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Based on actual cases I've handled, here are some key insights on dealing with informal settlers (a.k.a. squatters or "IS").
1. How long does it take to remove informal settlers?
More than a decade. For a case I've encountered, the court proceedings alone took 9 years (since hearings were scheduled months apart). Even after obtaining a Certificate of Finality, additional hurdles—including coordination with the sheriff, police, barangay, and the Presidential Commission for the Urban Poor (PCUP)—took another 3 years. Interestingly, PCUP’s oversight sometimes contradicts court decisions, further complicating enforcement.
The drawn-out process discourages many lawyers from handling ejectment cases.
2. How much does the entire process cost?
It depends. But for a case I came across, around Php 1 million to evict approximately 20 families. Notably, the number of settlers tends to increase once they hear about potential settlements.
3. Can I sell a property with informal settlers?
In my experience, no. Informed buyers understand the complexities and costs involved. If anyone is willing to purchase, they will likely offer only a fraction of the property's true value—possibly less than half.
4. Can I hire "muscle" to force them out?
You probably could, but I strongly advise against it. Informal settlers will fight tooth and nail to keep their homes. Historically, even law enforcement has faced fierce resistance—who remembers the Trinoma takeover, where people literally threw feces at the police?
5. What should property owners do after eviction?
a. Demolish the structures immediately.
b. Fence off the property.
c. Conduct frequent inspections to prevent reoccupation.
d. Hire a caretaker, but ensure you have a written agreement or lease contract that clearly defines their stay. In one case, the caretaker himself became the new informal settler.
Key Takeaway
If you're facing a similar situation, start legal action immediately. Delaying will only make things worse.