Is Your HOA Registered With DHSUD? What the December 18, 2026 Re-Registration Deadline Means for Homeowners

By Carla Calleja, MBA, REB

The story: “Registered naman tayo, ‘di ba?”

Picture Mang Ben, the long-time treasurer of a 30-year-old subdivision homeowners’ association. At the monthly meeting, a new member asks a simple question: “Registered ba tayo sa DHSUD?” Mang Ben pulls out the association’s old SEC certificate and says, “Registered tayo since the ’90s.” The room relaxes.

The twist: for many older associations, that old SEC or HIGC registration is no longer enough. If the HOA does not re-register with the Department of Human Settlements and Urban Development (DHSUD) by December 18, 2026, it can be automatically suspended. As of today, November 8, that is 40 days away.

(Mang Ben is a fictional example. The photo with the original social post is an AI-generated illustration.)

The short answer

If your subdivision or government housing HOA was registered with the Securities and Exchange Commission (SEC) or the former Home Insurance and Guaranty Corporation (HIGC), it must re-register with DHSUD on or before December 18, 2026. Associations that miss it face automatic suspension under Section 32 of the Revised Implementing Rules and Regulations (IRR) of Republic Act No. 9904.

The full explanation

What the law says

Republic Act No. 9904, the Magna Carta for Homeowners and Homeowners’ Associations, requires subdivision and government housing HOAs to register with the government housing agency. That function is now with DHSUD. Under Section 4 of RA 9904, associations registered with the SEC and HIGC must re-register with DHSUD.

What changed this year

The original deadline was June 18, 2026. In June, DHSUD issued Department Order No. 2026-007, signed by Secretary Jose Ramon Aliling, giving SEC- and HIGC-registered HOAs six more months, until December 18, 2026. DHSUD reminded associations to process their re-registration as early as possible to avoid longer processing times.

Who is not covered

According to the reports on the order, HOAs already registered under the former Housing and Land Use Regulatory Board (HLURB) and condominium corporations are excluded.

What happens if your HOA misses the deadline

Under Section 32 of the Revised IRR, an HOA that fails to re-register is automatically suspended. While suspended, the association and its members cannot:

exercise the rights and powers granted under RA 9904 and its 2024 Revised IRR;
ask DHSUD for assistance on complaints and disputes; or
file complaints before the Human Settlements Adjudication Commission (HSAC).

Don’t confuse it with the bylaw deadline

There is a separate rule. The 2024 Revised IRR, effective December 18, 2024, gave registered HOAs two years to amend their bylaws. On August 24, 2026, DHSUD issued Department Circular No. 2026-019 telling HOAs to hold in abeyance any action on mandatory bylaw amendments while a technical working group reviews the IRR. DHSUD said this does not repeal or amend the IRR. The bylaw deadline is on hold; the re-registration deadline for SEC/HIGC-registered HOAs is still December 18, 2026 based on the latest reports we found.

Step-by-step: what to do this week

Ask your HOA board two questions: Where was our HOA originally registered (SEC, HIGC or HLURB)? Have we re-registered with DHSUD?
Check DHSUD’s official list of homeowners’ associations, which DHSUD says HOAs can use to check their status.
Board officers: contact your DHSUD regional office for the current documentary checklist and file early. We did not find an official fee schedule for re-registration in the sources reviewed, so ask DHSUD directly about any fees.
Keep copies of your filing and DHSUD’s acknowledgment for the members.

What this means for you

Homeowners: a suspended HOA cannot go to HSAC or ask DHSUD for help in disputes, including disputes you may care about, such as dues, security or common areas.
Buyers: before buying a house and lot in a subdivision, ask about the HOA’s DHSUD registration status, together with dues and any pending cases.
Sellers and heirs: a clear answer on the HOA’s status helps buyers decide faster.
OFWs: if you own a home in a subdivision back home, ask a relative or your HOA to confirm the status now.

FAQ

Does this apply to condominium corporations?
No. Condominium corporations are excluded from this order.

Our HOA was registered with HLURB. Do we need to do anything?
HLURB-registered HOAs are excluded from this order. It is still smart to confirm your status on DHSUD’s list.

What if we file after December 18?
Under Section 32 of the Revised IRR, an HOA that fails to re-register is automatically suspended. Ask DHSUD about how to lift a suspension.

Is the bylaw-amendment deadline also December 2026?
It was, but DHSUD Department Circular No. 2026-019 put mandatory bylaw amendments on hold pending further guidance.

Can an individual homeowner file for the HOA?
Re-registration is done by the association through its officers. Members can remind and help the board.

Ask Broker Carla

Buying, selling or leasing in a subdivision and unsure about the HOA? Comment HOA on my post, message my Facebook page at facebook.com/carlacallejabrokerphilippines, or email buyrentph@gmail.com with your “Broker Carla, …” question.

This article is for general information only and is not legal or tax advice. For your specific situation, consult a lawyer or a licensed professional.