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INTRODUCTION

The Practicum Program

The College of Business Administration and Accountancy’s practicum

program requires 320 hours of training, for the students to be able to apply all the

knowledge and skills they gained from school and in order for them to observe and learn

actual business operations.

This narrative report is an explanation of the activities, experiences and

skills acquired by the student trainees at the Bayquen Realty and Management

Corporation-Baguio City, from November 18, 2013 to January 24, 2014.

The Practicum Program connects to the theoretical contribution of the

classroom with the practical world of the practice setting. It prepares the students for

their future careers. The course sequence focuses on duties and tasks performed by

professionals as pre-employment and employment skills.

Objectives of the Practicum Program

The Bachelor of Science in Business Administration’s practicum program gives

the student trainees a sense of success. The Practicum program provides students with an

opportunity to acquire an understanding of actual employment settings while utilizing

their skills and improving their attitudes. It enhances the analytical skills of the student

trainees in the work environment. It develops intrapersonal and interpersonal

competencies and communication techniques.

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BACKGROUND OF THE FIRM

Overview of the Industry

Real estate is defined as "Property consisting of land and the buildings on it,

along with its natural resources such as crops, minerals, or water; immovable property of

this nature; an interest vested in this; also an item of real property; (more generally)

buildings or housing in general. Also; the business of real estate; the profession of

buying, selling, or renting land, buildings or housing."

In the Philippines, real estate is an area for growth. Aside from the development

of high rise buildings in the Greater Manila area, nearby provinces are now seeing much

land development with its continuous expansion for horizontal development projects in

the nearby provinces such as Laguna, Cavite, Rizal, Bulacan, Pampanga and Batangas.

Purchasing real estate requires a significant investment, and each parcel of land has

unique characteristics, so the real estate industry has evolved into several distinct fields.

Specialists are often called on to valuate real estate and facilitate transactions. Some

kinds of real estate businesses include:

 Appraisal: Professional valuation services

 Brokerages: A mediator who charges a fee to facilitate a real estate transaction

between the two parties.

 Development: The business of buying land and building on it, or improving land

for use, or replacing buildings

 Net leasing
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 Property management: Managing a property for its owner(s)

 Real estate marketing: Managing the marketing of a property that is for sale.

 Real estate investing: Managing the investment of real estate

 Relocation services: Relocating people or business to a different country

 Corporate Real Estate: Managing the real estate held by a corporation to support

its core business—unlike managing the real estate held by an investor to generate

income

Within each field, a business may specialize in a particular type of real estate, such as

residential, commercial, or industrial property. In addition, almost all construction

business has a connection to real estate.

In order to make the real estate sustainable, Philippine government needs to focus on

things that make the Philippine real estate unsinkable.

Amid the rising cost of housing, the country continues to attract both local and

foreign property investors and more and more Filipinos are becoming homeowners

instead of tenants because of low interest rates and affordable financing conditions. The

unsatisfied demand of 500,000 housing backlog for the low-end users has been staring in

our faces for a decade now. (http://en.wikipedia.org/wiki/Real_estate).

Brief History

Bayquen Realty and Management Corporation (BRMC) is a pro-active and

solution-oriented corporation that provides a full range of real estate investment

counseling services. BRMC wants to help every client make the best investment decision.
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BRMC serves property owner as well as aspiring property owners of every

bracket from low-end to high-end markets, it doesn’t matter whether an individual,

partnership, cooperative, government agency or corporation. Every client is important to

them. They offer a real estate services to suit your every need.

BRMC was founded by Baguio-based Certified Real Estate Broker, Florence O.

Bayquen in 1989. With utmost dedication and commitment, she has worked and thrived

in the real estate business for the past 24 years.

Company Services

Bayquen Realty and Management Corporation offer a wide array of properties

and real estate services in Baguio City such as Sales, Leases, Appraisal, Property

Management, Real Estate Mortgage, Documentation, Property Appraisal, Consultancy

and Estate planning.

BRMC prepare a marketing plan designed for clients’ specific needs. As a Real

Estate broker, the company wants to make sure each client receives dedicated attention

and care.

Each of their listings receive a custom marketing program designed to

confidentially and professionally offer their clients' properties to a targeted base of

qualified buyers. The property will be thoroughly researched to include detailed financial

and property description, professional photography and valuable market information.

Buying property becomes simple when clients let BRMC’s personnel handle the

details.
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Other Services Offered

BRMC also help process building permits, fencing permits, and other official and

regulatory documents. They also provide clients with a full range of support service –a

pool of lawyers, contractors, architects, engineers, landscapers, housekeeping service and

events coordinator.

Vision/Mission

“We strive to provide our clients whatever they need for real estate services. We

want to make sure each client receives dedicated attention and care.”

The vision/mission statement of BRMC is clear and powerfully communicates its

intentions and motivates the team and organization to realize an attractive and inspiring

vision/mission of the future.

The vision/mission of Bayquen Realty and Management Corporation aims to have

all Real Estate services for them to provide quality and complete package of services for

their clients and by giving quality standard of properties.

BRMC applies its vision/mission on their services, they seek to create value for its

customers by satisfying their needs.

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Company Logo

Figure 1. Bayquen Realty and Management Corporation’s Logo

(Source: Bayquen Realty & Management Corp. Profile)

The company’s logo obviously shows that BRMC is a Real Estate company that

offers properties like houses, condominiums, lots and raw lands.

BRMC’s logo is very common to every people’s eyes because they want people

to easily understand what the logo means.

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Company’s Tagline

Figure 2. Bayquen Realty and Management Corp.’s Tagline

(Source: Bayquen Realty and Management Corp. Profile)

The company’s tagline means that BRMC is a strong organization. They really

value their clients that is why their feedbacks are the most important thing to the

company. Their clients’ testimonials are a big help to them in building a good image.

BRMC’s employees also help the company in making it stand among the rest of their

competitors because of their professionalism and good attitude towards others.

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Organizational Structure

Any organization should have its own structure in order to operate efficiently. For

an organization, the organizational structure is a hierarchy of people and its functions.

Functional organizational structure is best for smaller companies or those that

focus on a single product or service. Not designed to change quickly, functional structure

works well in a stable environment where your business strategies are less inclined to

need changes or updating.

BRMC used functional organizational structure which consists of activities such

as coordination, supervision and task allocation. The organizational structure determines

how the organization performs or operates.

Figure 3 shows that the personnel in each department are reporting directly to the

president.

The organizational structure is appropriate in the vision/mission of the company

because company has its personnel in each department wherein they focuses in different

aspects needed for proper management of properties of their clients.

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Dr. Joseph Bayquen

Chairman of the Board

Florence O. Bayquen

President

Joseph Bayquen Jr. Katrina Bayquen Marjorie Bayquen

Secretary Treasurer Member of the Board

Joanna Lopez Gillian Siwag Colleen Wongching

HR & Finance Officer Sales Officer Property Management Officer

Caretakers

Figure 3. BRMC’s Organizational Structure

(Source: Bayquen Realty and Management Corp. Profile)
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Every department is contributing in attaining the mission and vision of the company.

The Finance Department officer of a company is responsible for acquiring

funds, managing funds, and planning for the expenditure on various assets of the firm.

Human Resource Department officer is responsible in maintaining the work

structure by updating job requirements and job descriptions for all positions and

organization staff by recruiting, testing, and interviewing program; counselling managers

on candidate selection; conducting and analyzing exit interviews and recommending

changes. HR also prepares employees for assignments by establishing and conducting

orientation and training programs.

The duties of Sales Department officer include identifying of clients, carry of

communication duties and developing new business. The sales department of any

corporation or business is the catalyst of how well the products are introduced into the

marketplace.

In real estate property management, the Property manager has four major areas

of responsibility: Marketing and Financial, Tenant and Occupancy, Facility and

Administration & Risk Management.

 Marketing and Financial - Real estate property management involves

understanding of operating expenses and budgeting. Appropriate rental rates are

set, balanced by the current. A firm knowledge of the area and competitive rental

properties is required. The property manager may recommend marketing

programs, special promotions and other advertising strategies to the owner in

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order to maximize occupancy and rental rates. Regular financial reporting to the

owners is required. Understanding financial statements, profit and loss, income

taxes and budgeting are all very important for the property manager.

 Tenant and Occupancy - Understanding the needs of the tenants is important for

this function. Getting them to move in is only the beginning. The property

manager must then respond to their requests, monitor their activities as regards

the lease requirements, collect rent in a timely manner, and continually assess the

tenants' satisfaction as regards the property's amenities versus those of competing

rental properties in the area.

 Facility Management - Property management is also the physical management of

the structures and outdoor areas. Landscaping, electrical, plumbing, roof, walls,

appliances, and much more are all part of the physical properties. The property

manager must maintain relationships with contractors and repairs companies,

budget capital expenditures, and monitor the quality of all repairs and

maintenance activities. This function ties in with the financial piece, as some

improvements will require significant capital expenditures and budgeting for

them. It ties in with tenant and occupancy management because it is important to

tenant retention to have well-maintained properties.

 Administration & Risk Management - This is the filing and recording part of

the property management function. Federal, state and local governments all have

some jurisdiction over real estate property management activities. Certain

reporting requirements must be met for all of them. Meticulous records for

accounting and taxes are a must. For reasons of liability, all activities and tenant
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interaction must be recorded and maintained for specified periods. Though also

related to financial functions, there are very rigid requirements in most states for

the handling of funds paid by renters for disbursement to owners.

Caretakers are responsible for looking after assets, individuals, or

properties at the request of an employer. They care for buildings and grounds of

specific properties and usually live on the premises in order to provide better

surveillance. They work for long or short terms defending on the specific needs of

their clients.

Therefore, BRMC’s organizational structure clearly mirrored their vision/mission.

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LOCATION, LAYOUT, FACILITIES AND EQUIPMENT

LOCATION

Bayquen Realty and Management Corporation is located at #23 Shuntug St.,

Baguio City, Benguet, Philippines. The location of BRMC is along the highway and it

can be seen easily because of the landmarks around it. It is said to be strategically located

because the location is very much accessible to the people and just in front of the City

Hall of Baguio where the official and regulatory documents needed by the office is

found. It is also beside the famous “Cafe by the Ruins”. See Figure 4 for representation of

it.

Figure 4. Location Map of Bayquen Realty and Management Corporation

(Source: Bayquen Realty & Management Corp. Profile)
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OFFICE LAYOUT

Bayquen Realty and Management Corporation is a two-storey house which is

rented only by the office. The BRMC’s office is located at the second floor of the house.

The office is wide and has proper ventilation so that employees can work comfortably.

The office is also well organized so that it provides conducive working environment for

the employees.

The BRMC’s office is designed to be very close to one another so that they can

have an easy communication just in case problems occur and for them to be able to

provide a good service to their clients. (see Figure 5)

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Figure 5. Bayquen Realty and Management Corporation’s Office Layout

(Source: Bayquen Realty and Management Corp. Profile)
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OFFICE FACILITIES

Bayquen Realty and Management Corporation provide facilities for the

convenience in accommodating employees, clients and visitors. It is necessary for the

company because welcoming clients serves as first impression for their services. Table 1

shows the list of company’s facilities.

Table 1. Facilities at the Bayquen Realty and Management Corporation

Facilities Quantity Function

Working Area 1 Place for working and accomplishing tasks

Conference Room 1 Place for business meetings

Receiving Area 2 Place for waiting clients and visitors who

have inquiries to the company.

Stockroom 2 Place for storing unused or not functioning

equipments and stocks of office supplies

like coupon bond, pens and others.

Kitchen 1 Place for cooking of employees’ food and

other kitchen utensils.

Parking Area 1 A space in front of the office for the

employees’ and clients’ vehicle.

Dining Area 1 Place for eating.

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OFFICE EQUIPMENT

BRMC’s office provides fully utilized equipment which will help employees to

work effectively and efficiently. These include business machines, appliances and

computer equipments. These equipments are used in accomplishing their paper works and

used as a medium in responding and communicating to clients’ inquiries. Refer to Table

2 for the complete list of company’s equipments.

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Table 2. Bayquen Realty and Management Corporation Equipments

Equipment Quantity Function

Computer Equipments
Laptop 2 Used for gathering information and for
communication with clients.

Desktop Computer 6 Used for recording information, registering

transactions, checking existing properties
offered, logging in different websites (Sulit,
Baguiobizz, Ayosdito, Facebook and
Twitter), updating company page and for
responding in clients emails and other
concerns.
Scanner 2 Used for reading and monitoring documents.

Printer 2 Used to produce hard copy of documents and

having a copy of files.
Wireless Router 1 For internet connection.
Business Machines
Photocopying Machine 2 Used to reproduce copies of documents.
Telephone 4 Used for communication.
Fax Machine 1 Used for receiving and sending documents.
Appliances
Refrigerator 1 Used for storing food.
Other Equipments
Filing Cabinet 7 Used to file and safeguard documents.
Table 11 Used for conveniently accepting clients and
Chairs 24 visitors.
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TRAININGS

Hours Worked

Student trainees are required to earn 320 hours of training. They completed the

required time exactly. Student trainees reported to the office from 8:30 in the morning to

5:30 in the afternoon excluding lunch break, from Mondays to Fridays only.

Responsibilities Assumed

Student trainees were properly oriented regarding the rules and regulations of the

company. They were pleased to wear business attire or corporate attire.

Student trainees are required to sign in the log book for their attendance. Signing

in the company’s log book is mandatory to be able to check each trainee and employee’s

punctuality or tardiness.

Trainees were working together with the employees and co-trainees during office

hours. Trainees’ supervisor is the one who assigned tasks that should be completed by the

trainees in the given period of time.

Student trainees are assigned in Human Resource Department as HR assistants.

They are the ones responsible in monitoring and observing the duties and responsibilities

of each staff in the office. There are times that they did the payroll. The trainees also did

clerical works and sometimes there are tasks given from other departments such as bank

reconciliation, filling up deposit slips, doing checks and banking. There are also times

that student trainees are on the official business together with their bosses to meet clients

and to visit the properties they offer. Student trainees are the ones answering telephone

calls from clients and to other persons who have concern with the company.
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One of the most important responsibility of the trainees is to know the different

filing cabinets for each type of documents for them to see the files easily and so that they

could file documents properly. Aside from the said responsibilities, trainees are thought

to go to the City Hall of Baguio to get regulatory documents such as Certified True Copy

of Titles, Statement of Real Property Tax Due, Titles and Certificate of Transfer.

Student trainees created their facebook and twitter account for marketing the

properties offered by the company. Student trainees are also commanded by their

supervisor to go to the Department of Labor and Employment to get an updated laws

regarding Labor Code. Trainees often reviewed the Labor Codes of the Philippines.

Since the trainees are in HR Department, they are responsible in researching

qualifications and aspiring employees of the company. They also researched about the

SSS, PhilHealth and PAG-IBIG contribution and it’s rules and regulations.

Tasks Performed

Record Management: Recording files

Trainees are assigned to record new files before putting it in its appropriate filing

folder. These files are statement of account, electric billings, new contracts and receipts.

All information noted by the trainees is checked by their supervisor for proper

documentation and filing.

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Reprographics

Photocopied Documents

The trainees were asked to have a duplicate or triplicate copy of some documents

in the office and clients. Some of the files they photocopied are the forms and contracts

needed by them. (see Appendix 1)

Encoded and Printed Files and Documents

The trainees’ supervisor asked them to encode and print some office files or

documents. Some of the files they encoded are the inventories of each house transferred

to their caretakers, summary of statement of accounts, contract of lease, PhilHealth and

SSS Contribution table for year 2014 and sample of letters and memos needed by the HR

Officer. (see Appendix 2- 5)

Communication

Sending documents thru Fax

The student trainees were asked to fax documents such as letters to the

administration officer of the condominium and statement of accounts of some clients.

Handled Telephone calls

The trainees were asked to make telephone calls to the clients who have concern

in the company, caretakers of the houses if needed and answering telephone calls coming

from the clients.

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Shredded documents of the Office

The trainees were asked to shred some documents of the office that have excess

copies like financial reports from the past years.

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SKILLS ACQUIRED

College of Business Administration and Accountancy’s Practicum Program serves

as the stepping stone of each trainee to the real world of business for them to be prepared

when they apply for work. Conceptual, Interpersonal and Technical Skills learned from

this program will greatly help them in their future career.

Conceptual Skills

The trainees are required to have clerical skills like typing, filing and have good

conversational skills on the phone and in person. More often, trainees have to take over

some works of their supervisor especially if she is in official business. The trainees must

do it with accuracy. Handling confidential documents are strictly prohibited. Know-how

on conceptual skills was very much important for them to systematically accomplish the

tasks given to them. The student trainees were able to think creatively, solve problems

and formulate ideas for them to perform their tasks appropriately.

Interpersonal Skills

Social skills must be developed to become confident and ready to work in real

world of business. Trainees easily adopted the working environment of the company.

Employees of BRMC together with the President gave trainees a very warm welcome

upon entering the office and during the orientation. Trainees, co-trainees, employees and

the President are very comfortable with each other. Employees are very approachable in

case trainees needed to ask help from them.

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Relationship with the Supervisor

Honestly, at first the trainees had hesitations to approach their supervisor because

she looked like strict and a perfectionist. Somehow, as they got along with her, they knew

that she was so smart and approachable and treated the trainees very well. She shared her

knowledge and experiences to them about the operations. As time goes by, the trainees

learned a lot about the company and its operations.

Relationship with Employees

BRMC’s employees were very hardworking and dedicated to their work. They

willingly helped trainees to accomplish their assigned tasks. After working hours, as they

get along with them, trainees learned that they are very jolly, easy to talk with and

approachable just like their supervisor. They shared what job they have and how they do

it.

Relationship with Co-trainees

Aside from the student trainees, there were other trainees from STI-Baguio. They

were Fourth Year College-Information Technology Students. The trainees did not found

difficult to get along with them because they are approachable and jolly too.

The student trainees are being able to empathise, recognize that people will have

differing opinions than others and each should be respected and able to listen and

understand people.
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Technical Skills

The trainees have to acquire technical skills. They were able to improve their

knowledge using computer programs. The trainees were asked to encode documents

using Microsoft Word and Microsoft Excel. With those programs, trainees improved their

typing skills with accuracy. They were also been able to maximize the use of fax

machine, scanner, telephone and photocopying machine.

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PROBLEMS ENCOUNTERED DURING THE PRACTICUM

Before the Practicum

Looking for an agency

The trainees had a problem in looking for their host agency because companies

near the town of San Jose and Muñoz are already taken by other students who also have

their practicum. The trainees’ decided to find other companies far from the city. They

chose Baguio City because one of the trainee’s relative recommended BRMC. Upon her

recommendation, the trainees immediately called the company and they instantly said

that they are accepting on-the-job trainees that is why they grabbed the opportunity of

being trainees of the said company.

Submission of Recommendation Letter

The trainees also had a problem in submitting recommendation letter because the

place of the company is far from the university. The trainees decided that the other

trainee will stay in the university to follow up the recommendation letter if the company

approved or confirmed that they are accepted as on-the-job trainees.

During the Practicum

Unfamiliar to the Place

The trainees encountered problem during their first day of OJT in going to the

company because they are not familiar with the transportation, and they are guided to the

wrong way.
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CONCLUSION

The College of Business Administration and Accountancy’s practicum program is

a stepping stone for the students to experience the real world of business and to have

knowledge and background in what will they are going to take in the future. Practicum

Program is the application of theoretical studies of the students. It boosts the students’

confidence in working and dealing with people in the company.

Bayquen Realty and Management Corporation taught the students on how the

Real Estate Company operates. Student trainees learned what a professional business

person’s life is. The student trainees enhanced their abilities and earned additional

knowledge from the staffs of the company. It enables the student trainees develop their

skills wherein their weaknesses turned into strengths.

Therefore, the authors concluded that practicum program is necessary for the

students to experience the actual working environment. It is important for them to gain

knowledge and experience possible work they will take in the future in actual business

because students must learn to work in the environment that will work in future instead of

a classroom and that makes them familiar with the environment.

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RECOMMENDATION

For the Practicum Program

For the practicum program, the authors recommend the following:

 It is better if the college will be the one to find a company for their students like

other Schools and Universities are doing.

 Issuance of Recommendation Letter must be ahead of time.

 Make the training longer, from 320 hours to 500 hours to maximize the skills of

the student trainees.

For the Future Trainees

For the future trainees, the authors recommend the following:

 Trainees must find a partner and a host company at least a month ahead of time.

 Trainees must also accomplish the forms needed for the Practicum Program

before the deadline.

 Trainees should write their narrative report during their on-the-job training for

them to finish it early.

 Trainees should research their background of their host agency.

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REFERENCES

Company

BAYQUEN, FLORENCE O. Company Profile of Bayquen Realty & Management

Corporation, Shuntug St., Baguio City, 2014.
Unpublished Work

PADILLA, MAY G. And TIANGCO, MAY ANNE S. A Narrative Report on Safety-

Plus Erectors and Developers, Inc., Brgy Bahay Toro, Quezon City, Philippines.
An unpublished narrative report, CBAA, Central Luzon State University, April
2013.

BANAN, EUNICE. A Narrative Report on Provincial Tourism Office, Baler, Aurora.

An unpublished narrative report, CBAA, Central Luzon State University,
November 2011.
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APPENDICES
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APPENDIX 1. Sample of Encoded Files. (Contract of Lease)

CONTRACT OF LEASE

KNOW ALL MEN BY THESE PRESENTS:

This Contract of Lease made and entered into this _________________ in the
City of Baguio, by and between:
LEON M. MANZANILLO, of legal age, married and with office address at
___________________, represented by FLORENCE O. BAYQUEN, hereinafter referred
to as the LESSOR
-and-

___________________, of legal age, and with postal address at

_________________________,
hereinafter referred to as the Lessee.

WITNESSETH

That for and in consideration of the payment of rent and compliance with all the
conditions and covenants hereinafter contained, the Lessor has agreed to lease, let and
demise, as it does hereby lease, let and demise unto the Lessee and the latter has agreed
to accept, as it does hereby accept, as it does hereby accept under the premises more
particularly described as follows:

“A portion of the second floor of the Manzanillo Building, a concrete building

located at the corner of Raja Soliman St. And Kalantiao St., Baguio City, with a floor
area of one hundred (100) square meters.”

1. PERIOD OF LEASE. The Lease Contract shall be a period of ____________

commencing on
_____________ and expiring on ________________ unless extended by mutual
agreement of both parties in writing at least __________ prior to the expiration
date.
2. AMOUNT OF RENT. The monthly rental shall be _____________________,
net of withholding tax and other future taxes which may be imposed by, local or
national government for the duration of the period of this contract. The above-
mentioned monthly rental shall prevail for the first year with an escalation rate of
__________ every year thereafter.
The rental shall be paid in advance on a monthly basis on or before 5th day of each
month. Provided further, that the rental checks for the entire year are to be
delivered on __________.
That the payment of rental and other impositions under this contract shall be
considered a joint and solidary account of the lessee and such other persons or
entities whom they may allow into the premises and the Lessor is hereby given
the right to seek payment such obligations in the manner prescribed by law.
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3. DEPOSIT AND ADVANCE RENTAL. Upon execution of this lease contract,

the Lessee shall pay to the Lessor the additional amount of ____________
representing deposit adjustment.
Said security deposit paid to the Lessor shall be returned to the Lessee without
interest at the end of the lease contract provided the Lessee shall return the
premises to the Lessor on the date agreed upon by the parties or as required by the
lease and provided further that the Lessee shall return the premises to the Lessor
should the Lessee presents to theLessor the proof that he has finally paid all utility
services to the leased premises such as water, electricity, telephone, etc.
The deposit may not be applied for the payment of rent and shall be adjusted
annually according to the escalation clause.
The Lessee shall not assign or transfer his rights in this Contract or subject all or
any part of the leased premises without the prior written consent of the Lessor and
no right, title, or interest thereto shall be conferred on or vested in anyone other
than the Lessee without such written consent.
4. ALTERATION, INSTALLATION, IMPROVEMENT. The Lessee shall not
make any alterations, additions, installations or improvements on the building
such as partitions without prior written consent of the Lessor which consent shall
not be unreasonably denied. At the end of this contract of lease, the lessor will
have the option to either have the improvements removed and the leased premises
restored to its original condition at the expense of the lessee, or have said
improvements inure to the benefit of the Lessor, without need of any
reimbursement to the Lessee. That the Lessee is also allowed to install a signage
to the City Regulations regarding size and kind. Provided further that should there
be complaints the same shall be addressed by the Lessee.
That in the future, should there be a need for the installation of generators and
water tanks, the Lessor hereby agrees to allow the same subject to his absolute
right to designate the area of installation and to impose such other rules and
regulations relative to the same.
5. CARE OF THE LEASED PREMISES.The Lessee has inspected the leased
premises and has found it to be in good tenantable condition. The Lessee shall at
his expense maintain the leased premises and all the installation therein in a clean
and sanitary condition and upon the expiration of this lease, shall surrender and
return the premises and fixtures as in good condition as they actually found it at
the beginning of this lease, ordinary tear and wear expected otherwise, the
expenses required to repair/restore the leased premises shall be deducted from the
deposit.
6. MAJOR AND MINOR REPAIR. Both major and minor repairs shall be for the
account of the Lessee. If there should be any major repair, Lessee must first
secure the necessary permits and licenses from the city government.
7. PROHIBITION. The Lessee shall not bring into or store in the Leased premises
anything of a highly inflammable nature or explosive nor any apparatus or
equipment which may cause obnoxious tremors or noise, or exposed the leased
premises to fire or increase the fire hazard of the building or change its insurance
rate,
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8. RULES AND REGULATIONS. The Lessee shall abide and comply with all the
rules and regulations, ordinances and laws established by health, electrical, and
other duly constituted agencies of the Municipal and/or National Government
arising from the operation and occupancy of the leased premises.
9. LIABILITY OF SUIT. The Lessee shall indemnify and hold harmless and free
from liability the Lessor against all actions, suits, damages, and claims by
whomsoever that may be brought or made by reason o the non-observance of non-
performance of the said rules and regulations, ordinances or laws or any of the
covenants of this contract, or for any reason or cause in the operation of the
business.
10. PUBLIC UTILITIES. All utility services such as water, electric, or telephone
shall be for the account of the Lessee.
11. INSURANCE. The insurance of the building against fire, earthquake, typhoon,
public disturbance, shall be for the Lessor’s account. However, the insurance
against fire of the furnishings, equipment, goods, and additional improvements
shall be for the Lessee’s account. Insurance against third party liability shall be
for the Lessee’s account.
12. INJURY OR DAMAGES. That notwithstanding any stipulation to the contrary,
the Lessee and the persons acting under their control, hereby assumes full
responsibility for any damages which may be caused to the person, customer,
client or property of third person while remaining either casually or on business in
any part of the leased premises due to any cause whatsoever, and bind itself to
hold Lessor free and harmless from any such claim for injury or damage, unless it
is due to the gross negligence of the Lessor. The Lessor shall not be liable nor
responsible for:
a. Failure of water supply or electric current
b. Any injury, loss or damage which the lessee, its agents or employees
might sustain in the leased premises due to any cause whatsoever for any
damages arising from acts of negligence of the Lessee or his agents,
employees, representatives or any and all persons.
13. FIRE DAMAGE TO LEASED PREMISES. in case of damage to leased
premises or its appurtenances by fire, earthquake, war, civil commotion or any
other unforeseen causes, the Lessee shall give immediate notice thereof to the
Lessor. If the leased premises shall be damaged by fire r other cause without the
fault or negligence of the Lessee or his agents or employees, the damage shall be
repaired at the expense of the Lessor as speedily as possible after such notice. But
if the building or leased premises be so nearly destroyed as to make it not
tenantable without fault or negligence of the Lessee, either party may demand
rescission of the lease contract. No compensation or claim shall be allowed
against the Lessor by reason of inconvenience, annoyance, or injury to business
arising out of the necessity of repairing any portion of the building, however the
necessity may arise.
14. USE AND INSPECTION OF PREMISES. The leased premises shall be used
exclusively to conduct the business known under the name and style
“_______________”
 34

and the Lessor or its authorized agent, shall during reasonable hours, have the
right to enter and inspect the leased premises to ensure compliance with all
stipulations in this contract.
15. PRE-TERMINATION. Should the Lessee wish to terminate the lease before the
end of this contract, lessee shall pay a penalty equivalent to ___________.
Violation of any terms and conditions of this contract shall give the Lessor the
option to cancel/terminate this contract of lease by so informing the lessee in
writing and such event, the Lessee shall pay a penalty equivalent to
____________.
16. TERMINATION OF LEASE. The Lessee agrees to return the leased premises
at the expiration of the term of this lease in as good condition as reasonable wear
and tear will permit and without delay whatsoever, devoid of all occupants,
furniture, articles, and effects of any kind other than those alterations, additions
and improvements which were permitted to be introduced into the building during
the lifetime of the lease with the written consent of the Lessor.
17.PENALTY FOR FAILURE TO SURRENDER. If said premises or any part
therof be not surrendered at the expiration of this lease, Lessee shall be liable to
pay a penalty of ________________ a day for every day of delay. This penalty
shall be over and above the monthly rental then existing after the surrender of the
premises.
18. DISTURBANCES. Disturbances or discontinuanceof the operation of the leased
premises by causes such as strikes, coup d’ etat, civil commotion, etc., which are
beyond the control of the Lessor shall confer no right of any king to the Lessee as
against the Lessor nor shall it be valid excuse in the non-payment of rental.
19.ABANDONMENT. In case the leased premises shall be deserted or vacated for a
period of _____________ before the expiration of the lease without a valid reason
or without the Lessor consenting thereto, the Lessor shall have the right to enter
the same either by force or otherwise without being liable to prosecution therefore
and the Lessor shall have the right to terminate and cancel this contract.
20. NON-WAIVER. The failure of the lessor to insist upon a strict performance of
any of the terms, conditions, and covenants hereof shall not be deemed a waiver
of any rights or remedies that the Lessor may have nor shall it be constructed as a
waiver of any subsequent breach or default of the terms, conditions and covenants
hereof.
21.BREACH OR DEFAULTS. The Lessee agrees that all the covenants and
agreements herein contained shall be deemed material and essential conditions
hereof and that if default of breach be made of any condition then the Lessor shall
advise Lessee in writing of the breach or default and request Lessee to correct the
breach or comply with the default within thirty (30) days shall give the Lessor the
right to terminate and cancel the lease of contract. After which the pharagraph on
“Termination of Lease” and “Penalty for Failure to Surrender” shall apply.
22.JUDICIAL RELIEF AND VENUE. Should the Lessor be compelled to seek
judicial relief against the Lessee, the latter in addition to Article 20 hereof, pay an
amount equivalent to twenty percent (20%) of the amount claimed in the
complaint as attorney’s fee, aside from the cost of litigation and other expenses
 35

which the law may entitle the Lessor to receive. Venue of all actions shall be in
the appropriate courts of Baguio City.
23.WARRANTY. The Lessee also warrants that he is the sole and absolute owner of
all the property, furniture, fixtures, machines, appurtenances brought by him into
the leased premises and binds himself not to allow the property of any third party
to remain or be left therein without notifying the Lessor in writing to that effect.
All properties in the leased premises shall be conclusively presumed to belong to
Lessee and shall be subject to Lessor’s lien.
24. SECURITY OF LEASED SPACE. The lessee shall take care of securing their
leased space.
25.ELECTRIC AND WATER METERS. The Lessee shall be under obligation to
cause installation and/or transfer of the electrical and water meters attached to the
leased premises and shall assume the costs related to the same.

WITNESS WHEREOF, they have set their hands on the date and place first above
written.
_________________________ ______________________
LEON MANZANILLO
Lessor Lessee

By:

_________________________
FLORENCE O. BAYQUEN

Signed in the presence of:

_________________________ _____________________

ACKNOWLEDGEMENT

REPUBLIC OF THE PHILIPPINES )S

CITY OF )S

BEFORE ME, a Notary Public for and in the City of Baguio, this ______ day of
_________,
2013, personally appeared.

NAME CTC/PASSPORT NO. DATE/PLACE OF ISSUANCE

FLORENCE O. BAYQUEN
_______________________

Known to me and to be known to be the same person who executed the foregoing
lease as Lessor and who acknowledge to me that the same is his free and voluntary act.
 36

That this deed pertaining to a contract of lease consisting of ___ pages, including the
page on which this acknowledgement is written has been signed by the Lessor and his
witness on each and every page hereof.

WITNESS MY HAND AND SEAL on the date and place first above written.
Doc No. ______
Page No.______
Book No.______
Series of 2013
 37

APPENDIX 2. Sample of Encoded Files. (PhilHealth Contribution 2014)

Salary Salary Range Salary Total Employee Employer

Bracket Base Monthly Share Share
Premium
1 8,999.99 and below 8,000.00 200.00 100.00 100.00
2 9,000.00 - 9,999.99 9,000.00 225.00 112.50 112.50
3 10,000.00 - 10,999.99 10,000.00 250.00 125.00 125.00
4 11,000.00 - 11,999.99 11,000.00 275.00 137.50 137.50
5 12,000.00 - 12,999.99 12,000.00 300.00 150.00 150.00
6 13,000.00 - 13,999.99 13,000.00 325.00 162.50 162.50
7 14,000.00 - 14,999.99 14,000.00 350.00 175.00 175.00
8 15,000.00 - 15,999.99 15,000.00 375.00 187.50 187.50
9 16,000.00 - 16,999.99 16,000.00 400.00 200.00 200.00
10 17,000.00 - 17,999.99 17,000.00 425.00 212.50 212.50
11 18,000.00 - 18,999.99 18,000.00 450.00 225.00 225.00
12 19,000.00 - 19,999.99 19,000.00 475.00 237.50 237.50
13 20,000.00 - 20,999.99 20,000.00 500.00 250.00 250.00
14 21,000.00 - 21,999.99 21,000.00 525.00 262.50 262.50
15 22,000.00 - 22,999.99 22,000.00 550.00 275.00 275.00
16 23,000.00 - 23,999.99 23,000.00 575.00 287.50 287.50
17 24,000.00 - 24,999.99 24,000.00 600.00 300.00 300.00
18 25,000.00 - 25,999.99 25,000.00 625.00 312.50 312.50
19 26,000.00 - 26,999.99 26,000.00 650.00 325.00 325.00
20 27,000.00 - 27,999.99 27,000.00 675.00 337.50 337.50
21 28,000.00 - 28,999.99 28,000.00 700.00 350.00 350.00
22 29,000.00 - 29,999.99 29,000.00 725.00 362.50 362.50
23 30,000.00 - 30,999.99 30,000.00 750.00 375.00 375.00
24 31,000.00 - 31,999.99 31,000.00 775.00 387.50 387.50
25 32,000.00 - 32,999.99 32,000.00 800.00 400.00 400.00
26 33,000.00 - 33,999.99 33,000.00 825.00 412.50 412.50
27 34,000.00 - 34,999.99 34,000.00 850.00 425.00 425.00
28 35,000.00 and up 35,000.00 875.00 437.50 437.50
 38

Appendix 3. Sample of Encoded Files. (SSS Contribution 2014)

NEW SSS CONTRIBUTION SCHEDULE 2014

EMPLOYER-EMPLOYEE SE/VM/OFW

MONTHLY SOCIAL SECURITY EC TOTAL CONTRIBUTION

RANGE OF SALARY TOTAL
COMPENSATION CREDIT* ER EE TOTAL ER ER EE TOTAL CONTRIBUTION

1,000 - 1,249.99 1,000 73.70 36.30 110.00 10.00 83.70 36.30 120.00 110.00
1250 - 1,749.99 1,500 110.50 54.50 165.00 10.00 120.50 54.50 175.00 165.00
1750 - 2,249.99 2,000 147.30 72.70 220.00 10.00 157.30 72.70 230.00 220.00
2,250 - 2,749.99 2,500 184.20 90.80 275.00 10.00 194.20 90.80 285.00 275.00
2,750 - 3,249.99 3,000 221.00 109.00 330.00 10.00 231.00 109.00 340.00 330.00
3,250 - 3,749.99 3,500 257.80 127.20 385.00 10.00 267.80 127.20 395.00 385.00
3,750 - 4,249.99 4,000 294.70 145.30 440.00 10.00 304.70 145.30 450.00 440.00
4,250 - 4,749.99 4,500 331.50 163.50 495.00 10.00 341.50 163.50 505.00 495.00
4,750 - 5,249.99 5,000 368.30 181.70 550.00 10.00 378.30 181.70 560.00 550.00
5,250 - 5,749.99 5,500 405.20 199.80 605.00 10.00 415.20 199.80 615.00 605.00
5,750 - 6,249.99 6,000 442.00 218.00 660.00 10.00 452.00 218.00 670.00 660.00
6,250 - 6,749.99 6,500 478.80 236.20 715.00 10.00 488.80 236.20 725.00 715.00
6,750 - 7,249.99 7,000 515.70 254.30 770.00 10.00 525.70 254.30 780.00 770.00
7,250 - 7,749.99 7,500 552.50 272.50 825.00 10.00 562.50 272.50 835.00 825.00
7,750 - 8,249.99 8,000 589.30 290.70 880.00 10.00 599.30 290.70 890.00 880.00
8,250 - 8,749.99 8,500 626.20 308.80 935.00 10.00 636.20 308.80 945.00 935.00
8,750 - 9,249.99 9,000 663.00 327.00 990.00 10.00 673.00 327.00 1,000.00 990.00
9,250 - 9,749.99 9,500 699.80 345.20 1,045.00 10.00 709.80 345.20 1,055.00 1,045.00
9,750 - 10,249.00 10,000 736.70 363.30 1,100.00 10.00 746.70 363.30 1,110.00 1,100.00
10,250 - 10,749.99 10,500 773.50 381.50 1,155.00 10.00 783.50 381.50 1,165.00 1,155.00
10,750 - 11,249.99 11,000 810.30 399.70 1,210.00 10.00 820.30 399.70 1,220.00 1,210.00
11,250 - 11,749.99 11,500 847.20 417.80 1,265.00 10.00 857.20 417.80 1,275.00 1,265.00
11,750 - 12,249.99 12,000 884.00 436.00 1,320.00 10.00 894.00 436.00 1,330.00 1,320.00
12,250 - 12,749.99 12,500 920.80 454.20 1,375.00 10.00 930.80 454.20 1,385.00 1,375.00
12,750 - 13,249.99 13,000 957.70 472.30 1,430.00 10.00 967.70 472.30 1,440.00 1,430.00
13,250 - 13,749.99 13,500 994.50 490.50 1,485.00 10.00 1,004.50 490.50 1,495.00 1,485.00
13,750 - 14,249.99 14,000 1,031.30 508.70 1,540.00 10.00 1,041.30 508.70 1,550.00 1,540.00
14,250 - 14,749.99 14,500 1,068.20 526.80 1,595.00 10.00 1,078.20 526.80 1,605.00 1,595.00
14,750 - 15,249.99 15,000 1,105.00 545.00 1,650.00 30.00 1,135.00 545.00 1,680.00 1,650.00
15,250 - 15,749.99 15,500 1,141.80 563.20 1,705.00 30.00 1,171.80 563.20 1,735.00 1,705.00
15,750 - over 16,000 1,178.70 581.30 1,760.00 30.00 1,208.70 581.30 1,790.00 1,760.00
 39

APPENDIX 4. Sample of Encoded Files. (Sample of Business Letters)

Refusal of Invitation

Jenkins & Danforth

Attorneys-at-law

One Court Street, Suite H Telephone : 502-507-1440

Louisville, KY 40220 Fax : 502-507-1476

Partners: Associates:
Samuel T. Jenkins Pamela D. McGuire
Loring P. Danforth Arnaldo S. Zeeman
Patricia J. Meacam

November 12, 19—

Ms. Estelle Sheridan

Louisville Cares
3700 Main Street
Louisville, KY 40220

Dear Ms. Sheridan:

Thank you very much for your invitation to speak at your annual awards banquet.
Unfortunately, an unusually heavy workload at present prevents me from accepting any
outside speaking engagements anytime in the near future.

I regret having to decline, since I have always been a great admirer of the work
done by Louisville Cares, and I am honoured to have been asked to speak to your group. I
wish you well with what is sure to be a splendid evening.

Sincerely,

Patricia J. Meacam, Esq.

 40

Reminder I

R. J. Highsmith Laboratories Inc.

_____________
1698 Massachusetts Avenue
Cambridge, MA 02138
________
Telephone 617-488-2848
Fax 617-488

November 25, 19—

Mr. Joseph Sonnenschein

R. J Highsmith Laboratories Inc.
4860 South Beach Drive
Palo Alto, CA 94303

Dear Mr. Sonnenschein:

In the wake of the November 18 executive meeting, this letter is merely intended to
remind you that we require some information from each participant within the next two
weeks in order to complete our near-term prospectus: (1) proposed new personnel (and
salary) requirements and/or reductions for each separate branch over the next two years;
and (2) expected equipment purchases over the same period. (You will recall that
guidelines and materials for estimating equipment costs were distributed at the meeting.)

I know how pleased Mr. Coe was with the meeting and the role of each of you in making
it so productive. I hope to hear from you soon.

With Best Wishes for the holidays,

Charlene Daitz
Administrative Assisstant to Mr. Coe

cc: Mr. Lynes

Mrs. Caswell
Mr. Kumar
Request for Price Quotation
 41

Hampden Press
44 Lincoln Street
Canton, NY 14523
_____
Tel: 607-555-6926
Fax: 607-5-6977

December 20, 19—

Mr. Barry Zubroski

Waterville Typesetting, Inc.
2965 James Street
Waterville, SC 29270

Dear Mr. Zubroski:

SUBJECT: The Homeowner’s Encyclopedia

We are writing to request a quotation for typesetting services for the above new
title.
The book will be approximately 512 pages long, composed of about 10 pages of
front matter, 474 pages of main text, and 30 pages of index. The text will include
approximately 200 pieces of line art (equaling approximately 25% of the text space),
which we will ask you to scan in. The trim size will be 8” x 10”. The text will be set
double-column in 10/11 Baskerville in a total text block of 40 x 0 picas. A diskette
containing the text for the letters A-C is enclosed.
We will require one set of galleys, one set of page proofs, and final repro.
The copy will be in the form of computer diskettes, which we expect to send over
a period of about 6 weeks, with the last arriving by April 30. We would like to receive
final negatives by August 1.
Could you return your quotation to us within two weeks? If you have any
questions, please do not hesitate to call.

Sincerely,
Nancy L. Bains
Managing Editor
 42

Reservation

PINELAND PAPER COMPANY, INC.

608 SOUTH STREET
SHREVEPORT, LA 71118
TELEPHONE (318) 123-4567
FAX (318) 123-4588

March 20, 19—

Mr. Philip Keane, Reservations Manager

Willoughby Hotel
674 Dennis Drive
Kansas City, MO 64128

Dear Mr. Keane:

We would like to confirm that we have chosen the Willoughby Hotel as this year’s site
for our branch managers’ conference.

As we discussed by letter earlier this month, we want to reserve the Pioneer Suite, your
principal three-room conference suite, for June 16 and 17. (You already have our
business credit-card number.) we shall need conference tables arranged in a U for 20
people in one room, space for large product displays in another, and an informal social
meeting area in the third. Further arrangements will be worked out as the conference date
approaches.

We would appreciate confirmation of this reservation as soon as possible.

Yours sincerely,

ROBERT ANDERSON – C.O.O

 43

Appendix 5. Sample of Encoded files (Memos)

MEMORANDUM
DATE:

TO: Department Chair, Directors, Regular Hourly Employees, and Student Employees

FROM: (NAME) – Director of Human Resource

SUBJECT: Rest and meal breaks policy

All employers are required to provide employees with paid rest breaks and unpaid meal
breaks.These provisions come into force as a result of the Employment Relations
(Breaks, Infant Feeding, and Other Matters) Amendment Act 2008.

The Amendment aims to improve health and safety in workplaces and increase
productivity by establishing a minimal standard across all industries.

What you’re entitled to:

Employees will be entitled to the following paid rest breaks and unpaid meal breaks:
 one paid 10-minute rest break if their work period is between two and four hours;
 one paid 10-minute rest break and one unpaid 30-minute meal break if their work
period is between four and six hours;
 two paid 10-minute rest breaks and one unpaid 30-minute meal break if their
work period is between six and eight hours.

If more than an eight hour period is worked, these requirements automatically extend to
cover the additional hours on the same basis.

Timing of rest and meal breaks

The timing of rest and meal breaks is flexible and can follow any arrangement agreed
between employer and employee.

If an agreement can’t be reached, the rest and meal breaks should be spread evenly
throughout the work period, where reasonable and practicable.
Additional rest and meal breaks
 44

The Amendment’s provisions establish minimal standards that apply across all industries.

Employers and employees are free to agree to additional entitlements to rest and meal
breaks — either paid or unpaid.

The provisions do not affect existing agreements that provide for additional paid or
unpaid rest breaks and meal breaks.
Legislative exemptions

Where an employee is required to take a rest break under another enactment, that
enactment applies instead of the entitlements to rest and meal breaks under the Act. This
would include, for example, the Land Transport Rule: Work Time and Logbooks 2007
made under the Land Transport Act 1998.
Compliance

Employers may be liable to a penalty imposed by the Employment Relations Authority if

they do not comply with minimal standards for paid rest breaks and unpaid meal breaks.

The Authority will also have the power to order employers to comply with their
obligations.

Please review your current department practices to insure that employees are provided
with the appropriate rest and meal periods as provided by State law. If you have any
questions regarding the implementation of this policy, please contact my office at your
earliest convenience.

Shortened meal periods

Under exceptional circumstances, the employer may give the employee a meal period of
not less than 20 minutes, provided that such shorter meal period is credited as
compensable hours worked of the employee.

Shortened meal period may be allowed under the following cases:

1. Where the work is non-manual work in nature or does not involve strenuous
physical exertion;
2. Where the establishment regularly operates not less than 16 hours a day;
3. In case of actual or impending emergencies or there is urgent work to be
performed on machineries, equipment or installations to avoid serious loss; and
4. Where the work is necessary to prevent serious loss of perishable goods.

Thank you for your full cooperation.

 45

EXHIBITS
 46

Exhibit 1. Trainee’s Identification card

 47

Exhibit 2. Fliers/Cards of the company

 48

Exhibit 3. Parts of the BRMC’s Office

Company’s Parking area

Front image of the Office

 49

Company’s filing cabinets

 50

Company’s Working Area

Company’s receiving area

51
 52

Company’s Conference room

President’s Office