Baguio urged to review old, unvalidated ‘211’ land titles still being sold
BAGUIO CITY—The city government should assert control over about 200 hectares (ha) of land covered by old or unvalidated titles that remain active in official records and continue to be sold despite long-standing legal questions, according to a report presented to the city council.
In a privilege speech on April 27, former city administrator and Councilor Peter Fianza cited the so-called “211 titles,” some linked to early Igorot land claims that were legitimized by the historic Cariño doctrine, which stemmed from a 1909 US Supreme Court ruling recognizing native title.
Fianza, an Ibaloy lawyer, said many of these titles are still listed as active in the Registry of Deeds and continue to circulate in land transactions, contributing to overlapping claims and disputes in the city.
He noted that Baguio land issues date back to its establishment as a colonial townsite, where public reservations and private claims often conflicted. A 1922 court ruling declared most townsite lands as public property, except for specific adjudicated private claims and barred unfiled claims under the 211 case.
Extensions
Over the years, extensions were granted for titleholders to seek validation, but the final deadline expired in 1987.
Fianza said around 139 ha remain without validation applications, with the total potentially exceeding 200 ha when void and fraudulently acquired titles are included. He added that these lands should have reverted to government ownership and could be used for public purposes, such as housing.
He urged Baguio to take the lead in resolving the issue by seeking authority to review and cancel questionable titles, possibly through a deputized local task force and full access to land records from national agencies.
