Does a Deed of Donation Expire in the Philippines?
Executive summary
A Deed of Donation does not, by itself, “expire.” Once a donation is validly executed and accepted—and, for real property, properly registered—it remains effective indefinitely unless it is void from the start, revoked, rescinded, or reduced under the Civil Code and related laws (tax, land registration, family code rules on legitimes). What can lapse are (a) deadlines to perfect the donation (e.g., acceptance and notice while the donor is alive), (b) statutory periods to register and pay taxes to make it enforceable against third persons, and (c) prescriptive periods to bring actions to revoke, rescind, or reduce donations.
Below is a complete, practical guide in the Philippine context.
1) What a deed of donation actually does
A donation is a gratuitous contract where a donor transfers ownership or a real right in favor of a donee, who accepts it. The deed is the formal instrument—often notarized—that (a) proves the donor’s intent, (b) describes the property, (c) states charges/conditions (if any), and (d) records the donee’s acceptance (either in the same deed or in a separate instrument duly notified to the donor).
- Inter vivos donations take effect during the donor’s lifetime once accepted and delivered (delivery for land is typically via the notarized deed and transfer/registration).
- Mortis causa donations are essentially will-like: they take effect upon the donor’s death, follow will formalities, are revocable any time before death, and usually require probate.
Key point: A deed of donation is about validity and effectivity, not “expiry dates.”
2) “Expiry” vs. events that make a donation ineffective
A deed won’t “expire,” but a donation can fail or later be undone in these common scenarios:
A. Failure to perfect (so it never becomes effective)
Lack of valid acceptance. Acceptance must be made while the donor is still alive. For immovables, acceptance must be in a public instrument and made known to the donor in an authentic form (e.g., notarized notice).
Formal defects.
- Movables: If value exceeds a modest statutory threshold, a written instrument is required; otherwise strict proof rules apply.
- Immovables: Must be in a notarized public deed, describing the property and charges/conditions.
Donor lacked capacity or donation exceeded what the donor could give (e.g., donor failed to reserve enough for their own support or tried to donate property they did not own).
B. Effective but later revoked, rescinded, or reduced
- Revocation for ingratitude. Classic grounds include serious offenses of the donee against the donor or refusal of support when legally due.
- Revocation due to supervening heirs. Certain donations may be revoked if the donor later has/adopts a child or a previously unknown legitimate child appears, subject to legal requirements.
- Rescission for non-fulfillment of conditions. If the donation was conditional (e.g., “donate this lot provided you build a community center within two years”) and the condition isn’t met, rescission may be available.
- Reduction of inofficious donations. Upon the donor’s death, donations that impair the legitime (reserved shares of compulsory heirs) can be reduced to the disposable portion.
- Special invalidity rules between spouses. Donations between spouses during marriage are generally void (except customary moderate gifts). Propter nuptias (by reason of marriage) given before marriage are allowed but may be ineffective if the marriage does not occur.
- Illegal object/purpose or contrary to law/morals/public policy. Void.
Timing matters: The Civil Code sets prescriptive periods (deadlines) to file revocation, rescission, or reduction actions. They are strict and can be short for some causes (e.g., certain revocations). Missing them may bar the claim even if the ground is otherwise valid.
3) Registration and taxes (no “expiry,” but non-compliance blocks transfer & exposes you to penalties)
Real property (land/condos, real rights)
Registration with the Registry of Deeds is required to transfer title and bind third persons. The notarized deed itself is evidence of ownership transfer, but without registration the donation is vulnerable against subsequent purchasers/mortgagees in good faith.
Delivery for immovables is commonly via the notarized deed (constructive delivery), but title transfer on the TCT/CCT requires:
- Donor’s tax clearance (eCAR),
- Documentary Stamp Tax (DST) and transfer tax payments,
- BIR eCAR presentation to the Registry,
- LGU taxes/fees and assessor updates, and
- Issuance of a new TCT/CCT in the donee’s name.
Practical effect: The deed doesn’t “expire,” but if you don’t complete tax payments and registration promptly, the register won’t transfer the title, penalties accrue, and your rights versus third persons are weaker.
Movable property (cash, vehicles, shares, equipment)
- Delivery (actual or constructive) perfects the donation of movables.
- Certain movables (e.g., shares) require corporate book entry for opposability; motor vehicles require LTO transfer; cash is delivered by possession or transfer of funds.
- Donor’s tax and DST may still apply.
Donor’s tax quick notes
- Tax base & rate: Net gifts within a calendar year after allowable deductions/exemptions; a single flat rate regime applies under current law.
- Deadline: The donor (or authorized representative) must file and pay donor’s tax shortly after the date of donation. Late filing incurs surcharges and interest and can stall registration.
- Exemptions/exclusions: Certain donations to the government, qualified NGOs, or within exemption thresholds may be exempt, but documentary proof is essential.
4) Delivery, acceptance, and “lifetime” limits you must not miss
- Acceptance + notice during donor’s lifetime (for inter vivos). If acceptance (and, for real property, authentic notice) happens after the donor dies, the donation fails.
- Mortis causa: Because effectivity is at death, the donor may revoke anytime before death; no “expiry,” but revocability is inherent until death.
- Conditional deeds: If the deed sets time-bound conditions (e.g., build/use within X years), failure within that period can trigger automatic cancellation or rescission depending on the wording.
5) Typical life cycle of a donation of land (inter vivos)
- Drafting the deed (identify parties, title/technical description, encumbrances, conditions, charges).
- Notarization (public instrument).
- Acceptance (same deed or separate instrument) and authentic notice to donor if separate.
- Tax compliance: donor’s tax/DST filing and payment; obtain BIR eCAR.
- LGU transfer tax, assessor’s records update.
- Registry of Deeds: submit deed + eCAR + tax clearances + owner’s duplicate title to secure new title in the donee’s name.
- Possession/actual control.
- If conditional: track compliance; obtain certifications (e.g., completion certificate) if required.
No step imposes “expiry” on the deed itself, but several steps have deadlines or practical windows; missing them adds penalties or blocks registration.
6) When can someone attack a donation later?
- Compulsory heirs (spouse, legitimate/illegitimate children/descendants, ascendants as applicable) may bring an action to reduce inofficious donations after the donor’s death to preserve their legitime.
- Donor (or heirs in defined cases) may sue to revoke for ingratitude or supervening heirs (birth/adoption/appearance), subject to strict time limits.
- Donor may rescind if resolutory conditions are breached (e.g., donee promised to maintain a scholarship program and stopped).
- Creditors may use rescissory actions if the donation prejudiced them (fraudulent conveyance theories).
- Third persons may prevail if they are buyers/mortgagees in good faith and the donation was not registered.
7) Special segments
Donations between spouses & to future spouses
- Between spouses during marriage: generally void (except customary moderate gifts).
- Propter nuptias (before marriage): allowed but falls if the marriage doesn’t occur; may also be subject to revocation in certain events stated in the deed or by law.
Donations to minors or persons under disability
- Acceptance must be through legal representatives (parents/guardians). Court approval may be prudent depending on the nature of the property and attached conditions.
Donations to charities, religious or educational institutions
- Often tax-favored if the recipient is accredited/qualified and the donation is for proper purposes. Keep SEC/PCNC/BIR documentation; the deed should spell out the charitable purpose and any conditions.
Donations of future property
- Generally not allowed inter vivos (you can’t donate what you don’t yet own), but mortis causa dispositions of future estate are within succession rules.
8) Documentary & drafting best practices
- Be explicit about acceptance: If in a separate instrument, include a recital of authentic notice to the donor and attach proof.
- Describe immovables precisely: TCT/CCT number, lot/blk, area, boundaries, improvements, existing liens/encumbrances.
- State conditions clearly: What counts as compliance? Who certifies it? What happens on breach (automatic cancellation vs. rescission action)?
- Reserve donor’s rights if needed: e.g., usufruct for life, right of reversion on breach, performance milestones for donee.
- Tax and costs clause: Who shoulders donor’s tax, DST, transfer taxes, registration fees?
- Delivery clause: Acknowledge constructive/actual delivery.
- Third-party opposability: Include an undertaking to register promptly.
- Attachments: IDs, board resolutions (if a corporation), special powers of attorney, titles, tax declarations, plan/technical descriptions, proofs of payment, eCAR.
9) Frequently asked questions
Q1: My deed was signed years ago but the land is still in the donor’s name. Has it expired? No. But without registration and tax clearances, title remains with the donor on the public record. You should regularize (secure eCAR, pay transfer taxes, register), subject to any penalties and to ensuring acceptance and notice were validly made while the donor was alive.
Q2: The donee never signed acceptance. Is the deed valid? For inter vivos donations, no—acceptance is essential (and must be during the donor’s lifetime; for real property it must be formal and notified). For mortis causa, follow will formalities instead.
Q3: Can the donor take the property back? Only on specific legal grounds (e.g., ingratitude, supervening heirs, breach of conditions) and within set legal time limits. Otherwise, an inter vivos donation that’s perfected and registered is generally irrevocable.
Q4: Does an eCAR or tax clearance expire? Clearances are intended to evidence compliance, not to impose a shelf life on the deed. However, agencies and registries may require current assessments and may impose penalties/interest for delayed transfers. Always verify current procedural rules before lodging documents.
Q5: Our deed says the donee must do X within two years. We missed it. Is the donation gone? It depends on the exact wording: some conditions are resolutory (automatic reversion), others require the donor to sue for rescission. Gather proof of performance or non-performance and review the clause carefully.
Q6: Will a donation be reduced after the donor’s death because of compulsory heirs? It can be reduced if it impairs legitimes. The reduction affects excess amounts above the disposable portion, in the order the law provides.
10) Practical checklists
For donors (inter vivos, real property)
- Confirm capacity and that you’ll retain enough for support.
- Decide inter vivos vs mortis causa based on control, timing, and probate.
- Prepare a notarized deed with full property description and conditions.
- Ensure donee’s acceptance (and authentic notice if acceptance is separate).
- File/pay taxes and secure eCAR promptly.
- Register with the Registry of Deeds to transfer the title.
- Keep a compliance calendar for any ongoing conditions or donor-reserved rights.
For donees
- Sign a proper acceptance (mind the donor’s lifetime rule).
- Take delivery and possess the property where feasible.
- Coordinate tax filings and registration to perfect your record title.
- Document compliance with any conditions (photos, permits, certifications).
- Watch out for potential revocation or reduction risks (e.g., compulsory heirs later).
Bottom line
In Philippine law, a Deed of Donation has no automatic expiration date. Its durability rests on proper formation (form + acceptance + delivery), timely tax compliance and registration, and ongoing adherence to any conditions. It can still be challenged or unwound through specific legal actions—each with strict time limits—but not because the deed simply “got old.”
This material is for general information only and is not a substitute for tailored legal advice. For a significant donation—especially of real property—consult Philippine counsel to confirm the latest procedural and tax requirements and to audit deadlines relevant to your deed.