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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.
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.
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”
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
Scammers copy real property listings from legitimate websites and repost them with their own contact info—often offering it at a cheaper price.
Too-good-to-be-true prices
Same unit listed under multiple names or brokers
Only willing to communicate via messaging apps
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)
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.
Requests to communicate outside the platform
Offers discounts for direct payment
Refusal to issue official receipts
Only pay within the official platform
Avoid bank transfers or e-wallet payments unless verified
Read reviews thoroughly and report suspicious behavior
The scammer rents out a non-existent property. They often use generic-looking photos or vague locations (e.g., “studio in Makati CBD”).
Won’t allow physical viewing
Makes excuses (“unit is under renovation” or “tenant is inside”)
Demands reservation fee without visit
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
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.
No formal contract
Lease contract doesn’t match their name
No contact with the actual owner
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
Scammers ask for a “reservation fee” to block off the unit—but ghost you after receiving payment.
High-pressure tactics (“many are inquiring”)
Vague terms about refundability
Payment via personal accounts (GCash, Palawan)
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
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.
Lack of documentation
Changes after payment
Verbal assurances without written commitment
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
Scammers produce fake IDs, deeds of sale, or certificates to appear legitimate.
Blurred documents
Names don’t match
Non-notarized contracts
Ask for authenticated documents
Cross-verify names with Registry of Deeds or city assessor
Involve a licensed real estate broker or lawyer
A scammer collects a deposit and vanishes. Sometimes, they even show the unit but don’t have legal rights over it.
No signed lease
Only communicates online
Rushes deposit without confirming terms
Sign a notarized lease agreement
Avoid paying more than one month’s deposit upfront
Confirm the person’s ID and ownership first
The “agent” collects a deposit labeled as “non-refundable” with unclear or unfair conditions. Even if the lease falls through, you lose the money.
Ambiguous wording in the contract
Pressure to sign quickly
No receipt or tax document issued
Clarify refund conditions in writing
Insist on a receipt and tax compliance (if large amount)
Use a standard lease format approved by DHSUD
Never agree to rent a unit you haven’t seen physically (or at least through live video walkthrough with the owner or broker).
Ensure the agreement states all terms: rent, duration, deposit, utilities, maintenance, and penalties. Have it notarized for legality.
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.
In the Philippines, real estate service professionals must be accredited by the PRC and DHSUD. You can check their license numbers online.
Use traceable methods such as bank transfers to official accounts. Always request receipts.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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).
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.
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.
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.
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.