Republic of the Philippines 
HOUSE OF REPRESENTATIVES 
Quezon City, Metro Manila 
NINETEENTH CONGRESS 
Second Regular Session 
HOUSE BILL NO. _______ 
____________________________________________________________________ 
Introduced by HON. GUS S. TAMBUNTING 
AN ACT 
REORGANIZING THE LAND REGISTRATION AUTHORITY, BROADENING ITS 
POWERS AND FUNCTIONS, CREATING FOR THE PURPOSE THE OFFICE OF 
LAND ADJUDICATOR, AMENDING PRESIDENTIAL DECREE NO. 1529, 
OTHERWISE KNOWN AS THE PROPERTY REGISTRATION DECREE AND 
OTHER RELATED LAWS AND FOR  
OTHER PURPOSES  
EXPLANATORY NOTE 
The State recognizes the need for the preservation of the integrity and indefeasibility 
of land titles once claim to ownership is established. Toward this end, the State needs 
to strengthen the Torrens System through the adoption of safeguards to prevent 
anomalous titling of real properties and ensure a streamlined and simplified 
registration proceeding.  
The LRA is mandated to register transactions involving titled and untitled lands and 
personal and movable properties, and provide information on titles and registered 
documents. It also endeavors to protect the sanctity of the Torrens System and 
preserve the integrity of the land registration process, all towards providing a secure, 
stable and trustworthy record of land ownership and recorded interests that ultimately 
promotes social and economic well-being and contributes to national development. 
It has been more than twenty years since the LRA came into existence. It is, therefore, 
high time to strengthen it to be able to adapt to current times. To achieve efficiency 
and effectiveness in the delivery of its services, the LRA needs to modernize its 
operations and this can only be done through revamping the agency. 
On behalf of the people of Parañaque City’s Second District, and for the common good 
of the Filipino people, the approval of the said measure is earnestly sought. 
REP. GUS S. TAMBUNTING 
2nd District, Parañaque City 
August 29, 2023
8:18 am
8979


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Republic of the Philippines 
HOUSE OF REPRESENTATIVES 
Quezon City, Metro Manila 
NINETEENTH CONGRESS 
Second Regular Session 
HOUSE BILL NO. _______ 
______________________________________________________________________ 
Introduced by HON. GUS S. TAMBUNTING 
______________________________________________________________________ 
AN ACT 
REORGANIZING THE LAND REGISTRATION AUTHORITY, BROADENING ITS 
POWERS AND FUNCTIONS, CREATING FOR THE PURPOSE THE OFFICE OF LAND 
ADJUDICATOR, AMENDING PRESIDENTIAL DECREE NO. 1529, OTHERWISE KNOWN 
AS THE PROPERTY REGISTRATION DECREE AND OTHER RELATED LAWS AND 
FOR OTHER PURPOSES  
Be it enacted by the Senate and the House of Representatives of the Philippines in Congress 
assembled: 
CHAPTER I GENERAL PROVISIONS 
Section 1. Short Title. - This Act shall be known as the “Property Registration Act”. 
Section 2. Declaration of Policy. - The State recognizes the need for the preservation of the 
integrity and indefeasibility of land titles once claim to ownership is established. Toward this 
end, the State needs to strengthen the Torrens System through the adoption of safeguards to 
prevent anomalous titling of real properties and ensure a streamlined and simplified 
registration proceeding.  
CHAPTER II 
PROPERTY REGISTRATION AUTHORITY, COMPOSITION 
Section 3. Land Registration Authority Renamed. – The Land Registration Authority is 
hereby renamed to Property Registration Authority (PRA).  
Section 4. Regional, Provincial or City Property Registration Authority Office and 
Officers. - Each executive region, province, and city shall have a respective Property 
Registration Authority Office.  
Section 5. Composition of the Property Registration Authority. –The Property 
Registration Authority shall be headed by an Administrator, who shall be appointed by the 
President. He shall have the same rank and qualifications as that of the Presiding Justice of 
the Court of Appeals.  
8979


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There shall be four (4) Deputy Administrators who shall handle operations, administration, 
adjudication, and information technology, respectively. The four (4) Deputy Administrators 
shall be appointed by the President, upon recommendation of the Administrator. They shall 
possess the same qualifications, as that of the Associate Justices of the Court of Appeals.  
Section 6. Tenure. - The Administrator and Deputy Administrators shall serve for a term of 
seven (7) years from assumption of office and shall be entitled to full retirement benefits upon 
the expiration of their term.  
Section 7. Qualifications, Salaries, Benefits and other Emoluments. – The Administrator 
shall have the same rank, salary, privileges, and benefits as that of the Presiding Justice of 
the Court of Appeals.  
The Deputy Administrators shall have the same rank, salary, privileges and benefits as that of 
the Associate Justice of the Court of Appeals.  
The Regional Registers of Deeds shall have the same qualifications, rank, salary and, 
privileges and benefits as that of the Judges of the Regional Trial Courts.  
The Provincial and City Registers of Deeds shall possess the same qualifications, rank, salary 
and, privileges and benefits as that of the Judges of the Municipal Trial Courts.  
The Metropolitan Registers of Deeds shall possess the same qualifications, rank, salary and, 
benefits and privileges and benefits as that of the Judges of the Municipal Trial Courts.  
The Deputy Registers of Deeds shall have the same rank, salary and benefits and privileges 
as those of the Judges of the Municipal Trial Courts.  
Section 8. Appointment. - The Registrars and Deputy Registrars shall be appointed by the 
President upon the recommendation of the Administrator.  
CHAPTER III 
THE LAND ADJUDICATOR, ITS JURISDICTION AND FUNCTION 
Section 9. Office of the Land Adjudicator; Regional Land Adjudication Officer, 
Qualifications, Salaries. – There is hereby created in each executive region Office of the 
Land Adjudicator (OLA), headed by a Regional Land Adjudication Officer (RLAO), which shall 
be attached to the Property Registration Authority.  
The Land Adjudicator (LA) must have been engaged in the practice of law for at least ten (10) 
years. The LA in each region shall have the same rank, salary and, privileges and benefits as 
that of the Judges of the Regional Trial Courts.  
The Deputy Administrator for Adjudication who shall act as Adjudicator General, who shall 
have administrative supervision over all the Land Adjudicators.  
Section 10. Jurisdiction of the Office of the Land Adjudicator. –The Office of the Land 
Adjudicator shall have exclusive original jurisdiction over the following:  


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1. a.)  Petitions for correction, amendment, alteration, and revision of entries in certificates 
of title on any of the grounds provided under Section 108 of Presidential Decree No. 
1529  
2. b.)  Petitions questioning the validity of subdivision and consolidation plans approved 
by the Administrator of the Property Registration Authority pursuant to Section 6 (f) of 
Presidential Decree No. 1529 as well as similar plans approved by the Director of the 
Land Management Bureau.  
3. c.)  Petitions for replacement of lost or destroyed owner’s duplicate certificate of title 
under Section 109 of Presidential Decree No. 1529.  
4. d.)  Petitions for reconstitution of lost or destroyed original or registry copies of 
certificate of title. Provided that the manually issued copies are still existing in the 
Registry Office concerned.  
Section 11. Resolution of Petitions. – The petitions under Section 10 (a) shall be withdrawn 
from the Regional Trial Courts and transferred to their respective RLAO who shall then have 
exclusive original jurisdiction over the same.  
Resolution of petitions under Section 10 (a), (c) and (d) shall be appealable to the Court of 
Appeals within the same period provided under Rule 43 of the Revised Rules of Court.  
Resolution of petitions under Section 10 (b) shall be appealable to the Court of Appeals within 
the same period provided under Rule 43 of the Revised Rules of Court. Provided, that plans 
registered with the Register of Deeds pursuant to Section 50 of Presidential Decree No. 1529 
shall only be questioned or assailed by way of Consulta in accordance with the provisions of 
Section 117 of the same Decree.  
Section 12. Subpoena and Contempt Powers. – The Land Adjudication Officer shall have 
the authority to issue a subpoena duces tecum to direct a person requiring him to bring with 
him any books, documents, or other things under his control relevant to the proceedings 
pending before the OLA.  
The Regional Land Adjudication Officer shall likewise have the authority to issue a subpoena 
ad testificandum to require a person to attend and testify at any proceeding pending before 
the OLA.  
Failure to comply with the subpoena duces tecum or subpoena ad testificandum shall 
authorize the filing of a case for indirect contempt with the Regional Trial Court pursuant to 
Rule 71 of the Revised Rules of Court.  
Section 13. Payment of Fees. – The Regional OLA shall acquire jurisdiction over the petitions 
under Section 10 of this Act upon payment of the filing fees by the petitioners.  
The filing fees shall be fixed in the Implementing Rules and Regulations. The Property 
Registration Authority may increase the said fees as the need arises without need of further 
legislative authority.  
CHAPTER IV 
CORRECTION OF TYPOGRAPHICAL ERRORS, ADMINISTRATIVE RECONSTITUTION 
Section 14. Clerical and Typographical Errors, Request for System Update. – Clerical 
and typographical errors committed by encoders at the Registry Offices that are discovered 


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after the printing of the certificate of title but before the release from the Release Module of 
the Computerized System of Registration may be electronically corrected at the instance of 
the Register of Deeds concerned by sending a Request for System Update (RSU) to the 
Registry of Deeds Operations (RD Ops) in the Property Registration Authority Central office.  
The duty of the RD Ops to approve of the aforementioned RSU shall be ministerial in character. 
Provided, that the transaction is still pending in the Release Module. Any delay incurred by the 
RD Ops at this stage shall be deemed as a violation of republic Act No. 9485 or the Anti-Red 
Tape Act (ARTA) and shall be dealt with accordingly.  
To ensure that only typographical and clerical errors discovered before the release of the 
transaction from the Release Module can be corrected by way of RSU, the Computerized 
System for Registration shall be programmed in a way that no RSU process can be made to 
institute corrections on titles after their release from the Release Module.  
Effecting corrections or changes in a title by way of a RSU after the transaction has been 
released from the Release Module shall amount to introducing corrections upon a certificate 
of title without prior approval from the Office of the Land Adjudicator.  
Section 15. Administrative Reconstitution. – Administrative reconstitution of lost or 
destroyed original or registry copies of certificates of title under Republic Act No. 6732 shall 
remain under the jurisdiction of the Property Registration Authority. Provided, that these titles 
shall be limited to those that were manually issued.  
The Regional Trial Courts shall be divested of jurisdiction over petitions for cancellation of the 
encumbrance imposed on administratively reconstituted titles provided under Section 7 in 
relation to Section 9 of Republic Act No. 26. Instead, jurisdiction over said petitions shall be 
vested on the Registry of Deeds exercising jurisdiction over the property covered by the 
administratively reconstituted title.  
CHAPTER V  
ADVERSE CLAIM 
Section 16. Adverse Claim. – Whoever claims any part or interest in registered land adverse 
to the registered owner, arising subsequent to the date of the original registration thereof, may, 
if no provision is made in this Decree for registering the same, make a statement in writing 
setting forth fully his alleged right or interest, and how or under whom acquired, a reference to 
the number of the certificate of title of the registered owner, the description of the land in which 
the right or interest is claimed.  
The statement shall be signed and sworn to, and shall state the adverse claimant’s residence, 
and a place at which all notices may be served upon him. This statement shall be entitled to 
registration as an adverse claim on the certificate of title. The adverse claim shall be effective 
only for a period of sixty (60) days from the registration thereof. Before the lapse of the 
aforesaid period, the adverse claimant may withdraw his adverse claim by filing with the 
Register of Deeds a sworn statement to that effect. In the event that he intends to pursue his 
claim, he may file the proper petition before the Regional Trial Court having jurisdiction over 
the property for the judicial determination of the validity of his claim or interest therein. The 
subsequent registration by the adverse claimant-petitioner of a Notice of Lis Pendens shall 
automatically result in the cancellation by the Register of Deeds concerned of the previous 
adverse claim annotation without the necessity of a Court Approval.  


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Before the lapse of the sixty (60) day period, the registered owner may assail the registration 
of the adverse claim on his title by way of Consulta pursuant to Section 117 of Presidential 
Decree No. 1529. The Property Registration Authority Administrator may uphold the 
registration of the adverse claim or reverse the action of the Register of Deeds, Provided, 
however, that no presumption of malice or conspiracy to cause undue damage on the part of 
the Register of Deeds shall arise from such reversal alone. The registered owner may institute 
the appropriate legal action against the adverse claimant for whatever damage he may have 
suffered by reason of the registration of the adverse claim on his title before the Regional Trial 
Court.  
After the lapse of the sixty (60) day period and no petition was filed in court by the adverse 
claimant, or the filing of the said petition did not result in the registration of the corresponding 
Notice of Lis Pendens, the adverse claim shall, by operation of law, cease to have any legal 
force and effect.  
After the aforementioned cancellation of the adverse claim, no second adverse claim based 
on the same ground shall be registered by the same claimant.  
CHAPTER VI  
FINAL PROVISIONS 
Section 17. Implementing Rules and Regulations. – The Property Registration Authority 
shall, in consultation with the Department of Justice, Office of the Court Administrator of the 
Supreme Court, University of the Philippines Law Center, Philippine Judges Association, and 
the Philippine Association of Registers of Deeds, issue the necessary rules and regulations 
for the effective implementation of this Act not later than three (3) months from the effectivity 
thereof.  
Section 18. Transitory Provision. – The incumbent Administrator and Deputy Administrators’ 
term of office shall commence upon the effectivity of this Act. The First Deputy Administrator 
shall have a full term, the Second Deputy shall have a term of six (6) years, the Third Deputy 
shall have a term of five (5) years, and the Fourth Deputy shall have a term of four (4) years.  
The term of the subsequently appointed Deputy Administrators shall commence upon the 
assumption of office.  
Section 19. Appropriations. – The appropriation for the effective implementation of this Act 
shall be sourced from the Land Registration Special Fund pursuant to Section 111 of 
Presidential Decree No. 1529.  
Section 20. Retroactivity Clause. – This At shall have retroactive effect insofar as it does not 
prejudice nor impair vested or acquired rights in accordance with the Civil Code and other 
existing laws.  
Section 21. Separability Clause. – If any provision or the application of any provision of this 
Act is declared unconstitutional, there remaining provisions not affected thereby shall remain 
in full force and effect.  
Section 22. Repealing Clause. – All laws, rules, regulations, decrees, executive orders and 
other issuances or parts thereof which are inconsistent with this Act are hereby repealed, 
modified or amended accordingly.  


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Section 23. Effectivity Clause. – This Act shall take effect fifteen (15) days after its 
publication in the Official Gazette or in two (2) newspapers of national circulation. 
Approved,