G.R. No.

169706 February 5, 2010

SPOUSES WILLIAM GENATO and REBECCA GENATO, Petitioners,
vs.
RITA VIOLA, Respondent.
DECISION
DEL CASTILLO, J.:
When there is a conflict between the title of the case and the allegations in the complaint, the latter
prevail in determining the parties to the action. Jurisprudence directs us to look beyond the form and
into the substance so as to render substantial justice to the parties and determine speedily and
inexpensively the actual merits of the controversy with least regard to technicalities.
In the present Petition for Review, petitioners assail the September 9, 2005 Decision1 of the Court of
Appeals (CA) in CA-G.R. SP No. 89466 which affirmed the Decision of the Office of the President.
The Office of the President affirmed the Decision of the Housing and Land Use Regulatory Board
(HLURB), First Division which granted the motion to quash the writ of execution issued in HLURB
Case No. REM-102491-4959 (REM-A-950426-0059).
Factual Antecedents
In October 1991, a complaint titled "VILLA REBECCA HOMEOWNERS ASSOCIATION, INC.
versus MR. WILLIAM GENATO and spouse REBECCA GENATO" was filed with the HLURB. The
said complaint was verified by 34 individuals, including the respondent herein, who referred to
themselves as the "Complainants" who "caused the preparation of the foregoing Complaint".2 The
complaint stated that on various dates, complainants executed Contracts to Sell and/or Lease Purchase
Agreements with the Sps. Genato pertaining to housing units in Villa Rebecca Homes Subdivision.
Sometime thereafter the HLURB issued a cease and desist order (CDO) enjoining the collection of
amortization payments. This CDO was subsequently lifted. Thereafter, complainants went to the Sps.
Genato with the intention of resuming their amortization payments. The latter however refused to
accept their payments and instead demanded for a lump sum payment of all the accrued amortizations
which fell due during the effectivity of the CDO.
From the disorganized, bordering on incomprehensible, complaint, it can be gleaned that the following
reliefs are prayed for: 1) That Sps. Genato accept the complainants' monthly amortization payments
corresponding to the period of effectivity of the (subsequently lifted) CDO, without any penalty; 2)
That the computation of interest on delinquent payments be at 3% per month and not compounded; 3)
That Sps. Genato be responsible for correcting the deficiencies in the construction and replacement of
sub-standard materials to conform with the plans and specifications; 4) That Sps. Genato be held
answerable/liable to make good their undertaking to provide individual deep wells for the homeowners;
5) That Sps. Genato be responsible for maintaining the street lights and payment of the corresponding
electric bills; 6) That Sps. Genato maintain the contract price of the units for sale and not increase the
prices; and 7) That Sps. Genato be made accountable for the unregistered dwelling units.
On March 8, 1995, the Housing Arbiter rendered a Decision, the dispositive portion of which states:
WHEREFORE, all the foregoing premises being considered, judgment is hereby rendered ordering
complainants to resume payment of their monthly amortization from date hereof pursuant to the
agreement. Likewise, it is hereby ordered that respondents correct the deficiencies in the construction
of the complaining occupants' units so as to conform to that which is specified in the plans and
specification of the buildings, as well as observe proper drainage requirements pursuant to law.
Likewise, respondents are hereby directed to immediately put up commercial wells and/or water pumps
or facilities in the Villa Rebecca Subdivision and to reimburse complainants and unit occupants of their
total expenditures incurred for their water supply.3
On appeal to the HLURB Board of Commissioners, the Decision was modified, inter alia, by the
additional directive for the complainants to pay 3% interest per month for the unpaid amortizations due
from June 29, 1991. The dispositive portion of the Decision of the HLURB Board of Commissioners
states:
WHEREFORE, premises considered, the decision of the Arbiter is hereby MODIFIED to read as
follows:
1. Ordering complainants to pay respondent the remaining balance of the purchase price.
Complainant must pay 3% interest per month for unpaid amortizations due from June 29, 1991.
Thereafter complainant must pay its amortization in accordance with the original term of the
contract. These must be complied with upon finality of this decision.
2. Ordering the respondent to:
a. Accept the amortization payment;
b. Provide drainage outfall;
c. Provide the project with water facilities; and
d. Reimburse complainant the following:
d.1 Electric Bills in the amount of P3,146.66
d.2 Cost of construction of water supply to be determined by an appraiser
mutually acceptable to the parties.
Number 2.d to 2.e [sic] must be complied with within thirty (30) days from finality of this
decision.
SO ORDERED.4
This Decision, after being revised and then reinstated, subsequently became final and executory.
On May 26, 2000, Arbiter Marino Bernardo M. Torres issued the Writ of Execution. In connection
therewith, the sheriff seized Rita Viola's two delivery trucks and 315 sacks of rice. Respondent Viola
then filed an Urgent Motion to Quash Execution, with Prayers for Issuance of Temporary Restraining
Order, Clarification and Computation of Correct Amount of Money Judgment and Allowance of
Appeal.
After various incidents and pleadings by the opposing parties, the two trucks were ordered released.
The 315 sacks of rice, however, were sold at public auction to the highest bidder, 5 petitioner Rebecca
Genato in the amount of P189,000.00.6
On December 15, 2000, Arbiter Torres issued an Order denying respondent Viola's motion to quash the
writ of execution and directed her to pay the Sps. Genato the amount of P739,133.31. The dispositive
portion of the Order reads:
WHEREFORE, premises considered, the motion to quash writ of execution is hereby DENIED.
Movant Rita Viola is hereby directed to pay to the respondents the amount of P739,133.31 in payment
of their amortizations up to August 2000.
The bond posted by the movant in compliance with the directive of this Office is likewise ordered
cancelled.
SO ORDERED.7
Viola appealed the said Order and on January 10, 2003, the HLURB, First Division rendered a
Decision, the dispositive portion of which reads:
WHEREFORE, premises considered, the movants' respective Motions to Quash the Writ of Execution
are hereby GRANTED. Accordingly, the Orders dated December 15, [2000] are hereby SET ASIDE.
The respondents are directed to credit as payment the value of the 315 sacks of rice in the amount of
P318,500.00, which were seized and auctioned to the account of movant Viola.
SO ORDERED.8
The Sps. Genato appealed the said Decision to the Office of the President. On November 8, 2004, the
Office of the President affirmed in toto the Decision of the HLURB, First Division. The motion for
reconsideration filed by the Sps. Genato was denied. They thus elevated the case to the CA. As
previously mentioned, the CA affirmed the Decision of the Office of the President and disposed as
follows:
WHEREFORE, premises considered, the petition is DENIED and the assailed decision dated
November 4, 2004 and resolution dated March 31, 2005 of the Office of the President in O.P. Case No.
03-B-057 are hereby AFFIRMED.
SO ORDERED.9
The Sps. Genato no longer filed a motion for reconsideration, they instead filed the present petition for
review.
Issues
Petitioners raise the following issues:
1. WHETHER THE HONORABLE COURT OF APPEALS ERRED IN RULING THAT
THE HLURB HAS NOT ACQUIRED JURISDICTION OVER THE PERSON OF
RESPONDENT RITA VIOLA.

2. WHETHER AFTER THE DECISION HAS BECOME FINAL AND EXECUTORY

THE HLURB COULD STILL RULE ON THE LACK OF JURISDICTION OVER THE
PERSON OF RITA VIOLA.

3. WHETHER RESPONDENT VIOLA CAN CLAIM AN AMOUNT HIGHER THAN

WHAT APPEARS ON SHERIFF'S CERTIFICATE OF SALE.

4. WHETHER THE RULE THAT FINDINGS OF FACTS AND CONCLUSIONS OF

ANY ADJUDICATIVE BODY SHOULD BE CONSIDERED AS BINDING AND
CONCLUSIVE ON THE APPELLATE COURT, IS APPLICABLE IN THE CASE AT
BAR.10

Petitioners' Arguments
Petitioners contend that the CA erred in applying the case of Duero v. Court of Appeals,11 which held
that the lack of jurisdiction of the court over an action cannot be waived. They submit that "jurisdiction
of the court over an action" is different from "jurisdiction over the person". They say that the latter was
what the HLURB was referring to because it stated that Rita Viola was never impleaded. They contend
that jurisdiction over the person can be conferred by consent expressly or impliedly given, as in the
case of Rita Viola.
Petitioners also assert that the HLURB Decision subject of the writ of execution has long been final
and executory, hence, said Decision can no longer be modified. They further assert that the execution of
the said Decision is a ministerial duty of the HLURB.
Petitioners further argue that the best evidence of the value of the 315 sacks of rice seized and
auctioned off is the Sheriff's Certificate of Sale; hence the Board's ruling crediting to the account of
Viola an amount other than that stated in the Certificate of Sale has no sound basis.
Finally, the petitioners contend that the findings and conclusions of an adjudicative body resulting from
an erroneous application of law are not binding on the appellate courts.
Respondent's Arguments
On the other hand, respondent contends that the HLURB did not acquire jurisdiction over her person
since she was not a party to the case; hence, the HLURB decision is a nullity as against her and
therefore never acquired finality. With a void judgment, the resultant execution was likewise void.
She also argues that, since the levy and auction were illegal, the correct valuation of the 315 sacks of
rice is not the price paid at the auction but its actual value of P318,500.00.
Our Ruling
The petition has merit.
At the outset, it is worth mentioning that except for respondent Rita Viola, all the other individual
members/buyers/owners of the respective housing units have already paid and settled their obligations
with Sps. Genato.12 Hence, in the present case we only focus on the matters involving Rita Viola.
For a more orderly presentation, we address the fourth issue raised by petitioners first.
Non-applicability of the doctrine on the binding effect of findings of facts and conclusions of an
adjudicative body
Indeed findings of fact and conclusions of an adjudicative body like the HLURB, which can be
considered as a trier of facts on specific matters within its field of expertise, should be considered as
binding and conclusive upon the appellate courts. This is in addition to the fact that it was in a better
position to assess and evaluate the credibility of the contending parties and the validity of their
respective evidence. However, these doctrines hold true only when such findings and conclusions are
supported by substantial evidence.13
In the present case, we find it difficult to find sufficient evidential support for the HLURB's conclusion
that it did not acquire jurisdiction over the person of Viola. We are thus persuaded that there is ample
justification to disturb the findings of the HLURB.
The HLURB acquired jurisdiction over Viola
It is not the caption of the pleading but the allegations therein that are controlling.14 The inclusion of
the names of all the parties in the title of a complaint is a formal requirement under Section 3, Rule 7 of
the Rules of Court. However, the rules of pleadings require courts to pierce the form and go into the
substance.15 The non-inclusion of one or some of the names of all the complainants in the title of a
complaint, is not fatal to the case, provided there is a statement in the body of the complaint indicating
that such complainant/s was/were made party to such action. This is specially true before the HLURB
where the proceedings are summary in nature without regard to legal technicalities obtaining in the
courts of law16 and where the pertinent concern is to promote public interest and to assist the parties in
obtaining just, speedy and inexpensive determination of every action, application or other
proceedings.17
Respondent Viola, although her name did not appear in the title as a party, was one of the persons who
caused the preparation of the complaint and who verified the same. The allegations in the body of the
complaint indicate that she is one of the complainants. She categorically considered, and held out,
herself as one of the complainants from the time of the filing of the complaint and up to the time the
decision in the HLURB case became final and executory. To repeat, the averments in the body of the
complaint, not the title, are controlling.18 Hence, having been set forth in the body of the complaint as a
complainant, Viola was a party to the case.
For clarity, the complaint should have been amended to reflect in the title the individual complainants.
There being a "defect in the designation of the parties", its correction could be summarily made at any
stage of the action provided no prejudice is caused thereby to the adverse party.19 In the present case,
the specification of the individual complainants in the title of the case would not constitute a change in
the identity of the parties. Only their names were omitted in the title but they were already parties to the
case, most importantly, they were heard through their counsel whom they themselves chose to prepare
the complaint and represent them in the case before the HLURB. No unfairness or surprise to the
complainants, including Viola, or to the Sps. Genato would result by allowing the amendment, the
purpose of which is merely to conform to procedural rules or to correct a technical error.20
It is now too late to dismiss this petition, and, in effect, nullify all proceedings had before the HLURB
on the ground that Viola does not appear to have been impleaded as a party. The error or defect is
merely formal and not substantial and an amendment to cure such defect is expressly authorized by
Sec. 4, Rule 10 of the Rules of Court.21
Moreover, it was only when the final and executory judgment of the HLURB was already being
executed against Viola that she, for the first time, reversed her position; and claimed that she was not a
party to the case and that the HLURB did not acquire jurisdiction over her. Viola is estopped22 from
taking such inconsistent positions. Where a party, by his or her deed or conduct, has induced another to
act in a particular manner, estoppel effectively bars the former from adopting an inconsistent position,
attitude or course of conduct that causes loss or injury to the latter. The doctrine of estoppel is based
upon the grounds of public policy, fair dealing, good faith and justice, and its purpose is to forbid one
to speak against his own act, representations, or commitments to the injury of one to whom they were
directed and who reasonably relied thereon. After petitioners had reasonably relied on the
representations of Viola that she was a complainant and entered into the proceedings before the
HLURB, she cannot now be permitted to impugn her representations to the injury of the
petitioners.1avvphi1
At this point, it may be beneficial to elaborate on the matter of jurisdiction. Jurisdiction is defined as
the power and authority of a court to hear, try and decide a case.23 In order for the court or an
adjudicative body to have authority to dispose of the case on the merits, it must acquire jurisdiction
over the subject matter and the parties.24 Elementary is the distinction between jurisdiction over the
subject matter and jurisdiction over the person. Jurisdiction over the subject matter is conferred by the
Constitution or by law. In contrast, jurisdiction over the person is acquired by the court by virtue of the
party's voluntary submission to the authority of the court or through the exercise of its coercive
processes. Jurisdiction over the person is waivable unlike jurisdiction over the subject matter which is
neither subject to agreement nor conferred by consent of the parties. 25 In civil case, courts acquire
jurisdiction over the plaintiffs upon the filing of the complaint, while jurisdiction over the defendants is
acquired either through the service of summons upon them in the manner required by law or through
their voluntary appearance in court and their submission to its authority.26
The act of filing the complaint with the HLURB is unequivocally a voluntary submission by the
complainants, including Viola, to the authority of the HLURB. Clearly, the HLURB acquired
jurisdiction over Viola, who was one of the complainants, upon the filing of their complaint.
Final and executory judgment may no longer be modified
The April 27, 1999 HLURB Resolution,27 reinstating the December 18, 1996 Decision,28 has long been
final and executory. Nothing is more settled in the law than that a decision that has acquired finality
becomes immutable and unalterable and may no longer be modified in any respect even if the
modification is meant to correct erroneous conclusions of fact or law and whether it was made by the
court that rendered it or by the highest court of the land. 29 The only recognized exceptions to the
general rule are the correction of clerical errors, the so-called nunc pro tunc entries which cause no
prejudice to any party, void judgments, and whenever circumstances transpire after the finality of the
decision rendering its execution unjust and inequitable.30 None of the exceptions is present in this case.
The HLURB decision cannot be considered a void judgment, as it was rendered by a tribunal with
jurisdiction over the subject matter of the complaint and, as discussed above, with jurisdiction over the
parties. Hence, the same can no longer be modified.
Amount to be credited on account
of the sale of property levied upon
After a judgment has gained finality, it becomes the ministerial duty of the court or quasi-judicial
tribunal to order its execution.31 In the present case, the final and executory HLURB decision was
partially executed by the sale of the 315 sacks of rice belonging to Viola.
In determining the amount to be credited to the account of Viola, we look at the Sheriff's Partial Report
and the Sheriff's Certificate of Sale. Both documents state that in the auction sale of the 315 sacks of
rice, Mrs. Rebecca Genato submitted the highest bid in the amount of P189,000.00. Drawing from
Section 19, Rule 39 of the Rules of Court which states that "all sales of property under execution must
be made at public auction, to the highest bidder," it naturally follows that the highest bid submitted is
the amount that should be credited to the account of the judgment debtor.
WHEREFORE, the petition is GRANTED. The assailed September 9, 2005 Decision of the Court of
Appeals is REVERSED and SET ASIDE and the December 15, 2000 Order of Arbiter Marino
Bernardo M. Torres is REINSTATED and AFFIRMED.
SO ORDERED.