I paid less than two years on my house or condo — do I still have any protection?
Last updated: 2026-07-11 · Educational content; not legal advice.
Short answer
Yes, but less than a two-year buyer. Under Section 4 of the Maceda Law (RA 6552), a buyer who has paid less than two years of installments is entitled to a grace period of not less than 60 days from the date the installment became due to pay the unpaid installments without additional interest. If you still cannot pay, the seller may cancel the contract — but only after 30 days from your receipt of a notarized notice of cancellation. A buyer with less than two years paid is NOT entitled to a cash surrender value refund, so the priority is to use the 60-day window to catch up or negotiate.
Primary sources
Frequently asked
Do I get any refund if I paid less than two years?
The Maceda Law does not grant a cash surrender value to buyers below the two-year threshold. Your statutory protection is the 60-day grace period plus the requirement of a notarized notice before any cancellation. Any refund beyond that would have to come from negotiation or a separate legal ground (for example, a PD 957 violation by the developer).
How long is the grace period?
Not less than 60 days from the date the installment became due. RA 6552 §4 sets this as a minimum, so a longer period in your contract still applies.
Can they cancel the day after the 60 days end?
No. Even after the grace period lapses, cancellation takes effect only 30 days after you receive a notice of cancellation or demand for rescission served by a notarial act.
Take action
Related issues
Got a similar problem?
File a complaint and we'll pre-fill BSP, SEC, DTI, and small-claims letters for you.
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.