BAGUIO CITY, Philippines – Majority of structures in Baguio City remain without building permits, according to the City Buildings and Architecture Office (CBAO).
CBAO records show that out of 83,335 total structures documented in the city, 61,645 or 74 percent do not have building permits. Only 21,690 structures, equivalent to 26 percent, were found to have secured the required permits.
The data form part of the city’s ongoing inventory and validation of buildings across barangays. Of the 128 barangays, 105 or 82 percent have completed the census, while 23 barangays or 18 percent are still undergoing updating of details, plotting and verification.
CBAO Asst. Department Head Engr. Stephen Capuyan identified three main reasons why some building owners fail to secure or complete their building permit applications.
These include the cost of building plans and professional fees, land ownership issues, and encroachments.
He noted that about 74 percent of lots in the city remain untitled, making it difficult for owners to process permits.
In addition, many structures do not comply with setback or easement requirements—specifically the two-meter distance from roads and three-meter distance from creeks—resulting in further complications.
Capuyan and Vittorio Jerico Cawis said the City Government is implementing measures to assist residents. Barangays are being encouraged to designate their own engineers and other professionals to help reduce the cost of preparing building plans.
The City will also help fund land surveys and is coordinating with the Department of Environment and Natural Resources (DENR) to address titling concerns and speed up the processing of land titles.
City officials reiterated the importance of securing building permits to ensure compliance with safety, zoning, and environmental regulations. The ongoing assessment aims to help the city government strengthen enforcement, promote responsible construction, and improve urban planning.
Because of this, the city’s land titling program will continue, and structure owners are encouraged to apply for building permits whether their properties are titled or not.
For titled lots, applications may be processed immediately upon submission of complete requirements. For untitled or unregistered lots, applicants may still submit the same requirements, but their applications will be archived until the land titling process is completed.
Anti-Squatting Campaign
Mayor Benjamin Magalong urged the public to continue reporting illegal constructions to help the City Government sustain its anti-squatting campaign.
He said illegal construction activities may be reported through the following City Buildings and Architecture Office (CBAO) Building Management Division and Investigation and Demolition Division tel. nos. 074-4422503 and 074-6198459.
The Baguio City Police Office and the Public Order and Safety Division may also be tapped in reporting these activities.
The CBAO led by City Building Official Arch. Johnny Degay and Asst. Head Engr. Stephen Capuyan said they have sustained the campaign through continuing building inspections and enforcement operations in the city.
In 2025, the office was able to stop 318 illegal constructions and demolished 15 illegal structures. For the said period, 600 complaints were received and 201 were resolved at the office level.
In 2024, the CBAO issued stoppage orders on 452 constructions and dismantled 24 illegal structures. The office then received 748 complaints and settled 208 cases between parties.
In 2023, 576 constructions were stopped and 168 structures were removed. The office also logged 911 complaints and resolved 134 cases.
Degay said most of the monitored constructions were located in the city’s outskirts, including areas classified as having high to very high susceptibility to landslides.
Capuyan said complaints related to illegal structures have steadily declined over the past three years owing to the effectiveness of the more aggressive monitoring and reporting being undertaken by the agencies and the barangays in requiring compliance with the National Building Code.
As per procedures, owners of illegal structures found in titled lots without ownership issues are being ordered to stop construction and secure building permits. Those with conflicts are issued cease and desist orders with the advice to resolve the lot issues.
Constructions on untitled or unregistered lots are issued notices of violation and subjected to investigations.
Structures found in safeguarded lots were immediately endorsed for summary demolition.
The mayor commended anew the continued vigilance of the CBAO, POSD and the BCPO personnel and the prompt action of city offices involved in the anti-squatting drive saying these efforts have significantly helped deter encroachment in watersheds and curb unpermitted construction activities.
He however emphasized the need for the active involvement of the public and the barangays in monitoring and safeguarding their communities from land speculators which he said continues to threaten private and safeguarded lands in the city. (By Aileen P. Refuerzo)
