Under DENR Administrative Order (DAO) No. 2025-35, the agency overhauled the country’s residential free patent system, addressing long-standing bottlenecks that have left properties untitled for decades.
Fixing land uncertainty
“We are fixing a system that has left too many families in uncertainty for too long,” Environment Secretary Raphael M. Lotilla said.
“A title is more than a document – it is stability, dignity, and protection from abuse. Our duty is to ensure that land governance is not only efficient but truly responsive to the realities ordinary Filipinos face,” he added.
Across the Philippines, millions live on land passed down through generations but remain untitled due to rigid requirements, unclear rules, or limited access to government services.
Untitled properties cannot be used as loan collateral, complicate rebuilding after disasters, and are vulnerable to legal challenges from competing claimants.
These issues often surface in communities affected by typhoons, large-scale development projects, and property disputes.
Broader applicant coverage
The updated rules clarify who qualifies as an actual occupant and expand eligibility. Heirs, spouses, returning former Filipinos, and those whose possession was interrupted for valid reasons—such as work, marriage, or disasters—may now apply.
Previously, many families were disqualified due to temporary absences, a common reality in a country marked by high labor mobility, recurring typhoons, and internal migration.
The reforms aim to correct these gaps and bring long-awaited fairness to households that struggled to secure titles through no fault of their own.
Faster, transparent process
DAO No. 2025-35 also introduces measures to cut processing time and improve transparency.
The order enforces a 120-day processing period and allows electronic filing and tracking through the Land Administration and Management System (LAMS Philippines). It also permits deferred submission of Land Registration Authority certification for up to 90 days.
The P150 standardized application fee is retained, while cadastral survey costs are removed, shielding applicants—especially low-income families—from unauthorized or excessive charges.
Climate, coastal focus
Beyond residential titling, the DENR underscored the urgency of foreshore management reforms as coastal areas face rising risks from climate change, storm surges, and unregulated development.
Strengthened governance of coastal lands, the agency said, is key to protecting public assets, supporting local economies, and improving climate resilience for millions of Filipinos living along shorelines.
Lotilla said 2026 will be pivotal in delivering faster, more predictable land services while ensuring land administration contributes meaningfully to national development and public welfare. —Ed: Corrie S. Narisma
