ILOILO City – Property buyers and homeowners caught in disputes over refunds, delayed land titles, unfinished projects and association conflicts may no longer have to endure years of uncertainty, with the Human Settlements Adjudication Commission (HSAC) targeting decisions within just 90 days after the submission of position papers.
In Western Visayas and the Negros Island Region (NIR), HSAC Regional Adjudication Branch 6 resolved 107 human settlements cases in 2025 as the agency pushed for faster settlement of property and homeowners’ association disputes.
The regional accomplishment came as HSAC nationwide posted a 33-percent increase in resolved cases in 2025 compared with the previous year.
Across the country, 2,235 new cases were filed before HSAC Regional Adjudication Branches in 2025. Of these, 1,742 cases, or 78 percent, involved Real Estate Management (REM) disputes, while 493, or 22 percent, concerned Homeowners’ Association (HOA) cases.
In Western Visayas and NIR, common real estate complaints involve demands for refunds, delivery of land or condominium titles, project delays and problems involving completion of developments.
HOA disputes, meanwhile, commonly involve elections, protests and contests, as well as disagreements over association dues.
“So for the specific cases, I can give you three for each. For example, for the real estate management, it could be refund or delivery of title, and the type of completion. For Homeowners Association cases, it’s mostly about elections, protests, contests, and payment of association dues. So these are the most frequently filed cases in our office,” Atty. Ayin Dream D. Aplasca, Attorney IV of the HSAC-6 Legal Division, told Panay News.
90-DAY DECISION TIMELINE
Aplasca said HSAC follows its 2025 Revised Rules and Procedures, which prescribe timelines in handling cases.
“We have the 2025 Revised Rules and Procedures for the timeframe in solving these cases. We have a timeline for that,” Aplasca said.
“Usually kon mag-file sang case ang complainant, sympre i-receive na sang office and then ang other party will be served a summon and then they will finally answer,” she added.
After a complaint is filed and evaluated, the respondent is served a summons and given 15 calendar days from receipt to submit a verified answer, although certain rules allow up to 20 days.
The case then proceeds to a mandatory conference and mediation, which can last up to 60 days as HSAC attempts to secure an amicable settlement between the parties.
If mediation succeeds, the compromise agreement signed by the parties becomes the basis of the judgment.
If no settlement is reached, the parties are ordered to submit their position papers and final affidavits.
The Regional Adjudicator is expected to render a decision within 90 calendar days from the submission of the last pleading.
“After 90 days ara na ang resolution or decision of the case. However, may ara…and there are times nga between sa 90 days, where the Adjudicator will issue orders for clarification, ocular inspection, but sometimes may effect sa period of decision,” she stressed.
“But, so far, kon mag sige-sige ya…it will only take 90 days for him or her to decide the case. Estimated 3 months, by the time they submit their position papers,” she added.
The timeline may be affected when the adjudicator issues clarification orders or calls for ocular inspections or clarificatory hearings.
Parties dissatisfied with the Regional Adjudicator’s ruling may appeal to the HSAC Commission proper within 15 calendar days from receipt of the decision.
PROPERTY RIGHTS
Created under Republic Act No. 11201, HSAC is a specialized quasi-judicial agency that took over the adjudicatory functions formerly exercised by the Housing and Land Use Regulatory Board.
It handles disputes between property buyers and developers, including cases involving delayed titles, incomplete projects and alleged unsound real estate business practices.
It also adjudicates HOA disputes involving elections, officers and association fees, and reviews certain zoning and land-use appeals.
As the country observes National Shelter Month this October, HSAC-6 urged the public to be vigilant in protecting their housing and property rights.
This year’s observance carries the theme, “Tahanan. Pamayanan. Kinabukasan.” (Home. Community. Future.)
HSAC-6 reminded property buyers, homeowners and other concerned parties that formal complaints may be filed with the commission to seek legal remedies involving housing, land development, real estate and homeowners’ association disputes./PN
