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Case Name: Camp John Hay Development Corp vs. CBAA Petitioner argues that Sec.

Petitioner argues that Sec. 252 of the LGC does not apply when the person assessed is a tax-
G.R. No. 169234 | October 2, 2013 exempt entity.
Doctrine: The requirement of “payment of taxes under protest” is a condition sine qua non
before a protest or an appeal questioning the correctness of an assessment of real property SEC. 252. Payment Under Protest. – (a) No protest shall be entertained
tax may be entertained under Sec. 252 of the LGC unless the taxpayer first pays the tax. There shall be annotated on
Facts: the tax receipts the words “paid under protest.” The protest in
 In a letter, respondent City Assessor of Baguio City notified Camp John Hay writing must be filed within thirty (30) days from payment of the tax
Development Corp. about the issuance against it of 36 Owner’s Copy of to the provincial, city treasurer or municipal treasurer, in the case of
a municipality within Metropolitan Manila Area, who shall decide the
Assessment of Real Property (ARP) covering various buildings and 2 parcels of
protest within sixty (60) days from receipt.
land owned by the Bases Conversion Development Authority.
 Petitioner questioned the assessments for lack of legal basis due to the City (b) The tax or a portion thereof paid under protest, shall be held in trust by
Assessor’s failure to identify the specific properties and its corresponding the treasurer concerned.
assessed values.
- Respondent replied that it was based on the approved building permits (c) In the event that the protest is finally decided in favor of the taxpayer,
obtained from the City Engineer’s Office and pursuant to Sec. 201-206 of the the amount or portion of the tax protested shall be refunded to the
LGC. protestant, or applied as tax credit against his existing or future tax liability.
 Petitioner filed with the Board of Tax Assessment Appeals (BTAA) an appeal under
Sec. 225 of the LGC challenging the validity and propriety of the issuances of the (d) In the event that the protest is denied or upon the lapse of the
City Assessor. sixty-day period prescribed in subparagraph (a), the taxpayer may
o Claimed that there was no legal basis for the issuance of the avail of the remedies as provided for in Chapter 3, Title Two, Book II
assessments because it was allegedly exempted from paying taxes, of this Code. (Emphasis and underlining supplied)
national and local, including real property taxes, pursuant to the Bases
A taxpayer or real property owner who does not agree with the assessment of the real
Conversion and Development Act of 1992.
property tax sought to be collected may avail of administrative remedies.
 BTAA enjoined petitioner to first pay the subject real property taxes under
Under Sec. 252, it directs the taxpayer questioning the assessment to first pay the tax due
before his protest can be entertained. Only after such payment has been made may the
 CBAA denied petitioner’s appeal and remanded the case to the LBAA for further
taxpayer file a protest in writing (within 30 days from the payment of tax) to the provincial,
proceedings subject to a full and up-to-date payment of the realty taxes on the
city or municipal treasurer, who shall decide the protest within 60 days from its receipt. In
subject properties.
no case is the local treasurer obliged to entertain the protest unless the tax due has been
o Sec. 231 of RA No. 7160 provides that “appeal on assessments of real
property made under the provisions of this Code shall not suspend the
collection of the corresponding realty taxes on the property involved as
Moreover, a claim for exemption from payment of real property taxes does not actually
assessed by the provincial or city assessor, without prejudice to the
question the assessor’s authority to assess and collect such taxes.
subsequent adjustment depending upon the final outcome of the
SEC. 206. Proof of Exemption of Real Property from Taxation. - Every person
 CTA En Banc found that petitioner failed to comply with Sec. 252 of the LGC and by or for whom real property is declared, who shall claim tax exemption
ruled that it could not resolve the issue on whether petitioner is liable to pay real for such propertyunder this Title shall file with the provincial, city or
property tax or whether it is indeed a tax-exempt entity considering that LBAA municipal assessor within thirty (30) days from the date of the declaration of
has not decided on the merits. real property sufficient documentary evidence in support of such claim
o Thus, it concluded that before a protest may be entertained, the tax including corporate charters, title of ownership, articles of incorporation,
should have been paid first without prejudice to subsequent bylaws, contracts, affidavits, certifications and mortgage deeds, and similar
adjustment depending upon the final outcome of the appeal and that documents.
the tax or portion paid under protest, shall be held in trust by the
treasurer concerned. If the required evidence is not submitted within the period herein
Issue: WON CTA En Banc erred in affirming the order of the CBAA to remand the case to prescribed, the property shall be listed as taxable in the assessment
LBAA of Baguio for further proceedings subject to a full and up-to-date payment of realty roll. However, if the property shall be proven to be tax exempt, the
taxes on the subject properties assessed by the City Assessor. same shall be dropped from the assessment roll.
Held: SC ruled against the petitioner and Sec. 252 applies in this case.
In other words, by providing that real property not declared and proved as tax-exempt shall
be included in the assessment roll, the provision implies that the local assessor has the
authority to assess the property for realty taxes, and any subsequent claim for exemption
shall be allowed only when sufficient proof has been adduced supporting the claim.
Therefore, if the property being taxed has not been dropped from the assessment roll, taxes
must be paid under protest if the exemption from taxation is insisted upon.

In this case, it is evident that petitioner’s failure to comply with the mandatory requirement
of payment under protest was fatal to its appeal.

Section 206 of RA No. 7160 or the LGC of 1991, as quoted earlier,

categorically provides that every person by or for whom real property is
declared, who shall claim exemption from payment of real property
taxes imposed against said property, shall file with the provincial, city or
municipal assessor sufficient documentary evidence in support of such claim.
 Thus, the burden of proving exemption from local taxation is upon whom the
subject real property is declared. Failure to do so will list the property as taxable
in the assessment roll.