Rene Antonio v. Gregorio Manahan

7/22/2019 Rene Antonio v. Gregorio Manahan

1/20

Contracts

SECOND DIVISION

RENE ANTONIO,

Petitioner,

- versus -

G.R. No. 176091

Present:

CARPIO,J.,

Chairperson,

VELASCO, JR.,*

BRION,

PEREZ, and

MENOZA,**JJ.


2/20

GREGORIO MANAHAN,

Respondent.

Pro!"#$ated:

A"$"st %&, %'((

) )

D E C I S I O N

PEREZ,J.:

Assai#ed in this petition +or reie- on certiorari+i#ed p"rs"ant to R"#e & o+

the 1997 Rules of Civil Procedureis the e/ision dated 0( O/to1er %''2 rendered13 the then 4o"rteenth iision o+ the Co"rt o+ Appea#s 5CA6 in CA7.R. SP No.

880(9, dis!issin$ the R"#e 2 petition +or certiorari +i#ed 13 petitioner Rene

Antonio 5Antonio6.((;

( * Asso/iate J"sti/e Pres1itero J. Ve#as/o, Jr. is desi$nated Additiona# Me!1er asper Spe/ia# Order No. ('2


3/20

The Facts

?he s"it /on/erns t-o 5%6 par/e#s o+ a$ri/"#t"ra# #and sit"ated at Gitnang

BayanI, San Mateo, Ri=a#, -ith an a$$re$ate area o+ 0',9'2 s@"are !eters, and

re$istered in the na!e o+ priate respondent 7re$orio Manahan 5Manahan6 "nder

Ori$ina# Certi+i/ate o+ ?it#e Nos. 9%'' and 9(' o+ the Ri=a# Proin/ia# Re$istr3.

On (2 Noe!1er (990, Manahan and Antonio entered into aKasunduang Buwisan

sa Sakaan 5Leaseho#d A$ree!ent6 -here13 the #atter "ndertoo to /"#tiate thes"1e/t par/e#s +or an ann"a# renta# o+


4/20

de!ands, i!pair!ent o+ the +erti#it3 o+ the s"1e/t par/e#s 13 p#antin$ kangkong

thereon and +ai#"re to s3n/hroni=e the p#antin$ and harest on 1oth par/e#s as -e##

as to $ie a threeda3 prior noti/e +or harests, as a$reed "pon. &&; On the $ro"nd

that Antonio persisted -ith the +ore$oin$ io#ations o+ the Leaseho#d A$ree!ent,

Manahan +i#ed the (2 Septe!1er (99< Co!p#aint +or Ee/t!ent -hi/h -as

do/eted as PARA Case No. IVRi'809< 1e+ore the Ri=a# Proin/ia# A$rarian

Re+or! Ad"di/ation Board 5PARA6. In addition to Antonio>s pea/e+"#

s"rrender o+ said par/e#s, Manahan so"$ht inde!nities +or a//r"ed #ease renta#s in

the s"! o+ P0','''.'' and the /osts o+ the s"it.;

Spe/i+i/a##3 den3in$ the !ateria# a##e$ations o+ the +ore$oin$ /o!p#aint in

his ( e/e!1er (99< ans-er, Antonio aerred that he re!itted the stip"#ated

renta#s re$"#ar#3, e)/ept +or the 3ear (990 -hen Manahan re+"sed to a//ept the

sa!e that his +ai#"re to noti+3 Manahan o+ i!pendin$ p#antin$s and harests is not

an a"thori=ed /a"se +or the dispossession o+ a tenant "nder Rep"1#i/ A/t No. 2089

that the kangkongp#ants on Manahan>s propert3 -ere not de#i1erate#3 introd"/ed

to i!pair its +erti#it3 1"t, rather, $re- nat"ra##3 -itho"t an3 e++ort e)erted on his

part that een ass"!in$ that the3 -ere introd"/ed 13 hi!, said p#ants !ere#3

a++e/ted a er3 insi$ni+i/ant portion o+ the s"1e/t par/e#s and -ere intended as

s"pp#e!ent to his dai#3 s"1sisten/e and, that the p#ants> e)isten/e /annot, 13 an3

stret/h o+ the i!a$ination, 1e /onsidered as io#ation o+ proen +ar! pra/ti/es

-hi/h /onnotes !aor a$ri/"#t"ra# i!proe!ents a++e/tin$ the prod"/tiit3 o+ the

& &; Re/ord, ARAB Case 8929, Manahan>s %& Noe!1er (99&, (' e/e!1er (992

and 8 A"$"st (99< MARO /o!p#aints, pp. 2 8 ('.

; Manahan>s (2 Septe!1er (99< /o!p#aint, id. at pp. (&(2.


5/20

#and as a -ho#e. A#on$side the dis!issa# o+ the /o!p#aint, Antonio pra3ed +or the

$rant o+ his /o"nter/#ai!s +or !ora# and e)e!p#ar3 da!a$es.22;

?he iss"es hain$ 1een +"##3 oined -ith the +i#in$ o+ the rep#3 and

reoinder,


6/20

16. Orderin$ the ee/t!ent o+ Antonio; +ro! the #andho#din$ in

@"estion

/6. Orderin$ Antonio; to pa3 p#ainti++ the a!o"nt o+ P0','''.'' as

pa3!ent +or the "npaid #ease renta#

d6. Orderin$ Antonio; to s"rrender to Manahan; the possession o+ the

s"1e/t #and.

No prono"n/e!ent as to /osts and da!a$es.

SO ORERE.('(';

On appea#, the +ore$oin$ de/ision -as initia##3 reersed and setaside in the

8 Jan"ar3 %''& de/ision rendered 13 the epart!ent o+ A$rarian Re+or!

Ad"di/ation Board 5ARAB6 in ARAB Case No. 8929. 4indin$ that Antonio>s

shorta$es did not a!o"nt to a de#i1erate intent to eade pa3!ent o+ the stip"#ated

renta#s and that the kangkong si!p#3 $re- nat"ra##3 and sporadi/a##3 on the

propert3, the ARAB ordered Manahan to respe/t said tenant>s pea/e+"#

possession and /"#tiation o+ the #and and the dis!issa# o+ his /#ai! +or "npaid

renta#s.((

((; A$$rieed, Manahan !oed +or the re/onsideration o+ the ARAB>s8 Jan"ar3 %''& e/ision on the $ro"nd, a!on$ other !atters, that not 1ein$

attri1"ta1#e to +ort"ito"s eent or +or/e #a$eure, Antonio>s +ai#"re to pa3 the

renta#s in +"## /onstit"ted s"++i/ient $ro"nd +or his dispossession "nder Se/tion 02

o+ Rep"1#i/ A/t No. 08&& and, that the esta1#ished "ti#i=ation o+ a s"1stantia#

portion o+ the propert3 +or the p#antin$ o+ kangkongde1"ned Antonio>s /#ai! that

the sa!e $re- nat"ra##3 on the #and. Contendin$ that Antonio /o!!itted +"rther

io#ations o+ the Leaseho#d A$ree!ent 13 p#antin$ strin$ 1eans and 1"i#din$ a

('('; Id. at (0s 8 Jan"ar3 %''& e/ision, id. at (9


7/20

se/ond ho"se and three 506 pi$ pens on the propert3,(%(%; Manahan +"rther !oed

that an o/"#ar inspe/tion o+ the pre!ises 1e /ond"/ted 13 the ARAB.(0(0;

On (& Apri# %''&, Manahan +i#ed a !ani+estation /a##in$ the ARAB>s

attention to the +a/t that the o/"#ar inspe/tion it /a"sed to 1e /ond"/ted /on+ir!ed

Antonio>s +"rther /ontra/t"a# io#ations -hi/h in/#"ded the p#antin$ o+ to!atoes,

s@"ash, e$$p#ants and other root /rops on the propert3.(&(&; In opposition,

Antonio ar$"ed that the strin$ 1eans he p#anted -ere !o!entar3 /ash /rops -hi/h

did not a#ter the a$ri/"#t"ra# /ondition o+ the propert3 that the other e$eta1#es androot /rops /o!p#ained a$ainst -ere p#anted -ithin the peri!eter 1o"ndar3 o+ the

adoinin$ residentia# s"1diision, on the other side o+ the -ater /ana# -hi/h seres

as an e!1an!ent +or the propert3 and, that the se/ond ho"se aderted to 13

Manahan -as !eant +or the stora$e o+ harested !alay and, #ie the three 506 pi$

pens, -ere a#read3 standin$ on the #and at the ti!e Manahan +i#ed the /o!p#aint

+ro! -hi/h the s"it ste!!ed.((; 4indin$ !erit in Manahan>s !otion as

a+oresaid, the ARAB iss"ed the %8 e/e!1er %''& Reso#"tion -hi/h

re/onsidered its 8 Jan"ar3 %''& e/ision and reinstated the PARA>s & O/to1er

(999 e/ision.(2(2;

(%(%; Manahan>s 9 4e1r"ar3 %''& Motion +or Re/onsideration, id. at 0'90%s (9 4e1r"ar3 %''& Hr$ent Motion -ith Leae o+ Board to Order an

O/"#ar Inspe/tion, id. at &'8&(%.

(&(&; Manahan>s (& Apri# %''& Mani+estation, id. at &&&&&s (( Ma3 %''& Co!!entDOpposition, id. at &8&2%.

(2(2; ARAB>s %8 e/e!1er %''& Reso#"tion, id. at &8(&8


8/20

On (' 4e1r"ar3 %'', Antonio +i#ed the petition +or reie- do/eted 1e+ore

the CA as CA7.R. SP No. 880(9, ar$"in$ that the ARAB $rae#3 erred in

+indin$ that he io#ated the Leaseho#d A$ree!ent and in interpretin$ #a-s and

"rispr"den/e app#i/a1#e to tenan/3 re#ationships.(s %8 e/e!1er %''& Reso#"tion.(8(8; Antonio>s !otion +or

re/onsideration o+ said de/ision -as denied +or #a/ o+ !erit in the CA>s & Jan"ar3

%''< reso#"tion,(9(9; hen/e, this petition.

The Issues

Antonio "r$es the reersa# o+ the assai#ed 0( O/to1er %''2 e/ision and &Jan"ar3 %''< Reso#"tion on the $ro"nd that the CA erred

1. WHEN IT DECLARED THAT [HE] IS GUILTY O NON!

PAYMENT O LEASE RENTALS DUE TO SHORTAGE O

LEASE RENTALS DELIVERED ON CERTAIN

AGRICULTURAL CROP YEARS.

(


9/20

". WHEN IT DECLARED THAT [HE] VIOLATED THE

TERMS AND CONDITIONS O THE LEASEHOLD

CONTRACT DUE TO ALLEGED PLANTING O

#ANG#ONG ON $A% SINGLE OCCASION.

&. WHEN IT APPLIED SECTION &6 $PARAGRAPHS & AND '%

O RA &('' AS AUTHORIZED CAUSES OR

DISPOSSESSION O PETITIONER."0["0]

The Courts Ruling

Ge +ind the a++ir!an/e o+ the assai#ed de/ision in order, despite the partia#

!erit in the petition.

An a$ri/"#t"ra# #easeho#d re#ationship is said to e)ist "pon the /on/"rren/e

o+ the +o##o-in$ essentia# re@"isites: 5(6 the parties are the #ando-ner and the

tenant or a$ri/"#t"ra# #essee 5%6 the s"1e/t !atter o+ the re#ationship is a$ri/"#t"ra#

#and 506 there is /onsent 1et-een the parties to the re#ationship 5&6 the p"rpose o+

the re#ationship is to 1rin$ a1o"t a$ri/"#t"ra# prod"/tion 56 there is persona#

/"#tiation on the part o+ the tenant or a$ri/"#t"ra# #essee and 526 the harest is

shared 1et-een the #ando-ner and the tenant or a$ri/"#t"ra# #essee. %(%(; On/e the

tenan/3 re#ationship is esta1#ished, the tenant is entit#ed to se/"rit3 o+ ten"re and

/annot 1e ee/ted 13 the #and#ord "n#ess ordered 13 the /o"rt +or /a"ses proided

%'%'; Rollo, p. (2.

%( %(; Cico v% Court of &!!eals, &'' Phi#. 8'', 8'


10/20

13 #a-.%%%%; In re/o$nition and prote/tion o+ the tenant>s ri$ht to se/"rit3 o+

ten"re, the 1"rden o+ proo+ is "pon the a$ri/"#t"ra# #essor to sho- the e)isten/e o+

the #a-+"# /a"ses +or ee/t!ent%0%0; or dispossession "nder Se/tion 02 o+

Rep"1#i/ A/t No. 08&& -hi/h proides as +o##o-s:

Se/tion 02. Possession of (andolding) *+ce!tions. Not-ithstandin$

an3 a$ree!ent as to the period or +"t"re s"rrender, o+ the #and, an a$ri/"#t"ra#

#essee sha## /ontin"e in the eno3!ent and possession o+ his #andho#din$ e)/ept-hen his dispossession has 1een a"thori=ed 13 the Co"rt in a "d$!ent that is

+ina# and e)e/"tor3 i+ a+ter d"e hearin$ it is sho-n that:

5(6 ?he a$ri/"#t"ra# #essoro-ner or a !e!1er o+ his i!!ediate +a!i#3-i## persona##3 /"#tiate the #andho#din$ or -i## /onert the #andho#din$, i+

s"ita1#3 #o/ated, into residentia#, +a/tor3, hospita# or s/hoo# site or other"se+"# nona$ri/"#t"ra# p"rposes: Proided ?hat the a$ri/"#t"ra# #essee

sha## 1e entit#ed to dist"r1an/e /o!pensation e@"ia#ent to +ie 3earsrenta# on his #andho#din$ in addition to his ri$hts "nder Se/tions t-ent3

+ie and thirt3+o"r, e)/ept -hen the #and o-ned and #eased 13 the

a$ri/"#t"ra# #essor, is not !ore than +ie he/tares, in -hi/h /ase instead o+dist"r1an/e /o!pensation the #essee !a3 1e entit#ed to an adan/ed noti/e

o+ at #east one a$ri/"#t"ra# 3ear 1e+ore ee/t!ent pro/eedin$s are +i#ed

a$ainst hi!: Proided, +"rther, ?hat sho"#d the #andho#der not /"#tiate the#and hi!se#+ +or three 3ears or +ai# to s"1stantia##3 /arr3 o"t s"/h

/onersion -ithin one 3ear a+ter the dispossession o+ the tenant, it sha## 1e

pres"!ed that he a/ted in 1ad +aith and the tenant sha## hae the ri$ht tode!and possession o+ the #and and re/oer da!a$es +or an3 #oss in/"rred

13 hi! 1e/a"se o+ said dispossessions. S

5%6 ?he a$ri/"#t"ra# #essee +ai#ed to s"1stantia##3 /o!p#3 -ith an3 o+ theter!s and /onditions o+ the /ontra/t or an3 o+ the proisions o+ this Code

"n#ess his +ai#"re is /a"sed 13 +ort"ito"s eent orforce #a$eure

506 ?he a$ri/"#t"ra# #essee p#anted /rops or "sed the #andho#din$ +or ap"rpose other than -hat had 1een preio"s#3 a$reed "pon

5&6 ?he a$ri/"#t"ra# #essee +ai#ed to adopt proen +ar! pra/ti/es as

deter!ined "nder para$raph 0 o+ Se/tion t-ent3nine

%%%%; ,eirs of *nriue .an" Sr% v% Pollescas,(( Phi#. 2&(, 2&9 5%''6.

%0 %0; Se/tion 0


11/20

56 ?he #and or other s"1stantia# per!anent i!proe!ent thereon is

s"1stantia##3 da!a$ed or destro3ed or has "nreasona1#3 deteriorated

thro"$h the +a"#t or ne$#i$en/e o+ the a$ri/"#t"ra# #essee

526 ?he a$ri/"#t"ra# #essee does not pa3 the #ease renta# -hen it +a##s d"e:

Proided, ?hat i+ the nonpa3!ent o+ the renta# sha## 1e d"e to /rop +ai#"re

to the e)tent o+ seent3+ie per /ent"! as a res"#t o+ a +ort"ito"s eent,the nonpa3!ent sha## not 1e a $ro"nd +or dispossession, a#tho"$h the

o1#i$ation to pa3 the renta# d"e that parti/"#ar /rop is not there13

e)tin$"ished or

5s /ontin"ed a//eptan/e o+ his de#ieries oer the 3ears indi/ates that he

had re#i$io"s#3 /o!p#ied -ith his o1#i$ation to pa3 the stip"#ated renta#s. A1sent a

de#i1erate intent to pa3, !oreoer, Antonio /#ai!s that arrears in #ease renta#s are

/onsidered as de1ts, -hi/h the tenant is si!p#3 o1#i$ed to repa3 d"rin$ the ens"in$

3ears "nti# the sa!e is +"##3 paid.%&%&;

?he r"#e is sett#ed that +ai#"re to pa3 the #ease renta#s !"st 1e -i##+"# and

de#i1erate in order to 1e /onsidered as $ro"nd +or dispossession o+ an a$ri/"#t"ra#

%&%&; Rollo, pp. (2(9.


12/20

tenant.%%; Ghi#e the Kter! de#i1erate> is /hara/teri=ed 13 or res"#ts +ro! s#o-,

/are+"#, thoro"$h /a#/"#ation and /onsideration o+ e++e/ts and /onse@"en/es, the

ter! -i##+"# has 1een Kde+ined as one $oerned 13 -i## -itho"t 3ie#din$ to

reason or -itho"t re$ard to reason.%2%2; espite the /o!p#aints Manahan +i#ed

-ith the MARO in (99& and (992,%


13/20

i#os0&0&; 5$6 %''' 29 /aans and %2 i#os00; 5h6 %''% 29 /aans and 0s /o!p#aint is 1orne o"t 13

the < O/to1er (998 /erti+i/ation iss"ed 13 the B"rea" o+ Soi#s and Gater

Mana$e!ent 5BSGM6 that kangkongdepries ri/e p#ants o+ essentia# p#ant +oods,

oer/ro-ds the! and $enera##3 red"/es the 3ie#d.&&&&;

In addition, it -as #ie-ise esta1#ished that Antonio p#anted other e$eta1#e

/rops #ie strin$ 1eans, to!atoes, s@"ash and e$$p#ant,&&; 1"i#t three pi$pens

0909; Re/ord, ARAB Case 8929, at p. 9'9(.

&' &'; 7. Ghere the renta#s has 1een +i)ed, -hether in /ash or in ind, s"/h renta# sha##

/onstit"te the /onsideration +or the "se o+ the #and and the #essee !a3 diersi+3 andDorp#ant se/ondar3 /rops, proided that a## the e)penses are sho"#dered 13 hi!Dher.

&(&(; Re/ord, ARAB Case 8929, p. 2.

&%&%; Id. at 09.

&0&0; Id. at (&.

&&&&; Id. at %&a.

&&; Id. at &02&09.


15/20

and another residentia# str"/t"re on the #and&2&2; and resorted to ri/e p#antin$ in

three phases,&s ri$hts to his #and or Ka"thori=e the a$ri/"#t"ra#

#essee to a/t in an a1"sie or e)/essie !anner in dero$ation o+ the #ando-ner>s

ri$hts&9&9; i!pe#s "s to "pho#d Antonio>s dispossession as ordered 13 the

PARA, the ARAB and the CA. KA#tho"$h the a$rarian #a-s a++ord the

opport"nit3 +or the #and#ess to 1rea a-a3 +ro! the i/io"s /3/#e o+ hain$ to

perpet"a##3 re#3 on the indness o+ others, a 1e/o!in$ !odest3 de!ands that this

indness sho"#d at #east 1e re/ipro/ated, in -hateer s!a## -a3, 13 those 1ene+ited

&2&2; Id. at 0%800%.

&


16/20

13 the!.''; InPere/-Rosario vs% Court of &!!eals,((;this Co"rt #aid do-n

the +o##o-in$ pre/epts re$ardin$ the reso#"tion o+ a$rarian disp"tes:

It is an esta1#ished so/ia# and e/ono!i/ +a/t that the es/a#ation o+ poert3is the driin$ +or/e 1ehind the po#iti/a# dist"r1an/es that hae in the past/o!pro!ised the pea/e and se/"rit3 o+ the peop#e as -e## as the /ontin"it3 o+ the

nationa# order. ?o s"1d"e these a/"te dist"r1an/es, the #e$is#at"re oer the /o"rse

o+ the histor3 o+ the nation passed a series o+ #a-s /a#/"#ated to a//e#eratea$rarian re+or!, "#ti!ate#3 to raise the !ateria# standards o+ #iin$ and e#i!inate

dis/ontent. A$rarian re+or! is a per/eied so#"tion to so/ia# insta1i#it3. ?he edi/ts

o+ so/ia# "sti/e +o"nd in the Constit"tion and the p"1#i/ po#i/ies that "nder-rite

the!, the e)traordinar3 nationa# e)perien/e, and the preai#in$ nationa#/ons/io"sness, a## /o!!and the $reat depart!ents o+ $oern!ent to ti#t the

1a#an/e in +aor o+ the poor and "nderprii#e$ed -heneer reasona1#e do"1t

arises in the interpretation o+ the #a-. B"t anne)ed to the $reat and sa/red /har$eo+ prote/tin$ the -ea is the dia!etri/ +"n/tion to p"t eer3 e++ort to arrie at an

e@"ita1#e so#"tion +or a## parties /on/erned: the "ra# post"#ates o+ so/ia# "sti/e

/annot shie#d i##e$a# a/ts, nor do the3 san/tion +a#se s3!path3 to-ards a /ertain/#ass, nor 3et sho"#d the3 den3 "sti/e to the #ando-ner -heneer tr"th and "sti/e

happen to 1e on her side. In the o//"pation o+ the #e$a# @"estions in a## a$rarian

disp"tes -hose o"t/o!es /an si$ni+i/ant#3 a++e/t so/ieta# har!on3, the

/onsiderations o+ so/ia# adanta$e !"st 1e -ei$hed, an in@"ir3 into the preai#in$so/ia# interests is ne/essar3 in the ad"st!ent o+ /on+#i/tin$ de!ands and

e)pe/tations o+ the peop#e, and the so/ia# interdependen/e o+ these interests,

re/o$ni=ed. %%;

A repetition in this /ase o+ these past pre/epts is ti!e#3 and appropriate.

WHEREORE, the petition is DENIED and the appea#ed de/ision is,

a//ordin$#3, AIRMED.

''; Id at 2


17/20

SO ORDERED.

)OSE PORTUGAL PEREZ

Asso/iate J"sti/e

WE CONCUR*

ANTONIO T. CARPIO

Asso/iate J"sti/e

Chairperson


18/20

PRES+ITERO ). VELASCO, )R. ARTURO D. +RION

Asso/iate J"sti/e Asso/iate J"sti/e

)OSE CATRAL MENDOZA

Asso/iate J"sti/e

ATTESTATION

I attest that the /on/#"sions in the a1oe e/ision -ere rea/hed in

/ons"#tation 1e+ore the /ase -as assi$ned to the -riter o+ the opinion o+ theCo"rt>s iision.


19/20

ANTONIO T. CARPIO

Asso/iate J"sti/e

Chairperson, Se/ond iision

CERTIICATION

P"rs"ant to Se/tion (0, Arti/#e VIII o+ the Constit"tion and the iision

Chairperson>s Attestation, it is here13 /erti+ied that the /on/#"sions in the a1oe

e/ision -ere rea/hed in /ons"#tation 1e+ore the /ase -as assi$ned to the -riter o+

the opinion o+ the Co"rt>s iision.


20/20

RENATO C. CORONA

Chie+ J"sti/e

Rene Antonio v. Gregorio Manahan

Documents

Transcript of Rene Antonio v. Gregorio Manahan