In the Philippines, the relationship between landlords and tenants is governed primarily by the Civil Code, the Rent Control Act of 2009 (Republic Act No. 9653), and various ordinances. Understanding your rights is the first step in preventing exploitation.

1. Protection Against Illegal Eviction

An eviction is considered illegal if it is done without a court order or based on grounds not recognized by law. Under the Rent Control Act, a landlord cannot evict a tenant simply because they want to increase the rent or because of a personal grudge.

Legal Grounds for Judicial Ejectment:

Non-payment of rent: Arrears for a total of three (3) months.
Subleasing: If the tenant leases the unit to a third party without written consent from the owner.
Expiry of Lease: If the period specified in the contract has ended and no renewal has occurred.
Owner’s Need: If the owner has a legitimate need to use the property for their own use or for an immediate family member (requires 3 months' notice).
Necessary Repairs: If the building is condemned or requires major repairs to make it safe.

The "Self-Help" Prohibition:

Landlords are strictly prohibited from taking the law into their own hands. They cannot forcibly remove your belongings, change the locks, or cut off utilities (water/electricity) to force you out. Ejectment can only be enforced by a Sheriff following a decision from a Metropolitan or Municipal Trial Court.

2. Harassment and Prohibited Acts

Harassment often takes the form of "constructive eviction," where the landlord makes the living conditions unbearable to force the tenant to leave.

Common Forms of Harassment:

Utility Termination: Cutting off water or electricity is a criminal/civil liability.
Intrusion of Privacy: Landlords do not have an absolute right to enter your unit. Unless there is an emergency or a scheduled repair agreed upon, they must give notice.
Threats and Intimidation: Any verbal or physical threats to "throw you out" are grounds for a complaint at the Barangay level.

Note: Under the Rent Control Act, if your monthly rent is below a certain threshold (e.g., ₱10,000 in Metro Manila), the landlord is legally restricted on how much they can increase the rent annually.

3. Security Deposits and Advance Rent

The handling of deposits is one of the most common points of contention. RA 9653 provides clear limitations:

The "1 + 2 Rule": Landlords can generally only require a maximum of one (1) month advance rent and two (2) months security deposit.
The Purpose: The deposit is meant to cover unpaid utility bills or physical damages to the property beyond "normal wear and tear."
Refundability: The deposit (including any interest earned) must be returned to the tenant within a reasonable time after the lease ends, minus valid deductions. It cannot be forfeited by the landlord without cause.

4. Legal Remedies: What Can You Do?

If your rights are being violated, follow this hierarchy of actions:

I. Barangay Conciliation

Under the Local Government Code, most landlord-tenant disputes must first undergo mediation at the Lupong Tagapamayapa (Barangay level) before a case can be filed in court.

II. Filing a Complaint for "Specific Performance"

If the landlord refuses to return your deposit, you can file a case for Small Claims (for amounts not exceeding ₱1M in some jurisdictions). This is a simplified process where lawyers are not required.

III. Criminal Charges

If the landlord cuts off your utilities or uses violence, you may file criminal charges for Unjust Vexation or Grave Coercion under the Revised Penal Code.

Summary Table: Tenant Protections

Issue	Landlord Restriction	Tenant Right
Eviction	No "Self-Help" (changing locks)	Requires Court Order (Sheriff)
Rent Increase	Capped by Rent Control Act	Right to stable pricing (if qualified)
Deposits	Max 2 months deposit	Refundable minus proven damages
Access	Cannot enter without notice	Right to quiet enjoyment/privacy

Would you like me to draft a formal Demand Letter addressed to a landlord for the return of a security deposit or to stop harassment?