How do I file a complaint against a real-estate developer?
Last updated: 2026-07-11 · Educational content; not legal advice.
Short answer
Complaints by buyers against subdivision and condominium developers are filed with the Human Settlements Adjudication Commission (HSAC), the quasi-judicial body that took over the adjudication function of the former HLURB under RA 11201 (the DHSUD charter, 2019). File at the HSAC Regional Adjudication Branch with jurisdiction over the region where the project is located. HSAC hears claims for refunds, delivery of title or the unit, and unsound real-estate business practices under PD 957. Regulatory and licensing matters (like a developer selling without a license) are handled by DHSUD itself. Bring your contract, official receipts, advertisements/brochures, and written correspondence.
Primary sources
Frequently asked
Is it HLURB or DHSUD now?
HLURB was reorganized under RA 11201 (2019). Its regulatory and policy functions moved to the DHSUD, and its adjudication (case-hearing) function became the Human Settlements Adjudication Commission (HSAC). Buyer-vs-developer cases are filed with HSAC.
Where exactly do I file?
At the HSAC Regional Adjudication Branch that covers the region where the project is located. Filing where the project sits, not where you happen to live, is the general rule.
What documents should I prepare?
Your contract to sell or deed, all official receipts, the developer's advertisements or brochures showing what was promised, and copies of every written demand or follow-up you sent. Dated evidence strengthens a refund or delivery claim.
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Your rights as a home buyer or renter — the Maceda Law (RA 6552) refund and cash-surrender-value rules when you stop paying a house or condo on installment, the grace period before a developer can cancel, PD 957 remedies when a developer won't deliver your unit, title, or promised amenities, how to file against a developer at DHSUD / the HSAC, and the Rent Control Act (RA 9653) limits on deposits, rent increases, and eviction.