Legal na Remedyo: PAANO KUNG DI MAKABAYAD SA RENTA NG PWESTONG INUUPAHAN?

eviction2

Dear Kuya D,

Ako po si Sylvia Catacutan, 5 years na po kaming umuupa ng isang unit sa isang commercial building dito sa Baguio City, nagbebenta po kami ng dry goods na ina-angkat pa namin sa Divisoria. Noong una maganda naman po ang daloy ng negosyo namin kaya updated po kami sa pagbabayad ng upa. Kaya lang naging delayed na po ang aming payments nang malugi ang aming negosyo.

Sa kasalukuyan, eight (8) months na po kaming delayed sa pagbayad ng upa. Humihingi po kami ng palugit pero sadyang malupit ang nagpapa-upa sa amin at ora-orada na kaming pinapalayas. Di po nila kami binibigyan ng contrata at nag-research po kami at nakita namin na walang permit sa city hall ang nagpapa-upa sa amin. Ang mga tanong ko po ay:

KASAMBAHAY, ENTITLED BA SA 13TH MONTH PAY?
  • Pwede po bang gamiting rason na nalulugi kami kaya delayed ang payments namin?
  • Wala po kaming kontrata na pinirmahan, legal po ba ang agad agarang pag-papa-alis sa amin?
  • Dapat parin po ba kaming mag-bayad ng upa kahit nalaman namin na walang permit mag-paupa ang aming inuupahan?

Sana po ay masagot niyo ang aking mga katanungan, maraming salamat po.

Dear Ms. Sylvia Catacutan,

Bago ko sagutin ang mga tanong mo, nais ko lang i-explain na ang mga sagot ko ay hindi ko i-babbase sa Republic Act 9653 or Rental Control Act of 2009 dahil residential units lang ang saklaw ng nasabing batas. Ang mga sagot sa iyong katanungan ay base sa New Civil Code of the Philippines.

  1. Pwede po bang gamiting rason na nalulugi kami kaya delayed ang payments namin?  

Sagot: Ayon sa Article. 1658 of the Civil Code – The lessee may suspend the payment of the rent in case the lessor fails to make the necessary repairs or to maintain the lessee in peaceful and adequate enjoyment of the property leases.

Klaro sa batas na pwede mo lang i-suspend o i-delay ang iyong payments kung yung landlord mo ay hindi inayos ang mga karapat-dapat ayusin sa iyong inu-upahan o di kaya ay di nila ma-maintain at masiguro ang iyong malayang paggamit sa property na iyong inuupahan.

Kaya ang pag-kalugi mo ay hindi legal na rason para ma-delay ka sa pagbabayad ng iyong upa. Pero siyempre, ibang usapan pa din kung madaling kausap ang lessor mo, lahat naman ay nadadala sa usapan.

     2. Wala po kaming kontrata na pinirmahan, legal po ba ang agad agarang pag-papa-alis sa amin kahit 5 years na kaming umuupa sa kanila?

Sagot: Under Article 1687 of the New Civil Code –

If the period for the lease has not been fixed, it is understood to be from year to year, if the rent agreed upon is annual; from month to month, if it is monthly; xxx However, even though a monthly rent is paid, and no period for the lease has been set, the courts may fix a longer term for the lease after the lessee has occupied the premises for over one year. xxx

Based on the above article, dahil wala kayong kontratang pinirmahan at monthly ang bayaran ng inyong renta, ibig lang sabihin niyan na monthly ang renewal niyo. Kaya pwedeng mag-decide sila na di na kayo i-renew next month.

Sa tanong mo kung pwede ba nila kayong paalisin nang agad-agaran –

Under Article 1673 of the New Civil Code –

The lessor may judicially eject the lessee for any of the following causes:

(1) When the period agreed upon, or that which is fixed for the duration of leases under Articles 1682 and 1687, has expired;

(2) Lack of payment of the price stipulated;

(3) Violation of any of the conditions agreed upon in the contract;

(4) When the lessee devotes the thing leased to any use or service not stipulated which causes the deterioration thereof; or if he does not observe the requirement in No. 2 of Article 1657, as regards the use thereof.

xxx”

Pwede ka nilang paalisin pero dapat ay daanin nila ito sa proseso sa pamamagitan ng pagbibigay sa iyo ng demand to pay and vacate and usually you are given 5 days to comply.

Kung di naman kayo nag-comply ay maaari silang mag file ng UNLAWFUL DETAINER against you.

Pag naka-file na sila ng case, you will be given time to answer their complaint, dun mo na sabihin na 5 years na kayong umuupa at humiling ka sa korte kung pwedeng i-extend pa ang pag-upa niyo dahil more than one year naman na kayo diyan. But you have to give the court a good reason kung bakit kailangan i-extend pa yan e di naman na kayo nakakabayad ng renta.

Pero payong kapatid lang, kung di na ninyo kayang bayaran ang renta at kung lugi na rin lang kayo, magandang i-vacate niyo nalang ang inuupahan niyo para di na mag-accumulate ang unpaid rentals niyo at maki-compromise nalang kayo kung paano niyo babayaran ang arrears para naman mag-generate na ng income ang landlord niyo.

     3. Dapat parin po ba kaming mag-bayad ng upa kahit nalaman namin na walang permit mag-paupa ang aming inuupahan?

Sagot: Oo naman, ibang issue ang hindi nila pagkakaroon ng  permit. Liable sila sa city government pero hindi sila liable sa                    inyo kaya magandang bayaran niyo nalang ang renta niyo.

Paalala lang po sa readers natin, ang legal opinion po na ito ay base lang sa kwento na naibigay sa amin at sa aming pagkaka-intindi nito. Maaaring magbago ang aming opinion kung may karagdagang kwento.

Sana ay naliwanagan namin ang iyong mga katanungan Ms. Sylvia Catacutan.

Note: Para sa mga legal na katanungan, maari po kayong mag-iwan ng message sa aming facebook page, just click the picture below para ma-direct kayo sa aming facebook page:

dexter 123
Click me to visit to our facebook page.

This article is brought to you by:

We offer Baby, Toddler/Nursery & Kindergarten Classes in small groups.  For inquiries call 09178120753.  Visit us at 2nd Floor, Luke Foundation Building, #90 Leonard Wood Road, Baguio City.
We offer Baby, Toddler/Nursery & Kindergarten Classes in small groups. For inquiries call 09178120753. Visit us at 2nd Floor, Luke Foundation Building, #90 Leonard Wood Road, Baguio City.

LEGAL NA REMEDYO KUNG INUTUSAN KA NI MISTER NA I-TEXT ANG KANYANG KABIT.

Ano ang gagawin mo kung inutusan ka ng asawa mo na itext ang kanyang kalaguyo?

Dear Kuya D,

twowives
Kunyari lang si Milagring si Kaye Abad.

Isa po akong mapagmahal na asawa na itago nalang natin sa pangalang Milagring. Vendor po ako dito sa Baguio City Market. Thirty years na po kaming kasal ng aking mister at nabiyayaan po kami ng tatlong anak. Masipag po ang aking asawa at hindi naman nagkukulang sa suporta. Ang problema lang po ay nambabae siya ng lantaran. May time pa po na pinapatext po niya sa akin ang kanyang kalaguyo at sabihin ko daw sa kanya kung saan daw sila magkikita. Ako naman si tanga at tinetext ko naman po. Nasasaktan po ako, ayoko po sanang maghiwalay kami pero nasasaktan po talaga ako sa kanyang ginagawa.

snake1
Exhibit A, ito po ang gamit ni Milagring na cellphone para itext ang kalaguyo ng kanyang asawa. Medyo mas naging iritable siya dahil kasalukuyan siyang naglalaro ng SNAKE sa mga panahong iyon.

Ano po ba ang pwede kong gawin?

Dear Milagring,

First, gaya ng sinabi mo, di ko ilalahad ang iyong tunay na pangalan kaya itinago kita sa pangalang Milagring. Sana ay nagustuhan mo ang iyong screen name sakaling madiscover ka at maging artista.

Anyways, salamat sa iyong makabagbag damdamin na kwento. Ngayon, ano ba ang pwede mong gawin?

Let me dissect the facts. Ayon sa iyong liham, ito ang aking mga naintindihan:

  • Walang problema sa suporta dahil hindi naman nagkukulang ang iyong asawa, so di rin kita papayuhan na mag file ng petition for support.
  • Inuutusan ka ng iyong asawa na itext ang kanyang kalaguyo at sabihin dito kung saan sila magkikita. – Aba ate, hindi ko alam kung saan ka humugot ng lakas para makapagsend ng message. Kung hindi mo kayang suwayin ang iyong asawa sa bagay na ito pwede mo namang sabihin na “hon wala akong load”.
  • Gusto mo lang magbago ang iyong asawa at ayaw mong maghiwalay kayo pero nasasaktan ka sa kanyang ginagawa. – If that is the case, maganda yan kasi may chance pa naman na magbago ang isang tao. Mag-usap usap kayong magpapamilya at ayusin ang situation.

In case na hindi naman na talaga siya magbago eto ang mga legal actions na pwede mong gawin:

  • Pwede kang magfile ng Annulment. Ilahad mo sa iyong abogado ang kwento ng inyong naudlot na pagmamahalan para makita niya kung anong grounds ang gagamitin niya at kung meron man. Paalala lang Milagring (hindi mo totoong pangalan) na ang pambabae ay hindi grounds upang ma-annul ang inyong marriage. Explore mo lang ng abogado mo kasi di kumpleto yung kwento mo para masabi ko kung may grounds ka ba o wala. Gagawin mo lang naman ito kung gusto mo pang mag-re-marry or if you have other plans in life.

Ito ang matitindi –

  • Mag-file ng case under Violence Against Women and their Children or R.A. 9262.

Ayon sa batas:

            Sec. 5. Acts of Violence Against Women and Their Children. – The crime of violence against women and their children is committed through any of the following acts:

            xxx

            (h) Engaging in purposeful, knowing, or reckless conduct, personally or through another, that alarms or causes substantial emotional or psychological distress to the woman or her child. xxx

            xxx

            (i) Causing mental or emotional anguish, public ridicule or humiliation to the woman or her child, including but not limited to, repeated verbal and emotional abuse, xxx

Dun palang sa pag-utos niya sa iyo na pagtext sa kanyang kalaguyo, I assume na you are emotionally battered. If you are, then you should go through psychological evaluation para maipakita ito at para may katibayan ka na ikaw nga ay nagsa-suffer ng emotional or psychological distress. Kung wala kasi iyan, pwede ka naman pa rin mag-file kaya lang baka madismiss lang sa prosecutor’s office.

Kung sakaling naging successful ang iyong pagfile sa prosecutor’s office at umakyat ito sa korte, maaring makulong and iyong asawa ng 6 years and 1 day to 12 years kung napatunayang guilty siya. Kaya huwag din padalos dalos, baka mamaya e pwede naman pala kayong mag-usap lang muna. Marami kasing mga cases na ganito na nagfa-file ang mga babae tapos nakakatawa kasi sila rin lang magbabayad ng piyansa para makalabas ang kanilang asawa, kaya usap muna.

  • Mag-file ng Concubinage case:

Sino ang liable dito? Ang iyong asawa at ang kanyang kalaguyo na tinetext mo.

Ano ang mga dapat mong patunayan para maparusahan ang iyong asawa sa kasong ito?

  1. Na kasal kayo ng iyong asawa;
  2. At ginawa niya ang mga sumusunod na bagay:
  • Ibinahay niya ang kanyang kalaguyo sa inyong pamamahay;
  • Nakipagtalik siya sa isang ma-iskandalong sitwasyon sa isang babae na hindi niya asawa (malamang hindi ikaw yun);
  • Ibinahay niya ang isang babae at nakatira sila doon na parang mag-asawa.

3. Para sa babae, dapat alam niya na may asawa ang iyong asawa.

Medyo mahirap lang mapatunayan ang concubinage. Pero kung nag-uumapaw naman ang iyong ebidensiya ay okay lang.

Kung ako lang ang tatanungin, balik parin tayo sa dapat mag-usap muna kayo kesa magkaso-kaso dahil probationable lang ang kasong concubinage. Ano ang ibig sabihin ng probationable? Sa mga kasong 6 years below ang kulong, pwede silang mag-apply for probation at di sila makukulong. Di sila makukulong pero magrereport report lang sila sa probation office to attend activities for the purpose of reformation. So baka mainis ka lang kung makalaya rin lang yung asawa mo. Sa babae naman e destierro lang o pagsasabihan lang siyang magpakalayo-layo at pagbabawalang lumapit sa inyo. At ang piyansa? Mga 10k na pwedeng ma-reduce pa to 5k.

So ayan, Milagring, sana ay medyo naliwanagan ka after kong maibigay ang iyong mga choices. If I were you, try niyo muna mag-usap at huwag ka nang pumayag na utusan kang itext mo ang kanyang kalaguyo. Huwag mong ipapahalata na naka-unli text ka dahil for sure baka hindi ka makatanggi.

Note: Ang payong legal na ito ay base lang sa kwentong naibigay ni Milagring at maaring magbago kung may karagdagang kwento.

How to overcome grief.

grieving

I can’t help but think that I have already attended five (5) wakes this year and it is only the first quarter.

During these occasions, we are not actually sure how to comfort the families who were left behind. It is easy to tell them to be strong and move on but we can never truly understand the sadness and emptiness that they are going through unless we’ve been through it.

In the last wake that I attended, a pastor who was also grieving shared two things that we can do to keep our sanity and go on with life. While the message was being shared, I can’t help but be reminded of a colleague who asked me to write about how to overcome grief but I didn’t pursue the thought because I am no guru when it comes to dealing with the matter. But I believe this message that the pastor shared can help ease the pain as it is coming from someone who is going through this painful life experience.

Here are the two things that he shared:

1) LOOK AHEAD:

According to the pastor, there is a tendency to stop moving because we tend to savor the good times that we’ve had with our loved one. The pastor suggested that we look at the time that we will soon be with our departed loved one and continue to finish our life race.

We should look at the finish line, press on with the journey and believe that at the end of it, our loved one will be there to congratulate us once we finish ours.

2) GET BUSY WITH THE LORD’S WORK

It is of great help that we commit ourselves to the Lord’s work. The Lord has given us our own life calling and it is his desire that we continue to live and fulfill it.

The pastor said that the grief that death brings can paralyze us. It is true that the pain will never go away but we can decide to dwell on the thought that we will meet them in His own sweet time.

Those are just two simple things. But simple as they are, he said that it is helping him go through the pain of loss.

Two days after that message, we received a call that our cousin died after drowning in the river. I haven’t had the chance to be close to him, but just the thought of him dying at such a young age shocked the family. Up to now and even after hearing the message, I still don’t know what to say to his mom and dad and his brother and sisters once I attend the wake.

But here are two (2) things that I realized after attending one wake after another:

1) Sometimes you just have to be present. The bereaved family may not notice that you are there but their loneliness will be eased if they see that a lot of their friends are there to comfort them. You don’t have to say anything if you are lost for words because no words need to be said in times like these.

“When someone is going through a storm your silent presence is more powerful than a million empty words.” – Thema Davis

2) Sometimes a hug can help. Since I’m sure most of us don’t know what to say, sometimes a hug will do.

Remember, “A hug is worth a thousand words.” – Anonymous

I would like to end with this quote:

“You will lose someone you can’t live without, and your heart will be badly broken, and the bad news is that you never completely get over the loss of your beloved. But this is also the good news. They live forever in your broken heart that doesn’t seal back up. And you come through. It’s like having a broken leg that never heals perfectly—that still hurts when the weather gets cold, but you learn to dance with the limp.” ― Anne Lamott

and with this bible verse:

“Come to me, all you who are weary and burdened, and I will give you rest.” – Matthew 11:28

This article is brought to you by:

We offer Baby, Toddler/Nursery & Kindergarten Classes in small groups.  For inquiries call 09178120753.  Visit us at 2nd Floor, Luke Foundation Building, #90 Leonard Wood Road, Baguio City.
We offer Baby, Toddler/Nursery & Kindergarten Classes in small groups. For inquiries call 09178120753. Visit us at 2nd Floor, Luke Foundation Building, #90 Leonard Wood Road, Baguio City.

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                                    NEW BEGINNINGS FOR YOUR CHILD @ BRIGHT HOPE

Magkano ang ZUMBA SESSIONS sa Burnham Park, Baguio City?

Everyone is becoming health conscious these days.  Maririnig mo ang iyong mga ka-opisina planning to work out after work or turn on that speaker for an in-office zumba session.

Zumba sessions will cost you around more than a hundred per session if you hit the gym, but that is no longer the case.

Here in Baguio City, you can just plan an early walk at Burnham Park and do things like jogging, walking or joining zumba groups.  Yes, para silang mga union ng mga trabahante, may mga grupo sila.

Join me for a Zumba tour:

Ready to walk the talk.  Taken from Baguio, City Hall.
Taken from Baguio, City Hall.

Pagdating ko sa Burnham Park, nagulat ako sa dami ng grupong nagzuzumba!

I asked around and guess what! Zumba sessions start @ P20.00!  Saan ka pa?!  Kung wala ka namang P20.00, pwede kang magtago sa likod ng gumamela bush para di ka makita ng zumba instructor dahil malamang ay bilang niya kung ilan ang naki-ki-indak sa kanya to the tune of Michael Jackson’s Thriller song.

Sa dami ng nagzuzumba, I decided to take some memorable shots of my ZUMBA TOUR.  Here are my favorite ZUMBA SESSION PICS: (I’m not a photographer so forgive the quality, taga caption lang ako. hehe)

PATINTERO
Mukha lang po silang nagpapatintero at si ate na naka-red ang taya, pero zumba session po talaga ito.

Ate, di na kita maipagtatanggol, mukha na talaga kayong naglalaro ng tumbang preso dito at ikaw ang taya.  Obvious na.
Ate, di na kita maipagtatanggol, mukha na talaga kayong naglalaro ng tumbang preso dito at ikaw ang taya. Obvious na.

Si ate naman na naka-yellow hindi naka-zumba attire.  Feeling ko galing lang siya ng party at inumaga na kaya naki-zumba nalang siya ng mapadaan sa Burnham.  Oo nga naman.
Si ate naman na naka-yellow hindi naka-zumba attire. Feeling ko galing lang siya ng party at inumaga na kaya naki-zumba nalang siya ng mapadaan sa Burnham. Oo nga naman.

Akala ko sila lang ang nagzuzumba but when I continued to walk to the other side of the park, I was amazed to see more of their kind.  (More of their kind talaga, hehe)

Dahil hindi makasunod si kuya na naka-puting outfit, mukhang nagdedesisyon siya kung susuntukin nalang niya ang kanyang dance instructor. hmmm
Dahil hindi makasunod si kuya (naka-puting outfit), mukhang nagdedesisyon siya kung susuntukin nalang niya ang kanyang dance instructor. hmmm

Ayan, mukhang nakapag-decide na si kuya.
Ayan, mukhang nakapag-decide na si kuya. (Pasensiya na maliit yung pictures, nandun siya sa right side)

Nagulat naman ako dito sa kabila, dahil iba ang kanilang trip, may variety…

Interpretative dance...
Interpretative dance…

Wushu...
Wushu…

ballet...
ballet…

At dahil hindi na daw uso ang duck face, tinuturuan niya din ang kanilang followers ng duck pose...
At dahil hindi na daw uso ang duck face, tinuturuan niya din ang kanilang followers ng duck pose…ang last instruction na narinig ko is ganyan sila maglalakad pauwi para mas effective yung exercise nila.

Pauwi na ako ng mapansin ko na nandito pa din ang grupong ito…

Hindi ko alam kung anong klaseng performance ang ginagawa ni kuya dito, pero pansin ko na puro seniors ang kaniyang mga audience at tuwang tuwa sina lola.
Hindi ko alam kung anong klaseng performance ang ginagawa ni kuya dito, pero kaya naman pala dahil puro seniors ang kaniyang mga clients at kailangan magdahan dahan para di mabigla.

Inip na inip naman si kuya magtataho dahil gusto na niyang makabenta...
Inip na inip naman si kuyang magtataho dahil gusto na niyang makabenta…

at mukhang aliw na aliw sina lola...
pero wait ka lang diyan dahil mukhang aliw na aliw pa si lola…

Pero di lang mga nagzuzumba ang napansin ko, namangha ako sa pagmamahalan ng dalawang ito:

Breakfast beside the lake ang kanilang trip...

…dahil breakfast beside the lake ang kanilang trip…para lang silang nasa isang floating restaurant with their gourmet coffee and malunggay pandesal.

Whew, paalala lang, if you join the zumba groups, don’t forget to

basura

para mapanatili ang kalinisan sa Baguio City. So ayan, alam niyo na kung saan makiki-zumba ng pasok sa budget!

Mag-ukay na ng zumba clothes and join them. Thanks for reading and joining me in my random morning adventure.  Until next time!

ProPER way to form a good habit.

good habits“I am your constant companion. I am your greatest helper or heaviest burden. I will push you onward and upward or drag you down to failure. I am completely at your command. Ninety percent of things you do might just as well be turned over to me, and I will be able to do them quickly and correctly. I am easily managed, show me exactly how you want something done and after a few lessons I will do them automatically. I am the servant of all great people and, alas! of all failures as well. I am not a machine, though I work with all the precision of a machine, plus intelligence of a man. You can run me for profit or run me for ruin – it makes no difference to me. Take me, train me, be firm with me, and I will place the world at your feet. Be easy with me and I will destroy you. Who am I? I am habit.” – Author Unknown

Meriam-Webster dictionary defines habit as a usual way of behaving or something that a person does often in a regular and repeated way.

A lot of successful people reiterate the importance of forming good habits to achieve success and I could not agree more. The things that you do daily, define who you will be in the future. Let us say for instance that you make it a habit to wake up early in the morning and run several miles around the city, tendency is you will be enjoying the benefits of having a fit physique. That is a good example of a good habit. In contrast, if it is your habit to sip a glass of wine every other hour then the outcome of that habit could possibly be alcoholism.

Now we understand that our habits can make us or break us. Of course I will not waste your time reading about forming bad habits, instead, let me share to you 4 points that you can do to form good habits, I will call it the ProPER way to form a good habit.

First: Prompt.

In theater, we call someone who gives an actor the trigger or cue as the prompter. The same principle applies in forming good habits. We must first think about that particular habit that we want to acquire and prompt ourselves to start doing it. For example, if we want to form a good habit of waking up early every morning, our prompt could be an alarm. So the first thing that we need to do is to remind ourselves to set an alarm in the evening so that we can wake up early the next day.

Second: Perform.

After setting a prompt, we should make sure to do the very thing that we prompted ourselves to do. This is the perform part. So if we base it in the above example, if we set an alarm for us to wake up early in the morning then we should perform by immediately getting out of bed.

Third: Enjoy.

After successfully performing what you prompted yourself to do then it is time for you to enjoy its benefits which leads to having a sense of fulfillment.

Fourth: Repeat.

Repeat this over again until it becomes a habit. Time will come when you will no longer have to prompt yourself to perform because it has already become part of your system.

Apply the above principle every time you want to start a good habit and see how your life will change.

Challenge yourself now and follow the ProPER way to form good habits!

Habits aristotleAuthor: Dexter D. Diwas

Failure to Success

There are days in the workplace when we miss to do things that need to be done and this can usually result to failure or even worse. Some people opt to dwell on the unfortunate events and this can make them feel down and depressed all week, but there are some who are wise enough and decide to learn from it. They shrug it off and use each failure to ensure future success.

I like what Zig Ziglar said – “It is not what happens to you that determines how far you go in life; it is what you do with what happens to you”.