HLURB

Republ i cofthePhi l i ppi nes Offi ceofthePresi dent Housi ngandLandUseRegul at oryBoard NHA Comp mpound,Kal ayaanAvenue Di l i man,QuezonCi ty

EFR RE EN EUS USTAQU QUI O,LUZVIMI NDA BATI STIS,EMERI TA CAPANANG,ANN ROSEMI MI LAN,SEVER RI I NACR CRUZ,AM ME ELI A MANGI GI LA andEDWA WARD RD AZUCENA NA Comp mpl ai nants, versus-

HLURB CaseNo.NCRHOA0408142007

 ANGELA R.AGAS,ARCHANGELI NA FLETCHERO RO andROSALI NA CA CASTAŇEDA DA   Respondents. Re xx POS OSI TION PAPER Comp mpl ai nant s,byt heunder si gnedcounse landunt o t hi sHo Honor abl eOffi Officemo mostr espect f ul l yfil edt hi sPosi t i on Paper  wi t hi nt her e gl ement ar yper i od,pur s uantt ot heor deroft hi s Honor abl eOfficeands t at est hat :  The c ompl ai nant s,t hr ut he her ei n counse lwas i n r ec ei ptoft hi sOffice ’Or derdat ed Apr i l15 2014 l astJune7, 2014 r equi r i ng hi m t o fil e hi s Posi t i on Paperwi t hi n a none xt e ndi bl epe r i o doft e n( 10)da ysf r o mr e c e i pt .Thathet he r e f or e hasunt i lJune17,2014 wi t hi n whi c ht ofil et hesame me,hence, t hi spl e adi ngi ss e as o nabl yfil e d.

STATEME MENT OFFACTS  AND OFTHE CASE

 Thi si s an unl awf ulde t ai ne r cas e,t he pur pos e of  whi c hi st or e c ov ert hemat e r i alpos s ess i on ofapor t i on oft he subj e ctpr oper t y wi t h an ar e a ofOne Hundr ed Se v e nt y Fi v e squaremet er s( 175sqm)mor eorl ess.Port i on ofsai dpr oper t y camei nt opossessi on oft hedef endantbyvi r t ueofacont r actof l ease wi t ht he condi t i on agr eed upon.The ul t i mat ef act s as al l e ge di nt he c ompl ai nt and c ont ai ne di nt he affidavi t of pl ai nt i ffar equot edher ei nbel ow: I ti s undi sput ed t hatpl ai nt i ff owned t he pr oper t y subj ectmat t eroft hi scase,speci fical l yl ocat edat#01Mabuhay St r eet ,Zone I VA,Penaf r anci a,Br gy .Mayamot ,Ant i pol o Ci t y .  Thi s was dul y admi t t ed by t he de f e ndant dur i ng t he pr el i mi naryconf er ence.Pl ai nt i ff acqui r ed t hesai d pr oper t yon  Apr i l28,1988 f r om Robe r t o C.La-Ll aban by v i r t ue ofan  Affidavi tofSal e. Somet i mei n2011,def endantoccupi edt hepor t i onof t he pr oper t y undert he t er ms and condi t i ons,among ot her s, t hatdef endantwi l lpayt her entofTwoThousandFi veHundr ed pesos( P2,500. 00)permont h.Thel easeagre ementwasl i kewi se admi t t edbot hi n def e ndant ’ sAme nded Ans werand dur i ngt he pr e l i mi nar yc o nf e r e nc e . However ,def endanthadbeenr emi ssofi t sobl i gat i on t o pay r ent s si nce Nov e mber 2012. Se v e r al and r epeat ed per s onal and v er bal de mands wer e made by t he pl ai nt i ff demandi ngt hedef endantt oset t l et her ent al st hatwer eal r eady due and t ov acat et he pr emi se s,pl ai nt i ff al r eady nee dt he pr oper t y .Demandswer enothee ded. Some t i mei n De cember2012,pl ai nt i ffs e ntdemand l e t t e rt ot hede f e ndantf ort hel at t e rt ov ac at et hepr o pe r t y ,but t hedef endantr ef used t odoso.Wor st ,def endantcont i nuest o occ upy t he pr oper t y wi t houtpayi ng r ent s.On Apr i l4,2013, pl ai nt i ff sentafinaldemand l et t erf ort hedef endantt ovacat e t hepr emi sesand t o set t l ei t sback r ent al s.Outofgener osi t y , pl ai nt i ff asked f ort he paymentofback r ent al s st art i ng onl y f r om t hemont h ofJanuar y2013.Demand l e t t er swer ese r v ed per sonal l y butdef endantr ef use dt or ec ei ve .An Affidavi tof Se r vi c ee xe c ut e d by Rodr i go C. Vi ct or i no, whos e affidavi t at t ached t ot he r ecor d oft hi s case wi l lshow pr ooft hatt he

demand l et t er swer eserv ed t ot hedef endant ,t hough t hel at er r e f us edt or e c ei v e . Not wi t hst andi ngt hes ewr i t t en and v er baldemands, de f e ndanthasr e pe at e dl yf ai l e dt os e t t l ei t sobl i g at i onandupt o no ws t i l lr e f us e st ot ur no v e rt hes ai dpr e mi s e spe ac e f ul l yt ot he pl ai nt i ff.Fe e l i ngag gr i e v e d,pl ai nt i ffs oug htt hei nt e r v e nt i o no f t he bar angay t or ec ov er t he poss es si on of t he pr oper t yi n quest i on. I n vi ew of def endant ’ s adamant r ef usal t o ei t her  v acat et hesubj e ctpr emi s e sandt opayt her e nt al sde mandedof hi m,and af t erf ai l ed barangay conci l i at i on,on June5,2013, pl ai nt i ff commencedanej ect mentcasewi t ht heMuni ci palTri al Co ur ti nCi t i e sag ai ns tde f e ndant . I SSUES

I .  Whetherornotej ectmenti sproper . I I .  Whetherornotpl ai nti ffi senti tl edtodamages. I I I .  Whether or not the Court has j uri sdi cti on over the subj ectmatt erofthi scase. I V.  Whetherornotdef endanti senti tl edtodamages.

DI SCUSSI ON/ARGUMENTS

 The abov e i ssue s define d i n t he Pr el i mi nar y co nf er e nce or der ar e di sc uss ed/ ar gued i nt er c hange abl y c o ns i de r i ngt he i rpr o xi mi t ywi t he ac ho t he r .

Ej ectmenti sproper .

ej ec t ment )i Unl awf uldet ai ner( sasummaryact i onf or t her ecoveryofpossessi on ofr ealpr oper t y .Thi sact i on maybe fil edbyal essor ,vendor ,vendee,orot herper son agai nstwhom t hepossessi on ofany l and orbui l di ngi sunl awf ul l y wi t hhel d af t er t he expi r at i on or t er mi nat i on of t he r i ght t o hol d 1 po ss e s si o nbyv i r t ueo fanyc ont r ac t ,e xpr e s sori mpl i e d.

 Theal l eg at i onsi nt hecompl ai ntde t er mi nebot ht he nat ur e oft he act i on and t he j ur i sdi ct i on oft he cour t .The compl ai nt must speci fical l y al l ege t he f act s const i t ut i ng unl awf ul det ai ner . Pl ai nt i ff bel i ev es t hat hi s compl ai nt suffici ent l yal l egesacauseofact i on f orunl awf uldet ai nerwhen i ts t at e st hef ol l owi ng: ( a) I ni t i al l y ,t hepo s se s s i o no ft hepr o pe r t ybyt hede f e ndant  wasbycont r ac tofl e as ewi t ht hepl ai nt i ff; ( b) Event ual l y ,suchpossessi on becamei l l egalupon not i ceby t hepl ai nt i fft ot hedef endantaboutt het er mi nat i on oft he l at t e r ’ sr i ghtofpos se ss i on; ( c) Ther eaf t er ,t he def endantr emai ned i n possessi on oft he pr o pe r t yandde pr i v e dt hepl ai nt i ffo fi t se nj o y me nt ;and ( d) Wi t hi n oneye arf r om t he maki ng oft he l astdemand t o  v acat e t he pr oper t y on t he de f e ndant ,t he pl ai nt i ff i ns t i t ut e dt hec ompl ai ntf ore j e c t me nt . I nr esol vi ngwhet hert hecompl ai ntst at esacauseof act i on or not , onl yt he f act s al l ege di nt he compl ai nt ar e consi der ed. I n hi s amended compl ai nt ,t he pl ai nt i ff pr esent s t he f ol l owi ng al l egat i ons i n supportofhi s unl awf uldet ai ner compl ai nt : 4) Thesai d pr opert ywasbei ngl ease dt ot hedef endantunder t het er msand condi t i onst hatdef endantwi l lpay t here ntofTwo  ThousandFi v eHundr edpesos( P2,500. 00) . 5) Si nceNov ember2012andupt ot hepr es ent ,def endantf ai l ed t o pay t heagr ee d mont hl yr ent alofTwo Thousand Fi v e Hundr ed pes os( P2,500. 00) .Numer ousve r baldemands wer emade by t he

1

( Se c t i o n1,Rul e70o ft heRul e so fCo ur t )

pl ai nt i ff demandi ng t he def endantt o se t t l et he r ent al st hatwer e al r eadydue.Demandsr emai nunhee ded; 6) Asear l yasDecember2012,pl ai nt i ff sentdemand l e t t ert o t hede f e ndantf o rt hel a t t e rt ov ac at et hepr o pe r t y ,butt hede f e ndant r ef use t o do so. Wor st , def endant cont i nuousl y occupyi ng t he pr oper t y wi t houtpayi ng r ent s.On Apr i l4,2013,pl ai nt i ff senta finalde mandl e t t e rf o rt hede f e ndantt os e t t l ei t sbac kr e nt al sandt o  v acat et hepr emi ses.xxx… 8) Despi t er epeat ed demandsor al l y and i n wr i t i ng,def endant f ai l ed t o set t l ei t s obl i gat i ons and r ef used t o vacat et he sai d pr emi sesand cont i nuest o occupy t hepr oper t y wi t houtpl ai nt i ff’ s consentt ot hedamageandpr ej udi ceofher ei npl ai nt i ff; 9) Pl ai nt i ffr es or t edt oBar anga yConci l i at i on pr oce edi ngbutno emphasi sour s) se t t l ementwasr eached.xxx… (

 Thepl ai nt i ff’ sal l egat i onsi nt heame nded c ompl ai nt suffic i ent l y make out a c as e f or unl awf ul de t ai ner . Hi s compl ai ntcoul dt hus f al lunderej ect mentsui t sf orunl awf ul det ai ner cogni z abl e by t he met r opol i t an or muni ci pal t r i al cour t sunderRul e70oft heRul esofCour t . Def endantf ur t hers t at esi nhi samendedanswert hat t he amended c ompl ai ntshows no c opy oft he Lease Cont r act “ bet wee n t he pl ai nt i ff and def endant was at t ac hed t o t he . ” c ompl ai nt  Admi t t e dl y ,t heKasunduanngUpasaBahay  cannot  be pr oduce di n Cour tbec ause def endantf ai l ed t or e t ur nt he si gned copy of s ai d Kasunduan t ot he pl ai nt i ff. Howev er , def e ndant admi t t ed i n hi s amended ans wer and dur i ng t he pr el i mi nar y conf er ence ,t hat he i s occ upyi ng t he subj ec t pr oper t ybyvi r t ueofa cont r actofl easewher ei n heagr eed t o payT woThousandFi v eHundr edPes os( P2, 500. 00)permont h. I ft he agr ee d r ent al s wer e pai d mont hl y ,i n t he abse nce of wr i t t en agr ee ment , acc or di ng t ol aw i ti st o be under s t oodt hatt hel eas ewason amont ht omont h basi sand i st er mi nabl e att he end ofev er y mont h.Thus,pl ai nt i ff may exer ci sehi sri ghtt ot er mi nat et hecont r actatt heend ofany mont h. I ft hemont ht omont h agr ee menti sonl yon av er bal  bas i st hen t hel eas ei sconsi der ed t er mi nat e d asoft heend of

t hemont h,af t erpr opernot i ceordemand t o vacat ehas bee n 2 g i v e n. I n t he c ase of Uy Hoo and Sons Real t y Dev el opmentCor por at i on v .Cour tofAppeal sand Thomas

heSupr emeCour t Kuan,( G. R.No.83263,June14,1989) ,t r ul ed t hata mont ht omont hl easeunderAr t i cl e1687 oft he Ci vi lCode i sa l ease wi t h a defini t e per i od,t he expi r at i on of  whi c huponpr e vi ousdemandbyt hel es sort ov acat e,canj us t i f y 3 ej ect ment .

 TheCourthasj uri sdi cti onover thesubj ectmatterofthi scase. Def endantneve r t hel ess i nsi st s,bot hi n hi s answer and amended answer ,t hat t he pl ai nt i fff ai l ed t o pr ov et he exi st enceoft hedemand l e t t er sand t hatt hesamewer edul y r ece i ve d by t he def endant ,t hus,an act i on f or ej ect menti s pr e mat ur e and t ant amount t ol ac k ofj ur i sdi ct i on and not act i onabl ebyt heHonor abl eCour t . I ns uppo r to fde f e ndant ’ sal l e g at i o n,hef ur t he rci t e d t hec aseofSps.BandoyvCA,GRNo77133,Jul y19,1989. But ,t heabov ecaseofBandoycannotbeappl i edi n t hi sc as e .I nt hes ai dc as e ,t hec ompl ai ntwasde f e c t i v ebe c aus e o fi t sf ai l ur et oal l e g et hatt he r ewasapr i o rde mandt ov ac at e .  The def ect was not cur ed bec ause no e v i denc e of a pr i or demandt ovacat ewaspr esent edi nt het r i alcourt . I nt hepr e s e ntc as e ,t hec o mpl ai nts uffic i e nt l yal l e g e d t hatse v er alv e r baland wr i t t en demands we r emadeupon t he def endantt ot ur n ove rt he subj ectpr oper t yt o pl ai nt i ff but def endantr ef used and up t o now st i l lr ef uses t o peacef ul l y  v acat et hepr ope r t y .  What pr e v ent s a t r i al c our t f r om ac qui r i ng  j ur i sdi ct i on i n ej ec t me ntcas es i st he f ai l ur et o al l e ge i nt he compl ai ntt hatademand wasmade,nott hef actt hatpl ai nt i ff 2

 Crisostomo v. Court of Appeals, 116 SCRA 199  Uy Hoo and Sons Realty Development Corporation v. Court of Appeals and !omas "uan, #$.R. %o. &3263, 'une 1(, 19&9) 3

f ai l e dt opr o v esai dal l e gat i on.I ne j e ct me ntc as es ,t het r i alc our t do esno tas s umej ur i s di c t i oni ft hecompl ai ntf ai l st oal l e g et hat 4 ade mandhasbee nmade . I nt hecaseatbar ,t hecompl ai ntshowst hatpl ai nt i ff madean or aland wr i t t en demand on t hedef endantt ov acat e t hepr emi ses.Paragraph6oft hecompl ai ntst at es: 6) Asear l yasDecember2012,pl ai nt i ff sentdemand l e t t ert o t hede f e ndantf o rt hel a t t e rt ov ac at et hepr o pe r t y ,butt hede f e ndant r ef use t o do so. Wor st , def endant cont i nuousl y occupyi ng t he pr oper t y wi t houtpayi ng r ent s.On Apr i l4,2013,pl ai nt i ff senta finalde mandl e t t e rf o rt hede f e ndantt os e t t l ei t sbac kr e nt al sandt o emphasi sour )  v acat et hepr emi ses.xxx… (

Conse quent l y , t hi s Honor abl e Cour t acqui r ed  j ur i sdi ct i on ov e rt he cas e because t he compl ai nt e xpr ess l y al l ege dt hatpl ai nt i ffmadeademandondef endantt ovacat et he subj ectpr emi ses.  Though,onl yphot ocopi esoft hede mandl e t t e r swer e at t achedt ot herec ordoft hecase,never t hel ess,an affidavi tof Rodr i go Vi ct ori no at t est i ng t hat he per sonal l y ser ved sai d demandl et t er st ot hedef endant ,i ssuffici entpr ooft hati ndeed, def e ndant r e ce i v e dt he demand l e t t er s dat e d Dec e mber 27, 2012and Apr i l4,2013 wi t hi n oneyearbef or eacompl ai ntf or ej ect mentwasfil ed. I nanyeve nt ,ev enassumi ngar guendot hatawr i t t en de mandst ov ac at ei sabs e nt ,s t i l lpl ai nt i ff’ sal l e g at i o nsi n hi s compl ai nt const i t ut e s uffic i ent compl i ance wi t h t he  j ur i sdi ct i onal r equi r ement conce r ni ng pr e vi ous de mand t o e s t abl i s hac aus eofac t i onf orunl a wf ulde t ai ne r . I nt he c ase ofJesus C.Jaki haca vs .Sps.Li l i a  Aqui no and Apol oni o Aqui no, Jose Tor al de, and Hon.   t hec our tr ul e di nt hi swi s e : EmmaCeni dozaOna, “ Ther e c or dss ho wt hatt hec o mpl ai nte xpl i c i t l y al l e g ed t hat" pl ai nt i ffv e r bal l yas ke dt hede f e ndant s t or e mo v et he i rho us eso nt hel o to ft hef o r me rb utt he (

 S*+-R*, et. al. vs. CA, $.R. %o. 1(339/, 'uly 2(, 2003

l at t e rr e f us ed and s t i l lr e f us et o do s o wi t ho utj us t and l awf ulg r o unds . "( p.44,Ro l l o )Suc hi ss uffic i e nt c o mpl i anc e wi t ht he j ur i s di c t i o nalr e qui r e me nt s ,i n ac c o r danc ewi t ht hedo c t r i nel ai ddo wni nt hec as eof Haut eav.Magal l on,12SCRA514,t owi t :  Anal l egat i oni nanor i gi nalc ompl ai ntf ori l l egal de t ai ner t hat i n spi t e ofdemands made by t he  pl ai nt i fft he def endant s had r ef used t or es t or et he l and,i sc onsi der ed suffic i entc ompl i anc e wi t ht he  j ur i sdi c t i onalr equi r ementofpr e vi ousdemand. ”

 Thus,t hel aw doe snotr equi r et hatt heDe mand t o  Vac at es houl d be i n wr i t i ng. As l ong as demand has be en made,or alorwr i t t en,t her equi r ementhasbeencompl i edwi t h.  Thi s was r e i t e r at ed i nt he cas e of  Pabl o D.Acayl ar ,Jr .vs.   t hus: Dani l oG.Har ayo, “ I nt heabsenceofan or alorwr i t t en demand,  pe t i t i oner ' spossessi onoft hesubj ec tpr oper t yhasye t t obe c o meunl awf ul . ”

 The use of t he conj unct i on OR suppor t s t hi s c o nt e nt i o n.

Pl ai nti ffi senti tl edtodamages.  Al lt ol d,t he r ude mannerby whi c ht he def endant t r eat ed t he pl ai nt i ff by mal i ci ousl yr ef usi ng t o vacat et he subj ectpr oper t y and i nst ead,chal l enged t he f ormert o br i ng t he mat t eri n cour tent i t l es t he l at t ert o an awar d ofact ual , mor aland exe mpl arydamages.Def endanti sal sol i abl et opay r e as onabl er e ntasan e qui t abl er e l i e ff orde pr i v i ngt hepl ai nt i ff o ft heus eoft hes ubj e c tpr ope r t y . Suc h bei ng t he c as e, t he de f e ndant mus t be condemnedbyor der i nghi mt opayat t orney’ sf eesi nf avoroft he pl ai nt i ff whowascompel l edt ol i t i gat ebecauseoft hemal i ci ous r ef usalofdef endantt o vacat e.I nt he case ofCarl a vs.del a hedef endant ’ s RamaSt eams hi p,L5377,51 O. G.755,“whent ac t or omi ssi on has c ompel l ed pl ai nt i ff t ol i t i gat e or i nc ur

e xpe ns est opr o t e c thi si nt e r e s t ,at t o r ne y’ sf e esmayl i ke wi s ebe ” . awar dedasdamages

I nsupportofhi sar gument s,pl ai nt i ffsubmi t sand offe r st hef ol l o wi nge xhi bi t st owi t : Exhi bi t“ B”–Affidavi tofSal eexec ut edbyRober t oLa Ll abani nf a v oro fOr l andoCl a v e r i a; Exhi bi t“ C” -BarangayCer t i ficat i ondat edJune4,2013; - Topr o v et hatt hear e ao wne dbyt hepl ai nt i ffi s OneHundr edSev ent yFi vesq uar emet er smor e o rl e s s( 175 s qm)and t hatpo r t i o no fi ti si n  possessi onofdef endant . Exhi bi t“ D” -De mandLe t t erdat e dDe ce mber27, 2012; Exhi bi t“ E” -DemandLet t erdat edApr i l4,2013; Ex hi bi t“ F” -Affida v i to fRo dr i g oC.Vi c t o r i no ; Exhi bi t “ J” - Judi ci al Affidav i t of Or l ando Cl a v er i a; - To pr o v e and c or r obor at e t he mat er i al al l egat i ons of pl ai nt i ff set f or t h i n hi s c o mpl ai nt . Exhi bi t“ G” -Ce r t i fic at et oFi l eAc t i on; - Topr o v et hatt hi sc as ehasfir s tbe ens ubmi t t e d t ot he Lupon i n compl i anc e oft he c ondi t i on  pr ec edentpr o vi dedbyl aw.

 PRAYER

 WHEREFORE,al lpr e mi s e sc ons i der ed,i ti s mos t r espect f ul l ypr ayed oft heHonor abl eCour tt hatt hecompl ai nt

 wi l lbe gr ant ed and t he def endantbe or der ed t ov acat et he subj ec tpr oper t y and t o pay t he damage s and l eg alex pense s i nc ur r e dbyt hepl ai nt i ff. Ot herr el i ef sj ustandequi t abl eundert hepr emi sesar e l i ke wi s epr a y edf or .  Ant i pol oCi t y ,June16,2014

RIZAL PROVINCIAL LEGAL ASSISTANCE GROUP Counsel for the Plainti 

Provincial Attorney’s Ofce Rizal Provincial Government nd 2 Floor, Rizal Provincial Capitol  Ynares Center Compound, Antipolo City (2! "22# $y% MARIVIC MORGIA FERUELO

Roll o& Attorney 'o ")"#* +$P 'o *-./ )010)#/ Rizal PR 'o )))2.1/ )010)#/ Rizal 3C45 Compliance% +60)122# el 'o 20"22# 5mail Address% marivic&eruelo7ya8oocom

Copy Furnis8ed%

 Atty.JustoS.Lopez Counse lf orDef endant 114B DonaNi evesSt . ,( I t aas) SanI si dr oAngono,Ri z al

 VERI FI CATI ON I ,ORLANDO C.CLAVERI e galag e,Fi l i pi no, A,ofl  wi t h r e si dence and pos t offic e addr e ss at # 17 Zeus St . , Cr es t vi ew Subdi vi si on, Br gy . Mayamot , Ant i pol o Ci t y af t er

hav i ng swor ni n acc or dancewi t hl aw,her ebydeposeand sa y t hat : 1.Iam t hePl ai nt i ffi nt heabo v e e nt i t l e dc as e ; 2.Iha v ec aus e dt hepr e par at i o no ft hef o r e g o i ngpo si t i o n paper ;and 3.Ihav er ead t he sa meand know t hecont ent st her e of and t hatt heal l egat i onst her ei n ar et rueandcorr ectbased on myper sonalknowl edgeandaut hent i cr ec or d.  Ant i pl o,Ri z al .June16,2014.

ORLANDO C.CLAVERI A  Affiant

or e me t hi s_ _ _ _ day of SUBSCRI BED AND SWORN TO bef ___ ___ ___ ___ ___ _,at____ ___ ___ ___ __,affiantexhi bi t i ng t o me herCommuni t yTaxCer t i ficat eNo.__ __ __ __i ssuedon __ __ __ __ at_ _ _ _ _ _ _ _ _ __ _ _ . Not aryPubl i c

EXPLANATION  The f or e goi ng POSI TI ON PAPER i s bei ng fil e d wi t h t hi s Honor abl e Cour tby per sonalse r vi ceand se r v ed on t he opposi ngcounselbyr egi st er edmai lbyre asonoft hedi st anceof t her e s i de nc eoft hepl ai nt i fft ot heoffic eofpl ai nt i ff’ sc ouns e l .

MARI VI C MORGI A FERUELO