House Rules for Rentals: A Checklist for Philippine Landlords

House rules in a rental are the written policies on how the unit may be used, agreed between landlord and tenant and usually attached as an annex to the kontrata. In the Philippines the ground they most often need to cover is pets, smoking, visitors, LPG, business in the unit, extra aircon, Airbnb, use of the address, and compliance with condo or HOA rules. Once they are written down and signed, they are far easier to enforce without it turning personal.

Most arguments between landlord and tenant are not about the upa at all. They are about "I thought that was allowed." Clear house rules are what close that gap.

Why house rules have to be in writing

• No "I did not know": the tenant signed them, so the tenant knows them
• The same for everyone: one set of rules across all your tenants
• Something to stand on when a rule is broken: you can point at what was agreed in writing
• Protection for the property: less damage, less risk

Put the house rules into the contract of lease or attach them as an annex, and have every page signed.

How to enforce them evenly

1. Explain the rules before signing, not after
2. Give the tenant a copy
3. When a rule is broken, say so straight away and politely, better still in writing
4. Apply them the same way to every tenant
5. Write the penalty or the charge into the contract; do not invent one mid-tenancy

Are pets and smoking allowed?

Pets: Decide whether they are allowed, not allowed, or allowed on conditions. If they are allowed, say:

• What kind and how many (one small dog or cat, say)
• Who is responsible for cleanliness, noise and damage
• Whether there is an additional deposit for the pet
• That the condo or HOA rules on animals still apply

Smoking and vaping: Write down whether it is barred inside the unit, on the balcony, or across the whole property. Smoke smell and staining are a common reason for extra cleaning and repainting costs.

What about visitors and overnight guests?

The unit is the tenant's home, so banning visitors outright is not reasonable. A reasonable policy, though, is fair enough:

• Until what hour visitors may stay
• Whether an overnight guest has to be declared, and for how many nights
• That anyone moving in for the long term needs your permission
• That the tenant answers for what their visitors do

In a dorm or a boarding house this is tighter. See managing a boarding house.

What rules cover LPG, aircon and electricity?

These are safety matters:

• LPG: allowed or not? Many condos bar LPG tanks inside the unit. Where it is allowed, it belongs in a sensible spot with a sound regulator and hose.
• Extra aircon: needs permission, because the wiring may not carry it. Who pays for the installation, and who owns the unit once the tenant leaves?
• Heavy appliances: electric stoves, water heaters and anything else that can overload a circuit.
• Renovation: no structural changes, no drilling and no repainting without your written permission.

Can the unit be used for a business or for Airbnb?

A business in the unit: If the lease is residential, write down whether business is barred outright, or whether small-scale online selling with no customers coming over is fine. A sari-sari store, a salon or an office with walk-ins can run against zoning, against condo or HOA policy, and against your insurance.

Using the address for business registration: Tenants sometimes want to use the unit address for DTI, SEC, barangay or business permit purposes. Write down whether you will agree, and whether your written permission is required. Remember that once a business is registered at the address, it bears on the permits in your LGU.

Airbnb and short-term rentals: State plainly that subleasing or renting the unit out to others, Airbnb and other short-term rentals included, is not allowed without your written permission. Many condos have their own policy on this. If you are the one thinking of turning your own unit short-term, that is a different business altogether; our comparison of Airbnb and long-term rental has the arithmetic and the hassle of each.

How do condo and HOA rules and fines work?

If the unit sits in a condo or a subdivision, it comes with its own house rules from the condo corporation or HOA. You should:

• Give the tenant a copy of those rules
• Have the contract say that the tenant will follow them
• Be clear on who pays the fine when the tenant breaks one (usually the tenant)
• Be clear on who pays the association dues
• Make sure the tenant knows the process for move-in and move-out permits, gate passes and vehicle registration

Condo fines are usually billed to the owner, so it matters that you have a written right to charge them on to the tenant.

How MagpaUpa helps

MagpaUpa has a house rules checklist covering pets, smoking, visitors, LPG, business in the unit, aircon, short-term rentals, use of the address, and compliance with condo or HOA rules. Whatever you tick is carried into the contract the app generates, so the tenant signs it along with the lease. Try MagpaUpa.