How to Check a Developer's License to Sell (DHSUD)

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By Jeremiah Villagomez · PRC & DHSUD Accredited Real Estate Salesperson · Updated October 4, 2026 · 3 min read

Quick answer: Ask the developer or salesperson for the project's DHSUD Certificate of Registration and License to Sell (LTS) number for the specific phase being offered. Check it against DHSUD's published list of licenses or with the DHSUD regional office covering the project's location (CALABARZON for Laguna). Confirm that the developer's legal name, project name, phase, and location match your reservation documents. Selling without an LTS violates PD 957.

What a License to Sell is

Under PD 957, a developer must first register a subdivision or condominium project with the regulator, now DHSUD, and then obtain a License to Sell before selling or even offering lots or units. DHSUD issues it after reviewing the development permit, plans, title, and the developer's capacity, and after a performance bond is posted. Large projects are licensed phase by phase, so a license for Phase 1 doesn't cover Phase 3.

How to check it, step by step

Ask for the LTS number in writing, together with the project name, phase, and the developer's registered corporate name. Legitimate sellers usually print it on brochures and price lists.
Check DHSUD's records. DHSUD publishes lists of licensed projects and advisories on its website. Search by project name, developer, or LTS number.
Call or email the DHSUD regional office covering the project's location if you can't find it online or details don't match. For San Pablo City and the rest of Laguna, that is the CALABARZON (Region IV-A) office.
Match the details against your reservation agreement, computation sheet, and receipts: developer name, project, phase, block and lot, and location.
Check advisories. DHSUD posts cease-and-desist orders and warnings against unlicensed projects and sellers.

What the license should show

The developer's exact registered name, not just the marketing brand
The project name and phase or tower
Location, down to the barangay
Number of lots or units covered
Date of issuance and the DHSUD office that issued it
The completion date for development (it determines when the developer is in delay under PD 957)

Red flags

"Our LTS is still in process, but you can reserve now." Ask for proof of any temporary authority and verify it with DHSUD before paying.
The LTS is for a different phase, project, or company than the one on your documents
Payments are requested to a personal or third-party account
Prices far below nearby licensed projects
No physical site office, or the land shows no development activity

Beyond the license

An LTS confirms the project is authorized for sale. It doesn't guarantee build quality, delivery speed, or that the location suits you. Also check:

the developer's track record: have its previous phases been turned over on time?
whether the mother title is mortgaged, and if so, with DHSUD approval
flood exposure and access (see flood check guide)
the salesperson's PRC accreditation (see agent verification guide)

Frequently asked questions

Is a License to Sell required for pre-selling?

Yes. PD 957 requires a License to Sell before any lot or unit in a subdivision or condominium project is sold or offered for sale, including in pre-selling.

How do I verify a License to Sell online?

Check DHSUD's website for its published list of licensed projects and advisories. If the project isn't listed or details don't match, contact the DHSUD regional office covering the project's location.

Does one License to Sell cover the whole subdivision?

Not necessarily. Licenses are often issued per phase. Confirm that the license covers the exact phase, and ideally the block and lot, you are reserving.

Can I ask a salesperson to show me the project's license?

Yes. A legitimate salesperson or developer will readily give you the LTS number and Certificate of Registration details so you can verify them independently.

Official sources and further reading

Reviewed for accuracy on October 4, 2026. Rates, fees, thresholds, and agency procedures change. Confirm transaction-specific details with the issuing agency, your lender, or a lawyer before you pay or sign.

Jeremiah Villagomez, PRC-accredited real estate salesperson in San Pablo City, Laguna

About the author: Jeremiah Villagomez is a PRC-accredited and DHSUD-accredited Real Estate Salesperson based in San Pablo City, Laguna. He helps first-time buyers, OFWs, and relocating families buy house and lot homes with Pag-IBIG, bank, or cash financing. More about Jeremiah · Call 0976 302 6551

Have a specific situation? Call or text 0976 302 6551 and I will run the numbers for your exact unit, budget, and financing route for free.