Commercial Stall / Market Development Guide
Practical checklist of zoning, permits, inspections, and business registrations when developing commercial stall or market-type leasable spaces in the Philippines — from pre-development to hand-over and leasing.
Quick overview: phases of a market / stall project
This guide is for owners and developers who want to build commercial stall or market-type leasable spaces in the Philippines. Exact fees and requirements vary per city/municipality and the size of your project, but the sequence of steps is usually similar:
- Pre-development: zoning, land/title, concept, and initial cost estimate.
- Design & approvals: architectural/structural plans, building permit and related clearances.
- Construction: contractor, LGU/BFP inspections, and construction-related taxes/levies.
- Completion & occupancy: Certificate of Completion, Occupancy Permit, FSIC.
- Leasing & business operations: lease contracts, lessor/lessee registrations (DTI, BIR, Mayor's Permit, Barangay Clearance), utilities, and ongoing taxes/fees.
Always confirm the latest requirements with your City/Municipal Building Official, BFP, and Treasurer's Office, because each LGU has its own revenue ordinances and checklists.
1) Pre-development: check zoning and site legality
What to do
Visit your City/Municipal Planning & Development Office (CPDO) or Zoning Office to confirm that the land/site is zoned for commercial / market / mixed-use and to learn any conditional requirements (setbacks, parking, easements, road widening, etc.).
Why this matters
Local zoning and the Comprehensive Land Use Plan (CLUP) control whether you can build stall or market-type buildings on a site. LGUs enforce this through the National Building Code (PD 1096) and local ordinances.
2) Secure land/title or lease rights
Key documents
- Owner's title (TCT/CTC) or certified true copy.
- Notarized Contract of Lease / Contract to Lease if building on leased land.
- Latest Tax Declaration and real property tax receipts.
- Lot plan, sketch plan, or survey plan (if required by the LGU).
Why this matters
The Building Official and Zoning Office will require proof that you own the land or have
This guide is for owners and developers who want to build commercial stall or market-type leasable spaces in the
Philippines. Exact fees and requirements vary per city/municipality and the size of your project, but the sequence of
steps is usually similar:
Always confirm the latest requirements with your City/Municipal Building Official, BFP, and Treasurer's Office,
because each LGU has its own revenue ordinances and checklists.
What to do
Visit your City/Municipal Planning & Development Office (CPDO) or Zoning Office to confirm that the land/site is
zoned for commercial / market / mixed-use and to learn any conditional requirements (setbacks, parking,
easements, road widening, etc.).
Why this matters
Local zoning and the Comprehensive Land Use Plan (CLUP) control whether you can build stall or market-type buildings on a site.
LGUs enforce this through the National Building Code (PD 1096) and local ordinances.
Key documents Why this matters
The Building Official and Zoning Office will require proof that you own the land or have
legal rights to build on it before issuing a Building Permit or Occupancy Permit.
Engage licensed professionals
The National Building Code (PD 1096) and its IRR govern plan requirements and signing professionals. Their
signatures and seals are required for Building Permit applications.
Typical documents requested Building permit fees (illustrative)
LGUs compute building permit and related fees based on estimated cost of construction and a fee schedule in
their revenue ordinance. Expect a combination of:
For small stall structures or a modest low-rise market building, total LGU fees can range from
tens of thousands to a few hundred thousand pesos, depending on project size and city. Always verify with your
local Building Office.
The Bureau of Fire Protection (BFP) reviews your fire safety plans as part of the building permit process and
later issues a Fire Safety Inspection Certificate (FSIC) required for occupancy and business permits.
Exact Fire Code fees and computations are set in Fire Code IRR and LGU/BFP guidelines. Check with your local BFP office.
During construction, expect to pay or arrange for:
Keep all receipts and certificates — they will support your application for Certificate of Completion and
Occupancy Permit later.
Quick overview: phases of a market / stall project
1) Pre-development: check zoning and site legality
2) Secure land/title or lease rights
3) Prepare design & technical plans
4) Apply for Building Permit (Office of the Building Official)
5) Fire safety plans, inspections, and Fire Code fees (BFP)
6) Other technical clearances (as applicable)
7) Construction phase: build and track levies
Market operations
- Schedule of rent collection and official receipts issuance.
- Maintenance and cleaning plan for common areas, restrooms, and waste.
- Regular BFP and health inspections, and prompt compliance with findings.
Typical costs (illustrative only)
Actual costs depend heavily on your LGU, project size, and design. Use these as rough planning anchors and always ask your LGU offices for updated schedules.
Registration & business fees
- DTI Business Name: about ₱200–₱2,000 depending on territorial scope + ₱30 DST.
- BIR new business registration: small administrative fees and documentary costs, plus ₱30 DST.
- Barangay Clearance: often ₱200–₱500+ for micro/small businesses.
- Mayor's/Business Permit and local fees: can range from a few thousand pesos annually upward, based on assessed business tax and LGU revenue ordinance.
Building & fire-related fees
- Building Permit & plan review: scaled to estimated project value; for small buildings, tens of thousands PHP upward.
- Construction Fire Code tax: often around 0.10% of verified estimated value (check BFP for exact rules).
- FSIC inspection and certification fees: depend on floor area and risk classification.
Practical checklist you can use
- Confirm zoning with CPDO / Zoning Office; secure zoning clearance if required.
- Secure title / lease agreement, tax declaration, and initial site documents.
- Engage architect and engineers; prepare stamped plans and calculations.
- Apply for Building Permit (Office of the Building Official); pay plan review and permit fees.
- Submit fire safety plans to BFP; pay Fire Code-related fees as assessed.
- Construct the project; keep all receipts and inspection reports.
- Obtain Certificate of Completion and apply for Occupancy Permit.
- Secure FSIC for occupancy and business operations.
- Register your leasing/market business (DTI/SEC, BIR, Mayor's Permit, Barangay Clearance).
- Execute lease contracts and onboard tenants with complete business permits and health/FSIC where applicable.
Remember: LGU ordinances and national regulations can change. Always confirm with your Building Office, BFP, Treasurer, and Health Office before finalizing budgets and timelines.