Manalang v Bacani (2015)  RTC reversed the MTC (Branch 2), and remanded the case for further

Petitioner: RUBEN MANALANG, CARLOS MANALANG, CONCEPCION GONZALES proceedings

AND LUIS MANALANG o because there was an apparent withholding of possession of the
Respondent: BIENVENIDO AND MERCEDES BACANI property and the action was brought within one year from such
Ponente: Bersamin, J. withholding of possession the proper action was ejectment which
was within the jurisdiction of the MTC;
Summary:
o the case was not a boundary dispute that could be resolved in
an accion reinvidicatoria, considering that it involved a sizeable
P’s filed an unlawful detainer case against R’s upon their refusal to vacate the
area of property and not a mere transferring of boundary
former’s property. MTC branch 2 dismissed it for lack of jurisdiction holding it is
essentially an accion reivindicatoria. RTC reversed and remanded it to MTC. MTC  Upon remand, the MTC, Branch 1, ultimately dismissed the complaint and
branch 1 dismissed it for lack of merit. RTC reversed it. counterclaim for lack of merit
 P’s appealed to the RTC again
CA reversed RTC’s decision holding by ordering the relocation and verification  RTC reversed and set aside the MTC’s decision of August 31, 2000,
survey “in aid of its appellate jurisdiction” upon motion of the petitioners and over observing that the respondents had encroached on the petitioners’ property
the objection of the respondents, and making a determination of whether there was based on the court-ordered relocation survey, the reports by Engr. Limpin,
an encroachment based on such survey and testimony of the surveyor, had acted and his testimony;
o Rs could not rely on their OCT, considering that although their title
as a trial court in complete disregard of the second paragraph of Section 18, Rule
70 of the Rules of Court. SC affirmed the CA citing Sec. 19 of Rule 70. covered only 481 square meters, the relocation survey revealed
that they had occupied also 560 square meters of the petitioners’
Doctrine: Lot No. 4236;
Sec 18, Rule 70: xxx The judgment or final order shall be appealable to the o Ps did not substantiate their claims for reasonable compensation,
appropriate Regional Trial Court which shall decide the same on the basis of the attorney’s fees and litigation expenses;
entire record of the proceedings had in the court of origin and such memoranda o nevertheless, after it had been established that the respondents
and/or briefs as may be submitted by the parties or required by the Regional Trial had encroached upon and used a portion of the petitioners’
Court. property, the latter were entitled to P1,000.00/month as reasonable
compensation from the filing of the complaint up to time that the
Facts: respondents actually vacated the encroached property, plus
P20,000.00
 P’s were the co-owners of Lot No 4236 with an area of 914sqm of the
 CA REVERSED and SET ASIDE RTC decision
Guagua Cadastre, and declared for taxation purposes in the name of
o the RTC, by ordering the relocation and verification survey “in aid of
Tomasa Garcia.
its appellate jurisdiction” upon motion of the petitioners and over the
o The land was covered by approved survey plan Ap-03-004154.
objection of the respondents, and making a determination of
Adjacent to Lot 4236 was the respondents’ Lot No. 4235 covered
whether there was an encroachment based on such survey and
by Original Certificate of Title (OCT) No. N-216701.
testimony of the surveyor, had acted as a trial court in complete
 1997: P caused the relocation and verification survey of Lot 4236 and the
disregard of the second paragraph of Section 18, Rule 70 of
adjoining lots, and the result showed that Rs had encroached on Lot No.
the Rules of Court.
4236 to the extent of 405 square meters.
o such action by the RTC as unwarranted because it amounted to the
o A preliminary relocation survey conducted by the Lands reopening of the trial, which was not allowed under Section 13(3)
Management Section of the DENR confirmed the result on the Rule 70 of the Rules of Court. It observed that the relocation and
encroachment.

verification survey was inconclusive inasmuch as the surveyor had
Upon R’s refusal to vacate, P’s filed an action for unlawful detainer in the himself admitted that he could not determine which of the three
MTC of Guagua and the case was assigned to Branch 2 of that court survey plans he had used was correct without a full-blown trial.
MTC (Branch 2) dismissed it for lack of jurisdiction based on its finding that o considering that the petitioners’ complaint for unlawful detainer did
the action involved an essentially boundary dispute that should be properly not set forth when and how the respondents had entered the land in
resolved in an accion reivindicatoria. question and constructed their houses thereon, jurisdiction did not
o the complaint did not aver any contract, whether express or implied, vest in the MTC to try and decide the case; that the complaint, if at
between the petitioners and the respondents that qualified the case all, made out a case for either accion reivindicatoria or accion
as one for unlawful detainer; publiciana, either of which fell within the original jurisdiction of the
o there was also no showing that the respondents were in possession RTC; and that the RTC’s reliance on Benitez v. Court of
of the disputed area by the mere tolerance of the petitioners due to Appeals16 and Calubayan v. Ferrer17 was misplaced, because the
the latter having become aware of the encroachment only after the
relocation survey held in 1997.
 controlling ruling was that in Sarmiento v. Court of Appeals,18 in therefore, the complaint should embody such a statement of facts
which the complaint was markedly similar to that filed in the case. clearly showing the attributes of unlawful detainer.
Issue: WON RTC had authority to receive additional evidence on appeal in an  However, the allegations of the petitioners’ complaint did not show that they
ejectment case – NO had permitted or tolerated the occupation of the portion of their property by
 the RTC, in an appeal of the judgment in an ejectment case, shall not the respondents; or how the respondents’ entry had been effected, or how
conduct a rehearing or trial de novo. In this connection, Section 18, Rule 70 and when the dispossession by the respondents had started.
of the Rules of Court clearly provides: o All that the petitioners alleged was the respondents’ “illegal use and
o Sec. 18. Judgment conclusive only on possession; not conclusive in occupation” of the property. As such, the action was not unlawful
actions involving title or ownership. – xxx The judgment or final
detainer.
order shall be appealable to the appropriate Regional Trial Court
Issue: WON the conclusion by the MTC that the petitioners failed to show by
which shall decide the same on the basis of the entire record of
the proceedings had in the court of origin and such memoranda clear and convincing evidence that the respondents had encroached on the
and/or briefs as may be submitted by the parties or required by petitioners’ property was also warranted – YES
the Regional Trial Court. (7a)  In contrast, the only basis for the RTC’s decision was the result of the
 Hence, the RTC violated the foregoing rule by ordering the conduct of the relocation and verification survey as attested to by the surveyor, but that
relocation and verification survey “in aid of its appellate jurisdiction” and by basis should be disallowed for the reasons earlier mentioned.
hearing the testimony of the surveyor, for its doing so was tantamount to its  Under the circumstances, the reinstatement of the ruling of the MTC by the
holding of a trial de novo. CA was in accord with the evidence
o The violation was accented by the fact that the RTC ultimately
decided the appeal based on the survey and the surveyor’s
testimony instead of the record of the proceedings had in the court
of origin.
Issue: WON jurisdiction lies with the MTC – NO
 CA correctly held that a boundary dispute must be resolved in the context
of accion reivindicatoria, not an ejectment case.
o The boundary dispute is not about possession, but encroachment,
that is, whether the property claimed by the defendant formed part
of the plaintiff’s property.
 A boundary dispute cannot be settled summarily under
Rule 70 of the ROC, the proceedings under which are
limited to unlawful detainer and forcible entry.
 In unlawful detainer, the defendant unlawfully withholds the possession of
the premises upon the expiration or termination of his right to hold such
possession under any contract, express or implied.
o The defendant’s possession was lawful at the beginning, becoming
unlawful only because of the expiration or termination of his right of
possession.
 In forcible entry, the possession of the defendant is illegal from the very
beginning, and the issue centers on which between the plaintiff and the
defendant had the prior possession de facto.
Issue: WON the dismissal bby the MTC was correct – YES
 unlawful detainer is an action filed by a lessor, vendor, vendee, or other
person against whom the possession of any land or building is unlawfully
withheld after the expiration or termination of the right to hold possession by
virtue of any contract, express or implied.
o To vest in the MTC the jurisdiction to effect the ejectment from the
land of the respondents as the occupants in unlawful detainer,