Most landlord-tenant fights are not about rent. They are about the videoke at midnight, the boyfriend who "visits" seven nights a week, and the shoes multiplying in the hallway. Clear house rules, agreed in writing before move-in, prevent almost all of it. Here is a complete sample you can copy, plus how to make it actually enforceable.
Why house rules need to be in writing
A verbal "bawal ang maingay" is a suggestion. A signed annex to the lease is a contract term. Under the Civil Code, a lessee is obliged to use the property according to what was agreed, so rules that are part of the agreement carry real weight. Written rules also protect you from the accusation of inventing rules on the spot, every tenant gets the same list, walang paboritismo.
Three things make rules enforceable:
- They are attached to the lease as a signed annex, and the lease references them in a clause. Our free contract of lease includes a house rules clause for this.
- They are reasonable and specific. "Quiet hours 10pm to 6am" is enforceable. "Behave properly" is not.
- They are enforced consistently, with documented written reminders when broken.
Sample house rules (copy and adapt)
Delete what does not apply, adjust the times and amounts, and add your own. Keep it to one page if you can.
HOUSE RULES · [PROPERTY NAME]
1. Quiet hours. Quiet hours are from 10:00 PM to 6:00 AM daily. Keep music, videoke, and gatherings at a volume that does not disturb neighbors at any hour.
2. Visitors. Visitors are welcome from 8:00 AM to 9:00 PM. Overnight guests require the landlord's advance permission. Visitors staying more than [3] consecutive nights are considered additional occupants and must be declared.
3. Occupancy. Only the persons named in the lease may live in the unit. Subleasing or letting others stay long-term without written consent is not allowed.
4. Garbage. Follow the barangay collection schedule and segregation rules. Do not leave trash in hallways or common areas.
5. Cleanliness of common areas. Hallways, stairs, and shared spaces must stay clear. Personal items (shoes, bikes, boxes) may not be stored there.
6. Appliances and fire safety. No octopus wiring. Unplug appliances when out. Cooking is allowed only in the kitchen area. Candles and open flames are not allowed. Report frayed wiring or LPG smell immediately.
7. Pets. [Pets are not allowed] / [Pets are allowed with the landlord's written consent; the tenant answers for noise, mess, and damage].
8. Smoking and drinking. Smoking is not allowed inside units or common areas. Drinking sessions in common areas require the landlord's permission.
9. Repairs and alterations. Report leaks, clogs, and electrical problems right away. No drilling, painting, or alterations without written consent.
10. Utilities. Pay your share of electricity and water on or before the due date. [State how shared bills are split.]
11. Security. Lock gates and doors. Do not duplicate keys or share gate codes with non-residents. Lost keys are replaced at the tenant's cost.
12. Parking. Park only in your assigned slot. Visitors park outside unless permitted.
13. Prohibited items and activities. No illegal drugs, firearms, or gambling operations on the property. Violation is ground for immediate termination of the lease.
14. Violations. First violation: written reminder. Second: written warning. Third or serious violations: termination of the lease under its terms, without prejudice to legal remedies.
I have read, understood, and agree to follow these house rules as part of my lease.
_________________________
Tenant signature over printed name · Date
Add-on rules for boarding houses and dorms
Shared living needs a few more lines, because one boarder's habits are everyone's problem:
- Curfew. Gates close at [11:00 PM]. Late entry requires advance notice to the caretaker.
- Kitchen and ref use. Label your food. Clean as you cook. The kitchen closes at [10:00 PM].
- Bathroom schedule. Limit showers to [20] minutes during the 5:00 to 8:00 AM rush.
- Laundry. Use the designated area and schedule. No hanging laundry in rooms or windows.
- Opposite-sex visitors are received in the common area only, never in rooms.
- Bed spaces. Keep your own bunk and locker area tidy. Respect roommates' belongings and sleep schedules.
Running this kind of setup? The boarding house management system attaches these rules to every boarder's contract automatically, and the boarding house design guide covers layouts that make rules easier to keep.
Enforcing the rules without drama
- Document everything. A dated text or letter for each violation builds the record you will need if it escalates.
- Escalate on paper, not in person. Reminder, warning, then termination notice. If the tenant will not leave after lawful termination, follow the legal eviction process, never lock-outs or utility cuts.
- Deduct only what is provable. Damage from violations can come out of the security deposit, with photos and receipts.
Frequently asked questions
Are house rules legally binding on tenants?
Yes, when they are part of the lease. Attach them as a signed annex and reference them in a clause. Agreed rules are enforceable contract terms under the Civil Code's provisions on lease.
Can I evict a tenant for violating house rules?
Repeated, documented violations of rules written into the lease can be ground to terminate it, and to file an unlawful detainer case if the tenant refuses to leave. Follow the process: written notices, barangay conciliation, then court.
Can I change the rules mid-lease?
Not unilaterally for existing tenants. Introduce changes at renewal, or with written agreement. New tenants simply sign the updated version.
Should the rules be in English or Tagalog?
Whichever your tenants truly understand, and both is best. A rule that was not understood is hard to enforce with a straight face.
Sources & further reading
- Civil Code of the Philippines (RA 386), obligations of the lessee (Arts. 1657, 1673), on LawPhil.
- Republic Act No. 9653 (Rent Control Act of 2009), on LawPhil.
- Related: free contract of lease, room rental agreement, how to evict a tenant legally.
This article is general information for Filipino landlords, not legal advice. For a specific dispute, consult a lawyer.
Eli is the founder of ArmaRenta, the property management app built for Filipino landlords. He writes about running a paupahan the smart way, clear contracts, on-time rent, and growing your rental income without the spreadsheets and group chats.