against its properties.

[8]
METROPOLITAN WATERWORKS SEWERAGE SYSTEM, PETITIONER, VS. THE
LOCAL GOVERNMENT OF QUEZON CITY, CITY TREASURER OF QUEZON CITY, On August 7, 2007, the Treasurer's Office of Quezon City issued Warrants of
CITY ASSESSOR OF QUEZON CITY, SANGGUNIANG PANLUNGSOD NG QUEZON Levy on the properties due to Metropolitan Waterworks and Sewerage System's
CITY, AND CITY MAYOR OF QUEZON CITY, RESPONDENTS. failure to pay.[9]

DECISION On September 10, 2007, the Local Government of Quezon City had a Notice of
Sale of Delinquent Real Properties published, which stated that the real
LEONEN, J.:
properties would be sold at a public auction on September 27, 2007. The list
A government instrumentality exercising corporate powers is not liable for the included properties owned by Metropolitan Waterworks and Sewerage
payment of real property taxes on its properties unless it is alleged and proven System.[10]
that the beneficial use of its properties been extended to a taxable person.
On September 26, 2007, Metropolitan Waterworks and Sewerage System filed
This resolves a Petition for Review onCertiorari[1] assailing the October 19, before the Court of Appeals a Petition for Certiorari and Prohibition with Prayer
2010 Decision[2] of the Court of Appeals in CA-G.R. SP No. 100733, which held for the Issuance of a Temporary Restraining Order and/or Writ of Preliminary
that the Local Government of Quezon City may assess real property taxes on Injunction.[11] It argued that its real properties in Quezon City were exclusively
Metropolitan Waterworks and Sewerage System's properties located in Quezon devoted to public use, and thus, were exempt from real property tax.[12]
City.
The Court of Appeals issued a Temporary Restraining Order on September 27,
On June 19, 1971, Congress enacted Republic Act No. 6234,[3]
creating the 2007, enjoining the Local Government of Quezon City from proceeding with the
Metropolitan Waterworks and Sewerage System. Under the law, it was scheduled auction of the properties. On November 14, 2007, the Court of
mandated "to insure an uninterrupted and adequate supply and distribution of Appeals conducted oral arguments. On December 19, 2007, it issued a Writ of
potable water for domestic and other purposes and the proper operation and Preliminary Injunction.[13]
maintenance of sewerage systems."[4] It was granted the power to exercise
supervision and control over all waterworks and sewerage systems within On October 19, 2010, the Court of Appeals rendered a Decision [14] denying the
Metro Manila, Rizal, and a portion of Cavite.[5] Petition for lack of merit and lifting the Writ of Preliminary Injunction.

It was initially created as a corporation without capital stock. On March 29, According to the Court of Appeals, Metropolitan Waterworks and Sewerage
1974, then President Ferdinand Marcos issued Presidential Decree No. System need not exhaust administrative remedies since the issue involved a
425,[6] authorizing it to have an authorized capital stock of P1,000,000,000.00, purely legal question.[15] It noted, however, that the Petition should have been
divided into 10,000,000 shares at a par value of P100.00 each. Presidential first filed before the Regional Trial Court, which shares concurrent jurisdiction
Decree No. 425 further mandated that all shares of stock shall only be with the Court of Appeals over petitions for certiorari and
subscribed by the government. The stocks should not be "transferred, prohibition.[16] Nonetheless, it proceeded to resolve the case on its merits.[17]
negotiated, pledged, mortgaged or otherwise given as security for the payment
of any obligation."[7] The Court of Appeals found that since Metropolitan Waterworks and Sewerage
System was not a municipal corporation, it could not invoke the immunity
Sometime in July 2007, Metropolitan Waterworks and Sewerage System granted in Section 133(o) of the Local Government Code.[18] In particular, it
received several Final Notices of Real Property Tax Delinquency from the Local found that even if Metropolitan Waterworks and Sewerage System was an
Government of Quezon City, covering various taxable years, in the total amount instrumentality of the government, it was not performing a purely
of P237,108,043.83 on the real properties owned by Metropolitan Waterworks governmental function. As such, it cannot invoke immunity from real property
and Sewerage System in Quezon City. The Local Government of Quezon City taxation.[19]
warned it that failure to pay would result in the issuance of warrants of levy
The Court of Appeals likewise found that the taxed properties were not part of
the public dominion, but were even made the subject of concession agreements Petitioner filed a Counter-Manifestation Ad Cautelam,[32] arguing that while
between Metropolitan Waterworks and Sewerage System and private these properties were not included among the properties covered by the
concessionaires due to its privatization in 1997. It concluded that since the January 26, 2011 Temporary Restraining Order, they fall under the same or
properties were held by Metropolitan Waterworks and Sewerage System in the similar category as those properties that were covered. It contends that if these
exercise of its proprietary functions, they were still subject to real property properties were auctioned, the issue in the Petition would be rendered moot.[33]
tax.[20]
In its September 7, 2011 Resolution,[34] this Court issued a Temporary
The dispositive portion of the Court of Appeals October 19, 2010 Decision Restraining Order preventing respondents from proceeding with the auction of
stated: petitioner's Lot Nos. 1, 2, and 3 of Block PCS-8998.

WHEREFORE, in view of the foregoing premises, judgment is hereby rendered The patties subsequently submitted their respective memoranda[35] before this
by us DENYING the instant petition for lack of merit. The Writ of Preliminary Court.
Injunction issued herein is hereby ordered LIFTED.
Petitioner maintains that it is a government instrumentality exempt from real
SO ORDERED.[21] (Emphasis in the original) property taxation under Section 133(o)[36] of the Local Government Code. In
On November 9, 2010, Warrants of Levy were issued by the Quezon City particular, it argues that it is a regulatory body mandated to oversee the
Treasurer over Metropolitan Waterworks and Sewerage System's operations of its two (2) private concessionaires, the Manila Water Company,
properties.[22] Hence, on November 18, 2010, Metropolitan Waterworks and Inc. and the Maynilad Water Services, Inc. It points out that Republic Act No.
Sewerage System filed its Petition for Certiorari with Prayer for the Issuance of 6234, Section 18, as amended by Presidential Decree No. 425,[37]expressly
a Temporary Restraining Order and/or Writ of Preliminary Injunction[23] before exempts it from the payment of real property taxes.[38]
this Court.
Citing Manila International Airport Authorities v. Court of
On December 14, 2010, petitioner filed a Very Urgent Reiteratory Motion for Appeals[39] and Philippine Fisheries Development Authority v. Central Board of
Issuance of Temporary Restraining Order and/or Writ of Preliminary Assessment Appeals,[40] petitioner argues that it is exempt from taxation as it is
Injunction.[24] an instrumentality of the government holding properties of the public
dominion. It likewise cites Republic Act No. 10149,[41] passed on July 26, 2010,
Acting on this Motion, this Court resolved to Issue a Temporary Restraining which lists petitioner as one of the government instrumentalities with
Order on January 26, 2011.[25] corporate powers.[42]

Respondents filed a Consolidated Motions to Dismiss[26] and a Motion for Respondents, on the other hand, point out that petitioner failed to observe the
Extension of Time to File Comment.[27] In its April 11, 2011 Resolution,[28] this principle of the hierarchy of courts when it filed the case directly before the
Court resolved to deny the Consolidated Motions to Dismiss but to grant the Court of Appeals, instead of the Regional Trial Court, which exercises
Motion for Extension of Time to file comment. Respondents, thus, filed their concurrent jurisdiction in petitions for certiorari.[43]
Comment[29] on April 19, 2011.
They maintain that petitioner holds properties in the exercise of its proprietary
While the Petition was pending, however, respondent City Treasurer of Quezon functions, and thus, are susceptible to real property tax.[44] They point out that
City submitted a Manifestation[30]stating that he intended to auction petitioner's tax exemption granted in Republic Act No. 6234, Section 18 has since been
Lot Nos. 1, 2, and 3 of Block PCS-8998, located in Barangay Pasong Putik, repealed by Section 234[45] of the Local Government Code.[46] They likewise
Quezon City on July 7, 2011. He reasoned that these properties were not assert that petitioner has since recognized its tax liabilities when it paid
included among those covered in this Court's January 26, 2011 Temporary respondents a down payment of P30,000,000.00, and when it committed to pay
Restraining Order.[31] the balance not later than April 2011.[47]
 their territorial jurisdiction, which properly present the 'actual case' that makes
This Court is asked to resolve a pure question of law: whether a local ripe a determination of the constitutionality of such action. The consequences,
government unit may assess real property taxes on petitioner Metropolitan of course, would be national in scope. There are, however, some cases where
Waterworks and Sewerage System, a government entity. resort to courts at their level would not be practical considering their decisions
could still be appealed before the higher courts, such as the Court of Appeals.
Before this issue can be resolved, however, this Court will first pass upon the
issue of whether or not petitioner Metropolitan Waterworks and Sewerage The Court of Appeals is primarily designed as an appellate court that reviews
System violated the principle of hierarchy of courts in directly bringing the case the determination of facts and law made by the trial courts. It is collegiate in
to the Court of Appeals instead of to the Regional Trial Court. nature. This nature ensures more standpoints in the review of the actions of the
trial court. But the Court of Appeals also has original jurisdiction over most
I special civil actions. Unlike the trial courts, its writs can have a nationwide
scope. It is competent to determine facts and, ideally, should act on
The principle of the hierarchy of courts is a judicial policy designed to restrain constitutional issues that may not necessarily be novel unless there are factual
direct resort to this Court if relief can be granted or obtained from the lower questions to determine.
courts. As this Court explained in Aala v. Uy:[48]
This court, on the other hand, leads the judiciary by breaking new ground or
The doctrine on hierarchy of courts is a practical judicial policy designed to further reiterating in the light of new circumstances or in the light of some
restrain parties from directly resorting to this Court when relief may be confusions of bench or bar existing precedents. Rather than a court of first
obtained before the lower courts. The logic behind this policy is grounded on instance or as a repetition of the actions of the Court of Appeals, this court
the need to prevent "inordinate demands upon the Court's time and attention promulgates these doctrinal devices in order that it truly performs that
which are better devoted to those matters within its exclusive jurisdiction," as role.[52] (Citation omitted)
well as to prevent the congestion of the Court's dockets. Hence, for this Court to
be able to "satisfactorily perform the functions assigned to it by the Respondents assail petitioner's direct resort of its Petition for Certiorari to the
fundamental charter[,]" it must remain as a "court of last resort." This can be Court of Appeals, arguing that the Petition should have been filed before the
achieved by relieving the Court of the "task of dealing with causes in the first Regional Trial Court, which shares concurrent jurisdiction.
instance."[49]
The doctrine of the hierarchy of courts, however, is often invoked in direct
This Court shares concurrent jurisdiction in the issuance of writs of certiorari, resorts to this Court. Hence, the exceptions to the rule are more tailored to the
prohibition, mandamus, quo warranto, and habeas corpus with the Regional specific functions and discretion of this Court:
Trial Court and the Court of Appeals.[50] As it stated in Aala, the principle of the
hierarchy of courts prevents parties from randomly selecting which among Immediate resort to this Court may be allowed when any of the following
these forums their actions will be directed. Diocese of Bacolod v. Commission on grounds are present: (1) when genuine issues of constitutionality are raised
Elections[51] likewise explained the rationale behind this Court's adherence to that must be addressed immediately; (2) when the case involves transcendental
the principle: importance; (3) when the case is novel; (4) when the constitutional issues
raised are better decided by this Court; (5) when time is of the essence; (6)
Trial courts do not only determine the facts from the evaluation of the evidence when the subject of review involves acts of a constitutional organ; (7) when
presented before them. They are likewise competent to determine issues of law there is no other plain, speedy, adequate remedy in the ordinary course of law;
which may include the validity of an ordinance, statute, or even an executive (8) when the petition includes questions that may affect public welfare, public
issuance in relation to the Constitution. To effectively perform these functions, policy, or demanded by the broader interest of justice; (9) when the order
they are territorially organized into regions and then into branches. Their writs complained of was a patent nullity; and (10) when the appeal was considered as
generally reach within those territorial boundaries. Necessarily, they mostly an inappropriate remedy.[53]
perform the all-important task of inferring the facts from the evidence as these
are physically presented before them. In many instances, the facts occur within
It is doubtful whether the Court of Appeals could apply the same rationale when
the doctrine of the hierarchy of courts is invoked. In any case, it has full (a) Real property owned by the Republic of the Philippines or any of its political
discretion on whether to give due course to any petition for certiorari directly subdivisions except when the beneficial use thereof has been granted, for
filed before it. In this case, it allowed petitioner's direct resort to it on the consideration or otherwise, to a taxable person;
ground that the issue presented was a pure question of law. No error can be
ascribed to it for passing upon the issue. (b) Charitable institutions, churches, parsonages or convents appurtenant
thereto, mosques, non-profit or religious cemeteries and all lands, buildings,
II and improvements actually, directly, and exclusively used for religious,
charitable or educational purposes;
Under the Local Government Code, local government units are granted the
power to levy taxes on real property not otherwise exempted under the law: (c) All machineries and equipment that are actually, directly and exclusively
used by local water districts and government-owned or -controlled
Section 232. Power to Levy Real Property Tax. - A province or city or a corporations engaged in the supply and distribution of water and/or generation
municipality within the Metropolitan Manila Area may levy an annual ad and transmission of electric power;
valorem tax on real property such as land, building, machinery, and other
improvement not hereinafter specifically exempted. (d) All real property owned by duly registered cooperatives as provided for
under R.A. No. 6938; and
The Local Government Code provides two (2) specific limitations on local
government units' power of taxation. The first is Section 133(o), which
(e) Machinery and equipment used for pollution control and environmental
provides:
protection.
Section 133. Common Limitations on the Taxing Powers of Local Government
Units. Unless otherwise provided herein, the exercise of the taxing powers of Except as provided herein, any exemption from payment of real property tax
provinces, cities, municipalities, and barangays shall not extend to the levy of previously granted to, or presently enjoyed by, all persons, whether natural or
the following: juridical, including all government-owned or - controlled corporations are
hereby withdrawn upon the effectivity of this Code.
....
The second limitation likewise provides for its own exceptions. Under Section
234(a), the general rule is that any real property owned by the Republic or its
(o) Taxes, fees or charges of any kind on the National Government, its agencies
political subdivisions is exempt from the payment of real property tax "except
and instrumentalities, and local government units.
when the beneficial use thereof has been granted, for consideration or
The first limitation provides a general rule, that is, that local government units otherwise, to a taxable person." The implication is that real property, even if
cannot levy any taxes, fees, or charges of any kind on the national government owned by the Republic or any of its political subdivisions, may still be subject to
or its agencies and instrumentalities. The provision, however, also provides for real property tax if the beneficial use of the real property was granted to a
an exception: "[u]nless otherwise provided herein." The implication, therefore, taxable person.
is that while a government agency or instrumentality is generally tax-exempt,
the Local Government Code may provide for instances when it could be taxable. Petitioner claims that it is an instrumentality of the Republic; thus, its real
properties should be exempt from real property tax. Respondents, on the other
The second limitation is provided for under Section 234 of the Local hand, claim that petitioner is a government-owned and -controlled corporation
Government Code, which enumerates the properties that are specifically whose tax exemptions have since been withdrawn with the effectivity of the
exempted from the payment of real property taxes: Local Government Code.

Section 234. Exemptions from Real Property Tax. - The following are exempted This is not the first time that this Court has been confronted with this issue.
from payment of the real property tax:
In Manila International Airport Authority v. Court of Appeals,[54] this Court was
confronted with the issue of whether Parañaque City could levy real property Section 16. The Congress shall not, except by general law, provide for the
taxes on airport lands and buildings. To resolve this issue, it first had to formation, organization, or regulation of private corporations. Government-
determine whether the Manila International Airport Authority, a government owned or controlled corporations may be created or established by special
entity with its own charter, was considered an "instrumentality" or a charters in the interest of the common good and subject to the test of economic
"government-owned and -controlled corporation." viability.

Citing Section 2(10) of the Administrative Code,[55] this Court defined a This Court determined that the Manila International Airport Authority was not a
government "instrumentality" as an "agency of the National Government, not government-owned and controlled corporation since it was not organized as a
integrated within the department framework vested with special functions or stock or non-stock corporation. It was likewise unnecessary to subject it to the
jurisdiction by law, endowed with some if not all corporate powers, test of economic viability since it was not created to compete in the
administering special funds, and enjoying operational autonomy, usually marketplace.
through a charter." Government instrumentalities are exempt from any kind of
taxation from local government for the following reasons: Although the Manila International Airport Authority was granted corporate
powers, it also exercised governmental powers of eminent domain, police
There is . . . no point in national and local governments taxing each other, unless authority, and levying of charges and fees. The proper nomenclature for it,
a sound and compelling policy requires such transfer of public funds from one therefore, was that of a government instrumentality exercising corporate
government pocket to another. powers, sometimes loosely referred to as "government corporate entity." As a
government instrumentality, it is exempt from local taxes under Section
There is also no reason for local governments to tax national government 133(o)[57] of the Local Government Code.
instrumentalities for rendering essential public services to inhabitants of local
governments. The only exception is when the legislature clearly intended to tax Manila International Airport Authority likewise held that airport lands and
government instrumentalities for the delivery of essential public services for buildings are properties of public dominion owned by the Republic. These
sound and compelling policy considerations. There must be express language in properties have been determined to be intended for public use as they are used
the law empowering local governments to tax national government by the public for domestic and international air travel. Even if the titles to the
instrumentalities. Any doubt whether such power exists is resolved against properties were in Manila International Airport Authority's name, it only held
local governments.[56] them in trust for the Republic since the properties cannot be conveyed without
the President's signature on the deed of conveyance. Manila International
A "government-owned and -controlled corporation," on the other hand, is Airport Authority, however, clarified that portions of the Republic's properties
defined under Section 2(13) of the Administrative Code, thus: that are leased to taxable persons may be subjected to real property tax:
(13) Government-owned or controlled corporation refers to any agency The Republic may grant the beneficial use of its real property to an agency or
organized as a stock or non-stock corporation, vested with functions relating to instrumentality of the national government. This happens when title of the real
public needs whether governmental or proprietary in nature, and owned by the property is transferred to an agency or instrumentality even as the Republic
Government directly or through its instrumentalities either wholly, or, where remains the owner of the real property. Such arrangement does not result in the
applicable as in the case of stock corporations, to the extent of at least fifty-one loss of the tax exemption. Section 234(a) of the Local Government Code states
(51) per cent of its capital stock[.] that real property owned by the Republic loses its tax exemption only if the
The entity must also meet the two (2) conditions prescribed under Article XII, "beneficial use thereof has been granted, for consideration or otherwise, to a
Section 16 of the Constitution: taxable person." MIAA, as a government instrumentality, is not a taxable person
under Section 133(o) of the Local Government Code. Thus, even if we assume
ARTICLE XII that the Republic has granted to MIAA the beneficial use of the Airport Lands
National Economy and Patrimony and Buildings, such fact does not make these real properties subject to real
estate tax.
 186 as a non-stock corporation, a status that has remained unchanged even
However, portions of the Airport Lands and Buildings that MIAA leases to when it operated under PD 1146 and RA 8291, GSIS is not, in the context of the
private entities are not exempt from real estate tax. For example, the land area afore quoted Sec. 193 of the LGC, a GOCC following the teaching of Manila
occupied by hangars that MIAA leases to private corporations is subject to real International Airport Authority, for, like MIAA, GSIS' capital is not divided into
estate tax. In such a case, MIAA has granted the beneficial use of such land area unit shares. Also, GSIS has no members to speak of. And by members, the
for a consideration to a taxable person and therefore such land area is subject to reference is to those who, under Sec. 87 of the Corporation Code, make up the
real estate tax. In Lung Center of the Philippines v. Quezon City, the Court ruled: non-stock corporation, and not to the compulsory members of the system who
are government employees. Its management is entrusted to a Board of Trustees
Accordingly, we hold that the portions of the land leased to private entities as whose members are appointed by the President.
well as those parts of the hospital leased to private individuals are not exempt
from such taxes. On the other hand, the portions of the land occupied by the Second, the subject properties under GSIS's name are likewise owned by the
hospital and portions of the hospital used for its patients, whether paying or Republic. The GSIS is but a mere trustee of the subject properties which have
non-paying, are exempt from real property taxes.[58] either been ceded to it by the Government or acquired for the enhancement of
Philippine Fisheries Development Authority v. Court of Appeals[59] was confronted the system. This particular property arrangement is clearly shown by the fact
with the same issue when the City of Iloilo levied real property taxes on Iloilo that the disposal or conveyance of said subject properties are either done by or
Fishing Port Complex, which was operated by the Philippine Fisheries through the authority of the President of the Philippines. Specifically, in the case
Development Authority. of the Concepcion Arroceros property, it was transferred, conveyed, and ceded
to this Court on April 27, 2005 through a presidential proclamation,
Applying the parameters set by Manila International Airport Authority, this Proclamation No. 835. Pertinently, the text of the proclamation announces that
Court determined that the Philippine Fisheries Development Authority was a the Concepcion-Arroceros property was earlier ceded to the GSIS on October
government instrumentality exercising corporate powers, not a government- 13, 1954 pursuant to Proclamation No. 78 for office purposes and had since
owned and controlled corporation. Thus, it was exempt from the payment of been titled to GSIS which constructed an office building thereon. Thus, the
real property taxes on the Iloilo Fishing Port Complex, except for those portions transfer on April27, 2005 of the Concepcion-Arroceros property to this Court by
that were leased to private entities. Philippine Fisheries Development the President through Proclamation No. 835. This illustrates the nature of the
Authority further clarified that: government ownership of the subject GSIS properties, as indubitably shown in
the last clause of Presidential Proclamation No. 835:
Notwithstanding said tax delinquency on the leased portions of the [Iloilo
Fishing Port Complex], the latter or any part thereof, being a property of public WHEREAS, by virtue of the Public Land Act (Commonwealth Act No. 141, as
domain, cannot be sold at public auction. This means that the City of Iloilo has to amended), Presidential Decree No. 1455, and the Administrative Code of 1987,
satisfy the tax delinquency through means other than the sale at public auction the President is authorized to transfer any government property that is no
of the [Iloilo Fishing Port Complex].[60] longer needed by the agency to which it belongs to other branches or agencies
of the government.[62]
In Government Service Insurance System v. City Treasurer of Manila,[61] this Court
likewise applied Manila International Airport Authority and held that the Manila International Airport Authority remains good law and was applied in the
Government Service Insurance System was a government instrumentality fairly recent Mactan-Cebu International Airport Authority v. City of Lapu-
whose properties, being owned by the Republic, cannot be assessed for real Lapu,[63] where this Court concluded that the Mactan-Cebu International Airport
property taxes: Authority, being a government instrumentality, cannot be levied real property
tax except on portions leased to taxable persons:
While perhaps not of governing sway in all fours inasmuch as what were
involved in Manila International Airport Authority, e.g., airfields and runways, MCIAA, with its many similarities to the MIAA, should be classified as a
are properties of the public dominion and, hence, outside the commerce of man, government instrumentality, as its properties are being used for public
the rationale underpinning the disposition in that case is squarely applicable to purposes, and should be exempt from real estate taxes. This is not to derogate in
GSIS, both MIAA and GSIS being similarly situated. First, while created under CA any way the delegated authority of local government units to collect realty
taxes, but to uphold the fundamental doctrines of uniformity in taxation and Section 18. Tax Exemption. - All articles imported by the Metropolitan
equal protection of the laws, by applying all the jurisprudence that have Waterworks and Sewerage System or the local governments for the exclusive
exempted from said taxes similar authorities, agencies, and instrumentalities, use of their waterworks and sewerage systems particularly machineries,
whether covered by the 2006 MIAA ruling or not.[64] equipment, pipes, fire hydrants, and those related to, or connected with, the
construction, maintenance, and operation of dams, reservoirs, conduits,
Thus, according to the parameters set by Manila International Airport Authority, aqueducts, tunnels, purification plants, water mains, pumping stations; or of
a government instrumentality is exempt from the local government unit's levy artesian wells and springs within their territorial jurisdictions, shall be exempt
of real property tax. The government instrumentality must not have been from the imposition of import duties and other taxes.[67]
organized as a stock or non-stock corporation, even though it exercises
corporate powers, administers special funds, and enjoys operational autonomy, In 1974, however, Presidential Decree No. 425 amended the Charter and
usually through its charter. Its properties are exempt from real property tax converted petitioner into a stock corporation:
because they are properties of the public dominion: held in trust for the
Republic, intended for public use, and cannot be the subject of levy, Section 2-A. Capital Stock of the System. - The System is hereby authorized a
encumbrance, or disposition. capital stock of one billion pesos divided into ten million shares at a par value of
one hundred pesos each, which shares shall not be transferred, negotiated,
A government-owned and controlled corporation, on the other hand, pledged, mortgaged or otherwise given as security for the payment of any
is not exempt from real property taxes due to the passage of the Local obligation. The shares shall be subscribed and paid for by the Government of
Government Code, which now provides: the Philippines[.]

Except as provided herein, any exemption from payment of real property tax Petitioner is an attached agency of the Department of Public Works and
previously granted to, or presently enjoyed by, all persons, whether natural or Highways,[68] but exercises corporate functions and maintains operational
juridical, including all government-owned or - controlled corporationsare hereby autonomy as it was granted the following attributes, powers and functions:
withdrawn upon the effectivity of this Code.[65] (Emphasis supplied) (a) To exist and have continuous succession under its corporate name for a
Guided by these parameters, this Court now determines whether petitioner is a term of fifty (50) years from and after the date of the approval of this Act,
government instrumentality exercising corporate powers or a government- notwithstanding any provision of law to the contrary: Provided, however, That
owned and controlled corporation. at the end of the said period, the System shall automatically continue to exist for
another fifty (50) years, unless otherwise provided by law;
III
(b) To prescribe its by laws;

Petitioner was created in 1971 by Republic Act No. 6234, initially without any (c) To adopt and use a seal and alter it at its pleasure;
capital stock. Its Charter merely stated:

Section 2. Creation, Name, Domicile and Jurisdiction. - (d) To sue and be sued;

(a) There is hereby created a government corporation to be known as the (e) To establish the basic and broad policies and goals of the System;
Metropolitan Waterworks and Sewerage System, hereinafter referred to as the
System, which shall be organized within thirty days after the approval of this (f) To construct, maintain, and operate dams, reservoirs, conduits, aqueducts,
Act.[66] tunnels, purification plants, water mains, pipes, fire hydrants, pumping stations,
machineries and other waterworks for the purpose of supplying water to the
Under its Charter, petitioner was explicitly declared exempt from the payment inhabitants of its territory, for domestic and other purposes; and to purity,
of real property taxes: regulate and control the use, as well as prevent the wastage of water;

(g) To construct, maintain, and operate such sanitary sewerages as may be

necessary for the proper sanitation and other uses of the cities and towns (2) In addition, the owner shall be compensated for the improvements such as
comprising the System; houses, buildings, structures, or agricultural crops and the like, if any, actually
damaged during the construction, operation, and maintenance of such works on
(h) To fix periodically water rates and sewerage service fees as the System may the land, in amounts based on the value of such improvements appearing on the
deem just and equitable in accordance with the standards outlined in Section 12 tax declaration that is valid and effective and/or the prevailing valuation of such
of this Act; agricultural crops and the like made by the appropriate appraisal body
authorized by law at the time of the filing of the said complaint for eminent
(i) To construct, develop, maintain and operate such artesian wells and springs domain or of the taking of said improvements by the System, whichever is
as may be needed in its operation within its territory; earlier; Provided, further, That any action for compensation and/or damages
under (1) and (2) above, shall be filed within five years from the date the right-
(j) To acquire, purchase, hold, transfer, sell, lease, rent, mortgage, encumber, of-way, pipelines structures or other facilities shall have been established;
and otherwise dispose of real and personal property, including rights and Provided, finally, That after the said period of five years, no suit shall be brought
franchises, consistent with the purpose for which the System is created and to question said right-of-way, pipelines, structures or other facilities nor the
reasonably required for the transaction of the lawful business of the same; amounts of compensation and/or damages involve.

(k) To construct works across, over, through and/or alongside any stream,
watercourse, canal, ditch, flume, street, avenue, highway or railway, whether (l) To exercise the right of eminent domain for the purpose for which the
public or private, as the location of said works may require: Provided, That such System is created;
works be constructed in such manner as to afford security to life and property;
and Provided, further, That the stream, watercourse, canal, ditch, flume, street, (m) To contract indebtedness in any currency and issue bonds to finance
avenue, highway, railway, so crossed or intersected be restored as near as projects now authorized for the National Waterworks and Sewerage Authority
possible to their former state, or in a manner not to impair unnecessary their under existing laws and as may hereafter be expressly authorized by law with
usefulness. Every person or entity whose right-of-way or property is lawfully the approval of the President of the Philippines upon the recommendation of
crossed or intersected by said works shall not obstruct any such crossing or the Secretary of Finance;
intersection and shall grant the System or its representatives the proper
authority to execute such work. The System is hereby given the right-of-way to (n) To approve, regulate, and supervise the establishment, operation and
locate, construct and maintain such works over and throughout the lands, maintenance of waterworks and deepwells within its jurisdiction operated for
including any street, avenue, or highway owned by the Republic of the commercial, industrial and governmental purposes and to fix just and equitable
Philippines or any of its branches and political subdivisions, and is given right of rates or fees that may be charged to customers thereof;
immediate entry and to prosecute any undertaking thereon without any further
requirement or restriction other than due notice to the office or entity (o) To assist in the establishment, operation and maintenance of waterworks
concerned. The System, or its representatives, may also enter upon private and sewerage systems within its jurisdiction under cooperative basis;
property in the lawful performance or prosecution of its business or purposes,
including the construction of water mains and distribution pipes thereon, (p) To approve and regulate the establishment and construction of waterworks
provided that the owner of such private property shall be compensated as and sewerage systems in privately owned subdivisions within its jurisdiction;
follows:
(q) To have exclusive and sole right to test, mount, dismount and remount
(1) In case the land shall be acquired by purchase, the fair market value thereof, water meters within its jurisdiction;
which shall be the value of the land based on the tax declaration that is valid and
effective at the time of the filing of the complaint for eminent domain or of the (r) To render annual reports to the President of the Philippines and the
taking of said land by the System, whichever is earlier; and Presiding Officers of the two Houses of Congress not later than January thirty-
first of every year;
(s) In the prosecution and maintenance of its projects and plants, the System This will happen if the City of Parañaque can foreclose and compel the auction
shall adopt measures to prevent environmental pollution and shall enhance the sale of the 600-hectare runway of the MIAA for non-payment of real estate
conservation, development and maximum utilization of national resources, tax.[75]
including the improvement and beautification of its reservoirs, filter plants, and
other areas to promote tourism and related purposes, and shall provide for the Under its Charter, petitioner is given the power to "acquire, purchase, hold,
necessary corporate funds therefor.[69] transfer, sell, lease, rent, mortgage, encumber, and otherwise dispose" [76] of its
real property. Properties held by petitioner under the exercise of this power,
To be categorized as a government-owned and -controlled corporation, a therefore, cannot be considered properties of the public dominion.
government agency must meet the two (2) requirements prescribed in Article
XII, Section 16 of the Constitution:[70] common good and economic viability. Held against the parameters of Manila International Airport Authority, this Court
cannot but conclude that petitioner is a government owned and controlled
In 1995, Congress passed Republic Act No. 8041, or the National Water Crisis corporation. Under the Local Government Code, only its machinery and
Act of 1995, which reorganized petitioner and privatized the "financing, equipment actually, directly, and exclusively used in the supply and distribution
construction, repair, rehabilitation, improvement and operation of water of water can be exempt from the levy of real property taxes.[77] Its powers,
supply, treatment and distribution facilities and projects, including sewerage functions, and attributes are more akin to that of the National Power
projects."[71] Any proposal by a private concessionaire "to undertake private Corporation, which was previously held by this Court as a taxable entity:
sector infrastructure or development projects related to water supply,
treatment, distribution and disposal under a [Build-Operate and-Transfer], To be sure, the ownership by the National Government of its entire capital stock
Build-and-Transfer (BT), Build-Lease-and-Transfer (BLT), Build-Own-and- does not necessarily imply that petitioner is not engaged in business. Section 2
Operate (BOO), Build-Transfer-and-Operate (BTO), Contract-Add-and-Operate of Pres. Decree No. 2029 classifies government-owned or controlled
(CAO), Develop-Operate-and-Transfer (DOT), Rehabilitate-Own-and-Transfer corporations (GOCCs) into those performing governmental functions and those
(ROT), Rehabilitate-Own-and-Operate (ROO), or other similar contractual performing proprietary functions, viz:
arrangements or schemes"[72] is evaluated and assessed for its "technical, "A government-owned or controlled corporation is a stock or a non-stock
operational, financial and economic viability, as well as the environmental corporation, whether performing governmental or proprietary functions, which
impact."[73] is directly chartered by special law or if organized under the general
corporation law is owned or controlled by the government directly, or indirectly
Petitioner was created by Congress with the mandate to provide potable water through a parent corporation or subsidiary corporation, to the extent of at least
to Metro Manila, Rizal, and a portion of Cavite. Undoubtedly, its creation was for a majority of its outstanding voting capital stock . . ."
the benefit of the common good. With the passing of the National Water Crisis
Act of 1995 and petitioner's subsequent privatization, any contract that Governmental functions are those pertaining to the administration of
petitioner undertakes with private concessionaires must be assessed for its government, and as such, are treated as absolute obligation on the part of the
market competitiveness or, otherwise stated, for economic viability. state to perform while proprietary functions are those that are undertaken only
by way of advancing the general interest of society, and are merely optional on
Properties of the public dominion are properties "devoted to public use and to the government. Included in the class of GOCCs performing proprietary
be made available to the public in general. They are outside the commerce of functions are "business-like" entities such as the National Steel Corporation
man and cannot be disposed of or even leased"[74] by the government agency to (NSC), the National Development Corporation (NDC), the Social Security System
private parties. Manila International Airport Authority added: (SSS), the Government Service Insurance System (GSIS), and the National Water
Sewerage Authority (NAWASA), among others.
Properties of public dominion, being for public use, are not subject to levy,
encumbrance or disposition through public or private sale. Any encumbrance, Petitioner was created to "undertake the development of hydroelectric
levy on execution or auction sale of any property of public dominion is void for generation of power and the production of electricity from nuclear, geothermal
being contrary to public policy. Essential public services will stop if properties and other sources, as well as the transmission of electric power on a nationwide
of public dominion are subject to encumbrances, foreclosures and auction sale. basis." Pursuant to this mandate, petitioner generates power and sells
electricity in bulk. Certainly, these activities do not partake of the sovereign government, which are neither corporations nor agencies integrated within the
functions of the government. They are purely private and commercial departmental framework, but vested by law with special functions or
undertakings, albeit imbued with public interest. The public interest involved in jurisdiction, endowed with some if not all corporate powers, administering
its activities, however, does not distract from the true nature of the petitioner as special funds, and enjoying operational autonomy usually through a charter
a commercial enterprise, in the same league with similar public utilities like including, but not limited to, the following: the Manila International Airport
telephone and telegraph companies, railroad companies, water supply and Authority (MIAA), the Philippine Ports Authority (PPA), the Philippine Deposit
irrigation companies, gas, coal or light companies, power plants, ice plant Insurance Corporation (PDIC), the Metropolitan Waterworks and Sewerage
among others; all of which are declared by this Court as ministrant or System (MWSS), the Laguna Lake Development Authority (LLDA), the Philippine
proprietary functions of government aimed at advancing the general interest of Fisheries Development Authority (PFDA), the Bases Conversion and
society.[78] Development Authority (BCDA), the Cebu Port Authority (CPA), the Cagayan de
Oro Port Authority, the San Fernando Port Authority, the Local Water Utilities
Be that as it may, this Court's categorization cannot supplant that which was Administration (LWUA) and the Asian Productivity Organization
previously made by the Executive and Legislative Branches. After the (APO).[80] (Emphasis supplied)
promulgation of Manila International Airport Authority, then President Gloria
Macapagal-Arroyo issued Executive Order No. 596,[79] which recognized this The Executive and Legislative Branches, therefore, have already categorized
Court's categorization of "government instrumentalities vested with corporate petitioner not as a government-owned and controlled corporation but as a
powers." Section 1 of Executive Order No. 596 states: Government Instrumentality with Corporate Powers/Government Corporate
Entity like the Manila International Airport Authority and the Philippine
Section 1. The Office of the Government Corporate Counsel (OGCC) shall be the Fisheries Development Authority. Privileges enjoyed by these Government
principal law office of all GOCCs, except as may otherwise be provided by their Instrumentalities with Corporate Powers/Government Corporate Entities
respective charter or authorized by the President, their subsidiaries, corporate should necessarily also extend to petitioner. Hence, petitioner's real property
offsprings, and government acquired asset corporations. The OGCC shall tax exemption under Republic Act No. 6234[81] is still valid as the proviso of
likewise be the principal law office of "government instrumentality vested with Section 234[82] of the Local Government Code is only applicable to government-
corporate powers" or "government corporate entity", as defined by the owned and -controlled corporations.
Supreme Court in the case of "MIAA vs. Court of Appeals, City of Parañaque, et
al.", supra, notable examples of which are: Manila International Airport Thus, petitioner is not liable to respondent Local Government of Quezon City for real
Authority (MIAA), Mactan International Airport Authority, the Philippine Ports property taxes, except if the beneficial use of its properties has been extended to a
Authority (PPA), Philippine Deposit Insurance Corporation (PDIC), Metropolitan taxable person.
Water and Sewerage Services (MWSS), Philippine Rice Research Institute (PRRI),
Laguna Lake Development Authority (LLDA), Fisheries Development Authority Respondents have not alleged that the beneficial use of any of petitioner's properties was
(FDA), Bases Conversion Development Authority (BCDA), Cebu Port Authority extended to a taxable person. In the absence of any allegation to the contrary,
(CPA), Cagayan de Oro Port Authority, and San Fernando Port Authority. petitioner's properties in Quezon City are not subject to the levy of real property taxes.
(Emphasis supplied)
WHEREFORE, the Petition is GRANTED. The Court of Appeals October 19, 2010 Decision in CA-G.R.
SP No. 100733 is REVERSED and SET ASIDE. The Temporary Restraining Orders issued by this
Under this provision, petitioner is categorized with other government agencies
Court on January 26, 2011 and September 7, 2011 are made PERMANENT.
that were found to be exempt from the payment of real property taxes.
The real properties of the Metropolitan Waterworks and Sewerage System located in Quezon City
In 2011, Congress passed Republic Act No. 10149 or the GOCC Governance Act are DECLARED EXEMPT from the real estate tax imposed by the Local Government of Quezon City.
All the real estate tax assessments, including the final notices of real estate tax delinquencies, issued
of 2011, which adopted the same categorization and explicitly lists petitioner
by the Local Government of Quezon City on the real properties of the Metropolitan Waterworks and
together with the other government agencies that were previously held by this Sewerage System located in Quezon City are declared VOID, except for the portions that are alleged
Court to be exempt from the payment of real property taxes: and proven to have been leased to private parties.

(n) Government Instrumentalities with Corporate Powers (GICP)/Government SO ORDERED.

Corporate Entities (GCE) refer to instrumentalities or agencies of the