How to Handle Moving In and Out of a Cebu Rental

Your Complete Guide to Smooth Transitions, From Signing the Lease to Securing Your Deposit

Whether you’re relocating to Cebu for work, study, retirement, or just a lifestyle change, moving into—and eventually out of—a rental unit comes with a set of legal, logistical, and cultural considerations. This guide is designed to help you handle every stage of the process smoothly and avoid costly mistakes.

1. Choosing the Right Rental Property

Before anything else, your moving experience will depend on the type of property you select. In Cebu, common rental options include:

• Condos in areas like IT Park, Cebu Business Park, Mandaue, or Mactan

• Townhouses in subdivisions such as Modena, Casa Mira, or Collinwood

• Single-family homes in gated communities (e.g., Maria Luisa, Pristina North)

• Apartments in low-rise buildings scattered throughout the city

When choosing your unit, consider:

• Proximity to work or school

• Public transport access

• Internet reliability

• Pet policies

• Security and building management quality

2. Pre-Move Checklist

Once you’ve selected a unit and agreed to terms, don’t rush the move just yet. First, prepare a checklist of essentials:

✅ Verify lease details (term, rate, deposit)
✅ Confirm move-in date and check-in time
✅ Coordinate with building admin (for condos)
✅ Take pre-move photos of the empty unit
✅ Ensure all utilities (water, electricity, internet) are arranged
✅ Read and understand condo/HOA rules

Tip: Never pay in full before signing a lease and inspecting the property.

3. Signing the Lease: What to Look For

Rental agreements in Cebu vary in formality, but a solid contract should include:

• Duration of lease (e.g., 12 months)

• Monthly rent and payment due date

• Security deposit (usually 2 months)

• Advance rent (usually 1 month)

• Inclusion of appliances or furniture

• Repair and maintenance terms

• Visitor and pet policy

• Move-out notice period

If you’re a foreigner, request that the contract includes your passport number and ACR (Alien Certificate of Registration), if available.

4. What to Expect on Move-In Day

On the day of your move-in, expect to do the following:

• Meet the landlord or property manager

• Conduct a unit inspection

• Sign a “move-in form” (especially for condos)

• Receive keys, gate passes, parking stickers

• Note any pre-existing issues (e.g., broken tiles, scratches)

Ask for an inventory list of appliances and furniture with condition notes.

Check: Water pressure, electrical outlets, air conditioning, stove, and flush system.

5. Setting Up Utilities

Utilities are typically under the tenant’s name. Here’s what you may need to arrange:

• Electricity: Visayan Electric Company (VECO)

• Water: Metro Cebu Water District (MCWD) or private supplier (for condos)

• Internet: PLDT, Globe, Sky, Converge (fiber available in most areas)

• Cable TV / Landline: Optional, often bundled with internet

Check if previous bills have been settled before you take over the unit.

6. Living in the Unit: Tenant Responsibilities

While living in a rental in Cebu, tenants are generally responsible for:

• Daily cleaning and basic upkeep

• Minor repairs (lightbulbs, aircon filter cleaning)

• Utility bills

• Proper use of appliances

• Complying with building or subdivision rules

Report any major issues immediately to the landlord to avoid responsibility later.

Tip: Schedule routine aircon servicing every 6 months in hot climates.

7. Communicating with Your Landlord

Maintain a friendly, professional relationship with your landlord or property manager. Use written communication for:

• Reporting issues (plumbing, electrical, pests)

• Requesting repairs or replacements

• Scheduling inspections

• Giving notice before moving out

Save chat logs, receipts, and photos as documentation.

8. Preparing for Move-Out

You should notify your landlord at least 30 days before the intended move-out date (or as per your lease).

To prepare:

✅ Clear unpaid rent or bills
✅ Begin cleaning and minor repairs
✅ Coordinate a final inspection
✅ Arrange cancellation or transfer of utilities
✅ Prepare written move-out notice

9. Final Inspection and Walkthrough

This is when the landlord or building admin inspects the condition of the unit.

They’ll check for:

• Structural damage

• Appliance condition

• Cleanliness

• Paint scuffs, cracked tiles, or broken furniture

• Compliance with lease terms

Pro Tip: Be present during the inspection to address concerns in real time.

10. Getting Your Security Deposit Back

Security deposits in Cebu are usually equivalent to 2 months’ rent, refundable if:

• Rent is fully paid

• Unit is returned in good condition (except normal wear and tear)

• No outstanding utility bills or violations

Landlords have up to 30 days (sometimes 60) to return your deposit. Deductions must be supported by official receipts.

If deductions seem excessive, negotiate or request a breakdown in writing.

11. Dealing with Damages or Disputes

If damage is found, it will be assessed and charged accordingly. Common deductions include:

Always ask for repair receipts if deductions are taken from your deposit.

12. Moving Out of a Condo: Special Procedures

Condos in Cebu (e.g., in Avida, Solinea, or Horizons 101) often have specific move-out rules:

• Submit move-out form to the property management office (PMO)

• Schedule the use of elevator/loading dock

• Clean the hallway during/after move-out

• Return access cards, parking tags, mailbox keys

The PMO may also require clearance from admin or the landlord before allowing full exit.

13. Tips for Expats and Foreign Tenants

• Ensure your lease clearly states terms in English

• Avoid verbal-only agreements

• Request a copy of the landlord’s ID or title

• Use a local agent or property manager when unsure

• Choose properties with a reliable PMO and strong online reviews

Some landlords may also require proof of income or work permit for long-term leases.

14. Hiring Movers and Professional Help

Cebu has several moving companies and services available:

• MoveEasy Cebu – Residential and condo moving

• Lalamove / Transportify – Ideal for self-managed moves

• Local “pakyaw” services – Often hired by day or half-day

For large moves, book in advance and confirm vehicle size allowed by the building.

15. Handling Furniture and Fixtures

If you’re moving into a furnished unit:

• Inspect all items at move-in

• Photograph existing scratches, defects

• Return furniture in original layout and condition

For unfurnished units:

• Ask if drilling or mounting is allowed

• Remove any custom installations before move-out

• Repair nail holes or repaint if necessary

16. Pet Policies and Pet-Related Move Rules

Some landlords allow pets, others do not. If pets are allowed:

• Declare them in the lease

• Pay a pet deposit if required

• Clean thoroughly upon exit

• Repair any pet-related damage (scratches, stains)

Condos may restrict pet size or breed, so check in advance.

17. Transferring Within the Same Building

If you’re moving to another unit in the same condo or village:

• Coordinate early with the landlord or PMO

• Check if a new lease is needed

• Close old accounts (electricity, internet) and start new ones

• Carry over your deposit if agreed

This can be easier than a full move across town.

18. Document Everything

Throughout your stay and especially during move-in/out, keep copies of:

• Signed lease agreement

• Utility bills and payments

• Move-in/move-out checklists

• Photos of unit condition

• Chat logs or emails with the landlord

Having organized records can protect you in disputes and assist in visa renewals or future rentals.

19. Common Mistakes to Avoid

Moving in without a contract
Ignoring inspection or inventory
Paying full deposit without checking the unit
Leaving without notice
Assuming deposit will be returned without negotiation

Taking short cuts often leads to long-term problems. Always document, confirm, and clarify.

20. Final Thoughts

Whether you’re moving into a stylish condo in IT Park, a peaceful house in Talisay, or a budget-friendly apartment in Mandaue, the key to a smooth rental experience in Cebu is clear communication, legal awareness, and proper planning.

From your first inspection to your final walkthrough, staying organized and proactive ensures your rental journey ends just as well as it began.