PROPERTY PROTECTION

One of the most common questions landowners ask is this: “How do I actually protect my (un-gated) property?”

~Php70,000 per month.

That’s the cost of a full-time, 24/7 security guard.

A client was quoted this recently. A business partner got roughly the same number last year. You might reduce it slightly—no firearm, fewer rotations—but real security is expensive.

In yesterday’s post, When Titles Aren’t Enough, someone raised the real issue: ownership on paper is useless if you can’t protect possession on the ground.

The most obvious solution is simple: guard the property.

The most common reaction to Php70,000 a month is also simple: that’s too expensive.

So owners start looking for cheaper alternatives.

1. Caretakers

Let someone live on the property, give them an allowance, deter squatters.

But be careful. I have a client whose long-time caretaker eventually asserted rights and caused a lien to be annotated on the property. What began as protection turned into a legal problem.

To reduce this risk, the arrangement should be formalized through a lease contract or usufruct agreement, clearly defining limited use and preventing future ownership or possessory claims.

2. Fencing

+ Solid fencing (e.g., GI sheets) deters entry but blocks visibility. You won’t know if someone moved in unless you physically check.

+ Minimal fencing (barbed wire, posts) allows visibility but is easier to breach.

Tip: If you previously demolished a structure, leave rubble and uneven ground. Make occupation difficult for squatters.

3. Presence

Visit the property occasionally. Absence invites squatters. Early signs of occupation can still be addressed through the barangay—before structures become permanent.

Takeaway

There is no single perfect solution—only trade-offs. Guards cost money. Caretakers carry risk. Fences can hide problems. Absentee ownership is the most dangerous choice of all.

If you’re unwilling to actively secure, monitor, or visit the property, then the hard truth is this: ungated properties are simply not for you.