September 29, 2021

D.V.A. Circular 2021-46

Update on Tenant Violations of Single Family Home Use

On October 15, 2019, Dasmariñas Village Association (“DVA”) and Barangay Dasmariñas released a joint circular reminding residents that the use of a property as a staff house, guest house, dormitory, boarding house, or similar dwelling is a violation of the Dasmariñas Village Deed Restrictions as well as the Makati City Zoning Ordinance. This joint circular also announced a fine of ₱5,000 per day that the violation is unabated, as well as blacklisting of the brokers involved.

On December 12, 2019, DVA issued Circular No. 2019-33 announcing an outright ban on tenants that DVA has reason to believe are connected with Philippine Offshore Gaming Operators (“POGOs”).

Following the above circulars, DVA instituted a strict screening policy applicable to all tenants.

Tenants who do not appear to be connected with POGOs but who DVA believes are at high risk of violating the rules against staff houses are subjected to strict protocols. Among the measures taken are the posting of a security guard at the leased premises (at the tenant’s expense) who shall report any violations to DVA, requiring the tenant to post a bond to be forfeited in favor of DVA in case of violations, and securing an undertaking from the landlord to evict the tenant in case the leased premises are used as a staff house.

As a result of DVA’s crackdown on staff houses, 23 suspected staff houses left the Village in 2020. DVA has also denied the move-in applications of tenants that DVA reasonably believed to have made false statements in their move-in applications or to have been connected to POGOs. DVA is also blacklisting unscrupulous brokers that actively circumvented DVA’s rules.

There are tenants in the Village that are not in violation of the rules against staff houses but whose behavior patterns have led our security team to believe that they require close monitoring. DVA continues to be on high alert and will take action (as it has done in the past) to remove any and all violators from the Village.

For completeness, Barangay Dasmariñas approved Resolution No. 007 series of 2019 prohibiting staff houses in Dasmariñas Village. We invite Barangay Dasmariñas to inform its constituents of any efforts it may have taken to enforce this resolution. DVA is willing to share intelligence information on inquiries regarding suspected staff houses with Barangay Dasmariñas, should the latter formally request the same to fulfill its duty to maintain peace and order in the Village. To date, no such request has been made.

Should any resident suspect that a staff house exists, please call DVA security at +63 2 8810 8484 or +63 2 8810 8787.