REB Lorena Validor

🏡 How to Become a Registered Accredited
Real Estate Salesperson in the Philippines

🔎1ST STEP
✅ Basic Qualifications
• Filipino citizen
• At least 18 years old
• Completed at least 2 years of college (72 units)
• Of good moral character (no conviction of crimes involving moral turpitude)
• Must work under a licensed Real Estate Broker

📚 Training & Accreditation
• Complete 12 credit units of Real Estate Brokerage Services (REBS) training/ CPD > stands for Continuing Professional Development
• Secure accreditation from the Professional Regulation Commission (PRC)
• Register with the Department of Human Settlements and Urban Development (DHSUD)

📄 PRC Requirements
• Duly accomplished Application Form
• PSA Birth Certificate (original & photocopy)
• PSA Marriage Contract (if applicable)
• Transcript of Records or proof of 2 years college
• Certificate of REBS Training (12 units)/ CPD > stands for Continuing Professional Development
• Valid NBI Clearance
• Notarized Certificate of Supervision from your licensed broker
• Copy of broker’s PRC ID
• Passport-size photos (white background w/name tag )
• Registration fee (approx. ₱600–₱1,500)
• Submit all documents to the nearest PRC office (usually through your broker)

🔎2ND STEP
📢 How to Check Approved Resolutions on the PRC Website

If you're waiting for your accreditation or application approval, here’s a simple step-by-step guide to help you check your status online:

🔎 Step 1: Visit the PRC Website
Go to 👉 https://www.prc.gov.ph using your browser.

📂 Step 2: Open Professional Regulatory Boards
On the homepage menu, click “Professional Regulatory Boards.”

👤 Step 3: Select Your Profession
Browse the list and choose your profession (e.g., Real Estate Service.)

📄 Step 4: Check Approved Applicants
Look for the section titled “Approved Applicants for Accreditation as Salespersons” (or similar depending on your profession).

⏳ Processing Time Reminder
Approval may take around 3–12 months, so be patient and check periodically for updates.

💡 Tip: Make it a habit to revisit the site every few weeks to stay informed about your application status.

🔎3RD STEP
📌 PRC LERIS Oath-Taking Registration Guide for Real Estate Salesperson

Here’s a simple step-by-step guide for completing your oath-taking registration in the PRC LERIS system:

1️⃣ Log in to LERIS
Go to https://online.prc.gov.ph and sign in using your registered email and password.

2️⃣ Select Transaction
Click “Select Transaction” then choose “
e-OATH”.

3️⃣ Enter Details
- Select profession: Real Estate Salesperson
- Enter your Application Number (NOA - 00000)
- Click Proceed
- Click Face to Face Oathtaking

4️⃣ Choose Schedule & Venue
Select your preferred PRC regional office and available oath-taking schedule.

5️⃣ Confirm & Pay
Review details and pay the required fee using GCash, PayMaya, or Landbank (as available).

⚠️ Note: Some face-to-face ceremonies may require prior registration with accredited organizations (e.g., NREA/REBAP) before payment.

6️⃣ Print Oath Form
After payment, go to “Existing Transactions” and print your Oath of Professional Form.
This includes a QR code needed for the ceremony.

📌 Reminder: Registration usually closes a few days before the oath-taking schedule, so complete it early.

🔎4TH STEP
🪪REQUIREMENTS FOR INITIAL REGISTRATION
REAL ESTATE SALESPERSON (RESP) ID

Kindly prepare the following documents for your initial registration:

1. Copy of Resolution Number
(Download from PRC website – print a copy)
2. Proof of Oath Taking
(Printed copy of your oath-taking picture)
3. Three (3) pieces Passport Size Picture
* White background
* With name tag
* No eyeglasses
4. Photocopy of any valid Government-Issued ID
5. One (1) Documentary Stamp
6. Payment to Cashier

📅 Processing & Release:
RESP ID will be released within 10 working days

📌 Make sure all documents are complete to avoid delays.

Home | Professional Regulation Commission Effective October 2025, all public transactions of the PRC – National Capital Region (PRC-NCR) will be conducted at our new office located at ETON CENTRIS, Quezon City.

"Deed of Conditional Sale" and "Contract to Sell": Both Have Conditions, But How Are They Different?

This can be confusing and some people use these two terms interchangeably — and even some real estate practitioners mix them up. But Philippine courts have repeatedly emphasized that they are 𝘯𝘰𝘵 the same.

The distinction affects one critical question: 𝘸𝘩𝘰 owns the property while the buyer is still paying?

Let's break it down.

📌 𝗪𝗛𝗔𝗧 𝗜𝗦 𝗔 𝗗𝗘𝗘𝗗 𝗢𝗙 𝗖𝗢𝗡𝗗𝗜𝗧𝗜𝗢𝗡𝗔𝗟 𝗦𝗔𝗟𝗘 (𝗗𝗖𝗦)?

A Deed of Conditional Sale is generally treated under Philippine law as a 𝘱𝘦𝘳𝘧𝘦𝘤𝘵𝘦𝘥 𝘤𝘰𝘯𝘵𝘳𝘢𝘤𝘵 𝘰𝘧 𝘴𝘢𝘭𝘦 subject to a 𝘳𝘦𝘴𝘰𝘭𝘶𝘵𝘰𝘳𝘺 𝘤𝘰𝘯𝘥𝘪𝘵𝘪𝘰𝘯. What does that mean in plain language?

It means the sale is considered 𝘢𝘭𝘳𝘦𝘢𝘥𝘺 𝘤𝘰𝘯𝘴𝘶𝘮𝘮𝘢𝘵𝘦𝘥 — ownership effectively passes to the buyer — but it can be 𝘶𝘯𝘥𝘰𝘯𝘦 if the buyer fails to fulfill the condition (usually full payment). Think of it like this: the buyer already has ownership, but that ownership can be "resolved" or cancelled if the condition is not met.

Because ownership has already passed, the seller who wants to take back the property must go through 𝘫𝘶𝘥𝘪𝘤𝘪𝘢𝘭 𝘰𝘳 𝘦𝘹𝘵𝘳𝘢𝘫𝘶𝘥𝘪𝘤𝘪𝘢𝘭 𝘳𝘦𝘴𝘤𝘪𝘴𝘴𝘪𝘰𝘯 — a formal legal process. The seller cannot simply walk away and say "deal's off."

📌 𝗪𝗛𝗔𝗧 𝗜𝗦 𝗔 𝗖𝗢𝗡𝗧𝗥𝗔𝗖𝗧 𝗧𝗢 𝗦𝗘𝗟𝗟 (𝗖𝗧𝗦)?

A Contract to Sell works very differently. Here, ownership is 𝘳𝘦𝘵𝘢𝘪𝘯𝘦𝘥 by the seller. It does not pass to the buyer at any point during the installment period. Full payment of the purchase price acts as a 𝘴𝘶𝘴𝘱𝘦𝘯𝘴𝘪𝘷𝘦 𝘤𝘰𝘯𝘥𝘪𝘵𝘪𝘰𝘯 — meaning the seller's obligation to transfer ownership only arises 𝘢𝘧𝘵𝘦𝘳 the buyer completes payment.

If the buyer defaults? The seller does 𝘯𝘰𝘵 need to rescind the contract. The obligation to sell simply never kicks in. The non-fulfillment of the condition is not even considered a breach — it just means no sale ever materialized.

The Supreme Court has affirmed this in multiple cases, holding that in a Contract to Sell, ownership is reserved by the seller and does not pass until full payment.

⚖️ 𝗪𝗛𝗬 𝗗𝗢𝗘𝗦 𝗧𝗛𝗜𝗦 𝗠𝗔𝗧𝗧𝗘𝗥?

Here's where it gets real:

𝟭. 𝗜𝗳 𝘁𝗵𝗲 𝗯𝘂𝘆𝗲𝗿 𝗱𝗲𝗳𝗮𝘂𝗹𝘁𝘀:
→ Under a DCS, the seller must go through rescission (court action or notarial act) to cancel the sale and recover the property.
→ Under a CTS, the seller's obligation to convey title simply never arises. No rescission needed.

𝟮. 𝗥𝗶𝘀𝗸 𝗼𝗳 𝗹𝗼𝘀𝘀:
→ Under a DCS, risk generally shifts to the buyer since ownership has effectively passed.
→ Under a CTS, the seller bears the risk because ownership remains with them.

𝟯. 𝗗𝗼𝘂𝗯𝗹𝗲 𝘀𝗮𝗹𝗲 𝗽𝗿𝗼𝘁𝗲𝗰𝘁𝗶𝗼𝗻 (𝗔𝗿𝘁𝗶𝗰𝗹𝗲 𝟭𝟱𝟰𝟰, 𝗖𝗶𝘃𝗶𝗹 𝗖𝗼𝗱𝗲):
→ This provision — which protects a buyer when the same property is sold to multiple people — applies to a DCS because it is a perfected sale.
→ It does 𝘯𝘰𝘵 apply to a CTS, because no sale has been perfected yet.

🔎 𝗧𝗛𝗘 𝗧𝗥𝗜𝗖𝗞𝗬 𝗣𝗔𝗥𝗧: 𝗖𝗢𝗨𝗥𝗧𝗦 𝗟𝗢𝗢𝗞 𝗕𝗘𝗬𝗢𝗡𝗗 𝗧𝗛𝗘 𝗧𝗜𝗧𝗟𝗘

Here's something critical: the Supreme Court has ruled that it doesn't matter what you 𝘤𝘢𝘭𝘭 the document. What matters is the 𝘪𝘯𝘵𝘦𝘯𝘵 of the parties and the 𝘢𝘤𝘵𝘶𝘢𝘭 𝘵𝘦𝘳𝘮𝘴 of the agreement.

In the case of Spouses Kaw vs. Heirs of Nodalo, the court ruled that a document labeled "Deed of Conditional Sale" was actually a Contract to Sell because the terms showed that ownership was not intended to pass until full payment. The label alone is not decisive.

So even if your contract says "Deed of Conditional Sale" on top, a court may still treat it as a Contract to Sell — and vice versa — depending on the actual substance.

🛡️ 𝗣𝗥𝗢𝗧𝗘𝗖𝗧𝗜𝗢𝗡 𝗙𝗢𝗥 𝗜𝗡𝗦𝗧𝗔𝗟𝗟𝗠𝗘𝗡𝗧 𝗕𝗨𝗬𝗘𝗥𝗦: 𝗠𝗔𝗖𝗘𝗗𝗔 𝗟𝗔𝗪 (𝗥𝗔 𝟲𝟱𝟱𝟮)

Regardless of whether your agreement is a DCS or a CTS, if you're buying residential real estate on installment, the Maceda Law (Republic Act No. 6552) may protect you. Key rights include:

→ If you've paid at least 2 years of installments and you default, you're entitled to a grace period of 1 month for every year of installments made.
→ If the contract is cancelled, you're entitled to a refund of at least 50% of total payments made.
→ If you've paid less than 2 years, you still get a 60-day grace period before cancellation, plus a 30-day notice requirement.

Note: The Maceda Law covers residential real estate only. It does not cover industrial lots, commercial buildings, or agricultural land.

📝 𝗤𝗨𝗜𝗖𝗞 𝗦𝗨𝗠𝗠𝗔𝗥𝗬

Deed of Conditional Sale:
→ Perfected sale, ownership passes to buyer
→ Subject to resolutory condition
→ Seller must rescind if buyer defaults
→ Article 1544 (double sale) applies

Contract to Sell:
→ Not yet a perfected sale, ownership stays with seller
→ Subject to suspensive condition (full payment)
→ No need to rescind if buyer defaults — obligation to sell simply never arises
→ Article 1544 does not apply

⚠️ Bottom line: Don't just sign. 𝘙𝘦𝘢𝘥 the terms. The title of your contract means less than what's actually written inside it. And if the stakes are high — lupa ang pinag-uusapan — best to consult a lawyer before you sign anything.

Na-approve ka sa housing loan.

Excited ka!

Abi mo monthly amortization lang ang imo bayran.

Pero nag-abot ang computation.

May mga dugang nga bayran.

Move-in fee.
Insurance.
Association dues.
Property tax.

Kag ang pamangkot sang madamo nga buyers:
“Hidden charges bala ini?”

Matig-a nga kamatuoran:

Kadamoan sini indi hidden.
Wala lang na-explain sang sayo.

Kung may housing loan ka,
indi lang monthly amortization ang gasto.

May ara man ownership costs.

Halimbawa:

📌 Move-in Fee
Isa ka beses nga bayad antes ka makasaylo.
Kadalasan para sa:

• activation sang utilities
• membership sa condo / homeowners

Indi ini loan interest.

Requirement ini agod ma-activate ang unit.

📌 Insurance (MRI kag Fire)

• MRI – Mortgage Redemption Insurance – sila ang
magabayad sang nabilin nga loan kung may matabo
sa borrower.

• Fire Insurance – proteksyon sa property.

Standard ini sa housing loans.
Indi ini hidden charge.
Proteksyon ini sa risk.

📌 Real Property Tax (RPT) ukon Amilyar

Taunan nga buwis sa property.

Kung may titulo ka,
may responsibilidad ka magbayad sang tax.

Requirement ini sang gobyerno.

📌 Association Dues

Monthly contribution para sa:

• security
• maintenance
• common areas
• amenities

Operational cost ini sang community.
Indi ini loan charge.

📌 Construction / Renovation Bond

Deposit kung magre-renovate ka.

Security measure ini sang building.

Kadalasan refundable kung wala damage ukon violation.

Matig-a nga kamatuoran:

Madamo nga buyers ang nagakibot
indi tungod may hidden charges…

kundi tungod wala nila nahibaluan ang matuod nga cost sang ownership.

Sa real estate,

ang monthly amortization
parte lang sang istorya.

Ang smart nga buyers ginakalkula anay ang total cost antes magpirma.

Kay ang klaro nga impormasyon mas maayo kaysa sa kalit nga surpresa.

🏡 Ano ang mga dapat isaalang-alang bago bumili ng bahay?
(Para sa mga first-time homebuyers)

Excited bumili ng sariling bahay… pero natatakot ka bang magkamali ng desisyon? 😟
Normal lang ‘yan. Ang bahay ay isa sa pinakamalaking investment sa buhay mo, kaya mahalagang pag-isipan ito nang mabuti.

Narito ang ilang mahahalagang bagay na dapat mong i-check bago bumili:

📍 1. Lokasyon
Malapit ba sa trabaho, paaralan, ospital, at palengke? Tandaan, hindi mo na mababago ang location ng bahay.

💰 2. Kaya ba ng budget mo ang monthly payment?
Siguraduhin na ang hulog ay kaya mong bayaran buwan-buwan nang hindi ka nahihirapan sa ibang gastusin.

🏗 3. Developer o Seller
Alamin kung mapagkakatiwalaan ang developer o seller para iwas sa stress at problema sa hinaharap.

🏠 4. Sukat ng bahay at lote
Kasya ba sa pangangailangan ng pamilya mo ngayon at sa future plans ninyo?

📄 5. Financing Options
PAG-IBIG, bank financing, o in-house? Piliin kung alin ang pinaka-akma sa iyong kakayahan.

❤️ Tandaan:
Ang pagbili ng bahay ay hindi lang tungkol sa presyo — tungkol ito sa seguridad, comfort, at kinabukasan ng pamilya mo.

Kung first time mong bumili ng bahay at gusto mo ng guidance kung paano magsimula, message lang. Tutulungan kitang mahanap ang tamang bahay para sa budget mo. 🏡

🚀 BIG NEWS & A BOLD BEGINNING! 🚀

This month marks a major milestone—I’ve officially registered my founded realty with DTI! 🏢✨

What started as a vision is now a registered reality, built on passion, integrity, and the goal of helping more Filipinos find a place they can truly call home.

This is just the start of an exciting journey—new opportunities, strong partnerships, and growth ahead. 🌱
If you’re a licensed agent, aspiring broker, marketer, or someone who believes in building dreams through real estate, I’d love for you to be part of this journey.

🤝 Join me. Grow with me. Build something meaningful together.
Let’s turn goals into addresses and dreams into homes.

📩 Message me if you want to collaborate or be part of the team!

WE ARE HIRING!!!

Join our team of property endorsers.

Details / Opportunities:

- Part-time or Full-time.
- Earn unlimited income.
- Potentially earn as much as 80K - 120K or more each month.
- Free travel abroad incentives
- Work at your own convenient time
- Earn your first million this 2026.

Message or call us at 09606177987 now.