In the Philippines, the relationship between a landlord and a tenant is not merely a private contract; it is a matter of public interest. The law seeks to balance the property rights of owners with the social justice necessity of providing stable housing for lessees. For long-term residential tenants, protection is primarily derived from the Civil Code of the Philippines, the Rent Control Act of 2009 (Republic Act No. 9653), and various administrative extensions by the Department of Human Settlements and Urban Development (DHSUD).

1. The Scope of the Rent Control Act

The Rent Control Act of 2009 is the primary shield for many residential tenants. While it has technically expired, its provisions are frequently extended by the National Economic and Development Authority (NEDA) and the DHSUD.

Applicability: It generally applies to residential units in the National Capital Region (NCR) and other highly urbanized cities with monthly rents up to PHP 10,000, and up to PHP 5,000 in other areas (subject to periodic adjustment).
Rent Increase Caps: Landlords covered by the Act cannot increase rent by more than a specific percentage annually (usually capped between 4% to 7% depending on the current year’s guidelines).
Advance Rent and Deposits: The law strictly limits the financial burden on tenants:
Maximum Advance Rent: One (1) month.
Maximum Security Deposit: Two (2) months.
The deposit must be kept in a bank account, and any interest earned must be returned to the tenant. It serves only to cover unpaid bills or damages beyond "ordinary wear and tear."

2. Rights During the Lease Term

A long-term tenant is entitled to the "peaceful and adequate enjoyment" of the property.

The Right to Maintenance: Under the Civil Code, the landlord is obligated to make all necessary repairs to keep the unit in a condition fit for the use intended, unless there is a written agreement to the contrary.
The Right to Privacy: A landlord cannot enter the leased premises at will. Entry requires reasonable notice and must be for valid reasons (e.g., necessary repairs or showing the unit to prospective buyers near the end of the lease).
Freedom from Harassment: Tactics such as cutting off electricity or water to force a tenant out are illegal. Such "extrajudicial" measures can lead to criminal charges for Coercion under the Revised Penal Code.

3. Legal Grounds for Ejectment

A landlord cannot arbitrarily evict a long-term tenant. Under Section 9 of R.A. 9653, the only valid grounds for judicial ejectment are:

Subleasing: If the tenant sublets the unit without written consent from the owner.
Arrears in Payment: Failure to pay rent for a total of three (3) months.
Legitimate Need for the Owner to Reoccupy: If the owner or an immediate family member needs the unit for residential purposes. The tenant must be given three months' notice, and the owner cannot lease the unit to someone else for at least a year.
Necessary Repairs: When the unit is condemned by authorities or needs extensive repairs to make it safe. The tenant usually has the first right of refusal to return once repairs are done.
Expiration of the Lease Period: If the contract was for a fixed term.

4. The "Tacit Renewal" (Tacita Reconduccion)

For long-term tenants without a written contract extension, Article 1670 of the Civil Code provides a safety net. If, at the end of a lease, the tenant continues to enjoy the premises for 15 days with the acquiescence of the landlord, an "implied new lease" is created.

The terms of the original contract remain, but the period is determined by how the rent is paid (e.g., if paid monthly, the lease renews month-to-month).

5. Protection Against Unlawful Ejectment

If a landlord wants a tenant to leave, they must follow "Due Process of Law."

Demand Letter: The landlord must first send a formal written demand to pay and vacate.
Barangay Conciliation: Before filing a case in court, the parties must generally undergo mediation at the Lupong Tagapamayapa (Barangay level). If no settlement is reached, a "Certificate to File Action" is issued.
Unlawful Detainer Case: Only a court (Municipal Trial Court) can order an eviction through a "Writ of Execution" enforced by a sheriff. A landlord who forcibly removes a tenant's belongings or changes the locks without a court order is liable for damages.

6. Improvements and Reimbursements

Long-term tenants often improve the property. Under Article 1678 of the Civil Code:

Useful Improvements: If the tenant makes improvements in good faith (like building a fence or installing tiles), the landlord, upon the end of the lease, must pay the tenant one-half of the value of the improvements. If the landlord refuses to pay, the tenant has the right to remove the improvements, even if the principal thing suffers damage.
Ornamental Expenses: For purely decorative items, the tenant is not entitled to reimbursement but may remove them if it causes no injury to the property.

Summary Table: Tenant Protections

Feature	Protection/Requirement
Security Deposit	Maximum 2 months; must be refundable.
Advance Rent	Maximum 1 month.
Rent Increases	Capped by law for low-cost units.
Maintenance	Landlord's responsibility for major repairs.
Eviction Process	Requires Barangay conciliation and a Court Order.
Utility Cut-offs	Strictly prohibited as a means of harassment.