the Public Land Act and the Property Registration Decree. Here are the most important reforms to take note of:

• Shortened Possession Requirement – Before RA 11573, applicants had to prove possession of land since June 12, 1945, or earlier. Unfortunately, this is a nearly impossible standard for most Filipinos today. But now, the law requires only 20 years of open, continuous, exclusive, and notorious     possession under a bona fide claim of ownership immediately before filing.
  
  
• Simplified Proof of Land Classification – Previously, confirming that land was alienable and disposable required multiple certifications from the DENR. Under RA 11573, it is now enough to submit an approved survey plan imprinted with a DENR-designated geodetic engineer’s certification, stating that the land is A&D agricultural land based on official records.
  
  
• Streamlined Administrative Titling – The law removes deadlines for filing agricultural free patent applications and mandates that these be processed within 120 days by the CENRO or PENRO. After recommendations, higher DENR officials must decide within five days, preventing long delays.
  
  
• Retroactive Application – The Supreme Court has ruled that RA 11573 applies to all judicial confirmation cases pending as of September 1, 2021. In other words, many existing petitions can benefit from the relaxed requirements.

Final Thoughts

With this new knowledge, you can now process your land title and become the legal owner of the land you are tilling. This will give you peace of mind and the right to claim the property under your name. Make sure to visit the nearest CENRO or PENRO office in your area to apply for a new title. To know more, send your questions via our REALS.PH FB page regarding land titling in the Philippines. We also have the latest listings of house and lot in Baguio City in case you’re looking for your next real estate investment.