In most Philippine condo leases, a tenant cannot turn your unit into an Airbnb, Booking.com, Agoda, “staycation,” transient, or other short-term rental without your consent if the lease prohibits subleasing, limits the unit to residential use, or requires written approval for any third-party occupancy. Even when the lease is silent, the answer is not automatically “yes,” because condo house rules, the master deed, declaration of restrictions, LGU permit rules, tourism regulations, and the tenant’s duty to use the property properly can still make unauthorized short-term rentals a serious breach. The key is to check the lease, the condominium documents, the actual conduct of the tenant, and the steps you take before terminating the lease or filing an ejectment case.

The Short Answer Under Philippine Law

A tenant’s right to let other people stay in your condo depends on the legal nature of the arrangement.

If the tenant merely has family or occasional personal guests, that is usually part of ordinary residential use unless your lease or condo rules say otherwise.

But if the tenant is advertising the unit online, collecting nightly or weekly payments, giving strangers access cards, providing check-in instructions, and operating the unit like a staycation business, that is no longer ordinary guest use. It may be treated as:

a sublease, where your tenant becomes a lessor to short-term occupants;
an assignment or transfer of lease rights, if the tenant effectively passes possession or lease rights to another person;
a commercial or accommodation use, even if the lease was for residential occupancy; or
a violation of the condominium’s guest, security, occupancy, and short-term rental rules.

The Civil Code allows subleasing only when the contract does not expressly prohibit it, but the tenant remains responsible to the owner for the lease. The same Civil Code separately says that assignment of the lease requires the lessor’s consent unless there is a contrary stipulation. (Lawphil)

In practical terms: a tenant should not assume that “lease silent = free Airbnb business.” The lease, condo documents, and actual use of the unit all matter.

Why Short-Term Rentals Are Different From Normal Guests

Many disputes start because the tenant says, “They are just my guests,” while the owner sees unknown people entering the building every few days.

A genuine personal guest usually has these features:

no payment to the tenant;
temporary stay connected to the tenant;
tenant still actually lives in the unit;
no public listing;
no repeated turnover of strangers;
no business-style check-in system.

A short-term rental usually has these features:

the unit is listed on Airbnb, Booking.com, Agoda, Facebook Marketplace, TikTok, or similar platforms;
the tenant charges a nightly, weekly, or “staycation” fee;
guests receive passwords, lockbox instructions, access cards, or parking details;
the tenant may not be present during the stay;
the unit has repeated turnover of unrelated occupants;
reviews, receipts, or chat threads show a business arrangement.

Philippine courts look at the substance of the arrangement, not only the label used by the tenant. The Supreme Court has explained the difference between an assignment of lease and a sublease: in an assignment, the original lessee is substituted by another; in a sublease, the lessee becomes a lessor to the sublessee while the original lease between owner and tenant remains. (Supreme Court E-Library)

That distinction matters because a tenant who runs short-term rentals may still be liable to you even if the short-term occupants caused the problem.

Legal Basis: Owner, Tenant, and Condo Rights

1. The lease contract controls first

The first document to check is the lease agreement. Many Philippine residential condo leases contain clauses like:

“The unit shall be used exclusively for residential purposes.”
“No subleasing, assignment, transfer, or sharing of possession without prior written consent of the lessor.”
“The lessee shall comply with all condominium house rules.”
“The lessee is responsible for acts of guests, visitors, occupants, agents, and invitees.”
“Violation of building rules is a ground for termination.”
“The unit shall not be used for illegal, immoral, commercial, lodging, hotel, transient, or boarding-house purposes.”

If your lease has any of these clauses, unauthorized short-term rentals are usually a breach.

Under Article 1657 of the Civil Code, the lessee must pay rent and use the leased property as a “diligent father of a family,” devoting it to the use stipulated in the lease. If there is no specific stipulation, the use is determined by the nature of the property and local custom. If either the lessor or lessee fails to comply with their obligations, Article 1659 allows rescission of the contract and/or damages. (Lawphil)

For condo owners, this means the issue is not only “sublease or no sublease.” It can also be “wrong use of the unit.”

2. Subleasing is allowed only if not prohibited

Article 1650 of the Civil Code says that when the lease contract has no express prohibition, the lessee may sublet the thing leased, in whole or in part, without prejudice to the lessee’s responsibility to the lessor. (Lawphil)

This is why a poorly drafted lease can create problems. If the lease does not clearly ban subleasing or short-term rentals, the tenant may argue that subleasing is allowed.

But that does not end the discussion. You still examine:

whether the arrangement is really a sublease or a commercial accommodation business;
whether the unit is restricted to residential use;
whether the condo corporation allows transient stays;
whether access cards, amenities, parking, and common areas are being misused;
whether the short-term rental causes deterioration, nuisance, security risk, fines, or rule violations.

A written lease should therefore be very specific. A general “no illegal use” clause is useful, but a direct “no Airbnb, staycation, transient, hotel-like, or short-term rental use without prior written consent” clause is much stronger.

3. Assignment of lease needs the owner’s consent

Article 1649 of the Civil Code provides that the lessee cannot assign the lease without the consent of the lessor, unless there is a stipulation to the contrary. (Lawphil)

Assignment is different from subleasing. If your tenant transfers their lease rights to someone else, or lets another person effectively take over the unit, that generally requires your consent.

In real life, some arrangements are messy. A tenant may rent the condo from you for one year, then give another person control of the unit to manage daily bookings. That “manager” may collect revenue, communicate with guests, and control access. Depending on the facts, this may look less like ordinary subleasing and more like an unauthorized transfer of control.

4. The tenant is liable for guests and visitors

Even if the tenant says, “The Airbnb guest damaged it, not me,” the Civil Code is important.

Article 1668 says the lessee is liable for deterioration caused by members of the tenant’s household and by guests and visitors. Article 1667 also makes the lessee responsible for deterioration or loss unless the lessee proves it happened without fault. (Lawphil)

This is very useful in condo disputes involving:

broken furniture or appliances;
smoke or pet damage;
missing access cards;
unauthorized parking;
noise complaints;
damaged common areas;
unpaid condo fines;
security incidents;
overstaying short-term occupants.

The owner’s claim is usually against the tenant first, because the tenant is the person you contracted with.

5. Condo master deeds and house rules can restrict short-term rentals

Condominium ownership in the Philippines is governed by the Condominium Act, Republic Act No. 4726 (1966). The law recognizes that a condo unit is not just a private box in the sky; it is part of a larger project with common areas, security systems, elevators, lobbies, amenities, and rules binding owners. (Lawphil)

The Condominium Act requires an enabling or master deed, which may state the purposes for which the building and each unit are intended or restricted. It also recognizes declarations of restrictions and management bodies that can enforce building rules. (Lawphil)

This matters because a tenant cannot receive more rights than the owner can lawfully give. If the condo corporation or declaration of restrictions prohibits daily rentals, transient occupancy, business use, or unregistered guests, your tenant cannot simply ignore those rules.

Common condo restrictions include:

Condo rule	Practical effect
Minimum lease term, such as 30 days, 60 days, 6 months, or 1 year	Nightly staycation bookings are effectively banned
Prior admin approval of lease contracts	Tenant cannot bring in paid occupants without registration
Occupancy limits	Large group bookings may violate rules
No commercial use in residential units	Airbnb-style operations may be prohibited
Guest registration and access-card controls	Repeated unregistered guests may trigger penalties
Amenity-use restrictions	Short-term guests may be barred from pool, gym, parking, or function rooms
Owner liability for fines	The condo corporation may bill the unit owner even if the tenant caused the violation

For owners abroad, this is often the first warning sign: the condo admin emails about unknown guests, lost access cards, noise complaints, or fines.

6. LGU, business permit, and tourism rules may also apply

Short-term rental operations can overlap with local government and tourism rules. The Department of Tourism recognizes accommodation establishments, including hotels, resorts, apartment hotels, Mabuhay accommodations such as tourist inns, motels, pension houses, bed and breakfast establishments, and homestays, as primary tourism enterprises for accreditation purposes. (lovethephilippines.travel)

Republic Act No. 9593, the Tourism Act of 2009, is the main law strengthening the Department of Tourism and the national tourism framework. (Supreme Court E-Library)

In practice, LGU requirements vary by city or municipality. Some areas are stricter, especially tourist-heavy places and central business districts. Depending on the local ordinance and actual setup, a short-term rental operator may need:

barangay clearance;
Mayor’s permit or business permit;
zoning clearance;
fire safety inspection certificate;
BIR registration for rental or business income;
DOT accreditation, if treated as a tourism accommodation enterprise;
condo corporation clearance or proof that transient rental is allowed.

If the tenant is the one earning from the short-term rentals, the tenant may be the one exposed to business permit and tax issues. But the owner can still suffer practical consequences, such as building penalties, complaints from neighbors, or being asked by the condo admin to explain why the unit is being operated as a transient accommodation.

What You Should Do If You Discover Unauthorized Short-Term Rentals

Do not rush into changing locks, cutting utilities, or physically removing the tenant’s belongings. In the Philippines, self-help eviction can create bigger problems, especially if the tenant still has lawful possession under an existing lease.

A safer approach is to build evidence, enforce the written contract, coordinate with the condo admin, and follow the proper dispute process.

Step 1: Preserve evidence before confronting the tenant

Collect proof calmly and systematically. Useful evidence includes:

Screenshots of the online listing showing:
- unit photos;
- building name or recognizable features;
- nightly rate;
- calendar availability;
- host name or profile;
- reviews mentioning the unit or building;
- house rules or check-in instructions.
Condo admin records showing:
- guest logs;
- incident reports;
- access-card usage;
- CCTV incident references, if available;
- notices of violation;
- fines charged to your unit;
- complaints from neighbors.
Lease documents:
- signed lease contract;
- inventory list;
- move-in condition photos;
- tenant ID and contact details;
- acknowledgment of condo house rules.
Communications:
- texts, emails, Messenger, Viber, WhatsApp, or platform messages;
- tenant admissions;
- guest complaints accidentally sent to you;
- payment or booking proof, if available.

Take screenshots with visible dates where possible. Save URLs, platform names, and listing titles. If the listing may be deleted, consider having screenshots notarized or documented through an affidavit by the person who captured them.

Step 2: Review the lease and condo documents

Before sending a termination notice, identify the exact rule violated.

Look for these provisions:

Document	What to check
Lease contract	No sublease, no assignment, residential use only, no business use, guest limits, tenant liability, termination clause
Condo house rules	Minimum lease term, guest registration, amenity use, access cards, penalties
Master deed or declaration of restrictions	Residential-use restrictions, management powers, leasing restrictions
Condo admin circulars	Specific Airbnb, transient, staycation, or short-term rental policy
Move-in forms	Tenant’s undertaking to follow condo rules
LGU rules	Whether short-term rental requires permits or is restricted in the area

Many owners make the mistake of sending a vague message like, “Stop Airbnb or I will evict you.” A stronger notice cites the actual violated clauses and attaches supporting evidence.

Step 3: Send a written notice to cease and explain

If the lease is still ongoing, the first practical step is often a formal written notice.

A good notice should state:

the lease details;
the unit address;
the specific acts discovered;
the lease clauses and condo rules violated;
demand to immediately stop all short-term rentals;
demand to remove all online listings;
demand to stop issuing access to unapproved occupants;
demand to pay condo fines, damages, lost access-card charges, or admin penalties;
a deadline for written explanation;
warning that continued violation may lead to termination, forfeiture of deposit where contractually allowed, and legal action.

Send it through channels that can be proven later:

personal delivery with receiving copy;
registered mail or courier;
email stated in the lease;
messaging app, if that has been your established communication channel;
condo admin copy, if appropriate.

For owners abroad, an authorized representative can send the letter, but the authority should be properly documented.

Step 4: Coordinate with the condo corporation or property management

Ask the condo admin for copies of:

incident reports;
notices of violation;
fines;
guest logs, subject to privacy and building policies;
applicable house rules;
written policy on short-term rentals;
access-card issuance records;
complaint letters from neighboring units, if releasable.

Also ask what administrative remedies are available, such as:

suspension of guest pre-registration privileges;
deactivation of unauthorized access cards;
requiring all occupants to be registered;
requiring the tenant to attend a compliance meeting;
billing fines to the unit;
barring unregistered transient guests, subject to building policy.

Be careful with instructions that amount to illegal lockout. The condo admin may enforce building security rules, but the owner should still handle termination and recovery of possession through the lease and court process where necessary.

Step 5: Decide whether to terminate the lease

If the lease clearly provides that unauthorized subleasing or commercial use is a ground for termination, you may issue a notice of termination in accordance with the contract.

If the contract requires a cure period, follow it. For example:

“Lessee has 7 days to cure the violation.”
“Any illegal sublease is a material breach and ground for immediate termination.”
“Lessor may terminate after written notice.”

If the contract is silent on cure periods, the safer approach is still to give written notice and reasonable time unless the violation is serious, repeated, or causes security risk.

Under Article 1673 of the Civil Code, the lessor may judicially eject the lessee for causes including expiration of the lease, lack of payment, violation of agreed conditions, or devoting the property to an unstipulated use that causes deterioration or violates the required proper use. (Lawphil)

Step 6: Use barangay conciliation when required

Before filing certain disputes in court, barangay conciliation may be required under the Katarungang Pambarangay system if the parties are individuals residing in the same city or municipality and no exception applies. The Supreme Court has recognized prior barangay conciliation as a pre-condition before filing covered disputes in court or government offices. (Lawphil)

For condo lease disputes, barangay conciliation commonly comes up when:

the owner and tenant both reside in the same city or municipality;
the dispute involves unpaid rent, damages, or possession;
no party is a corporation;
the case is not covered by an exception.

If barangay conciliation applies, you usually file at the barangay where the respondent resides or, for real-property disputes, where the property is located, depending on the specific situation. If settlement fails, secure a Certificate to File Action, which may be needed for court.

Foreign owners and OFWs often cannot personally attend. In practice, barangays may require an authorized representative with a Special Power of Attorney. If executed abroad, the SPA may need consular notarization or apostille depending on where it is signed and how it will be used. The DFA Apostille system lists Special Power of Attorney among documents handled in authentication-related processes. (Apostille Philippines)

Step 7: File an ejectment case if the tenant refuses to vacate

If the tenant refuses to leave after valid termination or demand, the usual court case is unlawful detainer, a type of ejectment case filed in the first-level court: Metropolitan Trial Court, Municipal Trial Court in Cities, Municipal Trial Court, or Municipal Circuit Trial Court, depending on the property location.

Ejectment cases are governed by expedited procedure. The Supreme Court’s Rules on Expedited Procedures in the First Level Courts cover forcible entry and unlawful detainer cases regardless of the amount of damages or unpaid rentals claimed. (Supreme Court of the Philippines)

In a well-prepared unlawful detainer case, the owner usually submits:

complaint;
lease contract;
proof of ownership or authority to lease;
notices of violation;
demand to vacate;
proof of service of demand;
barangay Certificate to File Action, if required;
condo house rules and notices of violation;
screenshots of listings;
affidavits of witnesses;
statement of unpaid rent, penalties, fines, and damages;
SPA or board authority, if filed through a representative.

The Supreme Court’s expedited-procedure materials show a civil summary-procedure timeline of roughly 130 to 170 days in the ideal flow, but real timelines vary due to service of summons, court congestion, motions, appeals, and sheriff implementation. (Supreme Court of the Philippines)

In practice, a contested ejectment case can take several months to more than a year, especially in busy Metro Manila courts.

Common Scenarios and How They Usually Play Out

Scenario 1: The lease says “no subleasing without written consent”

This is the strongest owner position.

If the tenant lists the condo for short-term rentals without written approval, the tenant likely violated the lease. Your remedies may include:

demand to stop the listings;
claim for fines and damages;
termination of lease;
forfeiture or application of deposit, if allowed by the lease;
unlawful detainer if the tenant refuses to leave.

Scenario 2: The lease is silent on subleasing

This is more complicated.

Because Article 1650 allows subleasing when there is no express prohibition, the tenant may argue that the law permits it. But the owner can still examine whether the tenant violated:

residential-use restrictions;
condo rules;
guest registration rules;
nuisance provisions;
occupancy limits;
LGU or tourism permit requirements;
the tenant’s duty to use the property properly and avoid deterioration.

This is why old one-page leases are risky. If you are leasing out a condo, the lease should directly address short-term rentals.

Scenario 3: The condo allows long-term tenants but bans staycation guests

Many condo corporations allow unit owners to lease their units, but only for a minimum term and with admin registration.

If your tenant accepts nightly bookings despite a building ban, the issue is not only between you and the tenant. The condo corporation may penalize the unit owner because the owner is the member/shareholder recognized by the condo corporation.

Your practical goal is to stop the violation quickly, document that the tenant acted without consent, and recover any fines or losses from the tenant.

Scenario 4: The tenant says the guests are “friends”

Ask for objective proof. Paid guests often leave digital traces:

public listing;
booking calendar;
guest reviews;
check-in instructions;
payment screenshots;
repeated unrelated visitors;
platform messages;
social media posts advertising the unit.

A tenant may have friends. But a revolving door of strangers with booking-style instructions usually tells a different story.

Scenario 5: The owner is abroad

OFWs and foreign condo owners commonly discover the problem late because they rely on rent deposits and occasional admin updates.

Important documents for an abroad-based owner include:

notarized or apostilled Special Power of Attorney;
copy of passport or government ID;
proof of ownership or authority to lease;
lease contract;
authorization to receive notices, attend barangay proceedings, communicate with condo admin, and file cases;
updated contact details for the tenant and condo admin.

Foreigners should also remember that Philippine condo ownership is subject to nationality restrictions under the Condominium Act; transfers involving appurtenant membership or stockholding in the condominium corporation cannot cause alien interest to exceed legal limits. (Lawphil)

This does not prevent a foreign condo owner from enforcing a lease over a lawfully owned unit, but documentation and representation become especially important if the owner is outside the Philippines.

What Owners Should Avoid

Do not immediately change locks while the tenant is still in possession

Changing locks can backfire if the tenant still has lawful possession or if there has been no valid termination. It may expose the owner to claims of illegal eviction, damages, or even police complaints depending on the facts.

Do not cut electricity, water, internet, or access without checking the lease and building rules

Utility disconnection can look like harassment or coercive eviction. Even when the tenant is in breach, use written notices and lawful processes.

Do not threaten the tenant publicly

Avoid posting accusations on social media, condo group chats, or building bulletins. Stick to formal notices, admin reports, and legal documents. Public accusations can create defamation or privacy issues.

Do not ignore condo fines

Even if the tenant caused the violation, the condo corporation may bill the unit owner. Pay attention to deadlines for contesting fines or attending admin hearings. You can later seek reimbursement from the tenant if your lease and evidence support it.

Do not accept rent after termination without reservation

If you terminate the lease, then continue accepting rent without written reservation, the tenant may argue that you waived the breach or allowed the lease to continue. If you must accept payment, document that it is accepted only as payment for use, occupancy, damages, or arrears, and not as a waiver of termination.

Documents and Evidence Checklist

Item	Why it matters
Lease contract	Main basis for breach, termination, deposit, damages, and consent requirements
Tenant IDs and contact details	Needed for notices, barangay, and court filings
Condo title or proof of authority	Shows right to lease and enforce possession
Condo house rules	Shows building restrictions on transient stays
Master deed or declaration of restrictions	Supports condo corporation authority and use restrictions
Admin notices and fines	Proves actual violation and losses
Screenshots of listings	Shows advertising, rates, reviews, and host activity
Guest logs or access records	Shows repeated short-term occupancy
Photos or inventory	Supports damage claims
Demand letters	Shows due process and refusal to comply
Proof of service	Critical for barangay and court
Certificate to File Action	Required if barangay conciliation applies
SPA or authority document	Needed if owner is abroad or represented by another person

Practical Timeline

Stage	Typical time in practice
Evidence gathering	1 to 7 days, depending on admin cooperation
Notice to cease or explain	3 to 10 days, depending on deadline given
Notice of termination and demand to vacate	Often 7 to 30 days, depending on lease and facts
Barangay conciliation, if required	Often 15 to 30+ days
Filing unlawful detainer	After demand period and barangay requirement, if applicable
Court proceedings	Ideally several months under expedited procedure, but often longer in busy courts
Execution after final or executory judgment	Depends on appeal, compliance, sheriff schedule, and court orders

How to Draft Better Condo Lease Clauses

A strong condo lease should not merely say “no subleasing.” It should address modern short-term rental platforms directly.

Useful clauses include:

No short-term rental clause: The lessee shall not list, advertise, offer, sublease, license, share, or allow the use of the unit for Airbnb, Booking.com, Agoda, staycation, transient, hotel-like, lodging, bed-and-breakfast, dormitory, co-living, or similar short-term occupancy without the lessor’s prior written consent.
Residential-use clause: The unit shall be used only as a private residence of the named lessee and approved occupants.
Approved occupants clause: Only listed occupants may reside in the unit. Guests may not stay beyond a stated number of days without written approval.
Condo compliance clause: The lessee acknowledges receipt of condo house rules and agrees that violation is a material breach of the lease.
Access-card clause: Access cards, keys, parking stickers, and amenity privileges may not be lent, sold, duplicated, or transferred to unauthorized persons.
Fines and indemnity clause: The lessee shall pay all penalties, damages, legal fees, admin charges, and losses caused by the lessee, occupants, guests, visitors, invitees, or short-term users.
Inspection clause: The lessor or authorized representative may inspect the unit upon reasonable prior notice, subject to law and condo rules.
Platform takedown clause: The lessee must immediately remove any unauthorized listing and provide proof of removal.
Termination clause: Unauthorized short-term rental, sublease, assignment, or commercial use is a material breach and ground for termination.

These clauses reduce uncertainty and make enforcement much easier.

Frequently Asked Questions

Can my tenant Airbnb my condo in the Philippines without my permission?

Usually no, if your lease prohibits subleasing, assignment, commercial use, or short-term rentals, or if the condo rules require owner/admin approval. If the lease is silent, the tenant may argue that subleasing is allowed under Article 1650 of the Civil Code, but condo restrictions and residential-use limits may still prohibit Airbnb-style operations. (Lawphil)

Is Airbnb considered subleasing in the Philippines?

It can be, depending on the facts. If the tenant accepts payment from third parties to stay in the unit, the arrangement may be treated as a sublease or a similar grant of occupancy. Even if called “hosting” or “guest accommodation,” it may still violate the lease or condo rules.

What if my lease does not mention Airbnb or short-term rentals?

Check whether the lease prohibits subleasing, commercial use, business use, unauthorized occupants, or violations of condo rules. Also check the condo master deed, declaration of restrictions, house rules, and admin circulars. A lease that is silent on Airbnb may still restrict the conduct indirectly.

Can I immediately evict the tenant if I discover a short-term rental listing?

You should first check the lease termination clause, document the violation, send proper written notices, and comply with barangay or court requirements if the tenant refuses to vacate. Physical lockout or utility cutoff can create legal risk.

Who pays condo fines caused by Airbnb guests?

The condo corporation often bills the unit owner, but the owner may recover the amount from the tenant if the lease makes the tenant responsible for violations by guests, visitors, occupants, or invitees. Civil Code Article 1668 also makes the lessee liable for deterioration caused by guests and visitors. (Lawphil)

Can the condo corporation ban short-term rentals even if I own the unit?

Yes, if the restriction is supported by the master deed, declaration of restrictions, by-laws, or valid house rules and is not contrary to law. Condo ownership includes obligations connected to common areas, security, and building management under the Condominium Act. (Lawphil)

Can I report the tenant to Airbnb or Booking.com?

Yes. Platforms usually have reporting channels for unauthorized listings, intellectual property issues, safety concerns, or violations of building rules. Provide proof that you own or control the unit and that the tenant is not authorized to list it. Platform removal is helpful but does not replace lease enforcement.

Is unauthorized short-term rental a criminal case?

Usually, it is a civil or contractual dispute. It may become criminal only if separate facts exist, such as fraud, falsification, malicious mischief, theft, threats, or other punishable acts. Most owner-tenant disputes are handled through notices, barangay conciliation where required, and ejectment or damages cases.

What if the tenant’s guests damaged the condo?

Document the damage immediately with photos, admin reports, repair estimates, and inventory comparisons. The tenant is generally responsible for deterioration caused by guests and visitors under the Civil Code, subject to proof and the lease terms. (Lawphil)

Can an OFW or foreign owner file a case from abroad?

Yes, but usually through an authorized representative. The representative may need a properly notarized, consularized, or apostilled Special Power of Attorney, plus copies of the lease, title or authority to lease, notices, and evidence. Requirements vary depending on the office, barangay, court, and where the SPA was executed.

Key Takeaways

A tenant usually cannot use your condo for short-term rentals without consent if the lease, condo rules, or residential-use restrictions prohibit it.
Article 1650 of the Civil Code allows subleasing only when there is no express prohibition, but this does not override condo restrictions, residential-use clauses, or lawful building rules.
Assignment of lease rights is different from subleasing and generally requires the owner’s consent under Article 1649.
The tenant remains responsible for guests, visitors, damage, fines, and misuse of the unit.
The condo corporation may enforce house rules and charge fines to the unit owner, even if the tenant caused the violation.
Preserve screenshots, admin reports, guest logs, notices, and proof of service before taking legal steps.
Avoid self-help eviction, lockouts, or utility cutoffs while the tenant remains in possession.
If the tenant refuses to stop or vacate, the usual remedy is written demand, barangay conciliation when required, and an unlawful detainer case in the proper first-level court.