Documenti di Didattica
Documenti di Professioni
Documenti di Cultura
SUPREME COURT
Manila
EN BANC
G.R. No. L-40411 August 7, 1935
DAVAO SAW MILL CO., INC., plaintiff-appellant,
vs.
APRONIANO G. CASTILLO and DAVAO LIGHT & POWER CO., INC.,
defendants-appellees.
Arsenio Suazo and Jose L. Palma Gil and Pablo Lorenzo and Delfin Joven for
appellant.
J.W. Ferrier for appellees.
MALCOLM, J.:
The issue in this case, as announced in the opening sentence of the decision in
the trial court and as set
forth by counsel for the parties on appeal, involves the determination of the
nature of the properties
described in the complaint. The trial judge found that those properties were
personal in nature, and as a
consequence absolved the defendants from the complaint, with costs against the
plaintiff.
The Davao Saw Mill Co., Inc., is the holder of a lumber concession from the
Government of the
Philippine Islands. It has operated a sawmill in the sitio of Maa, barrio of Tigatu,
municipality of
Davao, Province of Davao. However, the land upon which the business was
conducted belonged to
another person. On the land the sawmill company erected a building which
housed the machinery used
by it. Some of the implements thus used were clearly personal property, the
conflict concerning
machines which were placed and mounted on foundations of cement. In the
contract of lease between
the sawmill company and the owner of the land there appeared the following
provision:
That on the expiration of the period agreed upon, all the improvements and
buildings introduced
and erected by the party of the second part shall pass to the exclusive ownership
of the party of
the first part without any obligation on its part to pay any amount for said
improvements and
buildings; also, in the event the party of the second part should leave or abandon
the land leased
before the time herein stipulated, the improvements and buildings shall likewise
pass to the
ownership of the party of the first part as though the time agreed upon had
expired: Provided,
however, That the machineries and accessories are not included in the
improvements which will
pass to the party of the first part on the expiration or abandonment of the land
leased.
In another action, wherein the Davao Light & Power Co., Inc., was the plaintiff
and the Davao, Saw,
Mill Co., Inc., was the defendant, a judgment was rendered in favor of the plaintiff
in that action
against the defendant in that action; a writ of execution issued thereon, and the
properties now in
question were levied upon as personalty by the sheriff. No third party claim was
filed for such
properties at the time of the sales thereof as is borne out by the record made by
the plaintiff herein.
Indeed the bidder, which was the plaintiff in that action, and the defendant herein
having consummated
the sale, proceeded to take possession of the machinery and other properties
described in the
corresponding certificates of sale executed in its favor by the sheriff of Davao.
As connecting up with the facts, it should further be explained that the Davao
Saw Mill Co., Inc., has
on a number of occasions treated the machinery as personal property by
executing chattel mortgages in
favor of third persons. One of such persons is the appellee by assignment from
the original mortgages.
Article 334, paragraphs 1 and 5, of the Civil Code, is in point. According to the
Code, real property
consists of —
1. Land, buildings, roads and constructions of all kinds adhering to the soil;
xxxxxxxxx
5. Machinery, liquid containers, instruments or implements intended by the owner
of any
building or land for use in connection with any industry or trade being carried on
therein and
which are expressly adapted to meet the requirements of such trade of industry.
Appellant emphasizes the first paragraph, and appellees the last mentioned
paragraph. We entertain no
doubt that the trial judge and appellees are right in their appreciation of the legal
doctrines flowing
from the facts.
In the first place, it must again be pointed out that the appellant should have
registered its protest before
or at the time of the sale of this property. It must further be pointed out that while
not conclusive, the
characterization of the property as chattels by the appellant is indicative of
intention and impresses
upon the property the character determined by the parties. In this connection the
decision of this court
in the case of Standard Oil Co. of New York vs. Jaramillo ( [1923], 44 Phil., 630),
whether obiter dicta
or not, furnishes the key to such a situation.
It is, however not necessary to spend overly must time in the resolution of this
appeal on side issues. It
is machinery which is involved; moreover, machinery not intended by the owner
of any building or
land for use in connection therewith, but intended by a lessee for use in a
building erected on the land
by the latter to be returned to the lessee on the expiration or abandonment of the
lease.
A similar question arose in Puerto Rico, and on appeal being taken to the United
States Supreme Court,
it was held that machinery which is movable in its nature only becomes
immobilized when placed in a
plant by the owner of the property or plant, but not when so placed by a tenant, a
usufructuary, or any
person having only a temporary right, unless such person acted as the agent of
the owner. In the
opinion written by Chief Justice White, whose knowledge of the Civil Law is well
known, it was in
part said:
To determine this question involves fixing the nature and character of the
property from the
point of view of the rights of Valdes and its nature and character from the point of
view of
Nevers & Callaghan as a judgment creditor of the Altagracia Company and the
rights derived by
them from the execution levied on the machinery placed by the corporation in the
plant.
Following the Code Napoleon, the Porto Rican Code treats as immovable (real)
property, not
only land and buildings, but also attributes immovability in some cases to
property of a movable
nature, that is, personal property, because of the destination to which it is
applied. "Things," says
section 334 of the Porto Rican Code, "may be immovable either by their own
nature or by their
destination or the object to which they are applicable." Numerous illustrations are
given in the
fifth subdivision of section 335, which is as follows: "Machinery, vessels,
instruments or
implements intended by the owner of the tenements for the industrial or works
that they may
carry on in any building or upon any land and which tend directly to meet the
needs of the said
industry or works." (See also Code Nap., articles 516, 518 et seq. to and
inclusive of article 534,
recapitulating the things which, though in themselves movable, may be
immobilized.) So far as
the subject-matter with which we are dealing — machinery placed in the plant —
it is plain,
both under the provisions of the Porto Rican Law and of the Code Napoleon, that
machinery
which is movable in its nature only becomes immobilized when placed in a plant
by the owner
of the property or plant. Such result would not be accomplished, therefore, by the
placing of
machinery in a plant by a tenant or a usufructuary or any person having only a
temporary right.
(Demolombe, Tit. 9, No. 203; Aubry et Rau, Tit. 2, p. 12, Section 164; Laurent,
Tit. 5, No. 447;
and decisions quoted in Fuzier-Herman ed. Code Napoleon under articles 522 et
seq.) The
distinction rests, as pointed out by Demolombe, upon the fact that one only
having a temporary
right to the possession or enjoyment of property is not presumed by the law to
have applied
movable property belonging to him so as to deprive him of it by causing it by an
act of
immobilization to become the property of another. It follows that abstractly
speaking the
machinery put by the Altagracia Company in the plant belonging to Sanchez did
not lose its
character of movable property and become immovable by destination. But in the
concrete
immobilization took place because of the express provisions of the lease under
which the
Altagracia held, since the lease in substance required the putting in of improved
machinery,
deprived the tenant of any right to charge against the lessor the cost such
machinery, and it was
expressly stipulated that the machinery so put in should become a part of the
plant belonging to
the owner without compensation to the lessee. Under such conditions the tenant
in putting in the
machinery was acting but as the agent of the owner in compliance with the
obligations resting
upon him, and the immobilization of the machinery which resulted arose in legal
effect from the
act of the owner in giving by contract a permanent destination to the machinery.
xxxxxxxxx
The machinery levied upon by Nevers & Callaghan, that is, that which was
placed in the plant
by the Altagracia Company, being, as regards Nevers & Callaghan, movable
property, it follows
that they had the right to levy on it under the execution upon the judgment in their
favor, and the
exercise of that right did not in a legal sense conflict with the claim of Valdes,
since as to him
the property was a part of the realty which, as the result of his obligations under
the lease, he
could not, for the purpose of collecting his debt, proceed separately against.
(Valdes vs. Central
Altagracia [192], 225 U.S., 58.)
Finding no reversible error in the record, the judgment appealed from will be
affirmed, the costs of this
instance to be paid by the appellant.
Villa-Real, Imperial, Butte, and Goddard, JJ., concur.
[1982V226] MANILA ELECTRIC COMPANY, petitioner, vs. CENTRAL BOARD OF
47943
DECISION
AQUINO, J.:
This case is about the imposition of the realty tax on two oil storage tanks installed in 1969 by Manila
Electric Company on a lot in San Pascual, Batangas which it leased in 1968 from Caltex (Phil.), Inc.
The tanks are within the Caltex refinery compound. They have a total capacity of 566,000 barrels. They
are used for storing fuel oil for Meralco's power plants.
According to Meralco, the storage tanks are made of steel plates welded and assembled on the spot.
Their bottoms rest on a foundation consisting of compacted earth as the outermost layer, a sand pad as
the intermediate layer and a two-inch thick bituminous asphalt stratum as the top layer. The bottom of
The steel sides of the tank are directly supported underneath by a circular wall made of concrete,
eighteen inches thick, to prevent the tank from sliding. Hence, according to Meralco, the tank is not
attached to its foundation. It is not anchored or welded to the concrete circular wall. Its bottom plate is
not attached to any part of the foundation by bolts, screws or similar devices. The tank merely sits on
its foundation. Each empty tank can be floated by flooding its dike-inclosed location with water four
On the other hand, according to the hearing commissioners of the Central Board of Assessment
Appeals, the area where the two tanks are located is enclosed with earthen dikes with electric steel
poles on top thereof and is divided into two parts as the site of each tank. The foundation of the tanks is
elevated from the remaining area. On both sides of the earthen dikes are two separate concrete steps
Tank No. 2 is supported by a concrete foundation with an asphalt lining about an inch thick. Pipelines
were installed on the sides of each tank and are connected to the pipelines of the Manila Enterprises
Industrial Corporation whose buildings and pumping station are near Tank No. 2.
The Board concludes that while the tanks rest or sit on their foundation, the foundation itself and the
walls, dikes and steps, which are integral parts of the tanks, are affixed to the land while the pipelines
In 1970, the municipal treasurer of Bauan, Batangas, on the basis of an assessment made by the
provincial assessor, required Meralco to pay realty taxes on the two tanks. For the five-year period
from 1970 to 1974, the tax and penalties amounted to P431,703.96 (p. 27, Rollo). The Board required
Meralco to pay the tax and penalties as a condition for entertaining its appeal from the adverse decision
The Central Board of Assessment Appeals (composed of Acting Secretary of Finance Pedro M.
Almanzor as chairman and Secretary of Justice Vicente Abad Santos and Secretary of Local
Government and Community Development Jose Roño as members) in its decision dated November 5,
1976 ruled that the tanks together with the foundation, walls, dikes, steps, pipelines and other
appurtenances constitute taxable improvements. Meralco received a copy of that decision on February
28, 1977. On the fifteenth day, it filed a motion
for reconsideration which the Board denied in its resolution of November 25, 1977, a copy of which
On March 15, 1978, Meralco filed this special civil action of certiorari to annul the Board's decision
and resolution. It contends that the Board acted without jurisdiction and committed a grave error of law
enumerated in article 415 of the Civil Code and, therefore, they cannot be categorized as realty by
nature, by incorporation, by destination nor by analogy. Stress is laid on the fact that the tanks are not
attached to the land and that they were placed on leased land, not on the land owned by Meralco.
This is one of those highly controversial, borderline or penumbral cases on the classification of
property where strong divergent opinions are inevitable. The issue raised by Meralco has to be resolved
in the light of the provisions of the Assessment Law, Commonwealth Act No. 470, and the Real
Property Tax Code, Presidential Decree No. 464 which took effect on June 1, 1974.
Section 2 of the Assessment Law provides that the realty tax is due "on real property, including land,
buildings, machinery, and other improvements" not specifically exempted in section 3 thereof. This
provision is reproduced with some modification in the Real Property Tax Code which provides:
"Sec. 38. Incidence of Real Property Tax. - They shall be levied, assessed and collected in all
provinces, cities and municipalities an annual ad valorem tax on real property, such as land, buildings,
machinery and other improvements affixed or attached to real property not hereinafter specifically
exempted."
amounting to more than mere repairs or replacement of waste, costing labor or capital and intended to
enhance its value, beauty or utility or to adapt it for new or further purposes."
We hold that while the two storage tanks are not embedded in the land, they may, nevertheless, be
considered as improvements on the land, enhancing its utility and rendering it useful to the oil industry.
It is undeniable that the two tanks have been installed with some degree of permanence as receptacles
for the considerable quantities of oil needed by Meralco for its operations.
Oil storage tanks were held to be taxable realty in Standard Oil Co. of New Jersey vs. Atlantic City, 15
regarded as personal property (84 C.J.S. 171, Note 8). It is a familiar phenomenon to see things classed
as real property for purposes of taxation which on general principle might be considered personal
property (Standard Oil Co. of New York vs. Jaramillo, 44 Phil. 630, 633). The case of Board of Assessment
Appeals vs. Manila Electric Company, 119 Phil. 328, wherein
Meralco's steel towers were held not to be subject to realty tax, is not in point because in that case the
steel towers were regarded as poles and under its franchise Meralco's poles are exempt from taxation.
Moreover, the steel towers were not attached to any land or building. They were removable from their
metal frames.
Nor is there any parallelism between this case and Mindanao Bus Co. vs. City Assessor, 116 Phil. 501,
where the tools and equipment in the repair, carpentry and blacksmith shops of a transportation
company were held not subject to realty tax because they were personal property.
WHEREFORE, the petition is dismissed. The Board's questioned decision and resolution are affirmed.
No costs.
SO ORDERED.
PROVINCIAL ASSESSOR OF BATANGAS, respondents., G.R. No. L-47943, 1982 May 31, 2nd
Division)
[1972V239] RAFAEL S. SALAS, in his capacity as Executive Secretary; CONRADO F. ESTRELLA,
in his capacity as Governor of the Land Authority; and LORENZO GELLA, in his capacity as Register
of Deeds of Manila, petitioners-appellants, vs. HON. HILARION U. JARENCIO, as P1972 Aug 30 1st
DECISION
ESGUERRA, J:
This is a petition for review of the decision of the Court of First Instance of Manila, Branch XXIII, in
Civil Case No. 67946, dated September 23, 1968, the dispositive portion of which is as follows:
"WHEREFORE, the Court renders judgment declaring Republic Act No. 4118 unconstitutional and
invalid in that it deprived the City of Manila of its property without due process and payment of just
compensation. Respondent Executive Secretary and Governor of the Land Authority are hereby
restrained and enjoined from implementing the provisions of said law. Respondent Register of Deeds
of the City of Manila is ordered to cancel Transfer Certificate of Title No. 80876 which he had issued
in the name of the Land Tenure Administration and reinstate Transfer Certificate of Title No. 22547 in
the name of the City of Manila which he cancelled, if that is feasible, or issue a new certificate of title
for the same parcel of land in the name of the City of Manila." 1
The facts necessary for a clear understanding of this case are as follows:
On February 24, 1919, the 4th Branch of the Court of First Instance of Manila, acting as a land
registration court, rendered judgment in Case No. 18, G.L.R.O. Record No. 111, declaring the City of
Manila the owner in fee simple of a parcel of land known as Lot No. 1, Block 557 of the Cadastral
Survey of the City of Manila, containing an area of 9,689.8 square meters, more or less. Pursuant to
said judgment the Register of Deeds of Manila on August 21, 1920, issued in favor of the City of
Manila, Original Certificate of Title No. 4329 covering the aforementioned parcel of land. On various
dates in 1924, the City of Manila sold portions of the aforementioned parcel of land in favor of Pura
Villanueva. As a consequence of the transactions Original Certificate of Title No. 4329 was cancelled
and transfer certificates of title were issued in favor of Pura Villanueva for the portions purchased by
her. When the last sale to Pura Villanueva was effected on August 22, 1924, Transfer Certificate of
Title No. 21974 in the name of the City of Manila was cancelled and in lieu thereof Transfer Certificate
of Title (T.C.T.) No. 22547 covering the residue thereof known as Lot 1-B-2-B of Block 557, with an
area of 7,490.10 square meters, was issued in the name of the City of Manila.
On September 21, 1960, the Municipal Board of Manila, presided by then Vice-Mayor Antonio J.
Villegas, adopted a resolution requesting His Excellency, the President of the Philippines to consider
the feasibility of declaring the City property bounded by Florida, San Andres, and Nebraska Streets,
under Transfer Certificate of Title Nos. 25545 and 22547, containing a total area of 7,450 square
meters as a patrimonial property of the City of Manila for the purpose of reselling these lots to the
The said resolution of the Municipal Board of the City of Manila was officially transmitted to the
President of the Philippines by then Vice-Mayor Antonio J. Villegas on September 21, 1960, with the
information that the same resolution was, on the same date, transmitted to the Senate and House of
During the First Session of the Fifth Congress of the Philippines, House Bill No. 191 was filed in the
House of Representatives by then Congressman Bartolome Cabangbang seeking to declare the property
in question as patrimonial property of the City of Manila, and for other purposes. The explanatory note
"In the particular case of the property subject of this bill, the City of Manila does not seem to have use
thereof as a public communal property. As a matter of fact, a resolution was adopted by the Municipal
Board of Manila at its regular session held on September 21, 1960, to request the feasibility of
declaring the city property bounded by Florida, San Andres and Nebraska Streets as a patrimonial
property of the City of Manila for the purpose of reselling these lots to the actual occupants thereof.
Therefore, it will be to the best interest of society that the said property be used in one way or another.
Since this property has been occupied for a long time by the present occupants thereof and since said
occupants have expressed their willingness to buy the said property, it is but proper that the same be
sold to them." 4
Subsequently, a revised version of the Bill was introduced in the House of Representatives by
Congressmen Manuel Cases, Antonio Raquiza and Nicanor Yñiguez as House Bill No. 1453, with the
"The accompanying bill seeks to convert one (1) parcel of land in the district of Malate, which is
reserved as communal property into a disposable or alienable property of the State and to provide its
"This parcel of land in question was originally an aggregate part of a piece of land with an area of
9,689.8 square meters, more or less. . . . On September 21, 1960, the Municipal Board of Manila in its
regular session unanimously adopted a resolution requesting the President of the Philippines and
Congress of the Philippines the feasibility of declaring this property into disposable or alienable
property of the State. There is therefore a precedent that this parcel of land could be subdivided and
sold to bona fide occupants. This parcel of land will not serve any useful public project because it is
bounded on all sides by private properties which were formerly parts of this lot in question.
"Approval of this bill will implement the policy of the Administration of land for the landless and the
Fifth Declaration of Principles of the Constitution, which states that the promotion of Social Justice to
insure the well-being and economic security of all people should be the concern of the State. We are
ready and willing to enact legislation promoting the social and economic well-being of the people
The Bill having been passed by the House of Representatives, the same was thereafter sent to the
Senate where it was thoroughly discussed, as evidenced by the Congressional Records for May 20,
"SENATOR FERNANDEZ: Mr. President, it will be recalled that when the late Mayor Lacson was
still alive, we approved a similar bill. But afterwards, the late Mayor Lacson came here and protested
against the approval, and the approval was reconsidered. May I know whether the defect in the bill
"SENATOR TOLENTINO: I understand Mr. President, that has already been eliminated, and that is
why the City of Manila has no mole objection to this bill. "SENATOR FERNANDEZ: Mr. President, in view
of that manifestation and considering that Mayor
Villegas and Congressman Albert of the Fourth District of Manila are in favor of the bill. I would not
want to pretend to know more what is good for the City of Manila.
"SENATOR TOLENTINO: Mr. President, there being no objection, I move that we approve this bill
on second reading.
"PRESIDENT PRO-TEMPORE: The bill is approved on second reading after several Senators said aye
The bill was passed by the Senate, approved by the President on June 20, 1964, and became Republic
Lot 1-B-2-B op Block 557 of the cadastral survey of the City of Manila, situated in the District of
Malate. City of Manila, which is reserved as communal property, is hereby converted into disposal or
alienable land of the State, to be placed under the disposal of the Land Tenure Administration. The
Land Tenure Administration shall subdivide the property into small lots, none of which shall exceed
one hundred and twenty square meters in area and sell the same on installment basis to the tenants or
bona fide occupants thereof and to individuals, in the order mentioned: Provided, That no down
payment shall be required of tenants or bona fide occupants who cannot afford to pay such down
payment: Provided, further, That no person can purchase more than one lot: Provided, furthermore,
That if the tenant or bona fide occupant of any given lot is not able to purchase the same, he shall be
given a lease from month to month until such time that he is able to purchase the lot: Provided, still
further, That in the event of lease the rentals which may be charged shall not exceed eight per cent per
annum of the assessed value of the property leased: And provided, finally, That in fixing the price of
each lot, which shall not exceed twenty pesos per square meter, the cost of subdivision and survey shall
not be included.
"Sec. 2. Upon approval of this Act no ejectment proceedings against any tenant or bona fide occupant
of the above lots shall be instituted and any ejectment proceedings pending in court against any such
tenant or bona fide occupant shall be dismissed upon motion of the defendant: Provided, That any
demolition order directed against any tenant or bona fide occupant shall be lifted.
"Sec. 3. Upon approval of this Act, if the tenant or bona fide occupant is in arrears in the payment of
any rentals, the amount legally due shall be liquidated and shall be payable in twenty-four equal
"Sec. 4. No property acquired by virtue of this Act shall be transferred, sold, mortgaged, or otherwise
disposed of within a period of five years from the date full ownership thereof has been vested in the
"Sec. 5. In the event of the death of the purchaser prior to the complete payment of the price of the lot
purchased by him, his widow and children shall succeed in all his rights and obligations with respect to
his lot.
"Sec. 6. The Chairman of the Land Tenure Administration shall implement and issue such rules and
regulations as may be necessary to carry out the provisions of this Act. "Sec. 7. The sum of one hundred
fifty thousand pesos is appropriated out of any funds in the National
Treasury not otherwise appropriated, to carry out the purposes of this Act.
"Sec. 8. All laws or parts of laws inconsistent with this Act are repealed or modified accordingly.
"Sec. 9. This Act shall take effect upon its approval.
To implement the provisions of Republic Act No. 4118, and pursuant to the request of the occupants of
the property involved, then Deputy Governor Jose V. Yap of the Land Authority (which succeeded the
Land Tenure Administration) addressed a letter, dated February 18, 1965, to Mayor Antonio Villegas,
furnishing him with a copy of the proposed subdivision plan of said lot as prepared for the Republic of
the Philippines for resale of the subdivision lots by the Land Authority to bona fide applicants. 6
On March 2, 1965, the City Mayor of Manila, through his Executive and Technical Adviser,
acknowledged receipt of the proposed subdivision plan of the property in question and informed the
Land Authority that his office would interpose no objection to the implementation of said law,
With the above-mentioned written conformity of the City of Manila for the implementation of Republic
Act No. 4118, the Laud Authority, thru then Deputy Governor Jose V. Yap, requested the City
Treasurer of Manila, thru the City Mayor, for the surrender and delivery to the former of the owner's
duplicate of Transfer Certificate of Title No. 22547 in order to obtain title thereto in the name of the
Land Authority. The request was duly granted with the knowledge and consent of the Office of the City
Mayor. 8
With the presentation of Transfer Certificate of Title No. 22547, which had been yielded as above
stated by the City authorities to the Land Authority, Transfer Certificate of Title (T.C.T. No. 22547)
was cancelled by the Register of Deeds of Manila and in lieu thereof Transfer Certificate of Title No.
80876 was issued in the name of the Land Tenure Administration (now Land Authority) pursuant to the
But due to reasons which do not appear in the record, the City of Manila made a complete turn-about,
for on December 20, 1966, Antonio J. Villegas, in his capacity as the City Mayor of Manila and the
City of Manila as a duly organized public corporation, brought an action for injunction and/or
prohibition with preliminary injunction to restrain, prohibit and enjoin the herein appellants,
particularly the Governor of the Land Authority and the Register of Deeds of Manila, from further
implementing Republic Act No. 4118, and praying for the declaration of Republic Act No. 4118 as
unconstitutional.
With the foregoing antecedent facts, which are all contained in the partial stipulation of facts submitted
to the trial court and approved by respondent Judge, the parties waived the presentation of further
evidence and submitted the case for decision. On September 23, 1968, judgment was rendered by the
trial court declaring Republic Act No. 4118 unconstitutional and invalid on the ground that it deprived
the City of Manila of its property without due process of law and payment of just compensation. The
respondents were ordered to undo all that had been done to carry out the provisions of said Act and
were restrained from further implementing the same.Two issues are presented for determination, on
the resolution of which the decision in this case hinges,
to wit:
II. Is Republic Act No. 4118 valid and not repugnant to the Constitution?
As regards the first issue, appellants maintain that the land involved is a communal land or "legua
comunal" which is a portion of the public domain owned by the State; that it came into existence as
such when the City of Manila, or any pueblo or town in the Philippines for that matter, was founded
under the laws of Spain, the former sovereign; that upon the establishment of a pueblo, the
administrative authority was required to allot and set aside portions of the public domain for a public
plaza, a church site, a site for public buildings, lands to serve as common pastures and for streets and
roads; that in assigning these lands some lots were earmarked for strictly public purposes, and
ownership of these lots (for public purposes) immediately passed to the new municipality; that in the
case of common lands or "legua comunal", there was no such immediate acquisition of ownership by
the pueblo, and the land though administered thereby, did not automatically become its property in the
absence of an express grant from the Central Government, and that the reason for this arrangement is
that this class of land was not absolutely needed for the discharge of the municipality's governmental
functions.
It is argued that the parcel of land involved herein has not been used by the City of Manila for any
public purpose and had not been officially earmarked as a site for the erection of some public
buildings; that this circumstance confirms the fact that it was originally "communal" land alloted to the
City of Manila by the Central Government not because it was needed in connection with its
organization as a municipality but simply for the common use of its inhabitants; that the present City of
Manila as successor of the Ayuntamiento de Manila under the former Spanish sovereign merely enjoys
the usufruct over said land, and its exercise of acts of ownership by selling parts thereof did not
necessarily convert the land into a patrimonial property of the City of Manila nor divest the State of its
paramount title.
Appellants further argue that a municipal corporation, like a city is a governmental agent of the State
with authority to govern a limited portion of its territory or to administer purely local affairs in a given
political subdivision, and the extent of its authority is strictly delimited by the grant of power conferred
by the State; that Congress has the exclusive power to create, change or destroy municipal
corporations; that even if We admit that legislative control over municipal corporations is not absolute
and even if it is true that the City of Manila has a registered title over the property in question, the mere
transfer of such land by an act of the legislature from one class of public land to another, without
Appellants finally argue that Republic Act No. 4118 has treated the land involved as one reserved for
communal use, and this classification is conclusive upon the courts; that if the City of Manila feels that
this is wrong and its interests have been thereby prejudiced, the matter should be brought to the
attention of Congress for correction; and that since Congress, in the exercise of its wide discretionary
powers has seen fit to classify the land in question as communal, the Courts certainly owe it to
coordinate branch of the Government to respect such determination and should not interfere with the
enforcement of the law. Upon the other hand, appellees argue by simply quoting portions of the
appealed decision of the trial
"The respondents (petitioners-appellants herein) contend, among other defenses, that the property in
question is communal property. This contention is, however, disproved by Original Certificate of Title
No. 4329 issued on August 21, 1920 in favor of the City of Manila after the land in question was
registered in the City's favor. The Torrens Title expressly states that the City of Manila was the owner
in 'fee simple' of the said land. Under Sec. 38 of the Land Registration Act, as amended, the decree of
confirmation and registration in favor of the City of Manila . . . shall be conclusive upon and against all
persons including the Insular Government and all the branches there . . . is nothing in the said
certificate of title indicating that the land was 'communal' land as contended by the respondents. The
erroneous assumption by the Municipal Board of Manila that the land in question was communal land
did not make it so. The Municipal Board had no authority to do that.
"The respondents, however, contend that Congress had the power and authority to declare that the
land
in question was 'communal' land and the courts have no power or authority to make a contrary finding.
This contention is not entirely correct or accurate. Congress has the power to classify 'land of the public
domain', transfer them from one classification to another and declare them disposable or not. Such
power does not, however, extend to properties which are owned by cities, provinces and municipalities
"Art. 324 of the Civil Code provides that properties of provinces, cities and municipalities are divided
into properties for public use and patrimonial property Art. 424 of the same code provides that
properties for public use consist of provincial roads, city streets, municipal streets, the squares,
fountains, public waters, promenades and public works for public service paid for by said province,
cities or municipalities. All other property possessed by any of them is patrimonial. Tested by this
criterion the Court finds and holds that the land in question is patrimonial property of the City of
Manila.
"Respondents contend that Congress has declared the land in question to be 'communal' and, therefore,
such designation is conclusive upon the courts. The Courts holds otherwise. When a statute is assailed
as unconstitutional the Courts have the power and authority to inquire into the question and pass upon
it. This has long ago been settled in Marbury vs. Madison, 2 L. ed. 60, when the United States Supreme
'. . . If an act of the legislature, repugnant to the constitution, is void, does it, notwithstanding its
validity, bind the courts, and oblige them to give effect? It is emphatically the province and duty of the
judicial department to say what the law is . . . So if a law be in opposition to the constitution; if both the
law and the constitution apply to a particular case, so that the court must either decide that case
conformable to the constitution, disregarding the law, the court must determine which of these
conflicting rules governs the case. This is of the very essence of unconstitutional judicial duty.'"
Appellees finally concluded that when the courts declare a law unconstitutional it does not mean that
the judicial power is superior to the legislative power. It simply means that the power of the people is
superior to both and that when the will of the legislature, declared in statutes, stands in opposition to
that of the people, declared in the Constitution, the judges ought to be governed by the Constitution
rather than by the statutes. There is one outstanding factor that should be borne in mind in resolving
the character of the land
involved, and it is that the City of Manila, although declared by the Cadastral Court as owner in fee
simple, has not shown by any shred of evidence in what manner it acquired said land as its private or
patrimonial property. It is true that the City of Manila as well as its predecessor, the Ayuntamiento de
Manila, could validly acquire property in its corporate or private capacity, following the accepted
doctrine on the dual character public and private of a municipal corporation. And when it acquires
property in its private capacity, it acts like an ordinary person capable of entering into contracts or
making transactions for the transmission of title or other real rights. When it comes to acquisition of
land, it must have done so under any of the modes established by law for the acquisition of ownership
and other real rights. In the absence of a title deed to any land claimed by the City of Manila as its own,
showing that it was acquired with its private or corporate funds, the presumption is that such land came
from the State upon the creation of the municipality (Unson vs. Lacson, et al., 100 Phil. 695).
Originally the municipality owned no patrimonial property except those that were granted by the State
not for its public but for private use. Other properties it owns are acquired in the course of the exercise
of its corporate powers as a juridical entity to which category a municipal corporation pertains.
Communal lands or "legua comunal" came into existence when a town or pueblo was established in
this country under the laws of Spain (Law VII, Title III, Book VI, Recopilacion de las Leyes de
Indios). The municipalities of the Philippines were not entitled, as a matter of right, to any part of the
public domain for use as communal lands. The Spanish law provided that the usufruct of a portion of
the public domain adjoining municipal territory might be granted by the Government for communal
purposes, upon proper petition, but, until granted, no rights therein passed to the municipalities, and, in
any event, the ultimate title remained in the sovereign (City of Manila vs. Insular Government, 10 Phil.
327).
"For the establishment, then, of new pueblos the administrative authority of the province, in
representation of the Governor General, designated the territory for their location and extension and
the
metes and bounds of the same; and before alloting the lands among the new settlers, a special
demarcation was made of the places which were to serve as the public square of the pueblo, for the
erection of the church, and as cites for the public buildings, among others, the municipal building or the
case real, as well as of the lands which were to constitute the common pastures, and propios of the
municipality and the streets and roads which were to intersect the new town were laid out, . . ."
It may, therefore, be laid down as a general rule that regardless of the source or classification of land in
the possession of a municipality, excepting those acquired with its own funds in its private or corporate
capacity, such property is held in trust for the State for the benefit of its inhabitants, whether it be for
governmental or proprietary purposes. It holds such lands subject to the paramount power of the
legislature to dispose of the same, for after all it owes its creation to it as an agent for the performance
of a part of its public work, the municipality being but a subdivision or instrumentality thereof for
purposes of local administration. Accordingly, the legal situation is the same as if the State itself holds
the property and puts it to a different use (2 Mc Quilin, Municipal Corporations, 3rd Ed., p. 197, citing
True it is that the legislative control over a municipal corporation is not absolute even when it comes to
its property devoted to public use, for such control must not be exercised to the extent of depriving
persons of their property or lights without due process of law, or in a manner impairing the obligations
of contracts. Nevertheless, when it comes to property of the municipality which it did not acquire in its
private or corporate capacity with its own funds, the legislature can transfer its administration and
disposition to an agency of the National Government to be disposed of according to its discretion. Here
it did so in obedience to the constitutional mandate of promoting social justice to insure the well-being
and economic security of the people. It has been held that a statute authorizing the transfer of a
Municipal airport to an Airport Commission
created by the legislature, even without compensation to the city, was not violative of the due process
clause of the American Federal Constitution. The Supreme Court of Minnessota in Monagham vs.
". . . The case is controlled by the further rule that the legislature, having plenary control of the local
municipality, of its creation and of all its affairs, has the right to authorize or direct the expenditures of
money in its treasury, though raised, for a particular purpose, for any legitimate municipal purpose, or
to order and direct a distribution thereof upon a division of the territory into separate municipalities . . .
The local municipality has no such vested right in or to its public funds, like that which the
Constitution protects in the individual as precludes legislative interferences. People vs. Power, 25 Ill.
187; State Board (of Education) vs. City, 56 Miss. 518. As remarked by the supreme court of Maryland
in Mayor vs. Sehner, 37 Md. 180: 'It is of the essence of such a corporation, that the government has
the sole right as trustee of the public interest, at its own good will and pleasure, to inspect, regulate,
"We therefore hold that c.500, in authorizing the transfer of the use and possession of the municipal
airport to the commission without compensation to the city or to the park board, does not violate the
The Congress has dealt with the land involved as one reserved for communal use (terreno comunal).
The act of classifying State property calls for the exercise of wide discretionary legislative power and it
This brings Us to the second question as regards the validity of Republic Act No. 4118, viewed in the
light of Article III, Sections 1, subsection (1) and (2) of the Constitution which ordain that no person
shall be deprived of his property without due process of law and that no private property shall be taken
II
The trial court declared Republic Act No. 4118 unconstitutional for allegedly depriving the City of
Manila of its property without due process of law and without payment of just compensation. It is now
well established that the presumption is always in favor of the constitutionality of a law (U. S. vs. Ten
Yu, 24 Phil, 1; Go Ching, et al. vs. Dinglasan, et al., 45 O.G. No. 2, pp. 703, 705). To declare a law
unconstitutional, the repugnancy of that law to the Constitution must be clear and unequivocal, for even
if a law is aimed at the attainment of some public good, no infringement of constitutional rights is
allowed. To strike down a law there must be a clear showing that what the fundamental law condemns
or prohibits, the statute allows it to be done (Morfe vs. Mutuc, et al., G.R. No. L-20387, Jan. 31, 1968;
22 SCRA 424). That situation does not obtain in this case as the law assailed does not in any manner
Republic Act No. 4118 was intended to implement the social justice policy of the Constitution and the
Government program of "Land for the Landless". The explanatory note of House Bill No. 1453 which
"Approval of this bill will implement the policy of the administration of 'land for the landless' and the
Fifth Declaration of Principles of the Constitution which states that 'the promotion of social justice to
insure the well-being and economic security of all people should be the concern of the State.' We are
ready and willing to enact legislation promoting the social and economic well-being of the people
whenever an opportunity for enacting such kind of legislation arises.'" The respondent Court held that
Republic Act No. 4118, "by converting the land in question which is
the patrimonial property of the City of Manila into disposable alienable land of the State and placing it
under the disposal of the Land Tenure Administration violates the provisions of Article III (Secs. 1 and
2) of the Constitution which ordain that "private property shall not be taken for public use without just
compensation, and that no person shall be deprived of life, liberty or property without due process of
law". In support thereof reliance is placed on the ruling in Province of Zamboanga del Norte vs. City of
Zamboanga, G.R. No. 2440, March 28, 1968; 22 SCRA 1334, which holds that Congress cannot
deprive a municipality of its private or patrimonial property without due process of law and without
payment of just compensation since it has no absolute control thereof. There is no quarrel over this rule
if it is undisputed that the property sought to be taken is in reality a private or patrimonial property of
the municipality or city. But it would be simply begging the question to classify the land in question as
such. The property, as has been previously shown, was not acquired by the City of Manila with its own
funds in its private or proprietary capacity. That it has in its name a registered time is not questioned,
but this title should be deemed to be held in trust for the State as the land covered thereby was part of
the territory of the City of Manila granted by the sovereign upon its creation. That the National
Government, through the Director of Lands, represented by the Solicitor General, in the cadastral
proceedings did not contest the claim of the City of Manila that the land is its property does not detract
from its character as State property and in no way divests the legislature of its power to deal with it as
such, the state not being bound by the mistakes and/or negligence of its officers.
One decisive fact that should be noted is that the City of Manila expressly recognized the paramount
title of the State over said land when by its resolution of September 20, 1960, the Municipal Board,
presided by then Vice-Mayor Antonio Villegas, requested "His Excellency the President of the
Philippines to consider the feasibility of declaring the city property bounded by Florida, San Andres
and Nebraska Streets, under Transfer Certificate of Title Nos. 25545 and 25547, containing an area of
7,450 square meters, as patrimonial property of the City of Manila for the purpose of reselling these
lots to the actual occupants thereof ." (See Annex E, Partial Stipulation of Facts, Civil Case No. 67945,
The alleged patrimonial character of the land under the ownership of the City of Manila is totally belied
by the City's own official act, which is fatal to its claim since the Congress did not do as bidden. If it
were its patrimonial property why should the City of Manila be requesting the President to make
representation to the legislature to declare it as such so it can be disposed of in favor of the actual
occupants? There could be no more blatant recognition of the fact that said land belongs to the State
and was simply granted in usufruct to the City of Manila for municipal purposes. But since the City did
not actually use said land for any recognized public purpose and allowed it to remain idle and
unoccupied for a long time until it was overrun by squatters, no presumption of State grant of
ownership in favor of the City of Manila may be acquiesced in to justify the claim that it is its own
private or patrimonial property (Municipality of Tigbauan vs. Director of Lands, 35 Phil. 798; City of
Manila vs. Insular Government, 10 Phil. 327; Municipality of Luzuriaga vs. Director of Lands, 24 Phil.
193). The conclusion of the respondent court that Republic Act No. 4118 converted a patrimonial
property of the City of Manila into a parcel of disposable land of the State and took it away from the
City without compensation is, therefore, unfounded. In the last analysis the land in question pertains to
the State and the City of Manila merely acted as trustee for the benefit of the people therein for whom
Republic Act No. 4118 was never intended to expropriate the property involved but merely to confirm
its character as communal land of the State and to make it available for disposition by the National
Government: And this was done at the instance or upon the request of the City of Manila itself. The
subdivision of the land and conveyance of the resulting subdivision lots to the occupants by
Congressional authorization does not operate as an exercise of the power of eminent domain without
just compensation in violation of Section 1, subsection (2), Article III of the Constitution, but simply as
a manifestation of its right and power to deal with state property. It should be emphasized that the law
assailed was enacted upon formal written petition of the
Municipal Board of Manila in the form of a legally approved resolution. The certificate of title over the
property in the name of the City of Manila was accordingly cancelled and another issued to the Land
Tenure Administration after the voluntary surrender of the City's duplicate certificate of title by the
City Treasurer with the knowledge and consent of the City Mayor. To implement the provisions of
Republic Act No. 4118, the then Deputy Governor of the Land Authority sent a letter, dated February
18, 1965, to the City Mayor furnishing him with a copy of the "proposed subdivision plan of the said
lot as prepared for the Republic of the Philippines for subdivision and resale by the Land Authority to
bona fide applicants." On March 2, 1965, the Mayor of Manila, through his Executive and Technical
Adviser, acknowledged receipt of the subdivision plan and informed the Land Authority that his Office
"will interpose no objection to the implementation of said law provided that its provisions are strictly
complied with." The foregoing sequence of events, clearly indicate a pattern of regularity and
observance of due process in the reversion of the property to the National Government. All such acts
were done in recognition by the City of Manila of the right and power of the Congress to dispose of the
land involved.
Consequently, the City of Manila was not deprived of anything it owns, either under the due process
clause or under the eminent domain provisions of the Constitution. If it failed to get from the Congress
the concession it sought of having the land involved given to it as its patrimonial property, the Courts
possess no power to grant that relief. Republic Act No. 4118 does not, therefore, suffer from any
constitutional infirmity.
WHEREFORE, the appealed decision is hereby reversed and petitioners shall proceed with the free and
untrammeled implementation of Republic Act No. 4118 without any obstacle from the respondents.
Without costs.
Concepcion, C.J., Makalintal, Zaldivar, Castro, Fernando, Teehankee and Antonio, JJ., concur.