LEC 1 3) Classifications

1) Intro a) Control
a) Land Surveying i) Geodetic
i) Property Surveying ii) Project
(1) Using surveying techniques and b) Cadastral
procedures to obtain size, i) Numerical
shape and location of land, ii) Graphical
owned by people/s iii) Public Land
(2) Goal is to produce accurate c) Isolated – not more than 1500 ha
maps and technical data d) Mineral Land
approved by govt agencies e) Forestlands
ii) Purposes 4) Who may Execute
(1) Secure necessary data for a) Licensed GE
writing legal desc and finding i) PRC Reg
area and boundaries ii) PRC ID
(2) Reestablish boundaries of iii) PTR
surveyed land iv) TIN
(1) Subdivide tract v) Member of PRC association
ii) Notes vi) Govt GE upon SA/O
(1) Claimants may/not be owners b) Survey Order – by DENR to GE for
(2) True owners will be determined survey of public domain or specific
by admin or judicial project
(3) Purpose is to obtain patent/ c) Survey Authority – by DENR to private
title to a land if A/D or private GE for isolated survey on public land
b) Manuals 5) Instruments
i) DENR Memo 2010-13 a) EDM
ii) DAO 2007-29; Rules and b) Steel, Invar, Tapes
Regulations c) TS
iii) DAO 98-12, 1998 d) GPS receivers
2) Terms
a) Cadastral Map
b) Cadaster
c) Land Registration
d) Metes and Bounds
e) Monument
f) Muniments of Titles
g) Patrimonial Property
h) Projection Map
i) PRS 92
j) Reference Point
k) Survey Plan
l) Survey Returns
m) Unique Parcel Identifier
n) GE
LEC 2 LEC 3
1) Points of Reference 1) Control PreSurvey
a) Locations a) Geodetic
i) Bureau of Lands Location i) PRS 92, GNSS
Monuments ii) DAO 2007-29 Sec15
ii) PBM/ MBM/ CBM/ BBM iii) Party
iii) Triangulation Stations (1) Project Main Office –
iv) Primary Stations of Cad Surveys supervision, coordination,
v) Prominent structures of known PRS administration
coords (2) Office Operations -research,
vi) 3rd order GPS stations computations, cartographic
b) Points of Reference (3) Field Operations – recon,
i) Luzon Datum monuments, observations
(1) Origin: Balanacan iv) Work Plan
(1) South of San Andres point, NW (1) Project Mgmt. Plan
of Marinduque (a) Control Survey Party
(2) N 13-33-41, E 121-52-03 (a) Financial Plan
(3) N = 0.34 (b) Equipment
(4) Az to Baltazar – 9-12-37 (c) Duration (PERT-CPM)
37680.9m (2) Technical Plan
6) Coordinate Systems (a) Boundary Sketch
a) Local – floating, astronomic (b) # of control points
b) PPCS/ Luzon 1911 – triangulation, (c) Leveling measurement if no
c) PPCS/ PRS92 data from NAMRIA
d) GPS Coord ii) Data Research and Old Monuments
i) WGS84 ellipsoid Inventory
ii) a= 6378137 (1) monument recovery report
iii) f= 1/298.26 (2) Position of Ref points
iv) Geocentric iii) Notification
v) Cartesian (1) Provincial Engineer
7) PPCS-TM/ PRS 92 (2) PENRO
a) Same as Luzon 1911 (3) DPWH District Engineer
b) Clarke Spheroid 1866 (4) CENRO
c) TM 2 deg net width (5) City/Municipal Engineer
d) Scale: 0.99995 (6) Head of Field Office of agency
e) Geographic to Grid with jurisdiction
i) N = (I) + (II)P^2 + (III)P^4 (7) Barangay Chairman
ii) E = (IV)P + (V)P^3 + (VI)P^5 + 500K (8) Lot Owner
iii) P = 0.0001(ΔLongi”) b) Project
f) Grid to Geographic i) Reference for Cad, Public Land or
i) Lat = Lat’ – (VII)q^2 + (VIII)q^4 Townsite Reservation
ii) Long = (IX)q – (X)q^3 + LongCM ii) Instruments
iii) q = 0.000001(E-500k) (1) ETS, GNSS receiver, combined
8) Common Point iii) Work Plan
 (1) Same as Geodetic
(2) Included in Work Plan of Survey
Project
iv) Data Research and Old Monuments
Inventory
(1) Projection Maps of area w/
previous surveys
(2) Copy of plan and computations
of all previous surveys
(3) Progress map of prev. cad
projects
(4) Approved traverse stations of
adjoining projs.
(5) Approved data on MBM
9) Control Survey Returns
a) Geodetic
i) Copy of Req Certs and Legal Docs
(1) Transmittal letter
(2) Project Contract
(3) Survey Order
(4) Approved Geodetic Control
Work Plan
(5) Cert of Reg of GPS with model,
serial number
(6) Notification Letter
(7) Field Inspection Report
(8) GE Cert signed by Chief
(9) Cert of Instrument Reg
ii) References and Tech Docs
(1) Monument Recovery Report
iii) GPS observation
(1) Raw GPS data in RINEX
(2) Processed GPS Data
(3) Accomplished GPS Field Sheet
(4) Description of controls
(5) Photos of monuments
iv) ETS Observation
(1) Field Notes
(2) Original Computation for
control traverse, astro, elev, sea
level reductions, scale factor,
grid distance, azimuth deriv
(3) Test traverse field notes
(4) Geodetic Control map
v) Established controls
(1) Print out of position derivation
of controls
(2) Monument Description Book
(3) PRS92 Geodetic Network
Control map, 54x54, margin
50x50
b) Project (same with geodetic)
i) Copy of Req Certs and Legal Docs
(1) Approved Project Control work
plan
(2) Instrument cert before and
after used from LMB
(3) Cert of Acceptability and
Endorsement Letter from LMS
GE Proj Inspector addressed to
RTD
ii) References and tech docs
iii) GPS Observation
iv) ETS Observation
v) Established Controls
10) IVAS
a) Geodetic – NAMRIA shall verify
i) Preliminary Eval – survey returns
are complete
ii) Technical Eval – conducted to
determine accuracy, analyze error,
detect mistakes
(1) Office processing
(2) Field Checking
b) Project – LMS shall verify
i) Preliminary Eval
ii) Technical Eval
(1) Examine Field Notes
(2) Verifying traverse
(3) Check astro observation,
azimuth deriv, grid distance
LEC 4 (4) Foreshore Lands
1) Pre-survey Activities and Field Ops ii) Amendment
a) Control iii) Private Land Surveys
i) Tertiary – A < 1500 has (1) Simple/ Complex Subd.
ii) Secondary – 1500 < A < 15000 (2) PCS, PCN, PSD
iii) Primary – A > 15000 has iv) Government Land Surveys
b) SA/O (1) Friar Land Estates
i) DENR (2) Nat’l Gov’t Land Surveys
ii) Owner/ Claimant (3) Local Gov’t Land Surveys
c) Who can conduct survey v) Conversion Surveys
i) Licensed DENR GE (1) CADM, PCADM
ii) Licensed GE vi) Public Land Subd. Surveys
d) Parameters (1) A/D lands a > 1500has
i) Tie-point, reference survey, vii) Group Settlement Project/ Townsite
common point Subd. Survey
ii) Tie-line info (4) A/D lands a< 1500has into 50
iii) Azimuth/ angle and distance parcels or more
measurement iii) Other Land
iv) Traverse/ control survey (1) Verification Survey
v) Monumentation (2) Segregation Survey
vi) Side-Shots (3) Relocation
vii) TD computation (4) Resurvey
e) Adjoining Claims iv) Cases
i) Survey notification letter (1) Case 1
ii) Names and addresses of adjoining (a) Frontage is short by some
claimants distance, fence of adjoining
iii) Tenants, occupants, officials lot is inside two old posts
f) Marking of Lot Corners (b) Relocation
i) Monumentation – adjoining owners (i) Check boundary
presence agreement to TD
ii) Adverse Claim – boundary of (ii) Establish common
counter claim be monumented and points as reference
indicated on plan (iii) Verify position of
g) Lot Survey existing boundary
i) Subject lot survey after (iv) Relocate if wrong
monumentation (2) Case 2
ii) Traverse (a) # of boundary monuments
iii) Accuracy – closed tertiary does not tally with TCT
iv) Corners by side shots (b) Amendment
h) Kinds (i) Check numbering of lot
i) Public Land corners
(1) Original Survey (ii) If wrong, prepare
(2) CSD, CCN, CCS report for request
(3) Reclaimed lands (iii) Execute amendment
 (3) Case 3 11) Survey Returns
(a) No TD in TCT, no other docs
with TD
(b) Conversion
(i) Notify all adjoining
owners
(ii) Survey property as
pointed and in TCT
(iii) Submit new survey plan
(4) Case 4
(a) Area reflected on plan
doesn’t include adjacent
owned land
(b) Resurvey
(i) Surrender approved
plan
(ii) Submit proof that plan
is not subject of any
proceedings
(iii) Notify adjoining lot
owners
(iv) Survey all corners
(v) Prepare detailed
explanation
v) Overlapping
(1) Common boundaries if untitled
(2) Boundary of previously
approved survey must be
accepted if titled
vi) Within Cad project
(1) Submit list of surveys in
progress to project chief of cad
survey
vii) Field Notes
(1) Contain all angle/ direction
observations of traverse, side
shots, reference azimuths and
monuments
viii) Computations and Plans
(1) Includes LDC, traverse
computation, azimuth
computation, in LMB
(2) Proper LMB form showing info
related to survey
 LEC 5
1) Concept of Cadastre
a) Inventory, consensus or record of real
estate
b) Record of farms, their values and
proprietors
c) System of territorial info related to real
estate, purpose is to obtain a census of
physical, qualitative, legal, fiscal and
administrative features of properties
d) Foundation and integral component of
parcel-based LIS that contain records of
interests in land
2) Benefits
a) Provides comprehensive and accurate
data on land resources
b) Facilitate land disposition and
accelerate settlement of claims and
conflicts
c) Delineate boundaries of all subds of
12) IVAS country based on IRA
a) DMC 2010-13, DAO 2010-17 d) Provide economic data for land devt
b) LMS verifies accuracy e) Provide map-based data for zoning ang
land use
3) History
a) Friar Land 1903
b) Nov 1909 Cad1 in Bataan
c) 1921 all Filipino surveyors
d) Feb 11, 1913 Cadastral Act 2259
formalization
e) 1992 RA 7160 surveys devolved to
LGU’s
f) DAO 2001-23, Aug 19, cad survey
returned to DENR
4) Cad survey Process
a) Activities
i) Project Control
ii) Political Boundary
iii) Cadastral Lot
b) Categories
i) A – complete cad; control,
boundary and lot survey in 2 years
ii) B – control and boundary in 1 year
iii) C- Lot survey in 1 year
5) Types
a) Graphical
i) Plane Table
ii) Photogrammetry
iii) RS
b) Numerical
6) Cad survey ops
a) Preliminary
i) Projection Map
ii) Previous plans and computations
iii) Progress Map
iv) Data of adjoining controls
v) List of approved surveys
b) Scheme
i) Establish cad office
ii) Post notices
iii) Monument main and sub controls,
in primary and secondary accuracy
iv) Start manufacture of concrete
monuments
v) Prepare progress map, project
control map
vi) Conduct Static GNSS
vii) Submit controls to DENR
viii) Prepare sketch sheets and cad
maps
ix) Post 30-day notices
(1) Survey Notifications
(a) General Public notice
(b) Notification to Lot
Claimants
x) Put concrete monuments
xi) Start survey and other details
xii) Plot on cad maps
xiii) Provide final lot and corner
numbers
xiv) Prepare tracing of cad maps and
verify. Post copies in brgy halls
xv) Complete and ink maps
xvi) Prepare brgy/case boundary and
index maps and complete progress
map
xvii) Prepare complete survey
returns
7) Survey Returns
a) Final Report
i) Project Profile
(1) Geographical location
(2) Demography
(3) Local History
(4) Government
(5) Commerce and industry
ii) Inauguration of Survey
iii) Survey
(1) Local condition
(2) Method of work
(3) Analyzed result of work
(4) General matters regarding
boundary questions, conflicts,
etc.
iv) Land Questions
(1) Conditions of and ownership
(2) Situation, problems, questions
v) Party Administration
(1) Project Control map
(2) Political boundary map
(a) Municipal index map
(b) Brgy index map
(3) Cad maps
(4) Land use plan
(5) LDC
(6) Lot description
(7) Monument description
(8) List of claimants
(9) Parcel Info Sheet
(10)Boundary argument
(11)Traverse Computation
(12)Valid controls by NAMRIA/ LMS
(13)Tax maps
(14)Miscellaneous data
8) LAMS
a) DAO 2010-18
b) System of data capture, storage,
analysis and info generation in land
record
c) Program
i) Building infrastructure
ii) Computerization of records
 iii) Decentralization of records standards and tech reqs for economic
iv) Integration and database Systems and socialized housing
Dev’t 4) Design Considerations
d) Steps a) Lot Allocation
i) Inventory i) 30% open space
ii) Indexing ii) 70% saleable areas
iii) Encoding b) Parks and Playgrounds
iv) Scanning
v) Database
vi) Systems Dev’t

LEC 6
1) Overview
a) Simple – not more than 10 lots, ROW is i)
3 + 0.5 per additional lot, DAO 2007-29
b) Complex
i) Subdivision project – parcel
partitioned for different purposes ii)
for public sale, including residential, c) Community Facilities
commercial, industrial and
recreational areas
ii) EO 648, 1981 – vests HLURB with
quasi-judicial powers to enforce
i)
mandates including housing laws
2) Classifications
a) Economic – 30% gross, box type, bare
interior, 1 toilet and bath, 2 bedrooms
ii)
b) Socialized – 30% gross, undertaken by
Gov’t for homeless, attached in a row,
no amenities
c) Medium cost – better and more
amenities
d) Open market – high-end, houses
according to buyer’s preference
3) Laws
a) RA 7279 – Urban Dev’t and Housing Act, iii)
Balanced housing program, 15% of area d) Housing Units
of project for socialized housing i) Single-detached
b) PD 957 – Subd. And Condo Buyer’s (1) Med 100
Protective Degree, ensure protection of (2) Open Mar 120
buyers from fraud ii) Duplex
c) BP 220 – authorizes Ministry of Human (1) Med 80
Settlement to promulgate levels of (2) Open mar 96
 iii) Row House 5) Procedures
(1) Med 50 a) Pre-design stage:
(2) Open Mar 60 i) Control
e) Minimum Lot Area ii) Relocation
iii) Topographic
b) Design Stage
i) Complex Subdivision Design
ii) Site Grading
i)
f) Minimum Lot Frontage c) Implementation
i) Stake out of lot corners
ii) Setting out of utilities
d) Approval
i) Survey Returns
(1) 2 sets of Site Dev’t Plan
i) (2) Set of documents signed and
g) Length of Block sealed by GE
i) Maximum length of block shall be (a) Vicinity Map
400 meters, however, blocks (b) Topographic Plan
exceeding 250 meters shall be (c) Survey Plan of Lots
provided with a 2-m alley (3) 2 copies of Certified True Copy
approximately at mid-length. of Titles and Current Tax
h) Shelter Component Receipt

i)
i) Minimum Level of Completion

i)
j) RROW

i)

ii)
LEC 7
1) RTK-GNSS for Property Surveys
a) Land Surveys
i) RTK-GNSS as alternative
ii) DAO 2007-29, DMC 2010-13,
provisions to consider
iii) 2015, LMB issued LMC 2015-01,
“Guidelines on the Use of RTK-GNSS
in the Conduct of All Kinds of Lot
Surveys with Tertiary Accuracy”
b) Recommendations
i) 15° clearance can be waived if error
is less than 5 cm under obstructions
ii) Held rovers are applicable if bubble
is stable
iii) Precision is better than 5 cm if RMS
not provided
iv) Observation time can be lessened
to 5 1-sec observation
v) Minimum of 10 satellites needed
vi) PDOP should be better than 2
c) Conclusions
i) RTK-GNSS is applicable
ii) Limitations due to accuracy and
obstruction
iii) Rapid-Static GNSS is recommended
iv) Submittals must include base-point
used and horizontal precision
2) UAS for Land Survey
a) Land Survey
i) DAO 2007-29 provided provisions
ii) LMB issued LMC 2017-13
LEC 8
1) Concepts
a) Definition of Land
i) Surface of earth, all above and
below, set of rights to trade it,
description
ii) Sustainable Dev’t = Property +
Natural Resource
b) Control of Land
i) Tenure – holding of property over a
period time or reference to a
superior
(1) Owner – surface, water, sub-
surface rights, access,
boundaries, liability
(2) Superior – rights to tax,
condemn, police power,
escheat, revert to gov’t
ii) Interests – rights to use land in
conformity with laws and practices
are owned
(1) Rights
(2) Restrictions
(3) Responsibilities
c) Man-Land Relationship
i) Dynamic
ii) Driven by economic paradigm
iii) Tempered by environmental and
social priorities
iv) Global drivers are sustainable dev’t,
globalization, IT, urbanization and
economic reform
2) Land Administration
a) Administration
i) process of regulating land and
property dev’t and use and
conservation, gathering of revenues
through sales, lease and tax and
resolving conflicts of ownership and
use of land
ii) Process of determining, recording,
and disseminating info about
tenure, value and use of land
 iii) Includes land registration, cad
survey and mapping, fiscal, legal,
multi-purpose cadastres, parcel-
based land info systems, and info
supporting land use planning and
valuation or taxation
b) Functions
i) Juridical/Judicial – adjudication and
registration of rights in land
ii) Regulatory – development and use
of land through restrictions, zoning
and designations
iii) Fiscal – emphasizes on economic
utility of land
iv) Information management
(1) LIS – Land information Systems
(a) Cadaster – technical record
of parcellation of land and
authoritative documentary
record of fiscal/ proprietary
nature
3) Land Tenure and Registration
a) Tenure
i) mode where rights to land are held
ii) rights in land
iii) habitual/ legal rights to land,
resulting relationships between
members
iv) bundle of rights
b) Tenure Security
i) Exists when individual has rights to
land on continuous basis, free from
interference, ability to reap benefits
ii) Agreement between owner and
property governed by legal and
admin framework
iii) Certainty that rights will be valid as
long not revoked in legal way
c) How to provide security
i) Institutional Level
(1) Land policy
(2) Legal framework and social
inclusion
(3) Public administration
ii) Operational
(1) Land registration and cadaster
iii) Context of good governance and
rule of law
d) Land Registration
i) Formalization of land tenure
ii) Provides means for recognizing
formalized property rights, and
regulating character and transfer of
these rights
e) Land Titling
i) adjudicating rights in land,
surveying and mapping, establishing
office and land registry to store and
manage maps, titles and deeds
ii) Transaction Evidence
(1) Oral agreement – Witnesses
(2) Private conveyance – deed, no
registration
(3) Deeds registration –
registration no guarantee
(4) Title registration – registration,
proof of title
f) Torrens System – registration of
interests in land where docs are
regulated, monitored and examined by
authority to ensure correctness and
title is transferred without flaw
i) Mirror – registration reflects
current situation
ii) Curtain – no need for investigations
in past
iii) Insurance – state assumes
responsibility for authenticity of
register
g) Recording rights, restrictions and
responsibilities
i) Ownership
ii) Easements
iii) Restrictions as to user
iv) Rights of Way
v) Native Title Rights
vi) Mortgages
vii) Leases
h) Certificate of Title
i) Parcel – parcel, identifier, metes
and bounds
ii) Proprietorship – owner
iii) Encumbrances – other interests e.g.
mortgage, easement or restriction
i) Registration
i) Original (OCT)
(1) Judicial Registration
(2) Administrative Registration
ii) Subsequent
(1) TCT, CCT
(2) Inscription of annotations
j) LRA
i) Mandates for land registration,
attached to DOJ, preservation of
record of all transactions
ii) 1 central office, 15 regional RD, 147
RD’s
k) Steps in Transferring Title
i) E
ii) Sales
(1) Deed of Sale (500-1000)
(2) Capital Gains Tax (6%)
(3) Tax Receipt
(4) Doc stamps (1.5%)
(5) Transfer tax (0.5%)
(6) Tax Clearance
(7) Tax Dec (150-300)
(8) Title
(9) Reg Fee (0.25%)
LEC 9
1) Land Valuation
a) Definitions
i) Appraisal – making an estimate on
value of any asset/ property in
accordance with standards
ii) Valuation – determining monetary
value of property rights at a specific
time
iii) Value – worth, usefulness or utility
iv) Market Value – highest price
estimate
b) Property Valuation Approaches
i) Sale comparison – MV = Sp + Va
(1) Application – comparable
objects, owners
(2) Type – Residential/ agricultural
(3) Necessary Data – Sales prices
ii) Income – V = I/R
(1) Application – comparable
properties, renters
(2) Type – Commercial, rental
(3) Necessary Data – Rent Prices
iii) Cost – MV = LV + DV
(1) Application – Special Objects
(2) Type – Industrial, schools,
hospitals
(3) Necessary Data – Building Costs
c) Factors
i) Social
ii) Economic
iii) Government
iv) Environmental
d) Taxation
i) Types
(1) Property Tax – recurrent tax
related to ownership of land
(2) Annual land gain tax – tax on
annual increase in land value
(3) Transfer tax – tax on transfer of
immovable property
(4) Land Gain tax – tax on increase
of land value
 (5) Dev’t gain tax – tax on increase
of land value due to event
(6) Death and gift tax – tax on
inheritance and gifts
(7) Capital gain tax – tax on capital
gains
ii) Legal Basis
(1) Real property tax code PD 464 –
appraisal of real property for
taxation and levy of tax
(2) Local Gov’t code of 1991 RA
7160 – legal framework to
devolve taxing
(3) Local ordinances
iii) Phases
(1) Discovery – finding out taxable
(a) Self-Declaration
(b) Gov’t inventory
(2) Valuation – calculate relative
value
(3) Assessment – calculate tax
(a) Total Tax Value = (TRL x LV)
+ (TRI x IV)
(4) Billing – inform taxpayer
(5) Payment - collect
2) Land Use
a) Definitions
i) Land use – platform of activities
ii) Conversion - change in character of
land
iii) Capacity – limit a land unit to
productive use
iv) Classification – systematic grouping
of activities
v) Map – output of classification
process
vi) Planning - proper management of
land resources, hierarchical and
comprehensive
b) Categories
i) Protection Land Use
ii) Settlement Dev’t
iii) Production Land Use
iv) Infrastructure Dev’t
c) Legal Basis for CLUP
i) RA 7160 – cities and municipalities
prepare CLUP enacted through zone
ordinances
ii) RA 7586 (Nat’l Integrated Protected
Areas System act of 1992) –
protected areas are incorporated in
CLUP
iii) EO 72 – Providing for the
Preparation and Implementation of
CLUP of Local Gov’t Units
d) Elements
i) Policy and Strategy Framework
(1) Goals
(a) Population Framework
(b) Visions on Land Use
(c) Urban Dev’t and ReDev’t
Framework
(2) Strategies
(a) Transportation
(b) Redev’t
(c) Housing Supply and
Socialized Housing
(d) Environmental Protection
(e) Urban Disaster Mitigation
ii) Implementation Scheme
iii) Regulatory Framework
(1) Zoning Ordinance
(a) Locational Clearance
(2) Building and Subd Codes
(a) Building Permit
(i) Floor-Area Ratio
(ii) Building Coverage Ratio
(iii) Height and Shadow
Restriction