Philippine Rent Control Act (RA 9653): What Renters and Landlords Need to Know in 2026

Renting a property in the Philippines comes with a web of rights and responsibilities that both tenants and landlords often don't fully understand — until a dispute arises. That's where the Rent Control Act of 2009 (Republic Act No. 9653) comes in. If you rent a residential unit for ₱10,000 a month or less (in Metro Manila), this law directly protects you.

Here's a plain-language breakdown of everything you need to know: how much your landlord can legally raise your rent, what they can charge upfront, when they can evict you, and what to do if your rights are being violated.

What Is the Rent Control Act of 2009?

Republic Act No. 9653, known as the Rent Control Act of 2009, was signed into law to protect low- and middle-income renters from arbitrary rent hikes and unjust evictions. The law was originally intended to be temporary but has been extended repeatedly through resolutions issued by the National Human Settlements Board (NHSB) — now under the Department of Human Settlements and Urban Development (DHSUD).

The NHSB reviews and sets annual rent increase caps based on economic conditions. For 2026, a new cap has been issued (more on that below).

Who Is Covered by RA 9653?

The law applies to residential units with monthly rents within these thresholds:

• ₱10,000 or less per month in Metro Manila and other highly urbanized cities (HUCs)

• ₱5,000 or less per month in all other areas

Covered dwelling types include apartments, houses, rooms, dormitories, and boarding houses used solely for residential purposes.

Units That Are NOT Covered

The following are exempt from the rent control law:

• Residential units with monthly rent above the threshold

• Units occupied by a new tenant (the cap only applies to continuing tenants renewing with the same landlord)

• Hotels, motels, and transient lodges

• Rent-to-own arrangements

• Commercial or mixed-use spaces

Key insight: If your unit was just vacated and re-rented to a new tenant, the landlord is free to set any rent they like. The cap only kicks in upon renewal with an existing tenant.

How Much Can Your Landlord Raise the Rent in 2026?

This is the question most renters ask first — and the answer changes each year based on the NHSB resolution. Here's how the annual rent increase cap has trended in recent years:

For 2026, landlords of covered units can increase rent by a maximum of 1% — provided the unit is rented to the same tenant who occupied it in 2025 at ₱10,000 or less per month and is renewing their lease.

Example: If you pay ₱8,000/month in 2025, your landlord can charge no more than ₱8,080 in 2026 upon renewal.

If your landlord demands a higher increase, you are legally entitled to refuse to pay the excess — though you remain obligated to pay the lawful rent. Document all communications in writing.

How Much Can a Landlord Collect Upfront?

Under Section 7 of RA 9653, the maximum upfront collection a landlord can require is:

• 1 month advance rent, plus

• 2 months security deposit

That's a total of 3 months' worth of rent — no more. Requiring four, five, or six months upfront is illegal.

Security Deposit: What Landlords Can and Cannot Deduct

When you vacate the unit, the landlord must return the deposit within one month from the date you formally surrender the premises. The refund must come with:

• An official receipt for any deductions made

• An itemized breakdown of any amounts withheld

Valid deductions:

• Unpaid rent or utility bills

• Damages beyond normal wear and tear

Invalid deductions:

• Normal wear and tear (scuff marks, faded paint, minor fixtures)

• Cleaning fees not agreed upon in the lease

If the landlord fails to return the deposit on time without justification, the tenant may file a complaint.

What Are the Valid Grounds for Eviction?

One of the strongest protections under RA 9653 is the limited grounds for eviction. A landlord cannot simply ask you to leave — they must have a legally recognized reason. The five valid grounds are:

1. Non-payment of rent — Failing to pay rent for three consecutive months

2. Unauthorized sub-leasing — Subletting the unit without written consent from the landlord

3. Legitimate need — The owner or a direct family member needs to use the unit personally, with at least 3 months' written notice

4. Demolition or major renovation — The unit is condemned or scheduled for substantial repair that requires vacating, with at least 3 months' notice

5. Lease contract expiration — The agreed lease term has ended and no renewal was made

Any eviction attempt based on a reason outside this list can be contested in court or reported to the DHSUD.

What Are a Landlord's Obligations Under the Law?

Rent control isn't just about what landlords can charge — it also requires them to maintain a habitable living environment. Key obligations include:

• Maintaining structural integrity of the unit (walls, roof, plumbing, electrical)

• Ensuring essential utilities (water, electricity access) are functional

• Providing receipts for every rental payment made

• Giving at least 30 days' written notice before any rent increase takes effect

• Returning the security deposit within one month of unit surrender, with proper documentation

What Can You Do If Your Rights Are Violated?

If your landlord is charging above the legal cap, withholding your deposit unfairly, or attempting an illegal eviction, here's what to do:

1. Document everything. Keep all lease agreements, receipts, messages, and notices.

2. Send a written demand. A formal letter or email asserting your rights creates a paper trail.

3. File a complaint with the DHSUD. The department has a housing adjudication division that handles rent control violations.

4. Seek legal advice. Free legal assistance is available through the Public Attorney's Office (PAO) or accredited legal aid organizations.

Violations of RA 9653 are criminal offenses, with penalties including fines of ₱25,000 to ₱50,000 and/or imprisonment.

A Quick Summary for Renters and Landlords

Final Thoughts

Understanding the Rent Control Act puts both renters and landlords on more solid legal footing. Renters know their rights. Landlords know their obligations. And both parties can enter agreements with clear expectations.

If you're looking for your next rental — or listing your property for rent — Listd.ph makes it easy to discover and post residential listings across Metro Manila and beyond. Search properties that fit your budget, or reach thousands of qualified renters looking for their next home.

Sources: Republic Act No. 9653 (lawphil.net) | NHSB Resolution 2024-01 (DHSUD) | Philippine Information Agency | Manila Bulletin