(Philippine legal and regulatory context; general information, not legal advice.)

1) Clarifying the real issue: “Remove” can mean several different things

In Philippine practice, a Building Permit is an authorization issued by the Office of the Building Official (OBO) of the city/municipality where the property is located, allowing construction/alteration/repair/demolition subject to the National Building Code and local ordinances. It is usually not an encumbrance on the land title in the same way a mortgage or adverse claim is.

So when people ask how to “remove a building permit from a property,” they typically mean one (or more) of the following:

Cancel/withdraw a building permit that has been issued (e.g., owner changed mind, financing failed, plan changed).
Correct or replace a permit due to errors (wrong owner name, wrong location/lot, wrong scope).
Confirm that an unused/expired permit is no longer valid and secure documentation of expiration/cancellation for sale/transfer or due diligence.
Lift a stop-work order / clear a violation so the property and project records are “clean” with the OBO.
Address a permit issued without authority or with irregularities (revocation, administrative complaint, appeal).
Remove a record/annotation—but this is uncommon for building permits; if something is actually annotated, it is usually a different instrument (e.g., court order, lis pendens, levy) and the removal procedure is under land registration rules, not building-permit rules.

Because the legal path depends on which scenario applies, this article covers all common scenarios and the documentation typically required.

2) Key laws, agencies, and approvals involved (Philippine setting)

A. National Building Code framework

National Building Code of the Philippines (PD 1096) and its Implementing Rules and Regulations (IRR) govern building permits, inspections, and enforcement.
The Building Official (through the OBO) issues permits, conducts inspections, issues notices/orders, and may recommend or implement sanctions (including stoppage and revocation), subject to due process and applicable IRR procedures.

B. Local Government role

Cities/municipalities implement building regulation through their OBO and local ordinances (fees, workflow, local checklists).
Permits often require related clearances (e.g., barangay clearance in some LGUs, zoning clearance/locational clearance, fire safety evaluation/clearance processes, HOA approvals in subdivisions).

C. Why “removal” is often about records, not title

The permit is commonly kept in OBO records and posted at the site during construction.
A buyer or bank may request a certification from the OBO that a permit is cancelled/expired/not utilized, or that the project has no pending violations, rather than “removing” anything from the title.

3) Scenario A — Cancelling/withdrawing an issued Building Permit (owner no longer proceeds)

A. General rule

An owner/applicant may request cancellation/withdrawal of an issued permit when:

construction has not started, or
construction started but the owner will stop permanently and wants the permit closed out on record, or
the owner will proceed under a new permit (revised plans/new scope) and wants the old one cancelled.

B. Practical reasons to do this

Avoid confusion during sale/transfer or financing due diligence.
Prevent misuse of the permit by contractors or third parties.
Align OBO records when a new design/scope will be submitted.

C. Typical step-by-step process at the OBO

Procedures vary by LGU, but the standard path is:

Secure a copy of the issued permit and approved plans (as-received copies kept by owner/applicant).
Prepare a notarized request letter addressed to the Building Official requesting cancellation/withdrawal, stating:
- permit number and date,
- project location (address, lot/block, title/TCT/CCT number if applicable),
- reason for cancellation,
- status of works (not started / started then stopped),
- undertaking that any posted copy will be removed and that any re-application will be under a new filing.
Attach supporting documents, typically:
- government IDs of owner/applicant and authorization (SPA/board resolution) if signed by representative,
- proof of ownership or authority to build (e.g., title, deed, lease, authorization),
- contractor’s conformity (often requested if a contractor was named in the permit),
- site photos showing current status (especially if claiming “not started”).
Surrender/return the original permit if the LGU requires it (or submit an affidavit of loss if not available).
Pay any administrative fees if the LGU imposes a minimal certification/processing fee (permit fees already paid are commonly treated as non-refundable, unless the LGU has a refund policy).
OBO evaluation and possible site verification.
Issuance of a written action:
- Order/Notation of Cancellation/Withdrawal, and/or
- Certification that the permit is cancelled/withdrawn and/or not utilized, and whether there are pending violations.

D. Output document to request

For transactions (sale/bank), ask for an OBO-issued:

“Certification of Permit Cancellation/Withdrawal” or
“Certification of Non-Implementation / Expiration” (wording varies)

This document is what typically “clears” the issue in due diligence.

4) Scenario B — Permit expired or lapsed: how to “remove” it through certification

A. Permit validity in practice

Building permits are generally expected to be acted upon within the period specified by the issuing authority and applicable rules. If a permit is not commenced or is abandoned, it may be treated as expired/lapsed, and continuing construction typically requires a renewal or new permit (depending on LGU policy and elapsed time).

B. Procedure to document expiration (common need for buyers/banks)

Request from OBO a Certification stating:
- the permit details,
- that it is already expired/lapsed,
- whether there is no record of ongoing construction and no pending violations (if accurate).
Provide:
- permit number/date (or at least project name/address),
- owner/applicant identity and authority,
- photos and/or affidavit that no construction proceeded (if applicable).
OBO may conduct a site inspection before issuing the certification.

This “certification route” is the closest equivalent to “removing” an old permit from a property file.

5) Scenario C — Correcting mistakes: amendment, revision, or re-issuance instead of “removal”

If the problem is not that the owner wants the permit gone, but that the permit is wrong, the best remedy may be:

A. Minor corrections (clerical errors)

File a request for correction (e.g., typographical error in owner name) with proof (IDs/title).
OBO may annotate/correct the record or issue a corrected permit/certification.

B. Major changes (design/scope/structural/system changes)

Apply for revised plans / amendment or a new permit, depending on the significance of changes and the LGU’s workflow.
The old permit may be superseded and effectively “removed from use” by issuance of the new one, with OBO noting the supersession in the file.

6) Scenario D — Stop-work order, violations, and “clearing” the property’s permit record

Often, what needs “removal” is not the permit, but an enforcement record (notice of violation, stoppage, derogatory findings).

A. Common enforcement actions

Notice of Violation
Stop-Work Order / Order to Stop Construction
Requirements for retroactive permitting (if construction started without permit)

B. Procedure to lift/clear

Get the written findings and list of deficiencies from OBO.
Comply (correct deviations, secure missing permits/clearances, revise plans, structural evaluation if required).
Submit:
- compliance report,
- as-built plans (if required),
- engineer/architect certifications,
- test reports (as applicable),
- proofs of payment of penalties/fees if imposed by ordinance.
Request:
- Inspection, then
- Order lifting the stop-work order or Certification of Compliance/No Pending Violations.

This clearance is usually what banks and buyers ask for when they see a troubled project history.

7) Scenario E — Revocation or cancellation by the government (and how to challenge it)

A Building Official may take action against a permit and construction when there are code violations, misrepresentations, unsafe works, or non-compliance with approved plans and required clearances. When this happens, the issues include:

A. Due process essentials (administrative)

There is typically a requirement for notice and an opportunity to explain/comply, especially if the action affects vested interests and ongoing construction.
Documentation matters: the owner should secure copies of all notices, inspection reports, photographs, and the order issued.

B. Remedies (commonly used in practice)

Depending on the LGU and the nature of action:

Motion for reconsideration or written request to lift/review the order, presenting compliance or legal arguments.
Administrative appeal to the higher authority designated in the Building Code framework and LGU procedures.
If there are serious legal issues (grave abuse of discretion, etc.), judicial remedies may be considered with counsel.

Because appeals are technical and deadline-driven, counsel review is strongly recommended in these cases.

8) When a “permit issue” is actually a land-title annotation problem

If a bank or buyer claims there is an “annotation” that must be removed, verify what is actually annotated:

Building permits are generally not annotated on the title.
What may appear on title are court-related entries (lis pendens), adverse claims, levies, easements, or restrictions.

Practical verification steps

Obtain a Certified True Copy of the title from the Registry of Deeds (RD) and read the Memorandum of Encumbrances.
If the annotation is not a building permit but another instrument, removal follows RD rules and requires the correct cancellation document (e.g., court order lifting lis pendens; release of mortgage; cancellation of adverse claim after statutory period or by order; etc.).
Separately, obtain OBO certifications for permit status if needed.

9) Documents checklist (what LGUs commonly ask for)

For cancellation/withdrawal of permit

Request letter to Building Official (often notarized)
Copy of issued permit and official receipts
Proof of ownership/authority (title, deed, lease, authorization)
IDs of signatories; authorization (SPA/board resolution) if representative
Contractor’s conformity/affidavit (sometimes)
Site photos; affidavit of non-implementation (if applicable)

For certification of expiration/non-implementation

Request letter
Permit reference details
Photos/affidavit
Authorization and IDs

For lifting stop-work/clearing violations

Compliance documents (plans, as-builts, certifications)
Proof of penalties paid (if any)
Inspection request

10) Sample request letter (template)

[Date] The Building Official Office of the Building Official [City/Municipality]

Re: Request for Cancellation/Withdrawal of Building Permit No. ______ Project Location: [Complete Address / Lot-Block / Barangay]

Dear Sir/Madam:

The undersigned, [Name of Owner/Applicant], of legal age, [civil status], Filipino, with address at [address], respectfully requests the cancellation/withdrawal of Building Permit No. ______ issued on [date] for [project description] located at [location].

Reason/s: [e.g., project will not proceed due to financing; design change requiring new application; sale of property; etc.] Status of works: [e.g., construction has not started / construction started on ____ then stopped on ____; no further work will proceed under this permit.]

In support, attached are copies of the permit, proof of ownership/authority, identification documents, and photos of the current site condition. The undersigned undertakes that any future construction will be covered by the appropriate permit application and clearances.

Respectfully requested that the Office issue a Certification/Order of Cancellation/Withdrawal for record purposes.

Sincerely, [Signature] [Name] [Contact No./Email]

With conforme/Noted (if applicable): [Contractor / Authorized Representative]

11) Practical tips to avoid delays

Bring the permit number/date; if missing, provide the exact project address and owner/applicant name used in the filing.
If the owner has changed (sale already happened), prepare proof of authority to request records; some LGUs will only release detailed records to the original applicant/owner or with authorization.
If there was any construction, expect a site inspection and possibly requirements relating to safety/housekeeping or demolition of unsafe partial works.
If the goal is sale/financing, ask the OBO what exact wording your bank/buyer needs (e.g., “no pending violation,” “not implemented,” “cancelled as of ___”).

12) When to consult a professional (high-value situations)

Professional help (lawyer/architect/engineer) is advisable when:

there is an ongoing stop-work order, or threatened demolition/sanctions;
the permit is alleged to be illegal/fraudulent;
there is a dispute among co-owners, HOA/subdivision authority, or adjoining owners;
the property is part of a corporate transaction, estate settlement, or litigation;
you need a coordinated approach (OBO + zoning + fire + RD issues).

Bottom line

In the Philippines, you usually do not “remove a building permit from the title.” Instead, you regularize the OBO record by cancelling/withdrawing, documenting expiration, superseding with a revised/new permit, or clearing violations, then obtain the key deliverable: an OBO certification or order reflecting the permit’s correct status.

If you share the scenario (cancelled before construction / expired / with violation / wrong details / buyer asking for “removal”), a tailored step-by-step checklist can be produced for that specific case.