In the Philippines, the relationship between a lessor (landlord) and a lessee (tenant) is governed primarily by the Civil Code of the Philippines and Republic Act No. 9653, also known as the Rent Control Act of 2009. Understanding the nuances of non-renewal and the legal process of eviction is critical to avoiding costly litigation and "self-help" maneuvers that may result in criminal or civil liability.

1. Non-Renewal of the Lease Contract

The expiration of a lease period is one of the most common grounds for a tenant to vacate a property. However, the nature of the renewal depends on the type of contract.

Fixed-Period Leases

Under Article 1673 of the Civil Code, the lessor may judicially eject the lessee when the period agreed upon has expired. If the contract specifies a date of termination, the lease ends automatically without the need for a demand, unless otherwise stated.

Tacita Reconduccion (Implied New Lease)

Under Article 1670, if at the end of the contract the lessee should continue enjoying the thing leased for fifteen days with the acquiescence of the lessor, and unless a notice to the contrary by either party has previously been given, it is understood that there is an implied new lease.

Terms: The terms of the original contract are revived, but the period is not.
Duration: The duration follows Articles 1682 and 1687 (e.g., month-to-month if rent is paid monthly).

Leases with No Fixed Period

If no period was set, the duration is determined by the timing of rent payments:

Monthly payment: The lease is considered month-to-month.
Weekly payment: The lease is week-to-week.

In these cases, the lessor may terminate the lease at the end of any month (or week) by providing proper notice.

2. Grounds for Judicial Eviction

Under Section 9 of Republic Act No. 9653, a lessor may eject a tenant based on the following specific grounds:

Subleasing: Assignment of the lease or subleasing the residential unit (including accepting boarders) without written consent from the owner.
Arrears in Rent: Non-payment of rent for a total of three (3) months.
Owner’s Need for the Property: Legitimate need of the owner or their immediate family to repossess the unit for residential use, provided:
- The lease has expired.
- The owner gave three months' notice in advance.
- The owner is prohibited from leasing the unit to a third party for at least one year.
Necessary Repairs: The need for the lessor to make necessary repairs to the leased premises which is the subject of an order of condemnation by appropriate authorities.
Expiration of Period: The expiration of the period of the lease contract.

3. The Legal Procedure for Eviction

Eviction in the Philippines is a structured legal process. Landlords cannot simply throw out a tenant's belongings or change the locks. Such "self-help" measures can lead to a case of Grave Coercion or Trespass to Dwelling.

Step 1: The Demand to Pay and Vacate

Before filing a court case for Unlawful Detainer, the lessor must make a formal demand upon the lessee to pay and vacate the premises. This is a jurisdictional requirement. The demand should be:

In writing.
Served personally, or by registered mail, or by posting it on the premises if no person is found there.

Step 2: Barangay Conciliation

If the lessor and lessee reside in the same city or municipality, the dispute must generally be referred to the Lupong Tagapamayapa (Barangay) for conciliation. A "Certificate to File Action" is required before the court will entertain the case.

Step 3: Filing an Unlawful Detainer Case

If mediation fails, the lessor files a complaint for Unlawful Detainer in the Metropolitan Trial Court (MeTC) or Municipal Trial Court (MTC) where the property is located.

Prescription: The case must be filed within one (1) year from the date of the last demand letter.
Summary Procedure: These cases are generally governed by the Rules on Summary Procedure to ensure faster resolution.

Step 4: Judgment and Execution

If the court rules in favor of the lessor, a Writ of Execution will be issued. Only a Sheriff is authorized to physically remove the tenant and their belongings from the property.

4. Prohibited Acts by the Lessor

The law protects tenants from harassment during the eviction process. The following actions are generally illegal if done without a court order:

Cutting off Utilities: Disconnecting electricity or water to force a tenant out.
Padlocking: Locking the doors while the tenant is away or inside.
Forced Entry: Entering the unit and removing items without the tenant's presence or consent.

Prohibited Act	Legal Consequence
Mechanical lockout/Padlocking	Potential Civil Damages / Grave Coercion (Criminal)
Utility Disconnection	Violation of the Rent Control Act / Civil Liability
Physical Harassment	Criminal charges for Coercion or Physical Injuries

5. Summary of Timeline and Requirements

Key Rule: For residential units covered by the Rent Control Act, a tenant cannot be ejected solely because the property was sold or mortgaged to a third person. The new owner must respect the existing lease until it naturally expires or a valid ground for eviction arises.

Non-payment threshold: 3 Months.
Notice for owner's use: 3 Months.
Prescription for Unlawful Detainer: 1 Year from demand.
Implied Renewal period: 15 Days of continued stay without objection.