Key Takeaway: Extrajudicial Ejectment Clauses in Leases Are Valid if Properly Stipulated

CJH Development Corporation v. Corazon D. Aniceto, G.R. No. 224006 and G.R. No. 224472, July 6, 2020

Imagine running a thriving restaurant in a picturesque location, only to face sudden closure and demolition without a court order. This was the reality for Corazon Aniceto, whose restaurant was demolished by CJH Development Corporation based on a lease agreement clause. This case delves into the legality of such clauses and their impact on lessees and lessors.

The core issue revolves around whether a lessor can legally eject a lessee without judicial intervention, based solely on the terms of their lease agreement. The Supreme Court’s decision in this case provides clarity on this contentious issue, affecting how lease agreements are drafted and enforced in the Philippines.

Legal Context: Understanding Extrajudicial Ejectment and Lease Agreements

In the Philippines, the Civil Code governs lease agreements, including the rights and obligations of both lessors and lessees. Article 1673 of the Civil Code outlines situations where a lessor may judicially eject a lessee, such as non-payment or violation of contract terms. However, the law also recognizes the validity of contractual stipulations that allow for extrajudicial ejectment under specific conditions.

Extrajudicial ejectment refers to the lessor’s right to regain possession of the leased property without resorting to court action. This right is often stipulated in lease agreements as a resolutory condition, meaning the lease contract is terminated upon the lessor’s exercise of this right. The Supreme Court has upheld such clauses in cases like Consing v. Jamandre and Viray v. Intermediate Appellate Court, emphasizing that parties are free to agree on terms that are not contrary to law, morals, good customs, public order, or public policy.

Article 1306 of the Civil Code states, “The contracting parties may establish such stipulations, clauses, terms and conditions as they may deem convenient, provided they are not contrary to law, morals, good customs, public order, or public policy.” This provision underscores the importance of clear and legal stipulations in lease agreements.

Case Breakdown: The Story of CJH Development Corporation v. Corazon D. Aniceto

Corazon Aniceto operated El Rancho Cafe and Restaurant on land leased from CJH Development Corporation. The initial lease expired in 2004 but was renewed on a monthly basis until a new lease was signed in November 2005, set to expire in November 2006. This lease was extended until May 2007, after which Aniceto continued to pay monthly rent until February 2008.

In January 2008, CJH Development notified Aniceto to vacate the premises due to upcoming land development. Despite her requests for extension, CJH Development remained firm, and Aniceto was given until March 1, 2008, to leave. When she did not comply, CJH Development demolished the restaurant in May 2008, citing the lease agreement’s provision allowing extrajudicial ejectment.

Aniceto filed a complaint seeking to enjoin the demolition and later sought damages for the loss of her restaurant and personal properties. The Regional Trial Court initially ruled in her favor, declaring the demolition illegal and awarding her damages. However, the Court of Appeals reversed this decision, upholding the validity of the lease’s extrajudicial ejectment clause.

The Supreme Court, in its decision, emphasized the following points:

• “This stipulation is in the nature of a resolutory condition, for upon the exercise by the Sub-lessor of his right to take possession of the leased property, the contract is deemed terminated.”
• “Judicial permission to cancel the agreement was not, therefore, necessary because of the express stipulation in the contract of sub-lease that the sub-lessor, in case of failure of the sub-lessee to comply with the terms and conditions thereof, can take-over the possession of the leased premises, thereby cancelling the contract of sub-lease.”

The Court also addressed the issue of improvements made by Aniceto, ruling that the lease’s provision granting ownership of permanent improvements to CJH Development was invalid under Article 1678 of the Civil Code, which requires the lessor to pay the lessee for such improvements or allow their removal.

Practical Implications: Navigating Lease Agreements and Ejectment

This ruling has significant implications for both lessors and lessees in the Philippines. Lessors can include extrajudicial ejectment clauses in their lease agreements, but they must ensure these clauses are clearly stipulated and comply with legal standards. Lessees, on the other hand, should be aware of such clauses and negotiate terms that protect their interests, especially regarding improvements made to the leased property.

For businesses and property owners, this case underscores the importance of understanding and drafting lease agreements carefully. It’s crucial to consider the potential consequences of extrajudicial ejectment clauses and to seek legal advice when entering into such agreements.

Key Lessons:

• Lease agreements should clearly state the conditions under which extrajudicial ejectment can occur.
• Lessees should negotiate terms regarding improvements to protect their investments.
• Both parties should seek legal counsel to ensure their rights are protected under the lease agreement.

Frequently Asked Questions

What is extrajudicial ejectment? Extrajudicial ejectment is the right of a lessor to regain possession of leased property without a court order, based on a contractual stipulation.

Can a lease agreement allow for extrajudicial ejectment? Yes, if the lease agreement includes a clear and valid clause allowing for such action, it can be legally enforced.

What happens to improvements made by a lessee upon termination of the lease? Under Article 1678 of the Civil Code, the lessor must pay the lessee half the value of useful improvements or allow their removal. Blanket clauses granting ownership to the lessor without compensation are invalid.

What should lessees do to protect their interests in a lease agreement? Lessees should negotiate terms regarding improvements, ensure clarity on ejectment clauses, and seek legal advice before signing the agreement.

How can lessors ensure their lease agreements are enforceable? Lessors should clearly stipulate the conditions for extrajudicial ejectment and ensure all clauses comply with legal standards, consulting with legal professionals when drafting the agreement.

ASG Law specializes in real property and lease agreements. Contact us or email hello@asglawpartners.com to schedule a consultation.