Systematic Titling

What is an LGU-managed Systematic Titling and Tax Mapping?

This is an LGU-initiated process in partnership with national Land Administration and Management (LAM) agencies for the adjudication of land rights and titling, progressing from barangay to barangay. SATM aims to register all untitled lands, simultaneous with the conduct of appraisal of all real property units for taxation purposes. The process will also involve the conduct of lot surveys (original or isolated), if required. The Public Land Act and the Free Patent Law provide for first time issuance of titles through administrative means in rural and residential areas.

Why undertake systematic titling and tax mapping?

Systematic titling and tax mapping is practical in LGUs where a large proportion of the lands are still untitled. It becomes more beneficial to LGUs where the greater percentage of untitled lands are in the urban and peri-urban barangays. SATM can also be undertaken in areas which are previously surveyed but where most lands are still untitled. In this case, there is high probability that many of the current claimants are no longer the original survey claimants and that a large percentage of the lots may have to be subdivided. SATM is most practical in unsurveyed areas and where practically all lots are still untitled. In this case, land surveys will be a big investment.

What are the benefits of a LGU-managed SATM?

• Improved tax revenues from titled real properties
• Faster and cost efficient process due to better community participation and higher participation rates
• Better collaboration and working relationship between the local and national LAM agencies
• Convergence activities and post titling support are ensured

Who are the major players and what are their roles?

• LGU (through the Local Assessor’s Office or other designated Offices) to manage SATM implementation and to provide the attendant resources; 
• DENR (through the CENRO) for technical assistance and supervision of the SATM implementation, preparing the necessary consolidated cadastral maps (CCM) and land index maps (LIM) and the final review and approval of applications and the issuance of patents.
• Register of Deeds (RoD) for registration of patents. 
• DAR (PARO and MARO) for agrarian reform concerns. 

What are the major activities?

a. Establishment of Project Office and Site Selection

The SATM operates from the Project Office to serve the target barangays. An inventory of work on PLAs at the CENRO and titles at the RoD and Local Assessor are done to determine target potential. A rapid land tenure appraisal is also conducted at the community level to select target sites.

b. Community Mobilization

Convergence and community mobilization has three phases. 1) Building partnership with the BLGU necessary for coordination, operational planning, mobilization of the community, activation and strengthening of the Barangay Development Council (BDC) and the Lupong Tagapamayapa and systematic adjudication of tenure rights; 2) Barangay Land Tenure Improvement Planning and Community Mapping; and 3) Barangay Land Tenure Improvement and Local Development. The objective of this major activity is to ensure at least 80% community participation rate in titling and tax mapping.

c. Systematic Adjudication and Real Property Appraisal

Systematic conduct of adjudication and real property appraisal of parcels of lands in a city or municipality or a designated area initiated by the local government. Deputized LGU personnel investigate land ownership as well as simultaneously appraise RPUs. 

d. Lot Surveys

Cadastral Lot Surveying is a technical process of parcel boundary definition covering several lots executed in a systematic manner. Timberlands, civil and military reservations, roads, creeks, rivers, canals, lakes and sea boundaries are also defined and reflected in cadastral maps. 

e. Processing of Public Land Applications (PLAs) and Field Appraisal and Assessment Sheets (FAAS), registration of titles, and distribution of titles and tax declaration