Eviction, legally termed as Ejectment, is a judicial process governed strictly by Philippine laws and procedural rules. Landlords cannot simply throw a tenant out, change the locks, or cut off utility services. Doing so may expose the owner to criminal charges for Coercion or civil liability for damages.

The process is primarily governed by Republic Act No. 9653 (The Rent Control Act of 2009), the Civil Code of the Philippines, and the Rules of Court.

I. Valid Grounds for Eviction

Under the Rent Control Act and the Civil Code, a landlord may legally seek eviction only under specific circumstances:

Non-payment of Rent: Failure to pay rent for a total of three (3) months.
Arrears in Utility Bills: While not explicitly in the Rent Control Act, persistent failure to pay utilities stipulated in the contract can be a ground for breach of contract.
Subleasing: If the tenant subleases the unit (in whole or in part) without the written consent of the owner.
Owner's Need for the Property: If the owner or their immediate family needs the unit for their own use, provided:

The lease has expired.
The tenant was given three months' notice in advance.
The owner does not lease the unit to a third party for at least one year.

Repairs/Renovations: If the lessor needs to make necessary repairs to make the property safe and habitable, and there is an existing order of condemnation by appropriate authorities.
Expiration of Lease: If the period fixed in the lease contract has ended.
Violation of Contract: Any material breach of the terms and conditions agreed upon in the Lease Agreement (e.g., using a residential unit for commercial purposes).

II. Step 1: The Notice to Vacate

Before filing a case in court, the landlord must satisfy the "Demand" requirement. This is a jurisdictional necessity.

The Demand Letter: The landlord must serve a written demand to the tenant to pay the arrears and vacate the premises.
Waiting Period: The law typically requires the landlord to wait at least fifteen (15) days (for residential) or five (5) days (for commercial/land) after the demand is served before filing an action.
Manner of Service: The notice should be served personally. If the tenant refuses to receive it, it may be posted on the premises in the presence of witnesses or sent via registered mail.

III. Step 2: Mandatory Barangay Conciliation

Under the Katarungang Pambarangay Law, if both parties reside in the same city or municipality, the dispute must first be brought before the Lupong Tagapamayapa (Barangay).

Mediation: The Barangay Chairman will attempt to help the parties reach an amicable settlement (e.g., a payment plan or a voluntary move-out date).
Certificate to File Action (CFA): If no settlement is reached, the Barangay will issue a CFA. Without this certificate, a court may dismiss the eviction case for being premature.

IV. Step 3: Filing the Judicial Action (Ejectment)

If mediation fails, the landlord files a verified complaint for Unlawful Detainer or Forcible Entry in the Municipal Trial Court (MTC, MeTC, or MTCC) where the property is located.

Unlawful Detainer: Filed when the tenant’s right to possess the property has expired (e.g., lease ended or non-payment) but they refuse to leave. This must be filed within one (1) year from the date of the last demand letter.
Forcible Entry: Filed when someone takes possession of a property by force, intimidation, strategy, or stealth.

The Summary Procedure

Ejectment cases are governed by the Revised Rules on Summary Procedure. This is designed to be a fast-track process:

No Trial: Generally, there is no trial. The court decides based on position papers and evidence (affidavits/contracts) submitted by both sides.
Judgment: The court will issue a decision ordering the tenant to vacate and pay the unpaid rentals, plus damages and attorney’s fees if applicable.

V. Step 4: Execution of Judgment

Winning the case does not mean the landlord can move the tenant out immediately.

Writ of Execution: Once the court rules in favor of the landlord, they must move for the issuance of a Writ of Execution.
The Sheriff's Role: Only a court-appointed Sheriff is authorized to physically evict the tenant. The Sheriff will serve a Notice to Vacate (usually 3 to 5 days). If the tenant still refuses, the Sheriff may use "reasonable force" to remove the occupants and their belongings.

VI. Prohibited Acts for Landlords

To stay within the law, landlords must avoid "Self-Help" measures:

Padlocking: You cannot padlock the door while the tenant's belongings are inside.
Utility Cut-off: Disconnecting water or electricity to force a tenant out is generally viewed as harassment and can lead to a preliminary injunction against the landlord.
Force: Any physical confrontation can lead to criminal charges.

Summary Table: The Timeline

Stage	Action	Duration/Requirement
Notice	Demand Letter to Pay and Vacate	15 days waiting period
Barangay	Conciliation/Mediation	2-4 weeks
Filing	Complaint for Unlawful Detainer	Within 1 year of demand
Judgment	Court Decision (Summary Procedure)	Variable (usually several months)
Execution	Sheriff enforces the Writ	3-5 days after service of writ