This is the part people get wrong most often, in both directions. A landlord cannot put you out by himself — and this does not stop at ₱10,000.
Only a court can eject you
“The lessor may judicially eject the lessee for any of the following causes:”
The word is judicially. The Rules of Court set out how, and it is a case filed in court — not a decision the landlord makes on his own.
“a person deprived of the possession of any land or building by force, intimidation, threat, strategy, or stealth, or a lessor, vendor, vendee, or other person against whom the possession of any land or building is unlawfully withheld after the expiration or termination of the right to hold possession … may, at any time within one (1) year after such unlawful deprivation or withholding of possession, bring an action in the proper Municipal Trial Court”
And he has to ask you first
“Unless otherwise stipulated, such action by the lesser shall be commenced only after demand to pay or comply with the conditions of the lease and to vacate is made upon the lessee, or by serving written notice of such demand upon the person found on the premises if no person be found thereon, and the lessee fails to comply therewith after fifteen (15) days in the case of land or five (5) days in the case of buildings.”
Five days for a building, fifteen for land, counted after the demand — and the demand has to be both to pay or comply and to vacate.
Locks, power and water
Changing the locks or cutting the electricity or water to push you out is not a shortcut around the court. It runs against a duty the landlord carries for the entire lease.
“To maintain the lessee in the peaceful and adequate enjoyment of the lease for the entire duration of the contract.”
This article has no price line in it. It applies whether your rent is ₱6,000 or ₱60,000.
Grounds that do allow ejectment
There are grounds. They are written down, and they still go through a court. For units covered by the Rent Control Act, Section 9 lists five:
- Assigning the lease or subleasing — including taking in boarders or bedspacers — without the owner’s written consent
- Arrears in rent totalling three months (the section also sets out how to deposit rent that a landlord refuses to accept)
- The owner legitimately needing the unit for himself or an immediate family member, after the lease period has expired and with three months’ formal notice
- Repairs needed under an existing condemnation order, with first preference to re-lease going back to the ejected tenant
- Expiration of the period of the lease contract
For units above the coverage line, Article 1673 of the Civil Code is the general rule instead — and it still says judicially.
What to do now
Put everything in writing and keep it. Then go to the barangay — it is free, and for most of these disputes it is a required step before court.
If the person who showed you the unit was one of ours, tell us directly. We would rather hear it from you than not hear it at all.
This page quotes the law and links to the source. It is information, not legal advice, and it is not written for any one person’s situation. For your own case, go to your barangay or to a lawyer.
Law text checked 2026-08-08