Land titling in the Philippines has long been a complex and tedious process, especially for imperfect land titles requiring judicial confirmation under stringent jurisprudential standards. Recognizing these challenges, Congress enacted Republic Act No. 11573 to simplify and expedite the confirmation of imperfect titles. The law amends Commonwealth Act No. 141 (Public Land Act) and Presidential Decree No. 1529 (Property Registration Decree), marking a major step toward improving land tenure security and addressing bureaucratic bottlenecks in land management, particularly in rural areas.
Key Amendments and Improvements under RA 11573
RA 11573 introduces substantial changes aimed at making land titling more accessible and efficient. Its major features include:
1. Removal of Deadline for Free Patent Applications
Previously, agricultural free patent applications were subject to a fixed filing period. RA 11573 eliminates this restriction, allowing eligible applicants to file at any time.
2. Standardization of Application Processes
The law harmonizes the procedures for both agricultural and residential free patent applications. It mandates a 120-day processing period and a 5-day approval or denial window. All applications must be filed with the Community Environment and Natural Resources Office (CENRO) or the Provincial Environment and Natural Resources Office (PENRO) of the Department of Environment and Natural Resources (DENR).
3. Shortened Period of Required Possession
The required period of possession for agricultural free patent applications has been reduced from 30 years to 20 years. Applicants now only need to prove continuous possession of alienable and disposable lands for at least 20 years.
Similarly, under the Property Registration Decree, claimants were once required to show possession dating back to June 12, 1945, or earlier. RA 11573 removes this outdated threshold, now allowing applicants to establish possession for at least 20 years immediately preceding the application, except when interrupted by war or force majeure.
4. Simplified Certification of A&D Lands
Previously, applicants had to secure multiple certifications and documents to prove the land’s classification as alienable and disposable (A&D), including an original DENR-approved classification and survey verification.
RA 11573 simplifies this by requiring only a certification from a DENR-designated geodetic engineer that the land falls within the A&D category. This engineer must testify to authenticate the certification, in accordance with the Rules of Court.
In Republic v. Pasig Rizal Co., Inc. (G.R. No. 213207, February 15, 2022), the Supreme Court upheld the retroactive application of RA 11573, declaring it a curative statute that creates new rights. The Court explained that the law merely confirms pre-existing ownership and does not impair vested rights.
RA 11573 offers tangible benefits, especially for long-time informal occupants of land who were previously barred by technicalities from formal ownership. By streamlining procedures, easing documentary requirements, and lowering the possession period, the law paves the way for more inclusive and accessible land titling. This reform minimizes land ownership conflicts, attracts investment, supports rural development, and enhances land governance. Ultimately, RA 11573 moves the country closer to a more equitable, efficient, and transparent land registration system.
