Home › Buyer Guides › Property Due Diligence Checklist Philippines
A. People and permits
| Check | How | Where |
|---|---|---|
| Salesperson or broker is licensed or accredited | Search their name and license number, and confirm the supervising broker | PRC LERIS |
| Salesperson is accredited for this project | Call the developer's official hotline | Developer |
| Project has a Certificate of Registration and License to Sell for the specific phase | Get the LTS number and verify it | DHSUD (regional office covering the project) |
| Developer's track record | Visit earlier phases; ask residents about delays and defects | On site; reviews |
| Resale: the seller is the registered owner | Match IDs to the title; get the spouse's consent; check an SPA or estate settlement if applicable | Title, notary |
B. Title and documents
- Fresh certified true copy of the title from the Registry of Deeds or LRA eSerbisyo
- Owner, title number, technical description, and area match the seller's copy
- Memorandum of Encumbrances is free of unresolved mortgages, adverse claims, lis pendens, and levies
- Tax declarations for land and improvements match the title
- Real property tax clearance from the treasurer
- For developer projects: whether the mother title is mortgaged, and how your lot will be released
- Relocation survey by a geodetic engineer for resale lots or unclear boundaries
C. Location and property
- HazardHunterPH report for the exact lot: flood, landslide, liquefaction, faults, volcanic hazards
- Site visit on a weekday and after heavy rain; drive every route you will use
- Road access: right of way to a public road, road width, and whether trucks can reach the lot
- Water source and pressure; electricity provider and the cost of connection
- Distance and travel time to schools, the palengke, hospital, church, work, and transport terminal
- Occupants: is anyone living on the property? (resale)
- For houses: structural condition, roof, plumbing, wiring, and termites
D. Contract and money
- Written all-in computation: price, VAT (if above ₱3.6M), miscellaneous fees, equity schedule, loanable amount, and estimated amortization
- Pre-qualification or pre-approval from Pag-IBIG or a bank before reserving
- Reservation agreement terms: refundability and validity
- Contract to Sell: turnover date, penalties, cancellation terms (Maceda Law), and loan-denial clause
- All payments go to the developer's or seller's verified account, with official receipts
- Resale: agreement on who pays CGT, DST, transfer tax, and registration; escrow for large payments
- HOA dues, renovation rules, and move-in requirements in writing
E. Before releasing the final payment (resale)
- Get another fresh certified true copy, in case something was annotated in the meantime.
- Sign the Deed of Absolute Sale before a notary with all required signatories present.
- Receive the owner's duplicate title, tax declarations, receipts, and keys.
- File CGT and DST on time so the eCAR and title transfer aren't delayed.
Frequently asked questions
What is property due diligence?
Verifying the people, documents, location, and costs of a property before committing money. That means the seller's authority, the title, taxes, permits, hazards, and the full computation.
Is due diligence only for expensive properties?
No. Buyers on tighter budgets often have the least room for mistakes, so checking the title, License to Sell, and payment channels matters just as much for a ₱1M home.
Should I still do due diligence if the seller is a known developer?
Yes. Big developers lower some risks, but you still need to confirm the license for your phase, the accredited salesperson, the contract terms, the turnover specs, and the location's hazards.
How much does due diligence cost?
Mostly time. Certified true copies and tax certifications cost relatively little, a geodetic relocation survey costs more, and a lawyer's review varies. Compared with the property price, it is cheap insurance.
Related buyer guides
- How to Verify a Land Title in the Philippines
- How to Check a Developer License to Sell in the Philippines
- How to Check if a Property Is Flood-Prone Before Buying
- Property Viewing Checklist Philippines
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.
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.
