UNDERSTANDING ZONING RULES

In the early development of Metro Manila, certain streets and neighborhoods were originally designated for residential use only. This restriction is often reflected as an annotation on the property title.

For example, many properties in parts of Mandaluyong carry title annotations stating that developments must be primarily residential, effectively prohibiting commercial use.

Over time, however, the area evolves.

One homeowner converts a house into a small store. Another opens a car wash. Then a restaurant follows. Gradually, what was once a quiet residential street evolves into a fully commercial corridor.

We see this pattern in streets like Examiner Street in Quezon City, Aguirre Street in Parañaque, and West Capitol Drive in Pasig. Even today, you’ll still find a few old houses standing alongside commercial establishments on these roads.

This raises a critical question:

Can you legally develop a commercial structure on these streets?

Is it safe to assume that commercial use is allowed simply because others have done it?

Will an old title annotation create problems later on?

The answer lies in the city’s zoning ordinance.

A zoning ordinance (ZO) is the official land-use classification issued by the local government. It determines how a property may be used and what type of structure may be built. Typical classifications include R-1 or R-2 (residential), and C-1 or C-2 (commercial). The letter refers to the general use, while the number specifies the intensity or type of development (e.g., low-rise vs. mid-rise).

If a zoning ordinance allows commercial use, it supersedes an earlier residential annotation on the title, provided that the zoning classification was issued after the title restriction.

To verify this, you should always obtain the zoning classification or zoning ordinance from the City Assessor’s Office (or the city’s planning office, depending on local procedure).