This is a general overview for educational purposes and isn’t a substitute for legal advice about a specific case.

1) The legal foundations

A. Civil Code (Lease of Things)

Obligations of the lessor (Article 1654)
1. Deliver the premises in a condition fit for the intended use;
2. Make all necessary repairs to keep the premises suitable;
3. Ensure peaceful and adequate enjoyment of the lease during the term.
Rights/obligations of the lessee (Articles 1657–1658, 1662–1664)
- Use the property as a diligent head of a family and notify the lessor of urgent repairs.
- For hidden defects that render the unit unfit or diminish its use, the lessee may rescind or demand a rent reduction; the lessor is liable for damages if he knew of the defects and failed to disclose.
- If the lessor fails to do necessary repairs after notice, remedies include requiring performance, making urgent repairs and charging/deducting reasonable cost, rent reduction, or rescission depending on the gravity of the impairment.
Breach vs. quasi-delict
- If harm flows from violating the lease (e.g., failing to repair after notice), liability is contractual.
- If harm arises from negligence independent of the lease (e.g., unsafe common stairs causing injury), liability may be under Article 2176 (quasi-delict).

B. Owner/Builder duties and building safety

Article 2190 (Civil Code): Building owners are liable for damages caused by collapse if due to lack of necessary repairs.
Article 1723: Architects/engineers/contractors may be liable for collapse due to defects within the statutory period after completion.
National Building Code (PD 1096), Fire Code (RA 9514), Sanitation Code, local housing and safety ordinances: Violations can support civil liability (often treated by courts as evidence of negligence or negligence per se).
Nuisance (Arts. 694 et seq.): Conditions dangerous to life/health (e.g., exposed wiring, raw sewage) may be abated; landlords who permit nuisances can be held liable for resulting damage.

C. Rent regulation & housing adjudication (high level)

Rent control laws periodically cap rent increases for covered units and penalize harassment/illegal disconnection.
Barangay conciliation (Katarungang Pambarangay): Many landlord–tenant disputes require prior barangay mediation before filing in court if parties live in the same city/municipality.
HSAC/LGU/Fire Bureau/Building Official: Unsafe conditions can trigger administrative complaints, inspections, and orders even alongside (or before) civil actions.

2) What counts as an “unsafe” rental unit?

While the lease defines the intended use, safety is measured against statutes, codes, and ordinary prudence. Common unsafe conditions:

Structural hazards: sagging beams, major cracks, compromised load-bearing walls (implicates Art. 2190 & PD 1096).
Fire hazards: lack of fire exits/extinguishers, barred windows with no quick release, exposed/overloaded wiring (Fire Code/Building Code).
Sanitation hazards: contaminated water, sewage leaks, vermin infestation (Sanitation Code/LGU ordinances).
Environmental hazards: toxic molds from chronic leaks, unsafe LPG installations, poor ventilation leading to CO buildup.
Security defects within landlord control: broken locks or common-area lighting after notice and failure to fix.

Hidden defects existing at delivery support rescission or rent reduction; known but undisclosed defects can result in damages.

3) Landlord exposure: theories of liability

Breach of lease (Art. 1654)
- Failure to deliver a habitable unit or to keep it fit despite notice.
- Remedies: compel repairs; reduce or suspend rent if use is substantially impaired; rescind; claim damages for loss to property and foreseeable consequential losses.
Quasi-delict (Art. 2176)
- Negligent acts/omissions (e.g., ignoring repeated reports of sparking outlets) causing tenant property damage or injury.
- Requires: negligent act, damage, proximate causation, and no pre-existing contractual bar.
Statutory breach / negligence per se
- Violations of the Building Code/Fire Code/Sanitation Code that cause or contribute to the damage strengthen liability and may bring administrative fines.
Special provisions
- Collapse due to lack of repairs (Art. 2190): owner liability.
- Defective construction (Art. 1723): potential liability of design and construction professionals.

4) Tenant property damage: recoverable losses

Actual damages: cost to repair/replace personal property (furniture, electronics, clothing), reasonable cleanup/restoration, temporary lodging if unit becomes uninhabitable. Keep receipts and before/after photos.
Moral damages: available when landlord acted in bad faith or with gross negligence causing mental anguish, serious anxiety, or social humiliation.
Exemplary damages: to deter wanton conduct (e.g., intentional illegal disconnection or reckless disregard of obvious hazards).
Attorney’s fees and costs: where justified by law or by the lease; interest may be awarded from default or filing.

5) Defenses and limits to landlord liability

Fortuitous event (Art. 1174): No liability for loss due solely to unforeseeable/unavoidable events (e.g., typhoon flooding) unless (a) landlord is in delay, (b) the event’s effects were aggravated by code violations/neglect (e.g., illegal wiring igniting flood-driven short), or (c) the lease or law allocates risk differently.
Lessee’s fault or misuse: Damage originating from tenant’s negligence, hazardous alterations, or prohibited uses can reduce or bar recovery; landlords may counterclaim for repairs.
Assumption/allocation of risk in the lease: Clauses may allocate maintenance and certain risks, but cannot waive liability for willful acts or gross negligence, and cannot legalize code violations or public-policy contraventions.
Mitigation: Tenants must take reasonable steps to limit loss (e.g., promptly moving items away from an active leak after discovery).

6) Procedure: how claims typically proceed

Document and notify
- Photograph/video the defect and resulting damage; preserve damaged items where feasible.
- Written notice to the landlord (email/text plus a dated letter) describing the hazard, the deadline sought for repair, and warning of potential loss.
Escalate to authorities if hazardous
- Request inspection from the LGU Building Official, BFP (fire), Sanitation or City Health. Their reports are powerful evidence.
Barangay conciliation (when required)
- File a complaint with the Punong Barangay if both parties reside in the same city/municipality. Settlement agreements are enforceable; non-settlement leads to a Certificate to File Action.
Choice of forum and remedies
- Demand letter seeking payment for itemized losses.
- Small Claims (purely money claims under the current monetary threshold) for straightforward property damage; no lawyers required at hearing.
- Regular civil action for damages, specific performance (repairs), rescission, injunction (to stop dangerous acts), or consignation/suspension of rent tied to habitability impairment.
- Administrative complaints for code violations (parallel to civil claims).
Evidence package
- Lease and addenda; notices; chat/email threads; inspection reports; photos; receipts; expert opinions (electrician/engineer); witness statements; log of incidents.

7) Practical guideposts for landlords

Before leasing:
- Obtain/keep permits; ensure electrical, fire-safety, and sanitation compliance; remedy hidden defects; disclose known issues.
- Provide move-in condition report with photos signed by both parties.
During the lease:
- Create a repair request channel, time-stamp responses, and repair promptly—especially life-safety issues (electric/water/gas/structural).
- Maintain common areas (stairs, lighting, handrails, corridors).
- Do not self-help: no lockouts, illegal disconnections, or harassment.
Insurance & risk transfer:
- Maintain property/fire insurance; require contractors to carry liability insurance; consider encouraging renter’s insurance for tenants (doesn’t absolve landlord negligence, but helps with tenant property replacement).

8) Practical guideposts for tenants

On move-in:
- Walk-through with a checklist and photos; test outlets, plumbing, locks, and alarms. Note defects in writing.
On hazards:
- Send prompt written notice; for urgent threats, call the BFP/LGU.
- If repairs are ignored and the hazard substantially impairs use, discuss rent reduction or temporary relocation; for urgent repairs, consider arranging repairs and charging/deducting reasonable cost (consistent with the Civil Code and the lease).
On personal property loss:
- Itemize damaged items with age, replacement/repair cost; keep receipts or price quotes; preserve damaged items for inspection; obtain a tradesperson’s report tying the loss to the defect.

9) Common fact patterns and how liability is analyzed

Electrical fire from degraded wiring in walls
- If the defect existed at delivery or the landlord ignored prior reports of flickering/outages, expect contractual breach + quasi-delict exposure; Fire Code violations bolster liability.
- Tenant can recover replacement cost of belongings; moral/exemplary damages possible for wanton disregard.
Ceiling collapse from chronic roof leaks
- Recurrent leaks reported and unaddressed point to failure to make necessary repairs (Art. 1654); Art. 2190 engages if structural failure results from lack of repairs.
- Consequential loss (destroyed furniture, temporary lodging) recoverable if foreseeable.
Typhoon flooding
- Fortuitous event defense may apply, but is weakened if landlord failed to keep drains clear, altered grade, or violated building standards that aggravated flooding.
Break-in due to broken common-door lock
- After notice, failure to repair a security defect within landlord control can ground liability for stolen tenant property if the defect is a proximate cause of the loss.

10) Drafting tips: clauses that reduce disputes (not to waive legal duties)

Repairs and response times: “Lessor shall respond to urgent life-safety issues within 24 hours and other repairs within 3 business days; failure allows lessee to procure reasonable repairs and deduct actual cost with receipts.”
Disclosure of known conditions: Landlord represents there are no known hidden defects materially affecting safety; if discovered within 30 days, landlord bears remedy costs.
Access for repairs: Reasonable advance notice (e.g., 24 hours) except during emergencies.
Incident reporting: A simple digital form or email designated for repair requests; time-stamped trail.
Insurance: Landlord maintains property and liability insurance; tenant is encouraged to maintain renter’s insurance (without waiving landlord negligence).
Code compliance warranty: Lessor warrants substantial compliance with Building/Fire/Sanitation Codes; material non-compliance entitles tenant to rent abatement until cured.

11) Prescriptive periods (time limits)

Quasi-delict (negligence): generally 4 years from discovery of the injury/damage.
Breach of written lease: generally 10 years from breach.
Breach of oral lease/other obligations not in writing: generally 6 years. (Always verify the applicable period and accrual rules for your specific facts.)

12) Checklist: proving a claim for tenant property damage

Duty & breach
- Show the landlord’s duty (lease + codes) and breach (failure to repair, code violation, hidden defect).
Causation
- Link the unsafe condition to the loss (e.g., electrician’s report: “originated behind bedroom outlet due to brittle insulation”).
Loss
- Itemized actual damages with receipts/quotes and photos; add moral/exemplary damages if facts show bad faith or gross negligence.
Procedure
- Notices given; barangay steps (if required); inspection reports; demand letter.

13) Quick Q&A

Can a tenant stop paying rent if the unit is unsafe? If the defect substantially impairs the intended use and the landlord fails to remedy after notice, rent abatement or suspension may be justified under the Civil Code and jurisprudence—ideally documented, proportionate, and legally advised to avoid exposure to ejectment.
Is the landlord always liable for disasters? No. Force majeure can excuse liability, but not when the landlord’s negligence or code violations contributed to the harm.
What about the security deposit? It secures obligations and damages beyond normal wear; it’s not a license to avoid repairs or code compliance. Deductions must be reasonable and documented.

14) Bottom line

In Philippine law, landlords carry non-waivable duties to deliver and maintain habitable, safe premises and to remedy defects—especially those affecting life, health, and structural safety. When those duties are breached and tenant property is damaged, recovery may proceed under contract, tort, and statutory theories, supported by code compliance evidence and diligent documentation. Tenants should notify, document, and mitigate; landlords should inspect, repair promptly, and comply with codes.