MEMS Properties & Brokerage

19/03/2026

Thank You Arthaland 🤩

11/03/2026

Lincoln Tower - Rockwell 😍

08/03/2026

Great Job NBI👏

NBI BUSTS ILLEGAL REAL ESTATE SELLING SCHEME IN KORONADAL CITY

The National Bureau of Investigation (NBI), through its Central Mindanao Regional Office (CEMRO), arrested a real estate personnel during an entrapment operation conducted on 5 March 2026 in Koronadal City, South Cotabato, for the unauthorized sale of a subdivision lot.

The operation stemmed from a complaint filed by Sahar Carumba Kaddoura, who alleged that portions of a parcel of land located at Purok Everlasting, Barangay New Pangasinan, Koronadal City, covered by TCT No. 145-2022004615, were being marketed and sold without the authority of the legitimate heirs of the registered owner, Teodorico Paraico.

Investigation revealed that the property was being offered for sale using a Special Power of Attorney (SPA) purportedly executed by Paraico in 2022. However, records show that the registered owner died in 1979, casting serious doubt on the authenticity of the document used in the transaction.

Further verification with the Professional Regulation Commission (PRC) showed that the individual involved was not a licensed real estate practitioner, in violation of Republic Act No. 9646 (Real Estate Service Act). The property was likewise being marketed through P&N Real Estate Services without the required authority from the Department of Human Settlements and Urban Development (DHSUD), in violation of Presidential Decree No. 957.

Prior to the operation, NBI agents conducted test-buy operations, confirming that the office was actively offering subdivision lots for sale.

At around 10:00 AM on 5 March 2026, NBI operatives proceeded to the office of P&N Real Estate Services in Koronadal City. Upon the pre-arranged signal, agents entered the premises and caught Lilah May Villaruel y Tayo in the act of counting the marked money used as down payment for the purchase of a subdivision lot.

The suspect was informed of the reason for her arrest and apprised of her constitutional rights.

She now faces charges for violations of:

• Republic Act No. 9646 (Real Estate Service Act)
• Presidential Decree No. 957
• Article 315 (2) of the Revised Penal Code (Estafa)

The suspect was brought to the NBI Central Mindanao Regional Office in Koronadal City for documentation and booking. The subject has already been inquested before the Office of the City Prosecutor of Koronadal City.

NBI Director Atty. Melvin Matibag emphasized the Bureau’s commitment to protecting the public from fraudulent real estate transactions.

“We urge the public to exercise due diligence when purchasing real estate properties. Always verify the legitimacy of brokers, agents, and supporting documents through the proper government agencies before entering into any transaction. The NBI will continue to pursue individuals who engage in fraudulent schemes that victimize unsuspecting property buyers,” the NBI Director said.

04/03/2026

Thank You GRC😍

25/02/2026

Congratulations Jaz, for closing another unit at West Jones 🤩
Keep it up. God Bless You Always 🙏

03/02/2026

Thank You Taft Properties 😍

28/01/2026

Rising above the Cebu skyline, Horizons 101 is a true icon of modern urban living. As the tallest residential tower in Cebu and outside Metro Manila, it redefines cosmopolitan living at new heights.

Developed by Taft Properties and strategically located in the heart of Cebu City, Horizons 101 is ideal for both end-users and investors—perfect for daily or long-term rental opportunities.

Available Unit Types:
• Studio
• 1 Bedroom
• 2 Bedroom
• 3 Bedroom

Live higher. Invest smarter.






Message for more details!

07/12/2025

What does RA 7279 say about dwellers in a local government unit? Can the town mayor unilaterally tell the registered voters to go elsewhere without relocation sites for them?

Short answer?
No. Absolutely not. A mayor cannot just tell residents or registered voters to “go elsewhere” without relocation. That would get the mayor in deep legal trouble — RA 7279 is very explicit about this.

📘 What RA 7279 (UDHA) Actually Says About Dwellers

RA 7279 — the Urban Development and Housing Act — protects all dwellers in an LGU, including:

Informal settlers;
Long-term occupants;
Low-income families;
Registered voters and residents;
Even those without formal titles

The spirit of the law is simple:
👉 People cannot be treated like movable furniture.

Here are the key provisions that matter:
🛑 1. Eviction and demolition are ONLY allowed as a last resort.

(Section 28)
RA 7279 requires that eviction or demolition be done only when absolutely necessary, such as:

*when the area is a danger zone (sans the 2.1B Flood Control Project), or
*government infrastructure projects have a clear legal basis, or
*there is a court order.

Even then, the law demands strict safeguards.

🛑 2. NO eviction is allowed WITHOUT adequate relocation.

(Section 28(c))
The law is blunt: Evacuation or demolition without relocation is illegal. Before anyone is evicted, the LGU must provide:

*Adequate relocation sites (with basic services);
*Financial assistance, if under certain classifications;
*Transport assistance;
*Livelihood support, if applicable

A mayor cannot skip these.

🛑 3. The LGU must hold consultations with the affected community.

(Section 28(a))
This means:
*Public consultations;
*Dialogue with leaders;
*Written notices;
*Reasonable time frames;
*Social assessments

A “surprise eviction announcement” is illegal.

🛑 4. Eviction must be done in a humane, orderly, and peaceful manner.

(Section 28(b))
Force, threats, intimidation, and arbitrary commands are strictly prohibited.

🧨 So can the Mayor “Unilaterally” tell residents to leave? No. That is illegal under RA 7279.
The mayor:

*Cannot evict people without relocation sites;
*Cannot displace registered voters without due process;
*Cannot use verbal or written orders to force departure;
*Cannot remove people without a lawful basis approved through planning and zoning

Doing so exposes the mayor to:
*Administrative liability (oppression, grave abuse of authority);
*Civil liability (damages, injunctions);
*Criminal liability (possible anti-graft if undue injury is involved)

This is exactly the type of conduct Ombudsman decisions penalize.

🎯 Legal Bottom Line

📌 RA 7279 protects dwellers — whether they are titled owners, informal settlers, or long-time residents.
📌 Displacement requires relocation.
📌 Relocation requires planning (CLUP + zoning).
📌 Planning requires community consultation.
📌 Skipping all these makes the mayor’s directive illegal.

If the mayor insists? Residents can go straight to:

*Regional Trial Court (via injunction or TRO);
*Ombudsman;
*CHR (if rights violations occur);
*DILG (oversight on LGUs)

CTTO

18/09/2025

🇵🇭 Republic Act No. 12001: Real Property Valuation & Assessment Reform Act (RPVARA)

For everybody’s information 👇

The Philippine government has passed Republic Act (R.A.) No. 12001, also known as the Real Property Valuation and Assessment Reform Act (RPVARA). This landmark law was enacted in June 2024 and became effective on July 5, 2024.

One of the key provisions of this law is the Real Property Tax Amnesty, which offers significant relief to property owners who have unpaid real property taxes.

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🏛 What is the Real Property Tax Amnesty?

Waiver of Penalties: All penalties, surcharges, and interest on unpaid Real Property Taxes (RPT) before July 5, 2024 are condoned.

Basic Tax Only: Taxpayers only need to settle the basic RPT amount.

Coverage: This includes not just RPT, but also the Special Education Fund (SEF), Idle Land Tax, and other special assessments.

📅 Duration: July 5, 2024 to July 5, 2026 (2 years to settle)

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🌍 Is It Nationwide?

✅ Yes. This amnesty applies nationwide and must be implemented by all LGUs.

The BLGF (Bureau of Local Government Finance) issued Memorandum Circular No. 003-2025 to guide implementation.

LGUs may pass ordinances for the manner of payment (e.g., full or installment), but the amnesty itself applies whether or not an ordinance is passed.

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🚫 Who is Not Covered?

This amnesty cannot be availed if:

The property has already been auctioned.

The taxpayer is already under a compromise agreement with payments ongoing.

The case is under litigation in court.

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📝 How Can Property Owners Avail?

1. Verify your eligibility – check that delinquent taxes are before July 5, 2024.

2. Prepare documents – Tax Declaration No., title/ownership proof, valid ID.

3. Go to your City/Municipal Treasurer’s Office – request a computation under the RA 12001 amnesty.

4. Choose payment mode – full or installment, as allowed by your LGU.

5. Pay only the basic tax – penalties and surcharges should be automatically waived.

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💡 Why This Matters

This law is a big opportunity for property owners to clean up their tax records and avoid future legal or financial complications.

Easier transfer, sale, or mortgage of properties.

Helps LGUs collect much-needed revenue.

Encourages better compliance moving forward.

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📚 Source References:

Republic Act No. 12001, Real Property Valuation and Assessment Reform Act

BLGF Memorandum Circular No. 003-2025

Cebu Provincial Government – Public Information Office

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⚠️ Disclaimer

This blog is for general informational purposes only. It should not be taken as legal or financial advice. For specific guidance on your property tax situation, please consult your City/Municipal Treasurer’s Office or a licensed tax/legal professional.

CTTO

31/07/2025

Thank You Lord🙏

08/07/2025

Cebu Exchange by Arthaland 🤩