TL;DR
The Supreme Court affirmed that private companies leasing government-owned property are responsible for paying real property taxes. Unimasters Conglomeration Incorporated (UCI), as the lessee of Leyte Park Hotel, was deemed liable for unpaid real property taxes despite the property being owned by government entities. This ruling clarifies that while government properties are generally tax-exempt, this exemption is lifted when a private entity gains beneficial use of the property, making the private entity responsible for the taxes. The contractual agreement between UCI and the government owners regarding tax payment does not override the city government’s right to collect taxes from the beneficial user.
Lease or Liability? Unpacking Tax Responsibility for Government Property Users
This case, Unimasters Conglomeration Incorporated v. Tacloban City Government, revolves around a fundamental question in Philippine real property taxation: who bears the burden of real property tax when government-owned land is leased to a private entity? The heart of the matter lies in the interpretation and application of the beneficial use principle under the Local Government Code. Unimasters Conglomeration Incorporated (UCI) leased the Leyte Park Hotel, a property co-owned by government instrumentalities, from 1994. While UCI initially paid real property taxes, crediting these payments against their rent as per their lease agreement, they eventually ceased payments. Tacloban City demanded unpaid real property taxes from 1989 to 2012. This demand led to a legal battle culminating in the Supreme Court, where UCI contested its liability, arguing that the government owners should be responsible based on their lease contract and the Republic’s tax exemption.
The legal framework rests on Section 234(a) of the Local Government Code, which explicitly exempts real property owned by the Republic of the Philippines from real property tax, “except when the beneficial use thereof has been granted, for consideration or otherwise, to a taxable person.” This exception is the cornerstone of the beneficial use principle. The Supreme Court has consistently held that this provision means that while government properties are tax-exempt in themselves, this exemption is removed when a private entity is granted beneficial use. In such cases, the tax burden shifts to the private entity enjoying the property’s benefits. The Court cited precedents like GSIS v. City Treasurer of Manila and Republic v. City of Kidapawan to reinforce this established doctrine.
UCI attempted to argue against this principle by citing City of Pasig v. Republic of the Philippines, claiming that the Republic remains liable even when property is leased. However, the Supreme Court clarified that UCI misinterpreted the City of Pasig ruling. The Court emphasized that the exemption for government properties is indeed lifted when beneficial use is transferred to a taxable entity. The responsibility to pay real property taxes then falls squarely on the beneficial user, in this case, UCI. The Court reiterated the pronouncements in Philippine Heart Center v. Local Government of Quezon City and Estampador v. City of Manila, which consistently affirmed that the “taxable person” with beneficial use is responsible for real property taxes on government properties.
A crucial aspect of UCI’s defense was the lease agreement, which stipulated that real property taxes were the lessor’s (government owners) responsibility. UCI argued that this contractual agreement should absolve them of tax liability, or at least allow them to credit payments against rentals. However, the Supreme Court sided with the Court of Tax Appeals En Banc, which correctly pointed out that the City Government of Tacloban was not a party to the lease contract and therefore not bound by its terms. The principle of relativity of contracts, as enshrined in Article 1311 of the Civil Code, dictates that contracts bind only the parties, their assigns, and heirs. Tacloban City, as a third party, cannot be compelled to honor a private agreement between UCI and the government lessors. The Court emphasized that the tax liability arises from law (Local Government Code), not from contract. While UCI may have contractual recourse against the lessors regarding the tax payments, this is a separate matter to be resolved in a different legal forum, specifically the Regional Trial Court where the validity of the lease agreement was already under question.
Ultimately, the Supreme Court’s decision underscores the supremacy of the beneficial use principle in real property taxation. It clarifies that private entities cannot escape real property tax liabilities simply by leasing government-owned land, even if their lease agreements contain clauses shifting the tax burden to the government owners. The practical implication is significant: businesses leasing government properties must be aware of their potential real property tax obligations, irrespective of lease stipulations. This ruling ensures that local government units can effectively collect real property taxes from those who actually benefit from property use, even when the property’s formal ownership rests with a tax-exempt entity.
FAQs
What is the beneficial use principle? | It’s a principle in Philippine real property tax law stating that when a tax-exempt entity (like the government) owns property but grants beneficial use to a taxable person, the tax exemption is lifted, and the beneficial user becomes liable for real property taxes. |
Who is considered the ‘taxable person’ in this case? | Unimasters Conglomeration Incorporated (UCI), as the lessee and operator of Leyte Park Hotel, was considered the taxable person because they had beneficial use of the property. |
Does the lease contract provision affect UCI’s tax liability to Tacloban City? | No. The Supreme Court ruled that the contractual agreement between UCI and the government lessors does not bind Tacloban City, which was not a party to the contract. Tax liability is determined by law, not private contracts. |
What law governs real property tax exemptions and the beneficial use principle? | Section 234(a) of the Local Government Code of 1991 (Republic Act No. 7160) is the primary legal basis for real property tax exemptions and the beneficial use principle in the Philippines. |
What was the Court of Tax Appeals’ role in this case? | The Court of Tax Appeals initially ruled in favor of Tacloban City, finding UCI liable for real property taxes. The CTA En Banc affirmed this decision, which was subsequently upheld by the Supreme Court. |
What is the practical takeaway for businesses leasing government property? | Businesses leasing government property should be aware that they are likely liable for real property taxes, regardless of lease agreements. They should conduct due diligence and factor in potential tax liabilities. |
For inquiries regarding the application of this ruling to specific circumstances, please contact Atty. Gabriel Ablola through gaboogle.com or via email at connect@gaboogle.com.
Disclaimer: This analysis is provided for informational purposes only and does not constitute legal advice. For specific legal guidance tailored to your situation, please consult with a qualified attorney.
Source: Unimasters Conglomeration Incorporated v. Tacloban City Government, G.R. No. 214195, March 23, 2022