Our Lady of Guadalupe Playground

03/06/2026

27/05/2026

🤬 𝗬𝗼𝘂𝗿 𝗧𝗲𝗻𝗮𝗻𝘁 𝗩𝗮𝗻𝗶𝘀𝗵𝗲𝗱 𝗔𝗻𝗱 𝗟𝗲𝗳𝘁 𝗬𝗼𝘂 𝗪𝗶𝘁𝗵 𝗗𝗮𝗺𝗮𝗴𝗲𝘀, 𝗨𝗻𝗽𝗮𝗶𝗱 𝗥𝗲𝗻𝘁, 𝗮𝗻𝗱 𝗨𝘁𝗶𝗹𝗶𝘁𝘆 𝗕𝗶𝗹𝗹𝘀.

When a tenant walks out without notice and leaves a trail of unpaid obligations, it's called 𝘢𝘣𝘢𝘯𝘥𝘰𝘯𝘮𝘦𝘯𝘵 of the leased premises. Under Philippine jurisprudence, this typically means: the tenant left without communicating their intent to vacate, stopped paying rent, and is no longer reachable. Hindi siya nag-abiso. Basta na lang nawala.

But here's the part many landlords don't know — you 𝘤𝘢𝘯𝘯𝘰𝘵 just throw out their leftover belongings or change the locks without due process. Doing so can actually make 𝙮𝙤𝙪 the one liable for a criminal case. Grave coercion, theft — serious consequences ang naghihintay sa maling galaw.

✅ 𝗬𝗼𝘂𝗿 𝗟𝗲𝗴𝗮𝗹 𝗥𝗲𝗺𝗲𝗱𝗶𝗲𝘀 𝗮𝘀 𝗮 𝗟𝗮𝗻𝗱𝗹𝗼𝗿𝗱

Here's what you 𝘤𝘢𝘯 do:

𝟭. 𝗦𝗲𝗻𝗱 𝗮 𝗙𝗼𝗿𝗺𝗮𝗹 𝗗𝗲𝗺𝗮𝗻𝗱 𝗟𝗲𝘁𝘁𝗲𝗿 (if whereabouts still known)
Send it to the tenant's last known address. Kung hindi siya matunton, under Philippine law, demand is no longer required when it would be useless anyway — like when the debtor has disappeared.

𝟮. 𝗚𝗼 𝘁𝗼 𝘁𝗵𝗲 𝗕𝗮𝗿𝗮𝗻𝗴𝗮𝘆 𝗙𝗶𝗿𝘀𝘁
Before filing any court case (if both parties are in the same city or municipality), barangay conciliation under the Katarungang Pambarangay Law is a mandatory first step.

𝟯. 𝗙𝗶𝗹𝗲 𝗮 𝗦𝗺𝗮𝗹𝗹 𝗖𝗹𝗮𝗶𝗺𝘀 𝗖𝗮𝘀𝗲
For unpaid rent, utility bills, and repair costs, you can file in the Small Claims Court — no lawyer needed, faster proceedings. The current jurisdictional amount covers a significant range of typical landlord-tenant disputes (up to ₱1 million as of this writing).

𝟰. 𝗙𝗼𝗿 𝗗𝗮𝗺𝗮𝗴𝗲𝗱 𝗣𝗿𝗼𝗽𝗲𝗿𝘁𝘆
Document everything — photos, videos, repair receipts. You can claim actual damages in court, including lost rental income if the property became unleasable.

🚨 𝗕𝗼𝗻𝘂𝘀 𝗪𝗲𝗮𝗽𝗼𝗻: 𝗗𝗶𝗱 𝗧𝗵𝗲𝘆 𝗜𝘀𝘀𝘂𝗲 𝗣𝗼𝘀𝘁-𝗗𝗮𝘁𝗲𝗱 𝗖𝗵𝗲𝗾𝘂𝗲𝘀?

This changes everything. If your tenant issued post-dated checks (PDCs) for their monthly rent — and those checks bounced — you now have a 𝘤𝘳𝘪𝘮𝘪𝘯𝘢𝘭 remedy that is 𝘮𝘶𝘤𝘩 easier to pursue.

Under 𝗕𝗮𝘁𝗮𝘀 𝗣𝗮𝗺𝗯𝗮𝗻𝘀𝗮 𝗕𝗹𝗴. 𝟮𝟮 (the Bouncing Checks Law), it is a criminal offense to issue a check knowing there are insufficient funds to cover it upon presentment. The critical thing to understand: 𝘉𝘗 22 𝘪𝘴 𝘢 𝘮𝘢𝘭𝘶𝘮 𝘱𝘳𝘰𝘩𝘪𝘣𝘪𝘵𝘶𝘮 𝘰𝘧𝘧𝘦𝘯𝘴𝘦 — meaning proof of deliberate fraud or evil intent is 𝘯𝘰𝘵 required. The mere act of issuing a check that bounces is the crime. Malaking kaibahan ito sa estafa.

𝗘𝗮𝗰𝗵 𝗯𝗼𝘂𝗻𝗰𝗲𝗱 𝗰𝗵𝗲𝗰𝗸 𝗶𝘀 𝗮 𝘀𝗲𝗽𝗮𝗿𝗮𝘁𝗲 𝗰𝗿𝗶𝗺𝗶𝗻𝗮𝗹 𝗰𝗼𝘂𝗻𝘁. So if your tenant gave you six months' worth of PDCs and all six bounced, that could mean six separate BP 22 cases!

The penalty per violation: imprisonment of up to one year, 𝘰𝘳 a fine of up to double the check amount (not exceeding ₱200,000), or both — at the court's discretion.

Note: Philippine Supreme Court circulars generally encourage courts to impose a fine rather than imprisonment, especially for first-time offenders willing to settle. But the criminal record and pressure alone is often enough to get a tenant to appear and face you properly.

𝗛𝗼𝘄 𝘁𝗼 𝗣𝗿𝗼𝗰𝗲𝗲𝗱 𝗼𝗻 𝗮 𝗕𝗣 𝟮𝟮 𝗖𝗮𝘀𝗲:

Step 1: Present the PDC to the bank. Get the bank's written notice of dishonor.

Step 2: Send the tenant a 𝘸𝘳𝘪𝘵𝘵𝘦𝘯 notice of dishonor (to last known address if current whereabouts is unknown). This is critical — the tenant must receive it, as BP 22 law requires this before criminal liability fully attaches.

Use registered mail especially if the tenant is already missing. The registry return receipt—even if unclaimed—is generally used as proof that the notice was served.

Step 3: If they fail to settle within 𝗳𝗶𝘃𝗲 (𝟱) 𝗯𝗮𝗻𝗸𝗶𝗻𝗴 𝗱𝗮𝘆𝘀 from receipt of that notice, the presumption of criminal knowledge kicks in.

Step 4: File a complaint-affidavit at the Office of the City or Provincial Prosecutor.

Important: 𝘗𝘳𝘦𝘴𝘦𝘯𝘵 𝘵𝘩𝘦 𝘗𝘋𝘊 𝘸𝘪𝘵𝘩𝘪𝘯 𝘯𝘪𝘯𝘦𝘵𝘺 (90) 𝘥𝘢𝘺𝘴 𝘧𝘳𝘰𝘮 𝘵𝘩𝘦 𝘤𝘩𝘦𝘤𝘬 𝘥𝘢𝘵𝘦 for BP 22 to apply. Don't sit on those checks.

🚔 𝗖𝗮𝗻 𝗬𝗼𝘂 𝗙𝗶𝗹𝗲 𝗮 𝗖𝗮𝘀𝗲 𝘄𝗶𝘁𝗵 𝘁𝗵𝗲 𝗡𝗕𝗜?

You can also go to the NBI to file a complaint for violation of the Bouncing Checks Law. Especially if you can no longer locate the tenant.

This way, it becomes very difficult for an abusive tenant to just walk away from their debts and irresponsibility. Even if not immediately, they will eventually need to get an NBI clearance for one reason or another — like applying for a job. They won't be able to get that clearance as long as their case remains unresolved.

💡 𝗧𝗵𝗲 𝗧𝗮𝗸𝗲𝗮𝘄𝗮𝘆

We have to remember that responsible tenants are still the norm, at least in our own experience operating rentals. But from to time, we do get bad ones. And these are the ones that tend to stick to mind. But it helps if we already expect them and are prepared to manage their cases.

The law 𝘥𝘰𝘦𝘴 protect you as a landlord — pero ang tamang landas ay yung ayon sa batas, hindi sa galit. Document everything from day one. Use a solid lease contract. Require PDCs. And when this happens: send the demand letter, go to the barangay, and file the appropriate civil case — or a BP 22 criminal complaint if you have bounced checks in hand. Kumonsulta sa abogado para malaman kung may criminal liability sa iyong partikular na sitwasyon.

📚 𝗥𝗲𝗳𝗲𝗿𝗲𝗻𝗰𝗲𝘀

• Article 315, Revised Penal Code (Estafa/Swindling), as amended by Republic Act No. 10951
• Batas Pambansa Blg. 22 (Bouncing Checks Law), including Supreme Court Administrative Circular Nos. 12-2000 and 13-2001 on penalty guidelines
• Articles 1643–1688, Civil Code of the Philippines (Lease Provisions)
• Article 1169, Civil Code (when demand becomes unnecessary)
• Rule 70, Rules of Court (Unlawful Detainer / Ejectment)
• Katarungang Pambarangay Law (mandatory barangay conciliation)
• Republic Act No. 9653 (Rent Control Act of 2009)
• Article 286, Revised Penal Code (Grave Coercion)
• IFC Leasing and Acceptance Corporation v. Manahan, G.R. No. 115838 (1996) — on distinguishing estafa from breach of a lease agreement

👉 Follow Phil. Property Expert for more discussions like this.

17/12/2025

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16/12/2025

The Cost of Being "Too Nice"

Aminin na natin: We are terrified of being left behind.
Kaya ang ginagawa natin, we over-extend. We say "yes" kahit pagod na pagod na tayo. We shape-shift, ina-adjust natin ang ugali natin para lang mag-fit sa standard ng iba. We tolerate disrespect just to keep the peace.

But here is a psychological truth that hurts: While you are busy keeping them, you are slowly losing you.

Don’t be afraid of losing people. Hayaan mong umalis sila kung ang price ng presence nila ay ang pagpapanggap mo. That is not loss; that is filtration.
Ang totoong nakakatakot? Yung gigising ka one day, titingin ka sa salamin, and you don’t recognize the person staring back anymore—kasi inubos mo na yung sarili mo kakaintindi sa mga taong hindi naman takot na mawala ka.

It’s okay if your circle gets smaller, as long as your peace of mind gets bigger.

Lose the crowd. Find yourself. Sa huli, ikaw lang naman ang meron ka.

30/11/2025

Dr Anelyn “Yen” Reyes live at DZRH Ang Galing Mo Doc. HIV in the Young . Nov 30,2025 at 11-12 noon.

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21/08/2025

https://m.facebook.com/story.php?story_fbid=1085698013686138&id=100067378486999&mibextid=wwXIfr

Sometimes, being a mom feels like you’re slowly fading in the mirror you used to know. Yung dating ikaw na laging nakaayos, may oras sa sarili, may kulay at glow—parang nawala na. But deep inside, you know… you’re not lost, just paused. 🌸

Motherhood has a way of taking all of us—our time, our energy, even our reflection. And that’s okay. For now, our hearts belong here: sleepless nights, endless sacrifices, and the purest kind of love we’ll ever know. 💕 Even postpartum struggles—the changes in our body, emotions, and confidence—are just part of the journey, not the end of it.

Because mama, delayed is never late. In God’s time, little by little, you’ll find yourself again. Slowly but steadily, you’ll bring back the version of you that shines, that dreams, that wears her “pink” with confidence and joy. ✨

Yes, I’ll be back. Stronger. Wiser. And even more beautiful—because now, I carry not just my own story, but also the love and strength of being a mother. 👑💖

So to every mama reading this: don’t be too hard on yourself. This season is not the end of you. It’s simply a pause… and when the time is right, you’ll bloom again. 🌷

19/08/2025

🎉 𝐂𝐨𝐧𝐠𝐫𝐚𝐭𝐮𝐥𝐚𝐭𝐢𝐨𝐧𝐬 𝐭𝐨 𝐎𝐮𝐫 𝐍𝐞𝐰𝐥𝐲 𝐀𝐩𝐩𝐨𝐢𝐧𝐭𝐞𝐝 𝐎𝐟𝐟𝐢𝐜𝐞𝐫! 🎉

We proudly congratulate the newly appointed officer who will continue to guide our organization with excellence and vision:

𝐌𝐞𝐝𝐢𝐜𝐚𝐥 𝐃𝐢𝐫𝐞𝐜𝐭𝐨𝐫:
𝑨𝒏𝒆𝒍𝒚𝒏 "𝒀𝒆𝒏" 𝑹𝒆𝒚𝒆𝒔, 𝑴𝑫, 𝑭𝑷𝑷𝑺, 𝑭𝑷𝑰𝑫𝑺𝑷, 𝑴𝑯𝑨, 𝑴𝑩𝑨
𝘊𝘦𝘭𝘦𝘣𝘳𝘪𝘵𝘺 𝘋𝘰𝘤𝘵𝘰𝘳
𝘗𝘦𝘥𝘪𝘢𝘵𝘳𝘪𝘤 - 𝘐𝘯𝘧𝘦𝘤𝘵𝘪𝘰𝘶𝘴 𝘋𝘪𝘴𝘦𝘢𝘴𝘦 𝘚𝘱𝘦𝘤𝘪𝘢𝘭𝘪𝘴𝘵
𝘗𝘳𝘰𝘧𝘦𝘴𝘴𝘰𝘳 𝘰𝘧 𝘔𝘦𝘥𝘪𝘤𝘪𝘯𝘦 𝘢𝘯𝘥 𝘚𝘶𝘳𝘨𝘦𝘳𝘺, 𝘜𝘯𝘪𝘷𝘦𝘳𝘴𝘪𝘵𝘺 𝘰𝘧 𝘚𝘢𝘯𝘵𝘰 𝘛𝘰𝘮𝘢𝘴

26/06/2025

24/06/2025

23/06/2025

I never thought I’d find myself diving deep into a book about toxic family dynamics, especially after living with them for so long. But here I am, having just finished But It’s Your Family...: Cutting Ties with Toxic Family Members and Loving Yourself in the Aftermath by Dr. Sherrie Campbell. It wasn’t a book I set out to read; rather, it stumbled into my life when I was searching for something that could help me deal with the emotional struggles of navigating family ties that felt more suffocating than supportive. I came across the audiobook and, something about the title and the voice of the author pulled me in. Dr. Campbell’s voice, calm yet assertive, felt like a lifeline, like someone who had walked through the same storm and was now offering me an umbrella. I knew I had to hear what she had to say. As I listened, the lessons I gathered weren’t just words on a page or a chapter to get through; they were pieces of wisdom that found their way into my soul. It was as if each lesson were written just for me, the way she explained things made me realize just how many of us have lived in the shadows of unhealthy relationships for far too long. Here’s what I took away from this life-changing read:

1. Family is not a free pass to abuse. This lesson hit me like a ton of bricks. Growing up, I had always thought that family was exempt from the rules of mutual respect. It never dawned on me that just because someone is your family doesn’t mean they get to treat you however they want. Dr. Campbell explained how toxic family members will often cloak their behavior in the guise of love or tradition, making it feel like you have no right to call them out. But she makes it clear: No one is above healthy boundaries. Realizing this allowed me to begin understanding my own experiences—how, in my case, abuse had been disguised as love for far too long. It’s a difficult truth, but one that is absolutely necessary for reclaiming your own peace. This lesson will help anyone who's hesitated to draw boundaries with toxic relatives because of guilt or tradition.

2. Your worth is not tied to anyone’s approval. I’ve spent so much time seeking validation from the people closest to me, only to feel more drained and rejected. Dr. Campbell’s words felt like a whisper in the wind that suddenly grew louder: Your worth is intrinsic. She emphasizes that toxic family members will often use guilt and shame to keep you in a constant state of seeking their approval. It’s a powerful reminder that I don’t need anyone’s approval to feel good about myself. This truth helps release anyone from the need to earn love, especially when it’s toxic and conditional. Anyone who has ever sought validation from unhealthy relationships will find freedom here.

3. Healing begins with breaking the silence. One of the most powerful moments in the book was when Dr. Campbell talked about breaking the silence that toxic family members create around issues that need to be addressed. Silence, she explains, only perpetuates pain. The toxic patterns continue because no one dares to speak up. When I heard this, I realized how many times I had kept quiet to keep the peace, but in reality, that silence had been eating me alive. I had to learn that speaking up doesn’t necessarily mean confrontation—it’s simply allowing yourself to be heard. Whether that’s by speaking your truth to your family or simply admitting it to yourself, it’s the first step toward healing. If you’ve been silent for too long in the face of family dysfunction, this book will help you find your voice.

4. Cutting ties is sometimes the only way to save yourself. The idea of cutting off family members, especially when they’ve been a part of your life for so long, is terrifying. But Dr. Campbell really opens your eyes to the reality that sometimes, it’s not about abandoning them—it’s about saving yourself. There’s a certain heaviness that comes with knowing when enough is enough. It took me a while to fully understand that I wasn’t doing something wrong by stepping away from toxic relationships, but rather, I was preserving my own peace and mental health. I was finally choosing to love myself more. Anyone who’s been caught in that toxic loop of family drama will resonate with this crucial lesson—it’s okay to let go when necessary.

5. Family loyalty is not worth your mental health. This lesson made me confront the very foundation of familial loyalty I had always held so dearly. Dr. Campbell gently but firmly explains how the idea of “family loyalty” often keeps us trapped in unhealthy patterns of dysfunction. The pressure to remain loyal, to take the abuse or manipulation for the sake of family bonds, can wreak havoc on your mental and emotional well-being. I was guilty of this for a long time, feeling like I owed my family my peace of mind. When I realized I didn’t, it was like a weight lifted off my shoulders. If you’ve ever felt like you’ve sacrificed too much for “family,” this lesson will help you understand that your mental health comes first.

6. Self-love is your greatest tool for healing. One of the most beautiful lessons from Dr. Campbell is the idea that healing after cutting ties with toxic family members begins with self-love. This isn’t just about saying “I love myself”; it’s about actively protecting yourself, caring for your emotional needs, and prioritizing your happiness. It’s a radical shift in mindset that I hadn’t fully embraced until listening to the book. But it’s true—when you begin to love yourself, you naturally protect yourself from people who don’t treat you with the same respect. This book can guide anyone toward that kind of profound self-love, one step at a time.

7. The aftermath of cutting ties is hard, but worth it. Dr. Campbell doesn’t sugarcoat the aftermath. It’s tough. The guilt, the loneliness, and the second-guessing all come into play when you cut ties with family. I’ve experienced this firsthand, and it’s comforting to hear her speak so openly about it. But she reassures you that the aftermath is temporary. The journey towards healing is hard, but when you finally embrace the freedom of living without toxic influences, you’ll find clarity and peace. This lesson helps those who are struggling with the emotional turbulence after making the tough decision to cut ties.

8. Forgiveness doesn’t mean reconciliation. Forgiveness is a huge theme in the book, and Dr. Campbell helps redefine it. Forgiveness is about releasing the hold that the toxic people in your life have over you—it doesn’t mean you have to reconcile with them. This shift in perspective was liberating for me because I had long associated forgiveness with reconciliation. I learned that forgiveness is for my own peace, not for them. This book offers anyone who feels trapped by the need to forgive their toxic family members the permission to forgive in a way that doesn’t require contact or reconciliation.

Book/Audiobook: https://amzn.to/43ZQTp1
You can access the audiobook when you register on the Audible platform using the l!nk above.