The Housing and Land Use Regulatory Board (HLURB) was for decades the primary government agency tasked with regulating real estate developers, subdivision and condominium projects, homeowners’ associations, and adjudicating disputes between buyers, homeowners, and developers or associations. Following the enactment of Republic Act No. 11201 (Department of Human Settlements and Urban Development Act of 2019), the HLURB was abolished and its functions were transferred to the newly created Department of Human Settlements and Urban Development (DHSUD). The quasi-judicial functions formerly exercised by the HLURB are now handled by the DHSUD Regional Adjudication Branches (RAB), previously called HLURB Regional Field Offices.
Despite the reorganization, the rules, procedures, forms, jurisprudence, and case handling remain substantially the same. Most lawyers, developers, and even DHSUD personnel still commonly refer to the process as “filing with the HLURB” because the legal framework (PD 957, RA 6552, RA 9904, etc.) has not been materially amended. This article will use both terms interchangeably but will refer to the current office as DHSUD-RAB or simply “DHSUD” for accuracy.
I. Jurisdiction of the DHSUD (Formerly HLURB)
The DHSUD has original and exclusive jurisdiction over the following cases:
- Cases involving specific performance or refund under PD 957 and RA 6552 (Maceda Law) against subdivision/condominium developers or owners of projects with a License to Sell (LS) or Certificate of Registration (CR) issued by HLURB/DHSUD.
- Complaints for refund, damages, or cancellation of Contract to Sell (CTS) or Deed of Absolute Sale due to fraud, misrepresentation, hidden charges, non-delivery of title, non-development of amenities, or violation of approved plans.
- Cases involving unsold lots/units in subdivision or condominium projects.
- Intra-association and inter-association disputes of homeowners’ associations under RA 9904, including:
- Election controversies
- Validity of membership meetings and quorum
- Collection of excessive or unlawful assessments
- Use of common areas
- Nullification of board resolutions
- Delinquency and auction sales of lots/units
- Complaints against homeowners’ association officers/directors for grave misconduct, fraud, or disloyalty.
- Violations of zoning, subdivision, or condominium standards by developers.
- Revocation or suspension of License to Sell or Certificate of Registration.
- Administrative cases for violation of RA 7279 (Urban Development and Housing Act) provisions on socialized housing compliance.
Important Limitations
- DHSUD has no jurisdiction over cases where the title has already been transferred to the buyer and the dispute is purely civil in nature (e.g., recovery of possession, annulment of deed due to forgery). These go to the regular courts.
- Pure collection of monthly dues/association dues without any other violation of RA 9904 is generally cognizable only by the barangay or small claims court, unless coupled with illegal auction or other violations.
- Cases involving completed projects where the developer no longer owns any lot/unit are generally outside jurisdiction unless the complaint involves continuing obligations (e.g., failure to deliver title despite full payment).
II. Common Types of Complaints Filed
- Non-delivery of title despite full payment
- Failure to complete/develop subdivision facilities (roads, parks, clubhouses, water system, etc.)
- Unauthorized material alterations in plans or specifications
- Illegal cancellation of contract and forfeiture of payments
- Refund cases under the Maceda Law (RA 6552)
- Overpricing of lots/units or hidden charges
- Defective construction or poor workmanship (within warranty period under PD 957)
- Invalid election or fraudulent homeowners’ association board
- Illegal foreclosure/auction of delinquent member’s property
- Refusal to accept payments or issue clearance for transfer of title
III. Where to File
File the complaint with the DHSUD Regional Adjudication Branch (RAB) that has territorial jurisdiction over the location of the project or the residence of the respondent (for HOA cases).
As of 2025, the main regional offices are:
- NCR: DHSUD-NCR Field Office, Quezon City
- Region III: San Fernando, Pampanga
- Region IV-A: Calamba, Laguna
- Region VII: Cebu City
- Region XI: Davao City
Full list is available at the DHSUD website (dhsud.gov.ph).
You may file personally or through authorized representative/lawyer. Online filing is not yet fully implemented for adjudicatory cases, though some regions accept email filing during the pandemic period (check current policy).
IV. Filing Fees (As of 2025 – Subject to Change)
The filing fees remain based on the 2011 HLURB Schedule (still being used):
| Nature of Case | Filing Fee |
|---|---|
| Claims ≤ ₱500,000 | ₱3,000 |
| ₱500,001 – ₱1,000,000 | ₱5,000 |
| ₱1,000,001 – ₱5,000,000 | ₱10,000 + 0.1% of excess over ₱1M |
| Over ₱5,000,000 | ₱15,000 + 0.05% of excess over ₱5M |
| HOA disputes (no money claim) | ₱5,000 – ₱10,000 |
| Annulment of title or specific performance with no claim | ₱10,000 |
| Cease and Desist Order (CDO) application | ₱5,000 |
Additional fees: Legal research fee ₱100, mediation fee ₱1,000 (if applicable), sheriff’s fee for execution.
V. Step-by-Step Procedure in Filing a Complaint
Prepare the Verified Complaint
- Use the standard DHSUD/HLURB complaint form (downloadable from dhsud.gov.ph) or draft your own.
- Caption: “Republic of the Philippines – DHSUD – Region __”
- State names and addresses of complainant(s) and respondent(s).
- Narration of facts must be clear, chronological, and complete.
- Specify the reliefs prayed for (refund + 12% interest p.a., damages, attorney’s fees, etc.).
- End with verification and certification of non-forum shopping.
Attach Supporting Documents (Originals or Certified True Copies)
- Contract to Sell/Deed of Sale
- Official receipts/Statement of Account
- Reservation agreement
- Brochures, advertisements
- Demand letters and proof of receipt
- Transfer Certificate of Title (TCT)/Condominium Certificate of Title (CCT) if already issued
- License to Sell of the project
- Photographs, videos, inspection reports (for defective construction)
- Articles of Incorporation and By-laws (for HOA cases)
- Affidavits of witnesses
Pay Filing Fee and File the Complaint
- Proceed to the DHSUD Regional Office.
- Submit complaint in at least three (3) copies plus copies for each respondent.
- Docket section will assign a case number (e.g., DHSUD Case No. REM-YYYY-MM-DD-XXX).
Mandatory Conference/Mediation
- Within 10–15 days from filing, the parties are summoned for mediation.
- This is mandatory under the Rules.
- If settlement is reached, a Compromise Agreement is executed and approved by the Regional Adjudicator, becoming final and executory.
Position Papers and Hearing (If No Settlement)
- Parties submit Position Papers, Reply, Rejoinder.
- Clarificatory hearing may be conducted if needed.
- Cases are often decided based on pleadings and documentary evidence alone.
Decision
- Rendered by the Regional Adjudicator within 60–90 days from submission for decision.
- Decision becomes final after 15 days if no appeal.
Execution
- If respondent does not voluntarily comply, file Motion for Writ of Execution.
- DHSUD can issue Writ of Execution and coordinate with sheriff.
VI. Appeal Process
- File Notice of Appeal and pay appeal fee (₱5,000–₱10,000) within 15 days from receipt of decision.
- Appeal goes to the DHSUD Board of Commissioners (in Quezon City).
- Board decision is appealable within 15 days to the Office of the President.
- OP decision is appealable via Petition for Review under Rule 43 to the Court of Appeals.
- CA decision may be elevated to the Supreme Court via Rule 45 (pure questions of law).
VII. Execution of Judgments Involving Refund
DHSUD decisions awarding refund are enforceable even pending appeal if the complainant posts a bond. Developers often comply immediately to avoid accrual of 12% legal interest.
VIII. Practical Tips from Lawyers Who Handle Hundreds of These Cases Every Year
- Always send a formal demand letter first and give the developer/HOA 15–30 days to reply. This strengthens your case.
- File the case as soon as possible. Delays weaken evidence and allow prescription (generally 10 years for written contracts, but some claims prescribe in 6 years).
- For Maceda Law refund cases, invoke Section 3 or 4 explicitly and compute the cash surrender value correctly.
- In HOA election cases, attach the minutes, attendance sheet, and proof of proxy irregularities.
- If the developer is insolvent or has no more assets, you may still get a favorable decision that can be used in rehabilitation proceedings or against the surety bond.
- Retain a lawyer familiar with DHSUD practice. While pro se filing is allowed, procedural mistakes can be fatal.
- DHSUD decisions awarding more than ₱10 million in damages are not uncommon in class suits or large refund cases.
IX. Class Suits and Multiple Complainants
Multiple buyers with the same grievance may file a single complaint as a class suit. This saves on filing fees and expedites resolution. The lead complainant must show commonality of issues and adequacy of representation.
The DHSUD remains the fastest and most buyer-friendly venue for resolving housing disputes in the Philippines. While the agency name has changed, the protection afforded to homeowners and buyers under PD 957, RA 6552, and RA 9904 remains strong and continues to be vigorously enforced by the Regional Adjudication Branches.
For the latest forms, schedules of fees, and regional office contacts, visit www.dhsud.gov.ph or proceed directly to the nearest DHSUD Regional Office.