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What is the applicable law for commercial space renting?

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Arresto Menor
Hello Atty,

Mayroon ako pwesto sa palengke. Ako at ang lahat ng may pwesto nagbayad ng "Rights" noong 2009 sa may-ari at may kasunduan na good for 10 years ang ibinayad naming rights. Walang nakasulat na kontrata na ibinigay ang may-ari sa amin.

Year 2012, a new management took over the ownership of the market. Apparently, the previous owner with whom we paid the rights mortgaged the market to the bank.

Naremata po ang palengke and the new owner bought the property by way of bidding.

Ngayon po, gusto bigla na lang magtaas ng upa ng bagong may-ari. Dati po ay P50 ang upa kada pwesto on the average, ngayon po ay ginawa na P150. Yun mga nasa harap naman ay gagawin na P700 daily ang upa from the old P50-P75 daily rental.

Wala na daw po bisa ang nakaraang kasunduan namin sa dating may-ari dahil hindi nila alam yun.

My questions are:
1. Wala na po ba kami habol sa dati na may-ari to whom we paid P150,000 to P250,000 per stall para magkaroon kami ng 10 year rights sa pwesto?
2. Hindi po ba obligated ang bago na may-ari na sundin ang kasunduan namin with the previous owner na good for 10 years ang rights namin sa palengke?
3. Pwede po ba magtaas ng ganun na lang ang bagong may-ari na from 200% to 1,400% ang range?
4. Ano po ang dapat naming gawin kung may pag-asa pa kaming maghabol sa dating may-ari.
5. Ano po ang dapat naming gawin sa gustong mangyari ng bagong may-ari at may laban ba kami?"

Maraming Salamat at Pasenysa na po sa mahaba kong tanong.


Worried Stallholders

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Arresto Mayor
CONTRACT is one of the sources of obligation and it is ENFORCEABLE. If you have a copy of contract, you may file a civil action for recovery of money/refund. If the amount of lease advances is Php 100,000.00 and below, go to MTC and file a case under SMALL CLAIM. Hindi nyo kailangan kumuha ng abogado.

If the rental fee is unjustifiably increased, you may file a petition in court for the determination of lawful rental amount. But if the new owner introduced additional improvement, it is justifiable to increase, but i think not a thousand or more percentage times.

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Arresto Menor
Hello Atty,

Maraming salamat po sa reply.

1. Wala po kami hawak na kontrata pero there are 30 of us who paid rights. HIndi po talaga nag-issue ng kontrata ang dati na may-ari. Pwede pa po ba kami maghabol kahit wala kami hawak na kontrata?

2. About the new owner, wala din po ipinapakita na kontrata at gusto na agad maningil ng mataas na daily rental after just 2 days of announcing the increase. Pwede po ba ang biglaan na pagtaas na gusto nila at wala din kontrata?

Maraming salamat po uli sa inyong sagot

Worried Stallholders

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