COMPREHENSIVE LAND USE PLAN (CLUP), BAGUIO CITY 2010-2020

III. SOCIAL SECTOR

A. HOUSING
Housing development is a responsibility of the Local Government Units (LGUs) as provided
for by the New Local Government Code of 1991 (RA 7160) and the Urban Development and Housing
Act of 1992 (RA 7279). Housing for the underprivileged sector is a major concern under this sub-
sector. Considering the limited resources of the LGUs, the participation of the private sector is
encouraged.

This sub-sector shall make use of the result of the census on Population and Housing
conducted by the National Statistics Offices of various years as information in the analysis of the
existing situation.

Table 16 shows a total of 51,158 housing units as of the year 2000. This is an increase in
14,960 units (29.24 percent) from 33,517 in 1990.

Table 16. Housing Units, Occupied and Vacant Baguio City, 2000
Housing Units
Year 1960 1970 1980 1990 2000
Occupied 8,082 12,960 21,523 33,517 51,158
Data Source: National Statistics Office

The following table reveals that as of the year 2000, there are more households than
housing units available. There is however a significant decrease in doubled up housing from 1.09 in
year 1990 to 1.02 in 2000. This means that for every 100 households, 2 households share their
dwelling unit. On the average, there are more than 4 persons per housing unit.

Table 17. Occupied Housing Units, Households, Household Population and Ratio of
Households and Household Population to Occupied Housing Unit by Type of
Building, 2000
RATIO
Occupied Household
Household Households to
Type of Building Housing Households Population
Population Occupied
Units to Occupied
Housing Unit
Housing Unit
Total 51,158 52,302 249539 1.02 4.88
Single House 33,638 34,203 166,687 1.02 4.96
Duplex 3,100 3,155 15,142 1.02 4.88
Multi-Unit Residential 13,691 14,174 64,142 1.04 4.68
Commercial/Industrial/Agricultural 382 421 1,745 1.10 4.57
Institutional Living Quarters 70 72 308 1.03 4.40
Other Housing Unit 20 20 82 1.00 4.10
Not Reported 257 257 1,433 1.00 5.58

Most of the occupied housing units in the city are single detached (65.7%), 32.8% are
duplex and multi-unit residential buildings while 1.5% are of other types or use such as
commercial, industrial, institutional and others. The table below also reveals that there is an
average of more than one household for every dwelling unit. This conforms to the finding in Table
18 that there are 2 for every 100 households who share their dwelling units.

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 COMPREHENSIVE LAND USE PLAN (CLUP), BAGUIO CITY 2010-2020

Table 18. Occupied Housing Units, Households, Household Population, Baguio City, 2000
Ratio
H/H Population
Occupied H/H to
Type of Households H/H to
Housing Occupied
Building (H/H) Population Occupied
Units Housing
Housing
Units
Units
Total 51,158 52,302 249,539 1.02 4.88
Single 33,638 34,203 166,687 1.02 4.96
Duplex 3,100 3,155 15,142 1.02 4.88
Multi-Unit Residential 13,691 14,174 64,142 1.04 4.68
Commercial/ 382 421 1,745 1.1 4.57
Industrial/Agricultural
Institutional Living 70 72 308 1.03 4.4
Quarters
Other Housing Units 20 20 82 1.00 4.1
Not Reported 257 257 1,433 1.00 5.58

In order to determine the structural integrity of housing units, specific materials used for
construction were analyzed. As to construction materials of the outer walls, 41.38 percent of the
occupied housing units had concrete/brick/stone while 27.63 percent had half
concrete/brick/stone and half wood. On materials of roof, 93.99 percent are of galvanized
iron/aluminum while 2.37 percent has tile/concrete/clay tile. As to the combination of materials for
roofs and walls, 38.64 percent of the occupied housing units had roofs made of galvanized
iron/aluminum and walls made of concrete/brick/stone.

Table 19a. Occupied Housing Units by Construction Materials of the Outer Walls and Roof,
Baguio City, 2000
CONSTRUCTION MATERIALS OF ROOF
Construction Materials of the TOTAL Half
Galvanized Tile /
Outer Walls OCCUPIED Galvanized
Iron / Concrete / WOOD
HOUSING Iron & Half
Aluminum Clay Tile
UNITS Concrete
Concrete/Brick/Stone 21,170 19,770 1,055 205 92
Wood 4,936 4,697 29 51 147
Half Concrete/Brick/Stone and 14,135 13,192 109 754 71
Half Wood
Galvanized Iron/Aluminum 9,993 9,870 9 82 9
Bamboo/Sawali/Cogon/Nipa 49 44 - - -
Asbestos 5 4 - - 1
Glass 4 4 - - -
Makeshift/Salvaged/Improvised 286 209 - 2 1
Materials
Others/Not Reported 559 272 7 5 3
No Walls 21 19 1 - -
TOTAL 51,158 48,081 1,210 1,099 324

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 COMPREHENSIVE LAND USE PLAN (CLUP), BAGUIO CITY 2010-2020

Table 19b. Continued. Occupied Housing Units by Construction Materials of the

Outer Walls and Roof, Baguio City, 2000
CONSTRUCTION MATERIALS OF ROOF
MAKESHIFT /
CONSTRUCTION MATERIALS OF COGON / NIPA / SALVAGED / ASBESTOS /
NOT REPORTED
THE ROOF OF THE OUTER WALLS ANAHAW IMPROVISED OTHERS
MATERIALS
Concrete/Brick/Stone 2 12 34 -
Wood 5 3 4 -
Half Concrete/Brick/Stone and Half 1 6 2 -
Wood
Galvanized Iron/Aluminum 3 20 - -
Bamboo/Sawali/Cogon/Nipa 4 1 - -
Asbestos - - - -
Glass - - - -
Makeshift/Salvaged/Improvised 3 70 1 -
Materials
Others/Not Reported - 1 - 271
No Walls - - - 1
TOTAL 18 113 41 272

Since most of the materials used for the construction of the housing units are of strong
materials, the finding in the following table reveals that majority of the housing units (85.62%) do
not need repair or if at all a minor one only. About 4.04% were either dilapidated/condemned,
under renovation/being repaired, under construction or with unfinished construction.

Table 20. Occupied Housing Units by: Condition (State of Repair) of the
Building and Year Built
TOTAL CONDITION ( STATE OF REPAIR) OF THE BUILDING
OCCUPIED NEEDS NO
YEAR BUILD NEEDS DILAPIDATED/
HOUSING REPAIR/ NEEDS
MAJOR REPAIR CONDEMNED
UNITS MINOR REPAIR
Total 51,158 43,804 4,114 42
1996-2000 6,459 5,129 397 3
1991-1995 7,650 6,567 438 7
1981-1990 14,084 12,429 938 7
1971-1980 8,544 7,637 666 3
1961-1970 5,463 4,765 564 4
1960 or earlier 5,468 4,485 856 10
Not Applicable 18 14 3
Don't Know/ Not Reported 3,472 2,778 255 5

Of the 51,158 occupied housing units, 12.63 percent were newly built, that is, from 1996 to
2000. About 15 percent were built from 1991 to 1995, 27.53 percent from 1981 to 1990, and 38.07
percent earlier than 1980. It is indicated that close to 40% of housing structures are more than 20
years old.

Table 21. Condition (State of Repair) of the Building

CONDITION (STATE OF REPAIR) OF THE BUILDING
UNDER
YEAR BUILD RENOVATION/ UNDER UNFINISHED NOT
BEING CONSTRUCTION CONSTRUCTION REPORTED
REPAIRED
Total 492 490 1,045 1,171
1996-2000 81 226 453 170
1991-1995 64 104 241 229
1981-1990 116 113 232 249
1971-1980 85 21 51 81
1961-1970 52 13 19 46
1960 or earlier 56 5 5 51
Not Applicable 1

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 COMPREHENSIVE LAND USE PLAN (CLUP), BAGUIO CITY 2010-2020

Don't Know/ Not Reported 38 8 44 344

About 17.23 percent of the occupied housing units had a floor area of 30 to 49 square
meters, 16.41 percent had 20 to 29 square meters, and 15.71 percent had 10 to 19 square meters.
Only 6.38 percent of the total housing stock had floor area ranging from 90 to 119 square meters. In
2000, the median floor area was 40 square meters which is bigger than 22.15 square meters in
1990.

Table 22. Occupied Housing Units by Floor Area and Number of Occupants in Each Housing
Unit
TOTAL FLOOR AREA OF THE HOUSING UNIT (SQ. M.)
NUMBER OF OCCUPANTS IN OCCUPIED
LESS
EACH HOUSING UNITS HOUSING 10-19 20-29 30-49
THAN 10
UNITS

Total 51,158 4,205 8,078 8,393 8,817

One Occupants 3,117 573 623 477 432

Two Occupants 4,842 597 969 812 777
Three Occupants 7,290 748 1,337 1.202 1.189
Four Occupants 9,244 709 1,505 1.529 1.684
Five Occupants 8,686 585 1,301 1.486 2
Six Occupants 6,887 416 957 1.135 1
Seven Occupants 4,573 255 603 751 833
Eight Occupants 3,059 155 366 483 538
Nine Occupants 1,455 76 177 206 252
Ten Occupants 2,008 91 240 312 316

Average Number of Occupants 4.88 4.07 4.53 4.84 4.95

Table 23. Floor Area of the Housing Unit

FLOOR AREA OF THE HOUSING UNIT (SQ. M.)
NUMBER OF OCCUPANTS MEDIAN
120 AND NOT
IN EACH HOUSING UNITS 50-69 70-89 90-119 FLOOR
OVER REPORTED
AREA

Total 6,210 3,845 3,264 7 964 40.0

One Occupants 295 134 138 360 85 26.7

Two Occupants 472 297 244 591 83 30.0
Three Occupants 858 511 386 937 122 35.0
Four Occupants 1,154 693 584 1,223 163 39.5
Five Occupants 1,116 701 596 1,183 156 41.4
Six Occupants 900 587 465 1,068 122 44.1
Seven Occupants 592 356 353 761 69 45.4
Eight Occupants 385 282 225 558 67 48.3
Nine Occupants 206 116 121 265 36 49.9
Ten Occupants 232 168 152 436 61 51.3
Average Number of 5.02 5.16 5.21 5.25 4.99
Occupants

In terms of ownership of land, not all of those who own their building do own the lot where
the structure is erected. Only 27,203 (52.11%) own the lot while some are being rented out and
occupied for free with the consent of owner (26.29%). The others occupy the lot for free without
the consent of owner.

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 COMPREHENSIVE LAND USE PLAN (CLUP), BAGUIO CITY 2010-2020

Table 24. Households by Type of Building and Tenure Status of the Lot
TYPE OF BUILDING
MULTI-UNIT
TOTAL
TENURE STATUS OF THE LOT RESIDENTIAL
HOUSEHOLDS SINGLE HOUSE DUPLEX
(3-UNITS OR
MORE)
Total 52,302 34,203 3,155 14,174

Owned/ being amortized 27,203 20,843 1,667 4,400

Rented 13,749 6,180 816 6,504
Rent-Free w/ consent of owner 6,775 4,240 453 1,953
Rent-free w/o consent of owner 1,331 1,196 24 88
Not Reported 1,088 607 44 244
Not Applicable 2,336 1,137 151 985

A majority, composing of 28,763 of the city’s households (55%), own their housing units
while 29.69% are rented out. Some occupy their dwelling units for free with the consent of owner.
Some of these are caretakers of vacation houses. There are also housing units that are occupied for
free without the consent of owner. (Table 25)

Table 25. Households in Occupied Housing Units by Tenure Status of the Housing Unit
TOTAL HOUSEHOLDS IN OCCUPIED
TENURE OF THE HOUSING UNIT
HOUSING UNIT
Total 52,302
Owned/ being amortized 28,763
Rented 15,527
Being Occupied for Free with the Consent of the Owner 6,659
Being Occupied for Free without the Consent of the Owner 393
Not Reported 960

Table 26. Owner-Households in Occupied Housing Units by Mode of Acquisition of Housing

Unit: 2000
TOTAL OWNER-HOUSEHOLDS IN OCCUPIED
MODE OF ACQUISITION OF THE HOUSING UNIT
HOUSING UNIT
Total 28,763

Purchased 4,504
Constructed by the owner/ Occupants with or without Help of 12,740
Friends/ Relatives
Constructed by Hired/ Skilled Workers 6,444
Constructed by an Organized Contractor 650
Inherited 2,164
Others (Lottery, Gift, etc.) 190
Not Reported 2,071

Most of the occupied housing units (44.29%) were constructed by the owner/occupants
with or without help of friends. Some owner-households have acquired their housing units
through purchase (15.66%). The remaining 40.05% are constructed by skilled workers, organized
contractor, inherited and through lottery, gift and the like.

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 COMPREHENSIVE LAND USE PLAN (CLUP), BAGUIO CITY 2010-2020

Table 27. Owner-Households in Occupied Housing Units by Mode of Acquisition of Housing

Unit: 2000
TOTAL OWNER-HOUSEHOLDS IN OCCUPIED
MODE OF ACQUISITION OF THE HOUSING UNIT
HOUSING UNIT
Total 28,763
Purchased 4,504
Constructed by the owner/ Occupants with or without Help of 12,740
Friends/ Relatives
Constructed by Hired/ Skilled Workers 6,444
Constructed by an Organized Contractor 650
Inherited 2,164
Others (Lottery, Gift, etc.) 190
Not Reported 2,071

In terms of sources of financing, most of the occupied housing units are constructed or
purchased through their own resources or interest-free loans from relatives and friends. The others
were acquired through loans from government and private institutions as well as private persons.

Table 28. Owner-Households That Purchased/ Constructed Their Housing Units by: Reported Source of Financing: 2000
TOTAL OWNER- HOUSEHOLDS THAT
REPORTED SOURCE OF FINANCING PURCHASED/ CONSTRUCTED THEIR HOUSING
UNITS
Total 24,338

Own Resources / Interest-Free 6,959

Loans From Relatives / Friends
Government Assistance: PAG-IBIG, GSIS, 664
SSS, DBP, etc.
Private Banks/ Foundation/ Cooperatives 330
Employer Assistance 396
Private Persons 799
Other Sources 213
Not Reported 16,352

Majority of the renter-households pay their house rental in the amount ranging from
Php500.00 to Php9,999.00, house rental rates that are dominant in the city. Only few could afford
rental costs above Php10,000.00.

Table 29. Renter-Households in Occupied Housing Units by Monthly Rental of Housing Units:
2000
MONTHLY RENTAL OF HOUSING, UNIT TOTAL RENTER-HOUSEHOLDS IN OCCUPIED
( IN PESOS ) HOUSING UNITS
Below 100 271
100-1999 135
200-499 725
500-999 2,705
1,000-1,999 4,289
2,000-4,999 4,262
5,000-9,999 1,409
10,000 and over 254
Not Reported 1,477
Median Rental 1,743.53

There are 83 residential subdivisions that were approved for the period 1984 to 2010.
These subdivisions located within the city have a total of 12,760 saleable lots.

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 COMPREHENSIVE LAND USE PLAN (CLUP), BAGUIO CITY 2010-2020

Since the passage of R.A. 7279 or the Urban Development and Housing Act in 1992, all
subdivisions are required to support the balanced housing development program or the allocation
of area for socialized housing purposes as provided in this Act.

Due to high cost of land within the city, the development of socialized housing projects has
not prospered. Private developers tend to locate their socialized housing projects outside of the city
within the adjacent municipalities such as Sablan, Tuba and La Trinidad.

Table 30. Inventory of Subdivisions, 2010, Baguio City

TYPE OF SUBDIVISION NO. NO. OF SALEABLE LOTS
P.D. 957 (Open Market) 47 7,454
B.P 220 (Economic / Socialized Housing) 36 5,306

The number of new households is based on the projected housing requirements due to new
households from the year 2000 to 2020.

Upgrading need includes those needing improvement on land and housing tenure status,
structure improvement or buildings needing major repairs as well as dilapidated and condemned
buildings.

Table 31. Projected Population and No. of Households, 2000 – 2020

YEAR POPULATION NO. OF HOUSEHOLDS
2000 (actual) 252,386 52,302
2005 280,758 56,905
2006 286,801 57,874
2007 (actual) 301,926 58,858
2008 309,708 59,860
2009 317,692 60,878
2010 325,880 61,914
2011 334,280 63,415
2012 342,897 64,953
2013 351,735 66,528
2014 360,802 68,141
2015 370,802 69,793
2016 379,642 71,485
2017 389,427 73,218
2018 399,163 74,994
2019 409,142 76,812
2020 419,371 78,674

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 COMPREHENSIVE LAND USE PLAN (CLUP), BAGUIO CITY 2010-2020

Table 32. Number of Building Permits Issued , 2001-2009

TYPE 2001 2002 2003 2004 2005 2006 2007 2008 2009
I. RESIDENTIAL 382 495 509 483 655 435 444 477 388
a. New residential 334 437 451 435 623 419 426 444 349
b. Residential Additional 15 17 15 22 15 10 11 26 28
c. Residential Extension 15 20 18 16 9 2 3 4
d. Residential Renovation 18 20 25 7 8 4 4 7 7
e. Residential Basement 0 1 0 3

II. COMMERCIAL 108 134 268 216 166 73 82 91 96

a. New Commercial 63 80 43 58 6 14 11 16 14
b. Commercial 14 36 203 139 127 41 40 48 41
Renovation / Repair
c. Apartment 22 8 14 12 22 15 18 16 22
d. Dormitory 7 10 4 5 8 3 6 3 7
e. Hotel 2 0 4 2 1 0 4 3 9
f. Condominium 2 0 3 5 3

III. INSTITUTIONAL 16 36 25 23 34 23 22 50 30
a. Church 4 10 5 3 6 7 4 6 1
b. School 8 14 11 10 19 12 12 17 10
c. Hospital 0 2 4 0 3 2 1 2
d. Government Office 4 10 5 10 6 2 5 25 19

Table 33a. Summary of Shelter Needs Baguio City, 2009-2020

2001-
HOUSING NEEDS 2010 2011 2012 2013 2014
2009
A. Due to Backlog
1. Doubled-up Household 9,332
B. Due to Formation of New 1,03 1,50 1,53 1,57 1,61
Household 6 1 8 5 3
TOTAL

…continuation…Table 33b. Summary of Shelter Needs Baguio City, 2009-2020

HOUSING NEEDS 2015 2016 2017 2018 2019 2020
A. Due to Backlog
1. Doubled-up Household 9,332
1,6 1, 1, 1,7 1,8 1,86
B. Due to Formation of New Household 52 692 733 75 18 2
TOTAL 11,194

Total housing units (2000) = 51,158

Number of Residential Building Permits Issued (2001-2009) = 388

============
Total Number of Housing Units as of 2009 = 51,546

Number of Household as of 2009 = 60,878

Household to Housing Unit Ratio = 1.18

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 COMPREHENSIVE LAND USE PLAN (CLUP), BAGUIO CITY 2010-2020

B. PROBLEMS/ISSUES:

1. Limited land supply

Only few areas in the different barangays are available for housing purposes.

Areas covered by Presidential Proclamation reserving portions of the city for various uses
such as forest, military, institutional, parks, industrial, agricultural, and other uses as public facility
for the city and the different barangays is almost 1,060 hectares. Areas with steep slopes consist of
790 hectares. These areas have slopes ranging from 31 to 50 percent. Added to this are the flood
prone areas at the City Camp Lagoon including portions at Crystal Cave area and San Roque. Other
areas considered as danger zones are those areas that are within sinkholes.

2. Poor implementation of R.A. 7279

R.A. 7279 which requires subdivision developers to support the balanced housing
development program is an effort to address the problem of housing for the poor. The city has yet
to develop a relocation site. Section 29 of RA 7279 mandates the LGUs to relocate and provide
resettlement areas for the affected households that are covered by the law.

3. Inadequate housing for transient students/workers

One of the more progressive industries under the Services Sector is Real Estate and Renting
activities. Due to the very high demand for housing, some existing residential houses are utilized as
quarters for students/workers and often times are overcrowded.

C. GOAL /OBJECTIVES/TARGETS:
This sector shall provide adequate, descent and affordable housing for the underprivileged
sector of the population. Specifically, it shall:

1. Reduce the housing backlog through the implementation of low cost housing
projects

2. Provide adequate and comfortable housing for transient students and

workers

D. DEVELOPMENT STRATEGIES:
1. Development of the BLISTT areas to encourage the dispersal of population
or minimize population congestion;

2. Inter-LGU coordination on socialized housing programs among the BLIST

areas.

3. Explore other funding schemes in the implementation of socialized housing

program i.e. Joint Venture Agreement, Bond Flotation, Build-Operate-
Transfer and other viable schemes.

4. Formulation of a City Housing Policy as part of the Executive and Legislative

agenda.

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 COMPREHENSIVE LAND USE PLAN (CLUP), BAGUIO CITY 2010-2020

E. POLICIES:
1. Strict implementation of R.A. 7279

2. Strict implementation of the Comprehensive Anti-Squatting Program

F. MAJOR PROGRAMS/PROJECTS:

1. Socialized Housing Program

For the plan period, the 1.8 hectare city property located at Irisan
will be developed to include: site development, construction of housing units
and provision of basic facilities and utilities for intended beneficiaries.

In the long term, the project will involve the purchase of land/s for
socialized housing program, site development, construction of housing units
and provision of basic facilities and utilities. Subject to detailed study, these
will be sold to the underprivileged sector of the population either as lot only
of “house and lot package”.

The city will venture into Public-Private Partnership (PPP) in the

development of housing projects for government employees and for the
homeless population of the city.

2. Feasibility Study on Livelihood Development Program

The project is intended to explore viable livelihood activities that will

help the poor segment uplift their way of living and increase their capability
to pay socialized housing projects.

3. Housing Program for Transient Students and Workers

This involves the development, construction of “dormitory type”

buildings and the provision of basic facilities and utilities.

4. Local Shelter Plan Preparation

The plan when prepared will serve as blueprint for housing

development programs of the City.

5. Institutionalization of the Local Housing Board

6. Land Banking

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