3D UNIVERSAL ENGLISH INSITUTE INC
info@3d-universal.com
8:00-17:00(Mon-Fri)

Common Rental Scams and How to Avoid Them in the Philippines

Contents

Common Rental Scams and How to Avoid Them in the Philippines (2025 Guide)

Introduction

Renting a property in the Philippines can be a convenient and cost-effective option—especially for students, expats, and first-time city dwellers. But with the growing demand for rental homes and the ease of online listings, rental scams have become increasingly common.

This guide explores the most frequent rental scams in the Philippines, real-life red flags to watch out for, and how you can avoid falling victim to fraud. Whether you’re renting a condo in Cebu, an apartment in Makati, or a townhouse in Davao, staying vigilant is essential.


1. Fake Landlord Scam

What it is:

A scammer poses as the property owner and offers a unit for rent. They often have access to photos, basic property details, and may even show the place (illegally) before vanishing with your deposit.

Warning signs:

  • No ID or proof of ownership

  • Pushes for an immediate downpayment

  • Refuses a formal lease contract

  • Uses excuses like “owner is abroad” or “my cousin owns it”

✅ How to avoid:

  • Ask for a valid government ID and proof of ownership (title, tax receipts)

  • Cross-check the name on the title with ID and lease agreement

  • Visit the local barangay or building admin to verify ownership


2. Duplicate Listing Scam

What it is:

Scammers copy real property listings from legitimate websites and repost them with their own contact info—often offering it at a cheaper price.

Warning signs:

  • Too-good-to-be-true prices

  • Same unit listed under multiple names or brokers

  • Only willing to communicate via messaging apps

✅ How to avoid:

  • Google the listing’s exact address or image to find duplicates

  • Contact the developer, condo admin, or official website

  • Use only trusted platforms (e.g., Lamudi, DotProperty, or brokers accredited by HLURB/DHSUD)


3. Fake Airbnb or Booking Site Scam

What it is:

Scammers create fake Airbnb or booking.com listings with real-looking reviews and images. They ask for payment via bank transfer or GCash outside the platform.

Warning signs:

  • Requests to communicate outside the platform

  • Offers discounts for direct payment

  • Refusal to issue official receipts

✅ How to avoid:

  • Only pay within the official platform

  • Avoid bank transfers or e-wallet payments unless verified

  • Read reviews thoroughly and report suspicious behavior


4. Ghost Property Scam

What it is:

The scammer rents out a non-existent property. They often use generic-looking photos or vague locations (e.g., “studio in Makati CBD”).

Warning signs:

  • Won’t allow physical viewing

  • Makes excuses (“unit is under renovation” or “tenant is inside”)

  • Demands reservation fee without visit

✅ How to avoid:

  • Never pay until you’ve physically viewed the unit

  • Use Google Maps Street View to check if the property exists

  • Ask for a live video tour with the agent inside the unit


5. Illegal Subletting Scam

What it is:

The “landlord” is actually a tenant illegally subletting the unit without the owner’s consent. They collect rent or deposits and disappear, or the real owner evicts you.

Warning signs:

  • No formal contract

  • Lease contract doesn’t match their name

  • No contact with the actual owner

✅ How to avoid:

  • Ask to meet or speak directly with the property owner

  • Request a notarized authorization if dealing with a representative

  • Verify with the condo admin or village HOA


6. Reservation Fee Scam

What it is:

Scammers ask for a “reservation fee” to block off the unit—but ghost you after receiving payment.

Warning signs:

  • High-pressure tactics (“many are inquiring”)

  • Vague terms about refundability

  • Payment via personal accounts (GCash, Palawan)

✅ How to avoid:

  • Pay only after signing a written agreement

  • Ensure the fee is documented and refundable if lease isn’t finalized

  • Use official bank accounts, not personal wallets


7. “Last Minute Switch” Scam

What it is:

After paying the deposit, you’re told that the unit is no longer available, but they offer a “similar” one that’s smaller or in worse condition.

Warning signs:

  • Lack of documentation

  • Changes after payment

  • Verbal assurances without written commitment

✅ How to avoid:

  • Include the exact unit number in the lease

  • Add a clause for refund if the specific unit becomes unavailable

  • Take photos and request confirmation in writing


8. Fake Documents Scam

What it is:

Scammers produce fake IDs, deeds of sale, or certificates to appear legitimate.

Warning signs:

  • Blurred documents

  • Names don’t match

  • Non-notarized contracts

✅ How to avoid:

  • Ask for authenticated documents

  • Cross-verify names with Registry of Deeds or city assessor

  • Involve a licensed real estate broker or lawyer


9. Deposit Theft Scam

What it is:

A scammer collects a deposit and vanishes. Sometimes, they even show the unit but don’t have legal rights over it.

Warning signs:

  • No signed lease

  • Only communicates online

  • Rushes deposit without confirming terms

✅ How to avoid:

  • Sign a notarized lease agreement

  • Avoid paying more than one month’s deposit upfront

  • Confirm the person’s ID and ownership first


10. Non-Refundable Deposit Trap

What it is:

The “agent” collects a deposit labeled as “non-refundable” with unclear or unfair conditions. Even if the lease falls through, you lose the money.

Warning signs:

  • Ambiguous wording in the contract

  • Pressure to sign quickly

  • No receipt or tax document issued

✅ How to avoid:

  • Clarify refund conditions in writing

  • Insist on a receipt and tax compliance (if large amount)

  • Use a standard lease format approved by DHSUD


How to Protect Yourself: General Tips

✅ 1. Always view the unit in person.

Never agree to rent a unit you haven’t seen physically (or at least through live video walkthrough with the owner or broker).

✅ 2. Demand a written lease contract.

Ensure the agreement states all terms: rent, duration, deposit, utilities, maintenance, and penalties. Have it notarized for legality.

✅ 3. Verify identity and ownership.

Ask for the landlord’s government-issued ID and property ownership documents. You can check titles at the Registry of Deeds or verify through a broker.

✅ 4. Use licensed brokers.

In the Philippines, real estate service professionals must be accredited by the PRC and DHSUD. You can check their license numbers online.

✅ 5. Avoid paying via personal GCash or PayPal.

Use traceable methods such as bank transfers to official accounts. Always request receipts.

✅ 6. Ask for building admin confirmation.

Speak with the property’s building manager or admin office. They can verify if the unit is indeed for rent and who the rightful owner is.


Legal Remedies If You’re Scammed

  • File a blotter report at the barangay where the scam occurred.

  • Report to the PNP Anti-Cybercrime Group for online-related scams.

  • Consult a real estate lawyer to recover funds or file civil/criminal cases.

  • Use online portals like NBI Complaints Hotline and DHSUD Help Desk.


Conclusion

While rental scams in the Philippines have become more sophisticated, they are highly avoidable with proper caution and awareness. Don’t let low prices or urgency pressure you into skipping due diligence. Trust your instincts, ask questions, and document everything.

The best protection is information—and now, you have it.


Frequently Asked Questions: Rental Scams in the Philippines

1. What is a rental scam?

A rental scam is a type of fraud where a person pretends to be a landlord, agent, or property owner to collect money—such as deposits or reservation fees—from prospective tenants for properties they don’t own or have no right to rent.

2. How common are rental scams in the Philippines?

Unfortunately, rental scams are relatively common in large urban areas like Metro Manila, Cebu, and Davao. With the rise of online listings and peer-to-peer platforms, scammers exploit unsuspecting renters with increasingly convincing methods.

3. What are the most common types of rental scams?

Common scams include fake landlords, duplicate listings, non-existent properties (ghost units), illegal subletting, and scams involving non-refundable deposits or sudden unit switches after payment.

4. How can I verify that a landlord is legitimate?

Ask to see valid government-issued identification and proof of ownership like a land title, tax declaration, or an official authorization letter. If they claim to be an agent, request their PRC license number and verify with DHSUD.

5. What documents should I request before paying any money?

You should ask for a signed lease agreement, owner identification, proof of ownership, and official receipts. Also, ensure that any payment terms or reservation agreements are documented in writing.

6. Is it safe to pay reservation fees without viewing the unit?

No. Never pay any amount before physically inspecting the property or at least doing a live video call walkthrough with the owner or licensed agent. Scammers often use the excuse of renovations or out-of-town availability to avoid showings.

7. What is a duplicate listing scam?

This occurs when scammers copy legitimate rental listings from other websites and repost them as their own, often with a lower price to lure in unsuspecting renters. Always check for duplicates by reverse-searching images and listing text.

8. Can I trust listings on Facebook Marketplace or buy-and-sell groups?

Exercise caution. While many legitimate rentals are posted on social platforms, they are also frequently used by scammers. Always verify listings, meet the contact person in a secure setting, and request documentation.

9. What’s the best way to avoid being scammed?

Always view the property, verify the landlord or agent, use secure and traceable payment methods, insist on a written contract, and confirm ownership through condo admin or barangay records.

10. How can I spot a fake lease agreement?

Red flags include no notarization, mismatched names, unclear rental terms, or grammatical errors. A legitimate lease should contain full details of both parties, property description, terms, and signatures—preferably notarized.

11. Should I pay using GCash or PayPal?

These platforms are convenient but less secure if used informally. Use bank transfers to official business accounts and always ask for a receipt. Avoid personal wallet transfers when dealing with unknown parties.

12. Can I request a refund if the deal falls through?

Only if the terms are clear and agreed upon in writing. If the reservation or deposit is labeled “non-refundable,” you may not be able to recover your money. Always clarify refund policies in advance.

13. What is illegal subletting?

This is when a tenant rents out a unit without the owner’s permission. You may think you’re dealing with a landlord but are instead dealing with someone who doesn’t have the right to sublet. Always ask to meet the true owner.

14. How do I check if a property exists?

Use Google Maps or Google Street View to verify the building’s existence. Ask the condo’s admin office or homeowners’ association to confirm the unit’s availability and legality.

15. Can scammers gain access to real units?

Yes, in some cases. They may be tenants with duplicate keys, former occupants, or even fake agents. Always verify their relationship to the property with building staff or the HOA.

16. Are there licensed brokers in the Philippines?

Yes. Real estate professionals must be registered with the Professional Regulation Commission (PRC) and accredited by the Department of Human Settlements and Urban Development (DHSUD).

17. What is a “last-minute switch” scam?

It happens when you’re told the unit you reserved is suddenly unavailable after paying. The scammer then offers a smaller or inferior unit. Avoid this by specifying the exact unit number in your contract.

18. What legal remedies do I have if scammed?

You can file a police blotter, report to the barangay, complain to the PNP Cybercrime Division, and file civil or criminal charges with the help of a lawyer. Keep all proof such as receipts, screenshots, and IDs.

19. Can I recover my money?

It depends. If the scammer used a bank account or verified payment system, law enforcement may be able to track and freeze funds. However, cash or wallet payments are harder to trace. Legal action increases your chance of recovery.

20. Is it safe to rent online?

Yes—if you’re using trusted platforms (like Airbnb, Lamudi, or DotProperty) and following proper due diligence. Avoid paying upfront to private individuals without proper verification or documentation.