The Supreme Court held that the Republic of the Philippines was not denied due process in an expropriation case, even when the Regional Trial Court (RTC) dispensed with the Board of Commissioners (BOC) and based its just compensation determination on a Deed of Absolute Sale. The Court emphasized that the Republic was given ample opportunity to be heard and to question the evidence presented. The decision reinforces the principle that just compensation should be full, fair, and based on reliable data, balancing the public interest in infrastructure projects with the private rights of property owners.

Eminent Domain Showdown: Was the Republic Shortchanged on Just Compensation?

This case revolves around the Republic of the Philippines’ expropriation of a 468 sq. m. parcel of land owned by Edesio T. Frias, Sr., for the Cotabato-Agusan River Basin Development Project. The central legal issue is whether the Republic was denied due process when the RTC dispensed with the BOC and determined just compensation based on a Deed of Absolute Sale for a similarly situated property. The Republic argued that it was not given the opportunity to scrutinize the authenticity and veracity of Frias’s documentary submissions, thus violating its right to due process. This raises the question: How does the court balance the need for efficient expropriation proceedings with the constitutional right to due process and just compensation?

The Supreme Court, in its decision, firmly rejected the Republic’s claim of a due process violation. The Court reiterated that the essence of procedural due process is notice and an opportunity to be heard. As the Court stated, “To be heard” does not mean only verbal arguments in court; one may also be heard through pleadings. Where the opportunity to be heard, either through oral arguments or pleadings, is accorded, there is no denial of procedural due process.”

The Court emphasized that the Republic was given ample opportunity to present its case, submit pleadings, and object to Frias’s submissions. The RTC’s decision to dispense with the BOC was not objected to by the Republic’s counsel during the hearing. Further, the Republic had nine months to question or comment on Frias’s position paper and attached documents before the RTC rendered its decision. The Court also noted that any defect in the observance of due process is cured by the filing of a motion for reconsideration, which the Republic availed itself of. The Republic’s failure to seize these opportunities undermined its claim of a due process violation.

Building on this principle, the Court addressed the Republic’s challenge to the amount of just compensation. The Republic argued that the Deed of Absolute Sale used by the RTC as a basis for determining just compensation was inadmissible hearsay evidence. However, the Court reiterated that the determination of just compensation is a judicial function that requires a full, just, and fair value to be paid to the property owner. In The Manila Banking Corp. v. Bases Conversion & Dev’t. Authority, the Court defined just compensation as:

x x x as the full and fair equivalent of the property taken from its owner by the expropriator. The measure is not the taker’s gain, but the owner’s loss. The word ‘just’ is used to intensify the meaning of the word ‘compensation’ and to convey thereby the idea that the equivalent to be rendered for the property to be taken shall be real, substantial, full, and ample. Such ‘just’-ness of the compensation can only be attained by using reliable and actual data as bases in fixing the value of the condemned property. Trial courts are required to be more circumspect in its evaluation of just compensation due the property owner, considering that eminent domain cases involve the expenditure of public funds.

Moreover, the Court found that the RTC did not solely rely on the Deed of Absolute Sale. The RTC considered all the conditions of the subject property and other relevant factors in determining just compensation. The Court acknowledged that while zonal valuation is an indicator of fair market value, it cannot be the sole basis for just compensation. The RTC also noted that Frias failed to provide sufficient evidence to support his claimed valuation of P980.00 per square meter.

The Court emphasized that factual findings of the trial court, when affirmed by the CA, are generally binding on the Supreme Court. The Republic failed to demonstrate how the RTC and CA acted arbitrarily in their evaluation of the evidence. Therefore, the Court upheld the amount of just compensation determined by the lower courts. The court applied Section 5 of RA 8974 which provides:

Section 5. Standards for the Assessment of the Value of the Land Subject of Expropriation Proceedings or Negotiated Sale – In order to facilitate the determination of just compensation, the court may consider, among other well-established factors, the following relevant standards:
(a) The classification and use for which the property is suited;
(b) The developmental costs for improving the land;
(c) The value declared by the owners;
(d) The current selling price of similar lands in the vicinity;
(e) The reasonable disturbance compensation for the removal and/or demolition of certain improvements on the land and for the value of improvements thereon;
(f) The size, shape or location, tax declaration and zonal valuation of the land;
(g) The price of the land as manifested in the ocular findings, oral as well as documentary evidence presented; and
(h) Such facts and events as to enable the affected property owners to have sufficient funds to acquire similarly-situated lands of approximate areas as those required from them by the government, and thereby rehabilitate themselves as early as possible.

The Supreme Court’s decision in this case underscores the importance of providing property owners with due process in expropriation proceedings. While the government has the power of eminent domain, this power is not absolute. It must be exercised in a manner that respects the constitutional rights of property owners, including the right to just compensation. The decision also highlights the judicial function of determining just compensation, emphasizing that it must be based on reliable data and a careful consideration of all relevant factors.

FAQs

What is expropriation?	Expropriation is the act of the government taking private property for public use, also known as eminent domain. This power is constitutionally guaranteed but requires the payment of just compensation to the property owner.
What is just compensation?	Just compensation refers to the full and fair equivalent of the property taken from its owner. It aims to ensure that the property owner is neither enriched nor impoverished as a result of the expropriation.
What is the role of the Board of Commissioners (BOC) in expropriation cases?	The Board of Commissioners is typically appointed by the court to assist in determining the just compensation for the expropriated property. However, the court may dispense with the BOC if both parties agree, or if there is a valid reason to do so.
What does due process mean in expropriation cases?	Due process in expropriation cases requires that the property owner be given notice of the proceedings and an opportunity to be heard. This includes the right to present evidence, cross-examine witnesses, and object to the valuation of the property.
What factors are considered in determining just compensation?	Several factors are considered in determining just compensation, including the property’s classification, use, developmental costs, current selling price of similar lands, tax declaration, zonal valuation, and other relevant factors that can affect the property’s value.
Can the government solely rely on zonal valuation to determine just compensation?	No, the government cannot solely rely on zonal valuation. While it is an indicator of fair market value, it cannot be the sole basis for just compensation. The court must consider other relevant factors to arrive at a just and fair valuation.
What happens if the property owner disagrees with the government’s valuation?	If the property owner disagrees with the government’s valuation, they can challenge it in court. The court will then determine the just compensation based on the evidence presented by both parties.
How does this case affect future expropriation proceedings?	This case reinforces the importance of due process and the need for a thorough and fair determination of just compensation in expropriation cases. It also clarifies that the government cannot claim a due process violation if it had ample opportunity to be heard and present its case.

The Supreme Court’s decision serves as a reminder that the power of eminent domain must be exercised judiciously, with due regard for the rights of property owners. The ruling clarifies the procedural requirements and factors to be considered in determining just compensation, ensuring a more equitable balance between public interest and private rights.

For inquiries regarding the application of this ruling to specific circumstances, please contact ASG Law through contact or via email at frontdesk@asglawpartners.com.

Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: REPUBLIC OF THE PHILIPPINES vs. EDESIO T. FRIAS, SR., G.R. No. 243900, October 06, 2021