Property Paras Book Digest.docx

property

Art. 414. All things which are or may be the object of appropriation are considered either: 1. Immovable or real property; or 2. Movable or personal property. considered as an object, which is or may be appropriated Branch of Civil Law which classifies and defines the different kinds of appropriable objects, provides for their acquisition and loss, and in general, treats of the nature and consequences of real rights. Thing - Broader in scope; includes both appropriable and non-appropriable objects CLASSIFICATION OF THINGS: belonging to no one res nullius they have not yet been appropriated or have been abandoned belonging to everyone res use and enjoyment are given to all of communes mankind belonging to someone res tangible/intangible objects; owned alicujus privately CHARACTERISTICS OF PROPERTY: 1. Utility for the satisfaction of moral or economic wants 2. Susceptibility of appropriation 3. Individuality or substantivity  It is important to classify Property into immovable

(real) or movable (personal) because different provisions of the law govern the acquisition, possession, disposition, loss and registration of said properties. 1. Donation of real property, i.e. must be in a public instrument 2. Ownership of real property may be acquired by prescription although there is bad faith, in 30 yrs 3. Acquisition in bad faith of personal property needs 8 yrs RECLASSIFICATION

CONVERSION

Act of specifying how agricultural lands shall be utilized for non-agricultural uses i.e. residential, industrial, commercial

Act of changing the current use of a piece of agricultural land into some other use as approved by DAR

 Human body, dead or alive, is neither real nor personal property, because generally, it cannot be appropriated.

Art. 415. The following are immovable (REAL) property: 1. Land, buildings, roads and constructions of all kinds adhered to the soil; LAND-immovable by nature BUILDING- permanent structure, substantially adhering to the land and not mere superimpositions  While it is true that a mortgage of land necessarily includes, in the absence of stipulation, the improvements thereon, including the building by itself may be mortgaged APART from the land on which it has been built (still a real estate mortgage) 2. Trees, plants, and growing fruits, while they are attached to the land or form an integral part of an immovable; TREES - Real property by nature, if they are spontaneous products of the soil - Real property by incorporation, if they were planted through labor - But they become personal property once they are detached/uprooted GROWING CROPS (standing crops) - Real property by incorporation - Attached in the same way as real property - A sale of growing crops=sale or personal property 3. Everything attached to an immovable in a fixed manner, in such a way that it cannot be separated therefrom without breaking the material or deterioration of the object;

4. Statues, reliefs, paintings or other objects for use or ornamentation, placed in buildings or on lands by the owner of the immovable in such a manner that it reveals the intention to attach them permanently to the tenements; PAR 3 PAR 4 1.Cannot be separated from the immovable without breaking/ deterioration 2.Need NOT be placed by owner 3.Real property by incorporation

1. Can be separated from immovable without deterioration/breaking 2. MUST be placed by the owner/ agent of IMMOVABLE 3. Real property by incorporation/ destination

5. Machinery, receptacles, instruments or implements intended by the owner of the tenement for an industry or works which may be carried on in a building or on a piece of land, and which tend directly to meet the needs of the said industry or works; (immovable by DESTINATION OR PURPOSE) Essential Requisites: a. placing must be made by the owner of the tenement b. industry/work must be carried on in the land/building c. machines, et.al., must tend directly to meet the needs of said industry/works d. machines must be essential and principal elements in the industry (not merely incidental) 6. Animal houses, pigeon-houses, beehives, fish ponds or breeding places of similar nature, in case their owner has placed them or preserves them with the intention to have them permanently attached to the land, and forming a permanent part of it; the animals in these places are included; 7. Fertilizer actually used on a piece of land;  Fertilizer must be actually used/ spread all over the land 8. Mines, quarries, and slag dumps, while the matter thereof forms part of the bed, and waters either running or stagnant;  Mines (attached) are real properties  Mines (extracted) are chattels  Slag dump: dirt and soil taken from a mine and piled upon the surface of the ground. 9. Docks and structures which, though floating, are intended by their nature and object to remain at a fixed place on a river, lake, or coast;  Floating house tied to a shore/bank and used as a residence=REAL PROPERTY  Vessel=personal property; very movable; may be subject of a chattel mortgage 10. Contracts for public works, and servitudes and other real rights over immovable property.  Properties referred in this paragraph: RIGHTS; the rights to contracts

Art. 416. The following things are deemed to be personal property: 1. Those movables susceptible of appropriation which are not included in the preceding article; 2. Real property which by any special provision of law is considered as personal property; 3. Forces of nature which are brought under control by science; and 4. In general, all things which can be transported from place to place without impairment of the real property to which they are fixed. Tests to Determine whether Property is Movable/Immovable: 1. Test by Description: property capable of being carried from place to place 2. Test by Description: change in location can be made without injuring the real property 3. Test by Exclusion: NOT included of those in Art 415.  TEST BY EXCLUSION IS THE SUPERIOR TEST.

Art. 417. The following are also considered as personal property: (MOVABLES BY ANALOGY) 1. Obligations and actions which have for their object movables or demandable sums; and 2. Shares of stock of agricultural, commercial and industrial entities, although they may have real estate.  Share in a partnership is considered a personal property  ALL shares in ALL juridical persons should be considered personal property for there is no reason to discriminate between shares in other juridical persons. Art. 418. Movable property is either consumable or nonconsumable. To the first class belong those movables which cannot be used in a manner appropriate to their nature without their being consumed; to the second class belong all the others. ACCORDING TO THEIR NATURE:  CONSUMABLE – property which CANNOT be used according to its nature without being consumed  NON-CONSUMABLE – property which CAN be used according without its being consumed ACCORDING TO THE INTENTION/PURPOSE:  FUNGIBLE - being of such nature or kind as to be freely exchangeable or replaceable, in whole or in part, for another of like nature or kind.  NON-FUNGIBLE – irreplaceable, because identical objects must be returned Art. 419. Property is either of public dominion or of private ownership. PROPERTY may be owned either in public capacity (dominio publico) or in private capacity (propiedad privado)  ONLY AGRICUTURAL LAND MAY BE ALIENATED. Art. 420. The following things are property of public dominion: 1. Those intended for public use, such as roads, canals, rivers, torrents, ports and bridges constructed by the State, banks, shores, roadsteads, and others of similar character; 2. Those which belong to the State, without being for public use, and are intended for some public service or for the development of the national wealth. PUBLIC DOMINION – ownership by the State in that the State has control and administration – ownership by the public in general, in that not even the State or its subdivisions may make them the object of commerce as long as they remain properties for public use. Kinds of Public Dominion: 1. for public use – may be used by ANYBODY 2. for public service – may only be used by duly authorized persons 3. for the development of national wealth – ie. Natural resources eg: public streams; natural beds of rivers; river channels; waters of rivers; creeks; all lands thrown by the sea and formed by accretion upon the shore by the action of the water, together with the adjacent shore; lands reclaimed by the sea by the Government; and, private lands which have been invaded by the waters/waves of the sea and converted into portions of shore/beach  Rivers, navigable or not, are properties of pubic dominion Characteristics of Properties of Public Dominion: 1. Outside the commerce of man, cannot be leased, donated, sold, or any contract 2. Cannot be acquired by prescription 3. Cannot be registered under the Land Registration Law 4. Cannot be levied upon by the execution, nor can they be attached 5. Can be used by everybody 6. They may either real or personal property PUBLIC LANDS

–uniformly used to describe so much of the national domain under the Legislative Power of the Congress as has not been subjected to private right or devoted to public use i.e: mining land, forest land, agricultural land  Public forests are inalienable public lands. Public Land Act ( ) 1. Applicant must prove that the land is alienable public land act 2. That his open, continuous, exclusive and notorious possession and occupation of the same must be since time immemorial Art. 421. All other property of the State, which is not of the character stated in the preceding article, is patrimonial property. PATRIMONIAL PROPERTY – Property owned by the State but which is not developed or the development of the national wealth – Owned by the State in its private capacity – Property which the State may dispose of – Property that the State may use for business e.g.: Friar Lands; Properties obtained by the State in escheat proceedings; Municipal-owned waterworks system;  Patrimonial properties may be acquired by private individuals or corporations through prescription Art. 422. Property of public dominion, when no longer intended for public use or for public service, shall form part of the patrimonial property of the State. G.R.: Property of a public dominion when no longer in used for public service, shall form part of the patrimonial property of the State  Only the Executive and possibly the Legislative departments have the authority and power to make the declaration that any land so gained by the sea is not necessary for purposes of public utility, or for the establishment of special industries or for the Coast Guard Service, if none, the land in question forms part of the public domain.  Until there is a formal declaration on the part of the Government, (Executive or Legislative) the parcel in question continues to be part of the public dominion, and cannot be subject to acquisitive prescription (Faustino Ignacio v. Director of Lands)

 The land CAN be registered in the name of the buyer because the street has already been withdrawn form public use, and accordingly has become patrimonial. (Cebu Oxygen and Acetylene Co., Inc. v. Bercilles)

Art. 423. The property of provinces, cities, and municipalities is divided into property for public use and patrimonial property. RECLAIMED LANDS – The result of the intervention of man just like in the extraction of mineral resources SUBMERGED LANDS – Are owned by the State and are inalienable Properties of Political Subdivision and Alienation : 1. Property for Public Use – cannot be alienated and may not be acquired by prescription 2. Patrimonial Property – may be alienated and may be acquired through prescription  The National government may donate its patrimonial property to a municipality which may own the same. Art. 424. Property for public use, in the provinces, cities, and municipalities, consist of the provincial roads, city streets, municipal streets, the squares, fountains, public waters, promenades, and public works for public service paid for by said provinces, cities, or municipalities. All other property possessed by any of them is patrimonial and shall be governed by this Code, without prejudice to the provisions of special laws.  Basis of classification would be the USE however, SC ruled that the National Government still controls the disposition of properties of political subdivisions, PROVIDED that the properties CAME FROM THE STATE

Classification of Properties of Provinces, Cities and Municipalities: 1.Those acquired with their own funds (private/corporate capacity) – the political subdivision has ownership and control 2.Those not stated above are controlled by the State  Properties for public use may NOT be leased to private individuals.  Private land donated to a town for use as a plaza becomes public property for public use and may not in turn donate the same to the church, nor the church acquire the same through prescription.  National properties may not be registered by a municipality under its name Art. 425. Property of private ownership, besides the patrimonial property of the State, provinces, cities, and municipalities, consists of all property belonging to private persons, either individually or collectively.  Properties owned by private persons, individually/collectively  Possession by private persons since time immemorial carries the presumption that the land had never been part of the public domain Art. 426. Whenever by provision of the law, or an individual declaration, the expression "immovable things or property," or "movable things or property," is used, it shall be deemed to include, respectively, the things enumerated in Chapter 1 and Chapter 2. Whenever the word "muebles," or "furniture," is used alone, it shall not be deemed to include money, credits, commercial securities, stocks and bonds, jewelry, scientific or artistic collections, books, medals, arms, clothing, horses or carriages and their accessories, grains, liquids and merchandise, or other things which do not have as their principal object the furnishing or ornamenting of a building, except where from the context of the law, or the individual declaration, the contrary clearly appears Title II. - OWNERSHIP CHAPTER 1 OWNERSHIP IN GENERAL Art. 427. Ownership may be exercised over things or rights. OWNERSHIP – Independent and general right of a person to control a thing particularly in his possession, enjoyment, disposition and recovery, subject to no restrictions except those imposed by the state or private persons, without prejudice to the provisions of the law. Kinds of Ownership a. Full Ownership (dominium or jus in re propia) – includes all rights of an owner b. Naked Ownership (nuda proprietas) – ownership where the right to the use and the fruits has been denied FO = NO+U NO = FO-U U = FO - NO c.Sole Ownership – ownership is vested in only one person d. Co-Ownership – ownership is vested in two or more owners Unity of property and plurality of subjects  Usufructuary’s right (jus in re aliena) – right over a thing owned by another Art. 428. The owner has the right to enjoy and dispose of a thing, without other limitations than those established by law. The owner has also a right of action against the holder and possessor of the thing in order to recover it. Rights of an owner (Civil Code): Right to enjoy right to possess; to use; to the fruits Right to dispose right to consume/destroy/abuse; to encumber/alienate Right to recover or vindicate

Jus Possidendi (Right to possess) - Right to hold a thing or enjoy a right; subject to the owner’s control and will Jus Utendi (Right to Use) - right to exclude any person, as a rule, from the enjoyment and disposal thereof - owner-possessor may use such force as may be reasonably necessary to repel or prevent an actual or threatened unlawful physical invasion or usurpation of the property Jus Fruendi (right to fruits) - 3 kinds of Fruits: natural, industrial, civil Jus Abutendi (right to consume) Jus Disponendi (right to dispose) - Includes to right to donate, sell, pledge or mortgage Jus Vindicandi - “right of action against the holder and possessor of the thing in order to recover it” Actions to Recover 1. Recovery of Personal Property REPLEVIN Action or provisional remedy where the complainant prays for the recovery of the possession of the personal property 2. Recovery of Real Property There are three usual actions to recover the possession of real property: a.Forcible entry or unlawful detainer (either action was formerly referred to as accion interdictal) FORCIBLE ENTRY OR UNLAWFUL DETAINER - Summary action to recover material/physical possession of real property when a person originally in possession was deprived thereof by force, intimidation, strategy, threat or stealth - Action be brought within 1 year from dispossession - Or 1 year from the discovery of strategy or stealth - Physical possession UNLAWFUL DETATINER - Action that must be brought when possession by landlord, vendor, vendee, or other person of any land or building is being unlawfully withheld after the expiration or termination of the right to hold possession, by virtue of any contract, implied/express b.Accion publiciana (or the plenary action to recover the better right of possession). - intended for the recovery of the better right to possess, and is a plenary action in an ordinary civil proceeding before a CFI (RTC) and must be brought within a period of ten years, otherwise, the real right of possession is lost - possession de jure c. Accion reivindicatoria (reivindicatory action) - reivindicatory action is defined as an action to recover ownership over real property. - The action must be brought in the CFI/RTCwhere the real estate is situated Right of Ownership Not Absolute 1.The welfare of the people is the supreme law of the land. 2.Use your property so as not to impair the rights of others. “The owner of a thing cannot make use thereof in such a manner as to injure the rights of a third person.’’(Sic utere tuo ut alienum non laedas.) The Limitations on Ownership 1.Those given by the State or the Law. 2.Those given by the owner (or grantee) himself. 3.Those given by the person (grantor) who gave the thing to its present owner Art. 429. The owner or lawful possessor of a thing has the right to exclude any person from the enjoyment and disposal thereof. For this purpose, he may use such force as may be reasonably necessary to repel or prevent an actual or threatened unlawful physical invasion or usurpation of his property. Doctrine of ‘Self-Help’

- the right to counter, in certain cases, force with force. - May be used/done by person not directly involved - May not be used if the owner already lost the thing - “prevent” Art. 430. Every owner may enclose or fence his land or tenements by means of walls, ditches, live or dead hedges, or by any other means without detriment to servitudes constituted thereon. Art. 431. The owner of a thing cannot make use thereof in such manner as to injure the rights of a third person. This is one of the fundamental bases of police power, and constitutes a just restriction on the right of ownership. Art. 432. The owner of a thing has no right to prohibit the interference of another with the same, if the interference is necessary to avert an imminent danger and the threatened damage, compared to the damage arising to the owner from the interference, is much greater. The owner may demand from the person benefited indemnity for the damage to him. *Danger is gender than the damage. *Incomplete privilege Art. 433. Actual possession under claim of ownership raises a disputable presumption of ownership. The true owner must resort to judicial process for the recovery of the property. Two requirements to raise a disputable (rebuttable) presumption of ownership. a.actual possession; and b.claim of ownership. Thus, a tenant, who admits his tenancy, cannot be presumed to be the owner. Moreover, just because a person works on a parcel of land does not necessarily mean that he is the owner thereof, particularly if he has not expressed the concept in which the land was being worked upon by him. Art. 434. In an action to recover, the property must be identified, and the plaintiff must rely on the strength of his title and not on the weakness of the defendant’s claim. Requisites in an Action to Recover 1. Property must be identified. 2.Reliance on title of the plaintiff (and not on the weakness of defendant’s title or claim). (This is because it is possible that neither the plaintiff nor the defendant is the true owner of the property in question.) Art. 435. No person shall be deprived of his property except by competent authority and for public use and always upon payment of just compensation. Should this requirement be not first complied with, the courts shall protect and, in a proper case, restore the owner in his possession. EMINENT DOMAIN -The superior right of the State to own certain properties under certain conditions, is a limitation on the right of ownership, and may be exercised even over private properties of cities and municipalities, and even over lands registered with a Torrens title. Requisites: 1. taking by the competent authority 2. observance of the due process of law 3. taking for public use 4. payment of just compensation Public Use – a judicial question Absolute necessity for expropriation is not required; all that is needed is a reasonable necessity for the public use intended. Just Compensation - fair and full equivalent value of the loss sustained. “just” not only to the individual whose property is taken, but also to the public which is to pay for it Extraordinary Expropriation – purpose: Art. XIII, Sec. 4 of the 1987 Constitution has for its purpose not mere

equality in the owning of lands but the championing of the cause of social justice to the end that public welfare will be enhanced. Art. 436. When any property is condemned or seized by competent authority in the interest of health, safety or security, the owner thereof shall not be entitled to compensation, unless he can show that such condemnation or seizure is unjustified. Seizure as an Exercise of Police Power 1. This article is based on police power, which in turn is based on the maxim that “the welfare of the people is the supreme law of the land.’’ 2. Unlike eminent domain which requires the giving of just compensation, police power needs no giving of a financial return before it can be exercised. This is therefore one instance when property may be seized or condemned by the government without any financial compensation. 3. Police power can refer not merely to condemnation and seizure, but also to total destruction itself, provided that a. the public interest is served and b. the means used are not unduly harsh, abusive, or oppressive. Thus, nuisances can be abated; and rotting canned goods may be destroyed. If the condemnation, seizure, or destruction is unjustified, the owner is entitled to compensation. A State, in the exercise of police power, may abate nuisances, whether public or private, whether per se or per accidens. a. public nuisance — that which affects a community or a considerable number of persons. (Art. 695) b. private nuisance — that which is not public. (Art. 695). c. nuisance per se — that which is a nuisance under all circumstances d. nuisance per accidens — that which is a nuisance only under certain circumstances, like a factory, situated in a residential district.] Art. 437. The owner of a parcel of land is the owner of its surface and of everything under it, and he can construct thereon any works or make any plantations and excavations which he may deem proper, without detriment to servitudes and subject to special laws and ordinances. He cannot complain of the reasonable requirements of aerial navigation. SURFACE RIGHT - extent of ownership which a person has over a parcel of land Art. 438. Hidden treasure belongs to the owner of the land, building, or other property on which it is found. Nevertheless, when the discovery is made on the property of another, or of the State or any of its subdivisions, and by chance, one-half thereof shall be allowed to the finder. If the finder is a trespasser, he shall not be entitled to any share of the treasure. If the things found be of interest to science of the arts, the State may acquire them at their just price, which shall be divided in conformity with the rule stated. Hidden Treasure May Be Found on: a. land b. building c. other property Treasure Found on One’s Own Property If X finds a hidden treasure in his house, he alone owns the treasure. If he is married, the treasure belongs to the conjugal partnership. Treasure Found on Another’s Property Meaning of “By Chance” For the finder to be entitled to one-half, the discovery on another’s property must be “by chance.” This means according to Spanish commentators that there must be no purpose or intent to look for the treasure. Art. 439. By treasure is understood, for legal purposes, any hidden and unknown deposit of money, jewelry, or other precious objects, the lawful ownership of which does not appear.

Requisites in the Definition of Hidden Treasure 1. Hidden and unknown deposit (such that finding it would indeed be a discovery) 2. Consists of money, jewelry or other precious objects. 3. Their lawful ownership does not appear. Meaning of “Other Precious Objects Following the doctrine of ejusdem generis — the phrase “other precious objects” should be understood to refer to those of the same class as money or jewelry, and should not therefore include property imbedded in the soil, or part of the soil, like minerals.

e.possessor in good faith of the land (He owns the fruits already received f. usufructuary g.lessee gets the fruits of the land (Of course, the owner gets the civil fruits in the form of rentals h.In the contract of antichresis, the antichretic creditor gets the fruits, although of course, said fruits should be applied first, to the interest, if any is owing, and then to the principal amount of the loan. Art. 442. Natural fruits are the spontaneous products of the soil, and the young and other products of animals. Industrial fruits are those produced by lands of any kind through cultivation or labor.

CHAPTER 3 RIGHT OF ACCESSION GENERAL PROVISIONS Art. 440. The ownership of property gives the right by accession to everything which is produced thereby, or which is incorporated or attached thereto, either naturally or artificially. ACCESSION – right of a property owner to everything which is o produced thereby (accession discreta); or o which is incorporated or attached thereto, either naturally or artificially (accession continua or accession non-interrumpida) o natural accession (accession natural) o artificial accession (accession artificial/industrial) right of an owner of a thing to the products of said thing as well as to whatever is inseparably attached thereto as accessory right which ownership of property gives over everything which the same produces, or which is attached or incorporated thereto, naturally or artificially. Classification of Accession Accession Discreta (To the Fruits) ) Accession Continua (Attachment or Incorporation)

Natural, industrial, civil

Civil fruits are the rents of buildings, the price of leases of lands and other property and the amount of perpetual or life annuities or other similar income NATURAL FRUITS INDUSTRIAL FRUITS YOUNG OF ANIMALS

Spontaneous products of the soil (no intervention from human) Young and other products of animals Produced by lands of any kind thru cultivation or labor Should beconsidered as “natural fruits

Civil Fruits consist of: 1. rent of buildings; 2. price of leases (rentals) of lands and other property (even if personal property) 3. the amount of perpetual or life annuities or other similar income (but not a bonus granted as a reward or as a compensation to a person who mortgaged and thus risks his land to secure another’s indebtedness) 4. a dividend, whether in the form of cash or stock, is income or fruits, because it is declared out of the profits of a corporation, and not out of the capital Art. 443. He who receives the fruits has the obligation to pay the expenses made by a third person in their production, gathering, and preservation. Art. 443 does not apply when the planter is in good faith, because in this case, he is entitled to the fruits already received, hence, there is no necessity of reimbursing him. Characteristic of the Expenses Referred to in Art. 443: 1. They must have been used for production, gathering, or preservation, not for the improvement of the property. 2. They must have been necessary, and not luxurious or excessive. Indeed, they must be commensurate with those ordinarily necessitated by the product. Suppose the expenses exceed the value of the fruits (as when, for example, typhoons have damaged the crops) must there still be a reimbursement for the expenses?  Yes, if the owner insists on being entitled to the fruits. This is because: o the law makes no exception or distinction; o the same thing would have happened had the owner been also the planter; o he who gets expected advantages must be prepared to shoulder losses.  It is understood, of course, that if the fruits had not yet been gathered, no indemnity is required.

Real Properties: accession industrial (1) building (2) planting (3) sowing accession natural (1) alluvium (2) avulsion (3) change of course of rivers (4) formation of islands Personal property adjunction or conjunction inclusion (engraftment) soldadura (attachment) tejido (weaving) pintura (painting) escritura (writing) mixture (confusion — liquids; commixtion — solids) specification. Accession is not a mode of acquiring ownership Different modes of acquiring ownership: 1. occupation 2. intellectual creation 3. law 4. donation 5. succession 6. tradition, as a consequence of certain contracts 7. prescription

 Young of animals are already existing even if still in the maternal womb.

Art. 441. To the owner belongs: 1. The natural fruits; 2. The industrial fruits; 3. The civil fruits. Instances When Owner of Land Does Not Own the Fruits Owns by somebody else:

Rules for Civil Fruits as Distinguished from Natural and Industrial Fruits: Civil fruits Natural and Industrial Fruits accrue daily and are while still growing, are therefore considered in the real property.

Art. 444. Only such as are manifest or born are considered as natural or industrial fruits. With respect to animals, it is sufficient that they are in the womb of the mother, although unborn.

category of personal property can be pro-rated

Exception: when the owner of the materials decides to remove them whether or not destruction would be caused ordinarily cannot

Art. 445. Whatever is built, planted or sown on the land of another and the improvements or repairs made thereon, belong to the owner of the land, subject to the provisions of the following articles. (GENERAL RULE)  Sowing – each deposit of seed gives rises merely to a single crop or harvest  Planting – more or less permanent trunks or trees are produces  The landowner may make the builder or planter to purchase the land or the sower pay the rent. Basic Principles of Accession Continua (Accession Industrial) a. To the owner of the principal (the land for example) must belong also the accessions, in accordance with the principle that “the accessory follows the principal’’ (accesio cedit principali’). b. The union or incorporation must, with certain exceptions, be effected in such a manner that to separate the principal from the accessory would result in substantial injury to either. c.He who is in good faith may be held responsible but he should not be penalized. d. He who is in bad faith may be penalized. e. No one should enrich himself unjustly at the expense of another. f. Bad faith of one party neutralizes the bad faith of the other so both should be considered in good faith. Exception: Art 120 of the Family Code Rules It is important to Note which is Bigger or Greater — a.the value of the property just before the improvement was made; or b.its value after the improvement including the cost. If (a) is greater, the whole thing belongs to the ownerspouse, without prejudice to reimbursement of the conjugal partnership. If (b) is greater, the whole thing belongs to the conjugal partnership but the owner-spouse must be reimbursed. Art. 446. All works, sowing, and planting are presumed made by the owner and at his expense, unless the contrary is proved. Presumption that Works, Sowing and Planting Were Made by the Landowner and at His Expense The two disputable (juris tantum) presumptions under this Article are: a.The works, sowing, and planting were made by the owner. b.They were made at the owner’s expense. This is so even if another actually undertook the task, for then he might have been acting only as the agent. Art. 447. The owner of the land who makes thereon, personally or through another, plantings, constructions or works with the materials of another, shall pay their value; and, if he acted in bad faith, he shall also be obliged to the reparation of damages. The owner of the materials shall have the right to remove them only in case he can do so without injury to the work constructed, or without the plantings, constructions or works being destroyed. However, if the landowner acted in bad faith, the owner of the materials may remove them in any event, with a right to be indemnified for damages. Rights and Obligations of the Owner of the Land Who Uses the Materials of Another a. If the landowner acted in good faith — He becomes the owner of the materials but he must pay for their value. The only exception is when they can be removed without destruction to the work made or to the plants. In such a case, the owner of the materials can remove them. b. If the landowner is in bad faith — He becomes the owner of the materials but he must pay: 1) their value; 2) and damages.

Rights and Obligations of the Owner of the Materials a.If the landowner acted in good faith — 1) The owner of the materials is entitled to reimbursement (provided he does not remove them). 2) He is entitled to removal (provided no substantial injury is caused) b.If the landowner acted in bad faith — 1.The owner of the materials is entitled to the ABSOLUTE right of removal and damages (whether or not substantial injury is caused). 2.He is entitled to reimbursement and damages (in case he chooses not to remove). Suppose the landowner wants to return the materials instead of reimbursing their value, may this be done even without the consent of the former owner of the materials?  It depends.  If no damage has been made to the materials, or they have not been transformed — as a result of the construction — they may be returned (of course, at the landowner’s expense).  If damage has been made or there has been a transformation, they cannot be returned anymore. (Note that the law does not grant this option to the landowner) Suppose the landowner has already demolished or removed the plantings, constructions, or works, is the owner of the materials still entitled to claim them? Although there are differences of opinion on this matter, the best rule seems to be that the owner of the materials is still entitled to get them since the law makes no distinction BAD FAITH: if one makes use of land/materials which he knows belong to another. When both acted in bad faith, considered as GOOD FAITH Art. 448. The owner of the land on which anything has been built, sown or planted in good faith, shall have the right to appropriate as his own the works, sowing or planting, after payment of the indemnity provided for in articles 546 and 548, or to oblige the one who built or planted to pay the price of the land, and the one who sowed, the proper rent. However, the builder or planter cannot be obliged to buy the land if its value is considerably more than that of the building or trees. In such case, he shall pay reasonable rent, if the owner of the land does not choose to appropriate the building or trees after proper indemnity. The parties shall agree upon the terms of the lease and in case of disagreement, the court shall fi x the terms thereof. Parties involved: LANDOWNER and BUILDER/PLANTER/SOWER Art. 448 applies only when the builder, planter or sower believes he has the right to so build, plant or sow because he thinks he owns the land or believes himself to have a claim of title. USEFUL IMPROVEMENTS may be removed, provide, there be no important injury be inflicted upon the principal Demolition may be proper after non-payment LUXURIOUS IMPROVEMENTS may not be acquired as the landowner desired Fair Market Value – selling price for a proper to which a buyer and seller agreed upon  Usually higher than assessed value Landowner’s Option: 1. To appropriate for himself the house upon payment of proper indemnity (APPROPRIATION) 2. To compel the builder to buy the land upon which the house has been built, unless the value is considerably higher than the value of the house (COMPULSORY SELLING OF THE LAND) GOOD FAITH LANDOWNER BUILDER If he did not know that If he thought the land was somebody was building on his his land, and even if he

did, he has expressed objection The Landowner is given the option because: 1. His right is older 2. By principle of accession, he is entitled to the ownership of the accessory thing NECESSARY USEFUL LUXURIOUS Necessary for Those which Purely for the preservation augment the pleasure/ of the property income of the ornamentation thing upon which they are spent or add value to the property Or without which the thing would deteriorate or be lost

 Builder’s failure to pay the landowner does not automatically make the latter the owner of the building.  If Builder/Planter/Sower failed to pay, he may be ejected; if no stipulation, he is to pay half of the cost.  The builder is entitled to retain the house until he is paid the full indemnities since he is a builder in good faith  Even if the land used be of public dominion. It is the State that can exercise the option.  Once a choice is made by the landowner, it is generally irrevocable. Remedies: 1. Both parties may leave things as they are and assume the relation of lessor and lessee 2. The landowner may have the house removes; this right of demolition exists because he has chosen the option to sell his land and the builder has failed to pay 3. Landowner may consider the price of the land as an ordinary money debt of the builder Art. 448 does NOT apply: 1. when the builder, planter, or sower does not claim ownership over the land, but possesses it as mere holder, agent, usufructuary, or tenant. 2. when the builder, planter, or sower is not a stranger but a co-owner, even if later on, during the partition, the portion of land used is awarded to another coowner 3. when a person constructs a building on his own land, and then sells the land but not the building to another, there can be no question of good faith or bad faith on the part of the builder. 4. when the builder is a belligerent occupant The landowner refused either: a. to pay for the building b. to sell the land to the builder who was in good faith. The Court, when asked to order the removal of the building, refused to do so, on the ground that it was the duty of the landowner to exercise either alternative, and not to refuse both. Art. 449. He who builds, plants or sows in bad faith on the land of another, loses what is built, planted or sown without right to indemnity.  Applies, in the case of planting or sowing, ONLY TO GROWING OR STANDING CROPS, not to gathered crops Art. 450. The owner of the land on which anything has been built, planted or sown in bad faith may demand the demolition of the work, or that the planting or sowing be removed, in order to replace things in their former condition at the expense of the person who built, planted or sowed; or he may compel the builder or planter to pay the price of the land, and the sower the proper rent. Art. 451. In the cases of the two preceding articles, the landowner is entitled to damages from the builder, planter or sower. Owner is allowed to:

a. get the house without paying any indemnity for its value or expenses (but with the obligation to pay under Art. 452 necessary expenses for the preservation not of the house, but of the land) PLUS damages b. compel the builder to buy the land, whether or not the value of the land is considerably more than the value of the house, PLUS damages c. demand the demolition of the house, at the builder’s expense, PLUS damages × Useful improvements are not for reimbursement by the builder in bad faith Art. 452. The builder, planter or sower in bad faith is entitled to reimbursement for the necessary expenses of preservation of the land.  A builder in bad faith can lose the building, without indemnity for the necessary or useful expenses for the building, BUT he must be indemnified the necessary expenses for the preservation of the land because, after all, the true owner would have borne such expenses anyway, even if nothing had been built on the land’ Art. 453. If there was bad faith, not only on the part of the person who built, planted or sowed on the land of another, but also on the part of the owner of such land, the rights of one and the other shall be the same as though both had acted in good faith. It is understood that there is bad faith on the part of the landowner whenever the act was done with his knowledge and without opposition on his part.  Bad faith of one neutralizes the bad faith of the other, so both will be considered in good faith. BAD FAITH : whenever the act was done with his knowledge and without opposition on his part. Art. 454. When the landowner acted in bad faith and the builder, planter or sower proceeded in good faith, the provisions of Article 447 shall apply.  if Bad owner does not want to appropriate and Good B/P/S wants to be paid, the latter will remove Art. 455. If the materials, plants or seeds belong to a third person who has not acted in bad faith, the owner of the land shall answer subsidiarily for their value and only in the event that the one who made use of them has no property with which to pay. This provision shall not apply if the owner makes use of the right granted by Article 450. If the owner of the materials, plants or seeds has been paid by the builder, planter or sower, the latter may demand from the landowner the value of the materials and labor  Parties involved: Landowner, Builder, Owner of the Materials  Bad faith of all three parties, all must be considered to have acted in bad faith Rights of Owner of the Materials BAD FAITH GOOD FAITH he loses all rights to be he is entitled to indemnified. Moreover, he reimbursement from the can even be liable for builder (or planter or consequential damages sower) principally, since it was the builder (or planter or sower) who FIRST made use of the materials. In case of insolvency on the part of the builder, the landowner is subsidiarily liable, if he makes use of the materials. The landowner makes use of the materials only if he appropriates the construction. If he compels the builder to: 1) purchase the land; 2) or to demolish the construction, the landowner does not make use of the materials, Hence, he cannot be held subsidiarily liable  Note that the law says “If the owner of the materials, plants, or seeds has been paid by the builder, planter or sower, the latter may demand from the landowner the value of the materials and labor.” It should be understood however that this reimbursement may be

had only if the landowner profits by the accession, and not when he does not choose to appropriate the construction or planting for himself Art. 456. In the cases regulated in the preceding articles, good faith does not necessarily exclude negligence, which gives right to damages under Article 2176.  It is possible that a person may be in good faith, and also negligent.  In negligence, there is no intent to do wrong. Art. 457. To the owners of lands adjoining the banks of rivers belong the accretion which they gradually receive from the effects of the current of the waters.  River (navigable/non-navigable), lake, stream, creek Forms of Accession Natural a. alluvium. (Art. 457) b. avulsion. (Art. 459) c. change of course of rivers. (Arts. 461-462) d. formation of islands. (Arts. 464-465) ALLUVIUM – soil deposited or added to (accretion) the lands adjoining the banks of the rivers, and gradually received as an effect of the current of the waters  By law, accretion is owned by the OWNER OF THE STATE FRONTING THE RIVER BANK or the RIPARIAN OWNER  Alluvium caused by artificial means is prohibited and penalized, unless with authorization from the state  for while the additional area automatically became property of the owner of the original parcel (by accession), still, said area did not automatically become registered land; hence, the same may be acquired by prescription  if a portion of land protected by a Torrens Certificate of Title is lost by alluvium, the registered owner is NOT protected by the registration: he loses said portion.  An unregistered alluvial property is therefore subject to acquisition through prescription by third persons ALLUVIUM ACCRETION Soil deposited on the Process whereby the soil is estate fronting the river; deposited Applies ONLY to the soil Broader term deposited on river Requisites: Requisites: 1. The deposit should be 1.The deposit should be gradual and imperceptible gradual and 2. Cause is the current of the imperceptible river (and not due to works 2.Resulted from the expressly designed for the effects of the current of purpose) the water 3. Current must be that of a river (if a lake, the Spanish 3.The land where the Law of Waters must apply; accretion takes place is if the sea, the deposit adjacent to the river belongs to the State) bank. 4. The river must continue to exist (otherwise, if the river disappears, Art. 461 and not Art. 457 should apply) 5. The increase must be comparatively little, and not, for example, such as would increase the area of the riparian land by over one hundred fifty per cent

It is not necessary, however 1.that the riparian owner should make an express act of possession, the accession being automatically his the moment the soil deposit can be seen 2.that the riparian owner has completely paid for the value of the riparian estate (in case of purchase), as long as he has already the equitable or beneficial title. Reasons Why Alluvium Is Granted the Riparian Owner a.to compensate him for the loss he may suffer due to erosion or the destructive force of the water and danger from floods

b.to compensate him because the property is subject to encumbrances and legal easements c. the interests of agriculture require that the soil be given to the person who is in the best position to cultivate the same d.since after all, it cannot be said with certainty from whom the soil came (indeed, the identification of previous owners is impossible), it may just as well be logically given to him who can best utilize the property