Agrarian reform in the Philippines, primarily governed by the Comprehensive Agrarian Reform Law (CARL) of 1988 (Republic Act No. 6657), is more than a social justice program; it is a mechanism for wealth redistribution. When a farmer-beneficiary passes away, the land awarded through a Certificate of Land Ownership Award (CLOA) or an Emancipation Patent (EP) becomes a vital yet legally complex asset for their heirs.

Understanding these rights requires navigating the intersection of the Civil Code of the Philippines and specialized agrarian laws.

1. The Right of Succession

Under Philippine law, the rights to the property are transmitted from the moment of the death of the decedent. For agrarian lands, the heirs step into the shoes of the deceased farmer-beneficiary. However, this is not an absolute right of ownership in the traditional sense; it is a succession into the status of a beneficiary, subject to the conditions imposed by the Department of Agrarian Reform (DAR).

Key Priority in Succession

While the Civil Code dictates the order of interstate succession (compulsory heirs like the spouse and children), agrarian law emphasizes the continuity of productivity. The land must remain in the hands of those who will actually till it.

2. Constraints on Ownership: The 10-Year Prohibitory Period

The most critical restriction heirs must understand is the ten-year holding period.

The Rule: Lands acquired via agrarian reform cannot be sold, transferred, or conveyed except through hereditary succession, or to the government/Land Bank of the Philippines, for a period of ten (10) years.
The Starting Point: This period begins from the date of the registration of the title (EP or CLOA).
The Heirs' Position: If the 10-year period has not lapsed when the beneficiary dies, the heirs inherit the land but remain bound by the same prohibition. They cannot sell the land to a third party until the decade is up and the land is fully paid for.

3. The Requirement of Cultivation and "Farmer-Status"

Agrarian reform land is granted on the condition that it be used for agricultural purposes. Heirs do not just inherit a piece of real estate; they inherit a legal obligation to farm.

Productivity: If the heirs abandon the land or convert it to non-agricultural use without DAR clearance, the state may initiate cancellation proceedings of the title.
One-Lot Rule: To prevent the fragmentation of land into uneconomical "handkerchief-sized" lots, the DAR generally discourages the physical subdivision of small farm holdings among multiple heirs. Ideally, the heirs should manage the land as a single unit or designate one heir as the primary tiller.

4. Obligations Inherited by the Heirs

Rights come with responsibilities. The heirs must fulfill the following to maintain their title:

Payment of Amortizations: If the land was not yet fully paid for by the decedent, the heirs are responsible for paying the remaining annual amortizations to the Land Bank of the Philippines. Failure to pay three (3) consecutive amortizations can be a ground for forfeiture.
Real Property Taxes: Heirs must ensure that taxes are paid to the Local Government Unit (LGU).
Non-Wastage: The land must be protected from degradation.

5. Transfer of Title and Documentation

To formally recognize the heirs' rights, several steps must be taken within the DAR framework:

Filing of Notice: The heirs must inform the DAR Municipal or Provincial office of the death of the beneficiary.
Settlement of Estate: The heirs must execute an Extrajudicial Settlement of Estate (if there is no will).
DAR Clearance: Before the Register of Deeds issues a new title in the names of the heirs, a DAR Clearance is mandatory to ensure the transfer does not violate the landholding limits (5-hectare ceiling) or the 10-year prohibition.

6. Common Pitfalls and Legal Risks

Illegal Sales ("Sanda/Benta"): Many heirs attempt to sell the land through "private documents" before the 10-year period ends. These sales are void ab initio (void from the beginning). The buyer gains no legal title, and the heirs risk having the land confiscated by the DAR for violating the CARL.
Co-ownership Disputes: Conflict among siblings often leads to the land being left idle. In agrarian law, idleness is a ground for dispossession.
Land Conversion: Heirs often mistakenly believe they can immediately build houses or commercial structures. Any conversion from agricultural to residential/commercial use requires a formal Conversion Order from the DAR.

Summary Table: Rights vs. Restrictions

Feature	Heir's Rights	Legal Restriction
Possession	Right to occupy and farm the land immediately.	Must maintain agricultural productivity.
Transferability	Can inherit via "Hereditary Succession."	Cannot sell to third parties within 10 years of registration.
Title	Right to have the CLOA/EP name changed to heirs.	Subject to proof of kinship and DAR clearance.
Usage	Right to the fruits of the land.	Prohibited from converting to non-agri use without permit.

Legal Note: While the heirs hold a vested right over the land, that right is "socially encumbered." The Philippine Constitution views agrarian land as a tool for national development and food security, meaning the heirs' private ownership is always balanced against the state's interest in keeping the land productive.