Modernization key as tenants raise standards

Tenant demand for resilient, green-certified buildings is pushing Philippine developers to modernize projects and tighten compliance, analysts said.

Property developers must ensure that their projects are updated with current building codes and leverage the expertise of third-party evaluators as more tenants prioritize safety and sustainability in their choice of office and residential spaces.

“Global occupiers increasingly prioritize buildings that are disaster-resilient, energy-efficient, and structurally sound, as this supports business continuity, employee safety, and talent retention,” Erika Recomite-Manasan, senior manager for commercial leasing at Leechiu Property Consultants, said.

She said developers that consistently modernize and upgrade their buildings are more likely to attract and retain occupiers compared to outdated properties.

The need for compliance was underscored last month when the Department of Environment and Natural Resources (DENR) flagged the Monterrazas de Cebu residential project for multiple violations of environmental standards.

Developers must secure all required permits and clearances before construction, Ms. Manasan said. These include zoning and building permits from local governments, an environmental compliance certificate from the DENR, utility clearances, an occupancy permit and a fire safety certificate.

Developers must likewise comply with geotechnical and soil testing, structural analysis under the Department of Public Works and Highways and occupational safety and health requirements from the Department of Labor and Employment.

“We advise occupiers to seek the expertise of independent third-party organizations (architectural and engineering firms) to vet the structural integrity of the building, its resilience to fire, earthquake, and flood,” she said.

Ms. Manasan also noted that more tenants are favoring developments with green building certifications amid the looming climate crisis.

These include the US Green Building Council’s LEED (leadership in energy and environmental design) certification; the International WELL Building Institute’s WELL certification; and the International Finance Corp.’s EDGE (excellence in design for greater efficiencies) certification.

Nigel Paul C. Villarete, senior adviser at technical advisory group Libra Konsult, cited the need for local governments to regularly review their comprehensive land use plans  to ensure that real estate developments comply with environmental, social and economic goals.

“It has to be revisited as frequently as possible, because development is constant, especially in urban areas like Metro Manila, Metro Cebu and other metropolitan areas,” he said.

Source: Business World

Ways to ensure a flood-free home

Flood-prone properties may have tell-tale signs.

In the rainy season, it’s crucial to remain prepared and vigilant in order to stay safe, especially given the increasing severity of typhoon rains and winds today.

Geohazard conditions

If you’re eyeing to buy a new home, the first and perhaps most important step is to check whether the area is safe and not prone to flooding.

In 2012, the Department of Environment and Natural Resources (DENR) advised prospective buyers to avoid disaster-prone areas by referring to geohazard maps. Familiarizing yourself with the surroundings is crucial for your property’s long term sustainability.

Review your area’s elevation as well. Naturally, higher elevations reduce the risk of flooding. Avoid as much as possible the so-called “catch basin” areas, where water tends to accumulate, making these more prone to flooding and drainage issues.

Tell-tale signs

Flood-prone properties may have tell-tale signs.

One indicator can be found in an unlikely place—the ground floor toilet. If water goes up when flushing, there is a high chance that septic tank effluents are blocked because of floodwaters.

Leaks on windowsills and water marks, especially those on nearby fences, walls, or even tree trunks within the vicinity, are indicators of a flood prone property while flapping roofs and clogged gutters are signs of an unreliable house.

Outside the house, mud on the road is a sign that the surrounding vicinity is vulnerable to bad weather conditions, as this indicates the “looseness” of soil.

Coatings and sealants can be applied to the property’s foundation,walls, windows, and doorways.

Structural integrity

But if it cannot be helped, ensure your property’s structural integrity. Properties built with flood-resistant material, such as concrete, glazed brick, steel hardware, pressure-treated and marine-grade plywood, ceramic tile, and polyester epoxy paint can withstand contact with flood water for at least 72 hours without significant damage.

Floodproofing coatings, sealants, and waterproof veneer, such as a layer of brick backed up against a waterproof membrane, can also help protect your home’s interior and keep water from entering. Coatings and sealants can be applied to the property’s foundation, walls, windows, and doorways.

Proper drainage will also help circumvent any incoming floodwaters. Foundation vents can provide outlets for floodwater to flow through, while sewer backflow valves can keep flooded sewage systems from backing up into the home. In this case, gate valves generally do the job better than flap valves as they provide better seals against pressure.

After the storm

If you ever find yourself affected by flood, be sure to assess possible structural damages, such as roof damages or foundation cracks. Check if there are any downed power lines around your property, and refrain from touching them or stepping in puddles or other small bodies of water near them to avoid electrocution.

Electricity and appliances are likely the first ones you would want to check. But make sure first that all electrical outlets are dry before switching on the main power source.

Power outlets that have been submerged in floodwater should be opened. Use an air compressor with a hose to flush out any remaining water, then leave your power outlets to dry for around two days before switching them on.

Upholstered furniture and mattresses are likely to have contaminants and bacteria from floodwaters, and as such, be sure to clean them with disinfectant and extract as much water as possible immediately. Take note that musty odors may be signs of mildew and may pose health risks.

For other wet surfaces, clean them with hot water and laundry detergent or dishwashing liquid to prevent water damage.

Source: Inquirer

Preserving cultural history amid urban growth

Metro Manila’s urban identity is often associated with its density, skyline, and the relentless churn of new developments. Within this region, the City of Manila, as one of the most populous urban areas in the world, is a bustling hub of trade and commerce, but one inarguably possessed of an old-world soul.

Based on numbers alone, from the data gathered by the City of Manila, the district of Sta. Ana has the most heritage sites in the country with 88, followed by the districts of San Nicolas and Malate with 78 and 55, respectively.

Under the Philippine Registry of Heritage, formerly known as the Philippine Registry of Cultural Property or PRECUP, cultural properties are categorized into several types based on how they are recognized and declared.

Cultural properties included in this registry fall under several formal classifications, each carrying distinct legal protections and historical significance, as determined by national and local cultural agencies.

At the highest level of designation are National Cultural Treasures, which are unique cultural properties found within the Philippines that possess outstanding historical, cultural, artistic, or scientific value. Also of national importance are Important Cultural Properties, which refer to cultural properties recognized for their exceptional cultural, artistic, and historical significance to the country.

Under the purview of the National Historical Commission of the Philippines are additional heritage classifications, including National Historical Shrines, which are hallowed sites revered for their deep historical and often sacred associations; National Historical Landmarks, which are places or structures directly associated with significant historical events or achievements; and National Historical Monuments, which are physical commemorations of important historical figures or moments.

At the international level, UNESCO World Heritage Sites are cultural or natural properties located in the Philippines that have been inscribed by the United Nations Educational, Scientific and Cultural Organization for their outstanding universal value to humanity.

Apart from formally declared properties, the law also recognizes a broader group known as Presumed Important Cultural Properties. These are cultural assets that have not been officially declared under any of the above categories but possess the essential characteristics of an Important Cultural Property.

Finally, there are Local Important Cultural Properties, which are identified and declared by local government units through their respective Sanggunian via ordinance, executive order, or resolution. These are properties of specific cultural, historical, or symbolic value to the local communities in which they are located, and their recognition plays a crucial role in strengthening local heritage protection and awareness.

Together, these classifications aim to preserve the Philippines’ rich and diverse cultural legacy, ensuring that historical memory and artistic achievement remain embedded within both national consciousness and local identity.

And Manila, a city older than the country itself, plays host to many of them.

Preservation as progress

The Philippines has a robust legal framework for cultural preservation. Republic Act 10066, or the National Cultural Heritage Act of 2009, mandates protection for structures at least 50 years old and classifies them as Important Cultural Properties (ICPs) or Heritage Houses.

Updates to this law, including RA 11961 passed in 2023, introduced a three-tier classification system for cultural properties, allowing tailored conservation standards for Grades I to III.

Despite this, legal protection often lacks teeth. There have been plenty of reports over the years that have pointed out the law’s weak enforcement towards the preservation of Manila’s cultural heritage. Property owners frequently alter or demolish historically significant buildings without proper permits or oversight, such as the Sta. Cruz building in Escolta that was demolished surreptitiously amid the COVID-19 pandemic in 2021, or the demolition of the Sanchez House on Bilibid Viejo Street in Quiapo.

Such events have been the source of countless controversies about Philippine heritage, and yet what’s often missing from the debate is this: heritage need not be an obstacle to urban development. In fact, it can be a catalyst for sustainable growth.

A recent Asia-Pacific study using Manila as a case study found that integrating heritage into urban planning can boost local tourism, community resilience, and economic diversity.

The study, titled “Sustainable Cities in Developing Countries: A Case of Balancing Cultural Heritage Preservation and Tourism in Manila, Philippines” and published in the Asia-Pacific Social Science Review, found that cities that balance conservation with modernization like Kyoto, George Town, or Singapore’s Chinatown demonstrate that “a sustainable urban revitalization program can effectively promote a creative economy that can generate employment opportunities and improve the existing economic conditions, especially for low-income citizens who are part of the city’s humanscape.”

In Manila, this is already happening in pockets. The Goldenberg Mansion in Malacañang complex, a Moorish-revival home built in the 1870s, was recently restored and reopened as a cultural center in 2023. Escolta’s First United Building has been repurposed into a creative hub for local entrepreneurs.

Grassroots movements are also gaining momentum. Organizations like Renacimiento Manila are spearheading public campaigns, walking tours, and digital awareness drives to build civic pride and policy pressure.

Manila today stands at a crossroads between its storied past and its visions of the future. One prioritizes verticality, volume, and economic scale; the other values continuity, character, and cultural capital.

But these visions need not be mutually exclusive. Preserving heritage does not mean freezing the city in amber. The numerous heritage sites in the city prove that Manila is a living vessel of collective memory. And what is a nation but a shared memory?

Source: Business World