Local Shelter PLan – Assessment Affordability, the Chapter 4



4.1 Affordability of Households for Housing

This portion of the plan deals with looking into the affordability of the target households to pay for their housing facility.

In determining the affordability for housing of the target households, the planners categorized them into six (6) income groups.  The following assumptions are drawn in assigning the income groupings:

•     The 1st income group is composed mainly of tricycle and small fisher folks, odd jobs/laborers with monthly household income falling below the poverty threshold of P6,690 and below income bracket.  They have a typical household monthly income of P5,000.

•          The 2nd income group has at least two members that have regular income that covers the families of tricycle operators/casual workers, micro scale businessmen and vendors with monthly household income ranging from P6,691 to P15,000.  This group has a typical monthly income of P10,846.

•     The 3rd income group has an average income of P22,501 and has at least two or more members that have permanent incomes that covers the regular employees, small business owners, and skilled-workers with monthly household income ranging from P15,001 to P30,000.

•     The 4th income group comprises the OFW supported families, professionals mainly composed of teachers, nurses, and regular government employees with monthly household income ranging from P30,001 to P45,000 with a usual income of P37,500.

•     The 5th income group includes families of professionals/supervisors/departments heads and OFWs with monthly household income of P45,001 to P60,000 with an average income of P 52,500.

•     The 6th income group consists of highly paid professionals and entrepreneurs with monthly household income of over P60,000 with a typical income of P65,000.

The chart below shows that out of the targeted 3,636 new units needed due to backlog and population growth for the period of 2016 to 2025, approximately 45% or 1,636 units of these belong to the 1st income group, 21.75% or 791 units belong to the 2nd income group, 25.50%  or 927 units for the 3rd income group, 4.85 % (176 units) are in the 4th  income group while 2.10%  (76.35 units) and .80% (29 units) belong to the 5thand 6th income groups, respectively.

Figure _____ Different Income Group by  New Units Needed (%)

Further shows the various potential percentages of the household income that can be used to pay for their housing.  Based on their typical income and percentages of income for housing, the affordable housing loans were computed using the prevailing loan terms (interest rate and number of years to pay) of the government housing programs.

In terms of affordability, the first income group, has an affordable housing of not to exceed P73,785.60.  While the 2nd income group should not exceed P129,198.54,  3rd income group can afford of P254,534.66, the 4th income group can have a maximum loan of P424,220.66, while the 5th income group’s affordable loan is approximately P712,687.99 and lastly, the 6th income group can well afford to pay a loan of around P882,367.

All of the above explanation pertaining to household’s affordability for housing has been summarized in the table below.

Table 29 – Affordability Analysis and Land Need Calculation

The chart below is clearly showing that the 1st  income group has the highest land need of 14.96 hectares and belong to the socialized housing design, followed by 3rd income group having a land need of 10.73 hectares but this group is already belong to economic housing design.

Figure ____ Land Need by Income Group (Ha.)

4.2 – Affordable Housing Options.  This section presents the various affordable housing options for the six income groups.

Based on the estimated costs of land and land development, three (3) affordable housing options were designed.  As shown on the table, the first option is for 1st income group where it was designed for public rental only while the 2nd option is for 2nd, 3rd, and 4th income groups and these units were designed with two schemes “rent and or rent to own a unit” while the 3rd   option is exclusively designed for the 5th and 6th income groups. Single detached option is intended for all the income groups.

There are 1,636 households belong to the first income group that target for provision of new housing units.  The planners have positive outlook after 30 years that these units will be one among of the major local revenue generations of the municipality of Titay.

The Single detached building is the only option so far that the local planners thought best for future need, for thereby accommodating 1,636 units in 14.95 hectares of land.

The cost of land, land development and building construction will be recovered with marginal returns for the LGU.   There is a 12% additional indirect cost on top of land development and building construction cost to defray expenses for documentation, as well as, maintenance of the buildings (See Table 27- Affordable Housing Options).  The household income is also anticipated to increase through the years and enable the target households to cope with the rental.   Basic amenities are present in this scheme including the shared parking facility and a multi-purpose center for community activities.

Option 1 – Each unit will have a 22.5 sq. m floor area having a lot size of 64 sq.m. and with a total land need of 91.43 sq.m. These have been constructed in a location having power and water connection, enclosed bath and toilet, costing P 340,578.40.  These already include all the developmental costs of the building as well as the land development (roads, parking area, green areas and spaces for communal facilities, etc.).

The cost of land, land development and building construction will be recovered with marginal returns for the LGU.   There is a 12% additional indirect cost on top of land development and building construction cost to defray expenses for documentation, as well as, maintenance of the buildings (See Table 27- Affordable Housing Options).  The household income is also anticipated to increase through the years and enable the target households to cope with the rental.   Basic amenities are present in this scheme including the shared parking facility and a multi-purpose center for community activities.

However, with the goal of providing decent and climate change resilient shelters, land only is no longer being promoted as the best option.  The LGU therefore looked for alternative schemes to make shelter affordable to the lowest income group without compromising their safety. So therefore the buildings must be constructed at P10,000/sq.m. to make them beneficial even after 30 years. If after or before 30 years there have some parts of the building needs renovation, the planners are confident that it will cost only less and it will give enough return for the LGU.  Although this is not affordable for this income group but offered for public rental.

Option 2 is having a floor area of 33 sq.m. In an 81 sq.m to be constructed on a 115.71-square meter lot in a location where concrete roads, covered drainage, septic vaults, water and electrical connection are in place. It costs P 481,833.60 per unit.

Option 3 is still a single detached unit having a floor area of 45.5 sq.m., a lot size of 120 sq.m. with a total lot need of 171.43 sq.m., estimated unit cost at P717, 792.00 per  unit.  Develope land includes concrete roads, underground drainage, septic vaults and electrical connection.

Table 30 – Affordable Housing Options

Source: As Computed

Table below shows that out of 6 income groups, only three housing design has been proposed. 1st Income group shows that only P400/month is the amount they can only afford for their housing needs and 450/month as rental is the only key to live a house suitable for a living and that includes the presence of 6 basic infrastructure needs. The P50.00 additional for their monthly rental would not cost them so much compared to the benefit that they get in return. After 30 years, the land, land development and buildings construction costs would be break even in favor to the LGU.

While the 2nd Income group has given the opportunity to rent a house that is more spacious compared with 1st income group. Their capacity to rent is P867.64 but in this design, they are only to rent 800/month with an annual interest rate at 7% for 30 years. In this scheme, the land, land development and building construction can be doubled after 30 years. (See Annex – 3).

While the 3rd and 4th income groups has a scheme to own a unit by a monthly amortization of P2,250 with a 10% interest rate every after 2 years for 25 years (See Annex -4). These 2nd and 3rd income group who has the capacity to amortize and offered with the same housing design with the 2nd income group considering that potential capital cost in housing don’t differed that much so the planners are confident that these households appreciate the low amortization with a very satisfying housing design suitable for them.

The 3rd housing design is just like the 2nd housing design but a bit spacious and offers monthly amortization of P5,000/month with an interest rate of 10% every 2 years. After 30 years, the land, land development and building construction cost will be almost tripled. See Annex – 5.

Table – 31 Affordable Housing Options for Different Income Groups

All income groups will enjoy the basic amenities of concrete main and minor roads, power and water lines, covered drainage and regular garbage collection.  Open spaces provided for parks and play grounds, as well as for other community facilities, can be utilized for day care centers, chapels, multi-purpose center and other community infrastructure desired by the homeowners that are not in conflict with residential use.

In all options, there is a provision for green space for vegetable and urban and ornamental gardening and circulation in support of the “One Village, One Block, One Flower, One Shrub, One Tree” program of the Local government through the Local Housing and Development Office for the relocation sites.

Provision for insurance will be incorporated in all housing options as a beneficial measure in case of fire mishap.

To proceed click the link below:

Local Shelter Plan – Acknowledgement

Local Shelter Plan – Abstract

Local Shelter Plan – Table of Contents

Local Shelter Plan – List of Acronyms

Local Shelter Plan – Foreword

Local Shelter Plan – Local Shelter Plan – Preface

Local Shelter Plan – Local Shelter Plan – Chapter 1

Local Shelter Plan – Chapter 2 – Municipal Overview

Local Shelter Plan –Assessment of Shelter Need, the Chapter 3

Local Shelter Plan – Assessment Affordability, the Chapter 4

Local Shelter Plan –Chapter 5

Local Shelter Plan – WORK AND FINANCIAL PLAN, the Chapter 6

Local Shelter Plan –Local Shelter Plan – Chapter 7 and Chapter 8



Local Shelter Plan – Preface


 This is the formulated Local Shelter Plan for the municipality of Titay. Once adopted by the town, it will serve as the bases of implementation of housing needs of displaced units. When it comes on providing shelter needs of these different types of income group who are consider as displaced households, this formulated local shelter plan of this municipality recommended as a guide or one of the bases of other agencies such as housing developers  and housing contractors to augment with their respective plans, since this plan is likely to be implemented by the LGU in addressing the displaced units pursuant to the Local Government Code 1991 (Republic Act 7160), and the Urban Development and Housing Act of 1992 also known as Republic Act 7279.

This Local Shelter Plan sets forth a recommended course of action which may be readily implemented or halfway implemented by the LGU in minimizing hazards to life and property. While this plan has been recommended, it was understood that the plan is merely advisory in nature. This plan is not intended to replace the scope or range of judgment to be exercised by those agencies/individuals implementing the plan in a given particular circumstances.  Rather, this plan is intend to provide range of recognized guidelines which are uniform and may be implemented in half or in full depending to some circumstances.

In the final analysis, however, the success of any plan remains in the firm description and judgment of the displaced households. With this in mind that the local shelter plan offers the advisory framework within which recommend action that guides the LGU when deciding appropriate response of shelter needs. The town of Titay has displaced households that anytime will be advised for relocation as the way in the case of the occupants occupying municipal roads for widening. Effective shelter plan are dependent upon the coordination and cooperation of all the various public and private agencies that involved on it.

It is wise to presume that every income group has their specific requirements to address their shelter needs and the LGU, implementing agencies and or housing developers must to consider.

Implementing Agency must recognized this shelter plan in the town of  Titay pursuant to the Local Government Code of  1991 (Republic Act 7160) and the urban Development  and housing Act of 1992 also known as Republic Act 7279.

The Local Shelter Plan will be launched on year 2016-2025 as an instrument of humanitarian response to the displaced units in the municipality.  Displaced Households is also considered as one of the  humanitarian crisis that needs to be addressed sooner but not later, and these mostly occurred in urban and or urbanizing areas such as Titay, which is a 2nd class municipality and adjacent to a booming municipality which is Ipil, where people expert to find easier access to opportunities be it of social or economic in nature.

To proceed click the link below:

Local Shelter Plan – Acknowledgement

Local Shelter Plan – Abstract

Local Shelter Plan – Table of Contents

Local Shelter Plan – List of Acronyms

Local Shelter Plan – Foreword

Local Shelter Plan – Local Shelter Plan – Preface

Local Shelter Plan – Local Shelter Plan – Chapter 1

Local Shelter Plan – Chapter 2 – Municipal Overview

Local Shelter Plan –Assessment of Shelter Need, the Chapter 3

Local Shelter Plan – Assessment Affordability, the Chapter 4

Local Shelter Plan –Chapter 5

Local Shelter Plan – WORK AND FINANCIAL PLAN, the Chapter 6

Local Shelter Plan –Local Shelter Plan – Chapter 7 and Chapter 8

Local Shelter Plan – Foreword


As anyone running a household should know a shelter is among of the basic needs or among the family’s most important needs just like food and clothing.

Titay Local Shelter plan is a plan on how to address displaced units found in the municipality. Facilitating shelter to everyone in a right based in which International Human Rights Law recognized everyone’s right to an adequate standard of living, including adequate housing.

Local Shelter Plan of LGU Titay is the housing plan showing how necessary is to have a shelter plan especially to the displaced Households that are found along national highway of this municipality. This is a plan to be implemented and suits to the municipality and to the displaced households which are the very concern of this plan and why this plan was formulated. Here it shows that the shelter to be provided suited to the different types of income groups and situated in a place where the tenure is secured and with basic needs such as water, access to roads, power, sanitation, and more.  The very concern of this shelter plan is about the displaced units that soon will affect the flow of peace and order of the municipality, and this has been addressed with a ten (10) year plan from the year 2016 to 2025.  This  plan is answering these questions:

How the LGU treat the displaced units found in the municipality?

How the LGU facilitates the displaced households that needs tenure upgrading?

How the LGU provides livable dwelling units for a typical Filipino family purposely for the displaced HHs found in the municipality of Titay only?

Moreover, it shows how the LGU  respond to the challenges facing the country including climate change in relation to low cost housing units specifically to all types of income group that have displaced units along national highway.



MPDC Coordinator, Titay

Zamboanga Sibugay

To proceed click the link below:

Local Shelter Plan – Acknowledgement

Local Shelter Plan – Abstract

Local Shelter Plan – Table of Contents

Local Shelter Plan – List of Acronyms

Local Shelter Plan – Foreword

Local Shelter Plan – Local Shelter Plan – Preface

Local Shelter Plan – Local Shelter Plan – Chapter 1

Local Shelter Plan – Chapter 2 – Municipal Overview

Local Shelter Plan –Assessment of Shelter Need, the Chapter 3

Local Shelter Plan – Assessment Affordability, the Chapter 4

Local Shelter Plan –Chapter 5

Local Shelter Plan – WORK AND FINANCIAL PLAN, the Chapter 6

Local Shelter Plan –Local Shelter Plan – Chapter 7 and Chapter 8

Local Shelter Plan – Chapter 2 Municipal Overview



  • Geographic Location and Features

  • Location Map of Titay

Map 1- Location Map of Titay

The Municipality of Titay is located in the second district of Zamboanga Sibugay among the town of the western municipalities. It is the last municipality going to Zamboanga Del Norte. It is located about 147 kilometers away from Pagadian City and about 154 Kilometers to Zambaonga City and about 178 km. to Dipolog City.   Titay is bounded on the North by the municipalities of Gutalac and Kalawit, Zamboanga del Norte; on South of R. T. Lim and Ipil, Zamboanga Sibugay; on the East by Naga, Zamboanga Sibugay and on the west by Baliguian and Siocon, Zamboanga del Norte.   The town Poblacion is specifically located at  7°48’30″N to 7°54’0″ latitude and 122°24’30″E to 122°35’30″E longitude.

Municipality of Titay can be reached by passengers from adjacent municipalities by the use of land transportation.

Titay has 30 barangays.   These barangays are   Achasol, Azusano, Bangco, Camanga, Culasian, Dalisay Dalangin, Dalangin Muslim, Gomotoc, Imelda, Kipit, Kitabog, La Libertad, Longilog, Malagandis, Mabini, Mate,  Moalboal, Namnama, New Canaan, San Antonio, Supit, San Isidro, Palomoc, Poblacion, Poblacion Muslim, Pulidan and Tugop, Tugop Muslim, and Santa Fe.

2.1.2  Land Area

Titay has land classification of forest lands which has an area of 15,602 hectares and alienable and disposable with an area of 20,635 hectares which make a total area of the municipality of 36,237 hectares.

2.1.3  Climate

The climate of the municipality is belonging to Type IV with no distinct dry or wet season, which is favorable to the cultivation of crops. Moderate rain is experienced in the month of April and gradually gaining momentum in May and June. Heavy rains start from the month of July to August and gradually decline from September to January. Average monthly rainfall is pegged at 165.13mm, and tenths. Dry months start January to April with intermittent rain during new moons of each month.

Temperature in the municipality is fairly warm throughout the year. The relative humidity is comparatively high and uniform. Temperature is high during the months of April to May and low during the rainy months of August and September.

Titay is outside the typhoon belt area, occurrence of typhoon is not experienced in the locality, instead minor occurrence of weather depression with strong winds and rains are felt. Prevailing wind during the summer months called “Amihan”, blows towards the north during the rainy months.

2.1.4  Topography and Soils

Almost one-third of the total land of area of the town is characterized as mountainous and mountain ranges. The remaining areas are composed of undulating rolling hills and steep slopes forming a valley of approximately 18,000 hectares.

Map 2- Topographic Map


Land characterized as mountainous and strongly sloping is unevenly distributed in different barangays. Only Barangay Azusano and Dalangin Muslim are plain and flat. The mountainous areas are found in barangays of Kipit, San Isidro, New Canaan, Namnama and Tugop Muslim. Barangay Kipit has its peak  of 893 meters above sea level. The rest of the land is moderately sloping and nearly gentle its nature.

It is shown on the map that 0-8% slope is level to undulating and so far it covers the largest portion of the area of the municipality and it is followed with 8-18% slope, undulating to rolling which has an area of 4,944.049 hectares. The least occupied slope is above 50% slope and considered as mountainous having an area of 2,318.179 hectares.

Map 3- Slope Map

2.1.5 Vulnerability to Multiple Hazards

  • Landslides and Flood

The plains of Azusano usually visited with floods almost every year and leaved damages every time the flood subsided.

The Office of the Agriculture ( See Annex 8 – Titay, Lowland Rice Damage, 2010) has recorded lowland rice crop damage of 5 Barangays and that were Namnama, Palomoc, Achasol and Azusano.  There has a total of 400.12 hectares of land affected with flood which resulted to an estimate of 652.96 metric tons of rice loss in which amounted to P 31, 374,409.22.  There are cases of landslides in some barangays like in the case of Palomoc but there has no damage ever recorded or loss of lives and properties.

Municipality of Titay has hazard areas and that are landslides and flood.  The most prone on landslides is found almost all the area of barangay San Isidro, portion of Longilog, San Antonio and Dalisay considering the 50% and up slope. There are also barangays prone to landslides and that are found in Palomoc, Culasian, Malagandis, Supit, Tugop Muslim and kipit

Part of Palomoc, Namnama, Poblacion, Azusano, Achasol, Bangco, small part of Tugop and almost parts of Dalangin are prone to flood considering that these areas are like basin that every time there has heavy rainfall they catch  all the excess water from surrounding uplands and excess water from 2 rivers that coming from the municipality of Kalawit which met somewhere in Barangay Namnama. These water from 2 rivers usually overflow and occupied some parts of plains while drainage is so limited and can’t accommodate all the water right away, instead, these areas were submerged for several days enough to make damages on rice fields before it drained. Barangays such as Imelda, Malagandis, Namnama, Culasian, Supit and New Canaan have showed that they are prone on moderate to high susceptibility of landslides.

–  On how denuded is the catchments area or forestland is also the ratio of its susceptibility to landslides and flood. It is found out also that there are almost 100 settlements or households presently residing at Tugop Muslim that is prone to Landslide.

–  There are 100 to 300 settlements or households found at Barangay Azusano that is high susceptible to flood.

Map 4- Hazard Map (Land Slide and Flooded Areas)

  1. Presence of Hazard areas in terms of Epee Center & Faults

Titay has Epee Center and that is somewhere between in Barangay San Isidro and San Antonio.  It was recorded that this Epee center has experienced a ground shaking on March 1, 1964 at 12.54 PM/AM with a  7.3 magnitude.

                Severe ground shaking usually starts from Epee Center. When the Epee center shakes, simultaneously the impact will be distributed gradually to the fault lines. Nearby barangays who have distinct fault lines will shake too, affecting the whole municipality or even wider which depends upon the magnitude. 

Map – 5- Hazard Map (Epee Center)

Hazard Map (Fault Lines)

When global warming continues to intensify due to deforestation and emissions of toxic materials to the atmosphere, there has a tendency that this Epee Center will be affected and will have again a ground shaking or earthquakes.

The above figures can help local government to evaluate what are the necessary moves when it comes to structures and infra projects for the development of the municipality and for the safety of the constituents.

The municipality of Titay has distinctive and visible fault lines. Barangay Kipit has 3 fault lines while Tugop Muslim has one faultline. Two fault lines parallel with each other having an average distance between them of 1,573.39 meters traversing Titay. One of the fault lines traversing Titay passes in Palomoc, Namnama, Poblacion, Dalangin Muslim, Dalangin, Achasol and down to San Antonio. While the  other fault line is traversing across  Barangay Culasian, Malagandis, Dalangin, Poblacion Muslim,  Mabini and again in San Antonio.

Map – 6 (Fault Lines)

The map below (Map 7) shows that commercial site of Titay situates in between of these 2 faults, where the municipal hall has situated and having a distance of 316.70 meters away from 200/severe measure fault line which meant as the most severe impact.

The very center of the fault lines will shake minimally compared to the 200 meters wide periphery of the fault lines which has the highest impact.

The Planners are aware that  the displaced units inhabited with  299 and 191 households  found densely  in barangay Palomoc and Namnama respectively,  at the same time are coincidentally situate along the 200 meters wide periphery  which is the most impact portion of fault line and the most densely populated due to the presence of the national high way and barangay hall going to Tampilisan, Zamboanga del Norte.

Map 7- Hazard Map ( Fault Lines in Relation to Commercial Center of the Municipality)

2.2 Urban Developments Trends

2.2.1 Population Size and Structure


 Table -2  Population Composition by School-Age, Working-Age, Dependent-Age Group and Sex   Year 2010

Age Group Both Sexes Male Female Sex Ratio

(Male to Female

No. % No. %
School going population  


     Pre school (3-6) 4,617 2,481 53.74 2,136 46.26 116 : 86
     Elementary (7-12) 7,320 3,879 52.99 3,441 47.01 113 : 89
     Secondary (13-16) 4,605 2,467 53.57 2,138 46.43 115 : 87
     Tertiary (17-21) 4,427 2,365 54.29 2,062 46.58 115 : 87
Working age (15 & 64) 27,218 14,778 54.30 12,440 45.71 119 : 84
Labor Force (15 & over) 29,047 15,772 53.28 13,275 45.70 119 : 84
Dependent Population
      Young (0-14) 17,935 9,556 53.28 8,379 46.72 114 : 88
     Old ( 65-over) 1,549 818 52.81 731 47.19 112 : 89

        Source: DepEd and Computed based on the data on Household Population by Age Group.

Titay has 43,723 household populations in 2007. It increased by 5.88% or 2,733 by 2010.  8.52% of the total provincial population of Zamboanga Sibugay comprised the household population of the municipality of Titay. Male populations dominated by 5.62% over female. There are 52.81% males and 47.19% females which mean there are 111 males in every 89 females. In age group, 9.94% of the total population are pre schoolers; 15.75% is elementary; 9.52% tertiary; 58.59% belongs to working age; 62.52% labor force and 41.19% are dependent populations. Among the age group, Labor force has the biggest in terms of population size followed by working age. Old dependents comprised the smallest among the age group as shown in table 1.

The municipal sex ratio declines in the older age groups. It characterized by a typical broad base at the bottom consisting a large numbers of children and a narrow top made up of a relatively small number of elderly. Majority of the population under school going population is dominated by elementary with 7,320 or 35.42% of the total school going population. It also shows that male dominated female resulting a sex ratio of 115 male for every 87 females.

Labor force population are also dominated by males with a sex ratio of 119 males in every 84 females. In the same period, depended population which consist of young and old population are dictated by males over female with a sex ratio of 113 males in every 88 females.

Table – 3 Household Population by Urban and Rural Barangay and Average Household Size    Year  2010

Barangay Population


Number of Household Average Household Size
A.Urban Barangay    
1.Poblacion 6,764 2,300 2.94
Sub-total 6,764 2,300 .94
B. Urbanizing  
2.San Antonio 3,241 639 5.07
Sub-total 3,241 639 5.07
C. Rural Barangay  
1.Achasol 1,859 546 3.40
2.Azusano 944 225 4.20
3.Bangco 1,551 311 4.99
4.Camanga 1,041 255 4.08
5.Culasian 1,186 278 4.27
6.Dalangin 2,577 554 4.65
7.Dalangin Muslim 560 103 5.44
8.Dalisay 1,498 338 4.43
9.Gomotoc 881 174 5.06
10.Imelda 1,094 176 6.22
11.Kipit 1,678 291 5.77


3,664 620 5.91
13.La Libertad 591 147 4.02
14. Longilog 852 224 3.80
15.Mabini 1,197 233 5.14
16. Malagandis 1,315 267 4.93
17. Mate 925 203 4.56
18. Moalboal 547 111 4.93
19. Namnama 2,077 602 3.45
20. New  Canaan 660 193 3.42
21. Palomoc 2,750 546 5.04
22. Pob. Muslim 759 199 3.81
23. Pulidan 1,219 250 4.88
24. San Isidro 1,104 543 2.03
25. Santa Fe 1,474 356 4.14
26. Supit 919 154 5.97
27. Tugop 1,020 238 4.29
28. Tugop Muslim 509 128 3.98
Sub-total 36,451 8,265 4.41
Total 46,456 11,204 4.15

Source: 2010 Census of Population and Housing. For the no. of HH- 2009 NHTS ( 4Ps)












Figure -2 2010 Most Populated Barangays

Figure 1. Tempo of Urbanization


TABLE 3:   Urbanization Levels for the past 20 years

 Year Barangay Population Tempo of Urbanization (%)
Urban Rural Total
1990 5,367 26,627 31,994 16.77
2000 6,746 36,958 43,704 15.44
2005 6,988 40,225 46,674 14.97
2007 9,839 33,884 43,723 22.50
2010 6,764 36,451 46,456 14.56
Barangays Area


HH Popula


Pop. Density

( has)

Area in sq.km. Pop. Density

( sq.km)

A. Urban Barangay
1.Poblacion 1,388 6,764 4.87 13.88 487
Sub-total 1,388 6,764 4.87 13.88 487
B. Urbanizing
1. San Antonio 1,998 3,241 1.62 19.98 162
Sub-total 1,998 3,241 1.62 19.98 162
C. Rural Barangay
1.Achasol 1,238 1,859 1.50 12.38 150
2.Azusano 495 944 1.91 4.95 191
3.Bangco 1,312 1,551 1.18 13.12 118
4.Camanga 1,842 1,041 .57 18.42 57
5.Culasian 3,579 1,186 .33 35.79 33
6.Dalangin 1,020 2,577 2.53 10.20 253
7.Dalangin Muslim 244 560 2.29 2.44 229
8.Dalisay 4,198 1,498 .36 41.98 36
9.Gomotoc 2,312 881 .38 23.12 38
10.Imelda 1,789 1,094 .61 17.89 61
11.Kipit 7,361 1,678 .23 73.61 23
12.Kitabog 1,089 3,664 3.36 10.89 336
13.La Libertad 1,458 591 .41 14.58 41
14.Longilog 3,035 852 .28 30.35 28
15.Mabini 1,659 1,197 .72 16.59 72
16.Mate 1,631 1,315 .82 16.31 82
17. Malagandis 1,028 925 .90 10.28 90
18. Moalboal 860 547 .64 8.60 64
19. Namnama 2,075 2,077 1.00 20.75 100
20. New Canaan 3,037 660 .22 30.37 22
21. Palomoc 2,035 2,750 1.35 20.35 135
22. Poblacion Muslim 720 759 1.05 7.20 105
23. Pulidan 4,423 1,219 .28 44.23 28
24. San Isidro 1,049 1,104 1.05 10.49 105
25. Santa Fe 4,343 1,474 .34 43.43 34
26. Supit 2,446 919 .38 24.46 38
27. Tugop 868 1,020 1.17 8.68 117
28. Tugop Muslim 468 509 1.08 4.68 108
Sub-total 57,614 36,451 .63 576.14 63
Total 61,000 46,456 .76 610.00 76

Population Density, Gross Density and Built-Up Density CY 2010


Source: NSO 2010, computed base on the data & formula using CLUP Guidebook Volume 2

The most densely populated Barangay is Poblacion with 487 persons per square kilometre to its geographical location with 1,388 sq. kms. Next is Kitabog with 336 persons per square kilometres. Followed by Barangay Dalangin and Dalangin Muslim with 253 and 229 persons per squares kilometre respectively. Barangay New Canaan remains the most sparely populated with only 22 persons per square kilometres due to unstable peace and order in the area. There should be an adequacy of evaluation in terms of social, economic and environmental potentials for development.

 Densely Barangays


Figure -4

Figure 5 Growth Rate ( 1975 – 2010)



TABLE 6:   Historical Growth of Population

Year Population Increase or Decrease

Growth Rate for the Locality

1970 19,008
1975 20,005 997 1.03
1980 24,983 4,978 4.54
1990 31,994 7,011 2.50
1995 36,206 4,212 3.32
2000 42,692 6,486 1.33
2007 43,723 1,031 .79
2010 46,456 2,733 1.53

Source: Approved CLUP (1994-2004) , NSO 2007, 2010


The population trend of Titay shows a continued increase from the year 1970 to 2010. From 1975 to 1980, it shows the highest growth rate due to unstable peace and order of the nearby municipalities. Table 5 and figure 4 shows the historical trend of population.

Table -6 Crude Birth Rate (CBR) and Crude Death Rate (CDR) for the Last Five Years

Period NO. CBR % Increase/Decrease from Previous Year NO. CDR % Increase/Decrease from Previous Year
2006 1,526 35.68 132 3.09
2007 1,372 31.38 (4.30) 244 5.58 2.49
2008 1,212 27.12 (4.26) 255 5.70 .12
2009 2,042 44.72 17.60 246 5.38 (.32)
2010 1,482 31.76 (12.96) 122 2.61 (2.77)

Source: LCR, MHO, LGU,Titay, Z.S.(average)

Figure 2. CBR & CDR for the last 5 years


Crude Birth Rate (CBR) of the municipality is placing an annual average rate of 34 births per 1,000 populations.  Year 2009 marks the highest CBR at 44.72 births per 1,000 populations. The fluctuating trend in the crude birth rate somehow implies the municipality’s conscious effort of the population management program and the various social safety nets. Looking at the crude death rate (CDR) or the total deaths from all ages indicate a constant growth over the last 4 years and it dropped down in 2010 by 2.77 deaths per 1,000 populations.

TABLE 7:   Literacy Rate of Population 5 years old and Over, by Sex  CY 2010

  Male Female Both Sexes
No. % No. % No. %
Population 7 years old over 21,402 46.07 19,756 42.53 41,158 60.89
Literacy Rate (%) 20,370 95.18% 18,804 95.18% 39,174 95.18%
Illiterate 1,032 2.41% 952 2.41% 1,984 4.82%
Total 21,402 100% 19,756 100% 41,158 100%

                Source: NEDA Region IX (www.neda9.gov.ph/), Pop. 2010 using formula, NSO 2010 

Literacy refers to the ability of population who have at least completed a year in elementary education to the population seven years old and over. 1990 Census on Population and Housing showed that 89.83% literacy rate of Titay. Table 7 reveals that out of the population 7 years old and over reached the highest literacy rate with 95.18%. The literacy rate is quite high. This shows that the municipality completely establishes primary and elementary school in all barangays of Titay. In every 1.05 household populations literate there is .05 illiterate in 2010. More illiterate in male population than female as shown in table 7 with 7.75% male over female.


Year 2010




(in has.)



A.      Urban
1.Poblacion 6,764 13.79 1,388 4.69
B.      Urbanizing
2.San Antonio 3,241 8.40 1,998 1.99
C.      Rural
1.Achasol 1,859 3.97 1,238 1.51
2. Azusano 944 1.89 495 1.80
3. Bangco 1,551 3.30 1,312 1.19
4. Camanga 1,041 2.17 1,842 .55
5. Culasian 1,186 2.94 3,579 .39
6. Dalangin 2,577 5.87 1,020 2.71
7. Dalangin Muslim 560 1.089 244 2.10
8. Dalisay 1,498 3.21 4,198 .36
9. Gomotoc 881 1.85 2,312 .38
10. Imelda 1,094 2.26 1,789 .60
11. Kipit 1,678 3.10 7,361 .197
12. Kitabog 3,664 6.56 1,089 2.85
13. La Libertad 591 1.56 1,458 .51
14. Longilog 852 1.92 3,035 .30
15. Mabini 1,197 2.47 1,659 .70
16. Malagandis 1,315 2.83 1,028 1.30
17. Mate 925 1.95 1,631 .56
18. Moalboal 547 1.18 860 .64
19. Namnama 2,077 4.36 2,075 .99
20. New Canaan 660 1.80 3,037 .28
21. Palomoc 2,750 4.97 2,035 1.15
22. Poblacion Muslim 759 1.46 720 .96
23. Pulidan 1,219 2.67 4,423 .29
24. San Isidro 1,104 3.93 1,049 1.77
25. Santa Fe 1,474 3.10 4,343 .34
26. Supit 919 1.76 2,446 .34
27.  Tugop 1,020 2.55 868 1.37
28. Tugop Muslim 509 1.13 468 1.14
Total 46,456 100 61,000 .76

Source: NSO


Ethnic Group


The inhabitants of Titay belong to different ethnic groups. Through this effects, 63.54% are Cebuano, 15.89% are Hiligaynon, 7.05% are Ilocano, 6.68%% are Kalibugans, 3.98% are Subanen, and the rest are below 3% as shown in Table 6. In the North western part of the municipality where valley is located, most of the people living there are Ilocanos and Ilongos. Despite the mixture of various ethnic groups, Cebuano dialect is the medium of communication in the whole municipality.





MALE FEMALE Population
Population % Population % Both Sexes Sex Ratio
2007 22,736 52.00 20,987 48.00 43,723 100:108
2008 23,278 52.10 21,401 47.90 44,680 100:108
2009 23,925 52.40 21,733 47.60 45,658 100:110
2010 24,738 52.40 22,472 47.60 46,456 100:110

Source:  NSO  



Mother  Tongue Male Female Total %
 Tagalog 198 180 378 .81
Cebuano 15,464 14,048 29,512 63.54
Hiligaynon 3,868 3,514 7,382 15.89
Ilocano 1,716 1,559 3,275 7.05
Ibanag 16 14 30 .06
Waray 3 14 17 .04
Bicolano 28 5 33 .07
Maguindanao 85 90 175 .38
Maranao 94 61 155 .33
Tausog 14 3 17 .04
Bagobo 14 2 16 .03
Batak 2 14 16 .03
Bilaan 3 14 17 .04
Butuanon 47 28 75 .16
Chavacano 90 76 166 .36
Dibabawon 14 2 16 .03
Inibabe 28 3 31 .07
Kalibugan 1,624 1,476 3,100 6.68
Subanen 925 925 1,850 3.98
Surigaonon 28 1 29 .06
Yakan 28 2 30 .06
Other Local Dialects 47 42 89 .19
Not Stated 33 14 47 .10
Total 24,369 22,087 46,456 100

                Source: Primary Data, NHTS ,NS

Figure 7- Household Population by Mother Tongue 

Table – 11 Marital Status by Sex  2010

Marital Status           Male Female          Total
  Single 6,851 5,143 11,994
  Married 6,826 6,654 13,480
  Windowed 256 606 862
Divorced/Separated 63 86 149
  Others 4 2 6
  Not Stated 14 4 18
Total 14,014 12,495 26,509
Figure 8. Literacy Rate -2010



TABLE – 12: Labor  Force Population by Sex and Employment Status CY 2010

Municipality Population 15 yrs & Over Labor Force Not in the Labor Force




Employed % Unemployed %
Male 15,772 33.95 14,620 50.33 1,117 3.85 818
Female 13,275 28.58 12,305 42.36 1,003 3.46 731
Total 29,047 62.26 26,925 92.69 2,120 7.31 1,549

58.59% of the total population belongs to the economically productive group (ages 15-64 years old). About 92.69% are employed and 7.31% unemployed. In 2010, 5.33% of the population are not in the labor force. In terms of labor force participation, male dominate over female with 33.95% and 28.58% respectively. In the same year, unemployed males is 818 while 731 is females


Titay is endowed with natural resources, particularly natural forest and rich agricultural land which are currently the source of economic and livelihood opportunities for the residents. Wide area for rice valley and some potential agricultural lands for rubber, coconut and other agricultural products. We are also rich in mineral resources such manganese, chromites, copper and gold found in different barangays such as Culasian, Mabini, San Isidro and Longilog. There are more mineral deposits in our municipality but mostly unexplored. Titay has also protection forest for water conservation located at Barangay Culasian.

Municipality of Titay has more than 8 waterfalls, most still unexplored. These are Tagbilat Falls, Cobacob Falls, Malagandis Falls, Gomotoc Falls, Basay Falls, Dalisay Falls, Diokoy Falls and Culasian Falls. This attributed to the vastness of its forest covered with depths that can only reached by foot. And this may have contributed to Titay’s water being the best tasting in the entire province. Titay has also Underground River in Barangay Mate, and caves in New Canaan and Moalboal.

Forest Resources

The forest area in the Municipality of Titay covers  15,602 hectares. It is found in 22 barangays and these considered already as second growth forest. Barangays with no forests are Poblacion, Azusano,Camanga,Dalangin,Dalangin Muslim, Kitabog, Mabini, and Poblacion Muslim. The forest abound with such hardwood and dipthero carp trees spices like yakal, apitong, tanguile, red and white lawaan, etc. Aside from lumber, non-timber and other minor forest products like different species of rattan, nito, and other wildlife for some purposes are also available.

Physical/Infrastructure Resources

  1. Transportation Network

Efficient transport facilities are necessary to support the basic production sector. It serve as incentives for investor to set/expand their investment plans. The municipality of Titay is accessible by land transportation. The National Highway to Zamboanga del Norte traverse right through the town. There are utility vehicles plying the  inter-municipal route; jeeps, single  motors ( habal-habal), tricycles, buses, vans, cargo trucks, tankers, containers  from Ipil to Titay and vice versa at all hours of the day.

Buses of Rural Transit Inc. can be available bound to Ipil and Zamboanga del Norte , Zamboanga del Sur and Zamboanga City. It is available in every 30 minutes during day and night time.  Jeepneys and Single Motors ( Habal-Habal) are available going to  Barangay San Antonio and all barangays going to West and North Bound. Single Motors are also available going to East bound and it can also be reached with Four (4) wheels vehicles but no public utility jeeps plying the route. Going to North and South bound can all be reached by all types of vehicles. There are  lots of vehicles utilized for private services in the town.

There has bus terminal and “Habal-Habal” (Motor) terminal located at public Market with Comfort room for men and women.

The map below shows the national highway traversing the municipality that originates from the municipality of Ipil which makes an entrance in Barangay Moalboal, next  is La Libertad, then Kitabog, Poblacion, Namnama and the last is Barangay Palomoc before  it makes an entrance to the Municipality of Kalawit, Zamboanga del Norte.

Map 8 –  Road Network Map

2.2.2 Income and Poverty Incidence

.2.3 Existing and Proposed Land Uses

Land use classification includes agricultural, industrial, commercial, residential, recreation areas, critical/ conservation areas, undeveloped areas/ danger areas, others.

Titay CLUP and Cadastral Survey has not yet approved which made the Titay Municipal Planning and Development Coordinator hesitant to provide the specific area for the Existing and Proposed Land Use while the Titay, Municipal Assessor has not also able to undergo a complete Tax Mapping to determine the area of every category on Land Use. So the Titay Local Shelter Planners (Titay LSP) agreed only to show the volume and speed of the assessment of the Categories of Land Use with regards to assessment of the real property from Assessment Statistical Records 2010 (See Table 12 ) taken  from the Office of the Municipal Assessor of this municipality.  In addition to these, table and map will be presented for support.

The Map below shows the proposed and some other are already existing land use of the municipality and it has two classifications of land uses as per MOA of the LGU and the DENR and that are Alienable and Disposable Area with an area of 20,635 hectares while Forest land has an area of 15,602 hectares which make a total area of 36,237 hectares of the municipality for Titay. Forest land is 43.06% and 56.94% for Alienable and Disposable Area to the total land area of Titay.

The Forest Area has been inhabited with stakeholders and these stakeholders are using the land mainly for agricultural purposes by planting perennial crops while others are planting with annual and semi annual crops.  The LGU has a Memorandum of Agreement with DENR that land classified as Forest Land must be utilized by stakeholders by planting perennial crops such as rubber, fruit trees and some other trees. Annual and semi-annual crops are discouraged and no longer advisable as stipulated in the MOA. While the Alienable and Disposable Area is just like the Forest, it is utilized also by the stakeholders for agricultural purposes. Aside from agricultural, this is also utilized as residential, commercial, industrial and some other uses.

As Reflected earlier (See Map 3 – Slope map) that 08% slope (21,001.9 ha.), level to undulating and 8-18% slope (4,944.902 ha.) of undulating to rolling has the largest and 2nd to the largest area respectively being used by stakeholders. In here, all the possible land uses is applicable just like as residential, commercial, industrial, agricultural and some other uses. Whereas the 30-50% slope (3,138.035 ha.) will be utilized as agricultural as long as it is planted with fruit trees or rubber trees. All the slopes can be used to agricultural purposes except the above 50% slope which is mountainous and where the LGU and the DENR has come to a MOA that this  area is put into a protected zone and considered that only premium trees can be planted and no other. Those trees that are already existing will be preserved and cutting of trees is completely disallowed.

Map – 9 Land Classification

Land classification includes the uses on agricultural, industrial, commercial, residential, recreation areas, critical/ conservation areas, undeveloped areas/ danger areas, others.

  1. Land Use

Residential Use.  Residential areas assessed as of 2010 is .20% or 70.6801 hectares of the towns’ total land area assessed of 36,237 hectares. High-density residential area is concentrated in Barangay Poblacion especially on urban centers where real estate values are relatively high and the land utilization is maximized. Surrounding of Poblacion are low density residentials that still have a considerable area for development such as Barangay Kitabog, Palomoc and some other Barangays that until now are still classified as Agricultural use. Residential buildings have been constructed in the past ten years and rapidly increasing in Barangay Poblacion and along national highway due to the creation of Zamboanga Sibugay Province in where populace tend to flock in urban areas because of the opportunity of jobs and livelihood which ends to construct residential buildings in a place like along national highway.

The development of residential areas have spilled over to the adjacent barangays such as  Barangay Kitabog, Palomoc and Namnama. The barangay with the biggest residential area is Poblacion.  However, settlements in the outlying barangays of the municipality remains marginal of 0.20 % of the total land area of the municipality

Issues arise that road widening will soon be fully implemented and displaced units constructed along national highway will be advised for complete removal or mass ejection. Residential buildings presence along national highway showing now congestions, tampers the flow of transportation and sometimes caused accidents due to the presence of their pets such as astray animals, dogs, chickens, geese and some others.

Various residential areas particularly those situated at 200 sq.m. radius from the  trading center has experienced overflow of water but the LGU tried to open all the barangay roads to locate the origin of floods and established proper drainage even before the end of the year 2014.

Commercial Use. The area that has been assessed for commercial use is  .0083% or 3.0059 hectares of the total land area assessed in the municipality as of CY 2010. The Barangay Poblacion is the center of commerce with commercial structures built along major roads and highways indicating a “ribbon type” developmental pattern. The commercial establishments vary from generally small to medium buildings. In the past ten years, the expansion of commercial activities was pronounced in Barangay Kitabog, Namnama and Palomoc due to the creation of Zambaonga Sibugay Province. The making of the municipality of Ipil as the capital town of Sibugay extending its development to adjacent towns and that includes already the municipality of Titay. So much more, when Capitol was created in Ipil where most of the job seekers from Titay has landed in Capitol which brought more chances for business.

Many of the residents in Barangay Poblacion are increasingly improved into mixed use which residential building also provide commercial space to take advantage of their prime location.

Commercial development has been concentrated in Barangay Poblacion and along national highway of Barangay Moalboal, Kitabog, Namnama and Palomoc.  However, without proper mitigating measures, these have created pockets of traffic congestion in Barangay Poblacion and Kitabog but the making of Peace and Order in the municipality is so adept to minimize this problem just like improving the junctions area and at the same time assigning personnel on busy roads especially during morning, when the children are going back and forth at school and home at noon and in the afternoon.

Industrial Use. The area that has been assessed for commercial use is 14.9660 hectares or .0413% of the total land area assessed in the municipality as of CY 2010. Industrial utilization in some parts of Moalboal, Kitabog Palomoc and Namnama have encroached portions of agricultural areas. This is because of favorable infrastructures in the area such as good roads, presence of utilities like three phase electric power which is one of the basic requirements for industries.

Institutional Use.  Institutional areas comprise 864.6035 hectares or 2.6458 percent of the municipality’s  total land area. The existing institutions include government structures, churches/mosques, hospitals and schools. Municipal government offices are found mostly in the Poblacion and in the major urban centers of the municipality. Most of the major educational institutions, religious buildings, and some government reservations are found in these areas as well. There are existing Areas used by different institutions but there has no available data to determine how many is the exact hectares  were been utilized for that purpose but as it was stated earlier that the planners has considered the volume of assessed real properties from  Municipal Assessor Office from their  file to give the readers an  overview about the land uses of the municipality. So far the municipal assessor office has made an assessments of already 779.8380 hectares or 2.3858% owned by the local government unit. While the religious and charitable institutions has able to have  a 4.4795 hectares or .0137% of  the total land area and these are use as churches  and some uses for school purposes.  The Educational Institutions has  79 hectares or .2419% was been assessed  to the total land area of the municipality.

Agriculture Use.  The pace of the utilization of agricultural  lands has been surpassed by the rapid population growth and urbanization  necessitating the rezoning of many agricultural areas for other uses, most of it is for residential and industrial purposes. Pockets of housing projects were established within the agricultural zone.  This situation could create possible conflicts in the future.

Municipality of Titay has an assessed agricultural land area of 21,326.8088 hectares or 58.8537% of the total area of the municipality. The agricultural productions that farmers engaged are lowland rice production which made Titay as the ‘rice bowl” of Sibugay Province. Next to lowland rice production is Rubber latex that made Titay known of their “Bagsakan” of Rubber lumps. The potential area for agricultural use   could actually be greater than the present figure because of the cultivation of  shrublands  into fruit trees or rubber trees having an area of 807.81 hectares that are found in Camanga and Azusano, and cultivation of grasslands that are found at Barangay Gomotoc, Mate, Longilog, Dalisay, Palomoc and Culasian having an area of 1,891.923 hectares. Take a look again on (See Map – 11  Land Used Map).

The undeclared area reflected on the table which accounted to 14,035.7017 hectares or 38.73% of the total land area of the municipality  are generally utilize as agricultural use of the stakeholders.

Table 13 – Assessment Statistical Records on Categories of Land Use 2010

Taken from the file of Muncipal Assessor Office 2010

Forest.  Forest areas are those covered with woody type of vegetation whether natural or planted forest (See Map – 10  Land Use map ). These are closed forest broad leaved with an area  37.002 hectares, open forest broad leaved with an area of 1,152.798 hectares, other land cultivated annual of 6,812.260 hectares and other cultivated perennial  of 25,452.465 hectares with a total forest of 33,454.53 hectares and these includes the boundaries with conflicting issues.

Forest Land has been used by stakeholders based to the specifications that the DENR has thrust.  The in-site stakeholders are ISF project, they have 551.77  hectares and situated Barangay Mate, Longilog and Mabini, the map above explained the said stakeholders are engaged on planting trees, rubber, coconut, gemilina and few are planting annual crops.

The CBFM has 2,010.26 hectares and situated somewhere in Barangay Pulidan, Dalisay and San Isidro .  Upon the assessments made by the Department of Environment and Natural Resources (DENR), Region IX, the area now has been  planted already by the stakeholders with perennial crops and portion of it in SW-1 has been now an open forest.   While the portion of CBFM situated at SW-5 in Barangay New Canaan is another way also, on 2003, it showed that it was utilized by the stakeholders by planting annual crops and there were perennials crops but on the latest assessment it turned out that this area are already grassland and shrub lands.

The CAD-C  has an area of 2,148.43 located in Barangay Tugop and Kipit, on the year 2003 this was been utilized by planting perennial crops, there has also an open forest and more grassland but after the assessment on 2010, almost all the area has been planted with perennial crops  and there are still small portion of grassland.

On 2003, IFMA having an area of 949.23 has an open forest, grassland  and perennial crops on it but on the latest assessment all the area has been planted already of perennials crops.

On the latest assessment on 2010 the MPSA area has a total of 2,017.03.  Portions of this area has still grassland, open, closed forest and perennial crops.  While some other stakeholders  has utilized some other forest land and they are Adopt A Mountain, NGP School Site Reserve for Palomoc, SLUP and Water Shed.

Off-site stakeholders are upland farmers who will be benefiting by means of reducing or preventing landslides and providing them enough source of water for everyday use. Water district members and irrigators association members who will provide them enough of water for domestic use, reduce floods, and provide enough water to irrigate their low land rice field.

The institutions and or agencies that are involved in forest management in Titay are DENR with CENRO, Ipil who implemented reforestation projects and that was “REFO Projects” on 1986 which covers more or less 2,000 hectares.

In MLGU have MENRO/MAO and more which may have 10 members. It has able to have a nursery establishment for rubber plantation with a budget of Php 200,000.00 rubber plantation watershed.

BLGU of Titay is consisting of 30 barangays who are capable of plantation establishment but no reforestation budget. The LGU of Titay has a 697 Hectares Co-management agreement with DENR at Barangay Palomoc and Culasian for watershed.

Map -10  Land Used Map

Special Use – Special use are areas comprise of 864.035 hectares or 2.65% of the total land area assessed in the municipality. The sanitary Eco-park is not yet included here but it is only religious and charitable institutions, government utilized areas and area for educational purposes ( See Table 12 –  Statistical Records 2010 )

Tourism Development – The municipality has undeveloped areas for tourism activities. These are tourism- related facilities such as various in land resorts located in the different parts of the municipality. There are private owned resort such as “ Green Resort” that is found in La Libertad and  “____” found in Mabini. There are also Moalboal Caves, Malagandis Falls known as “Curtain Like Falls” and the LGU is on its way to develop such falls and more as an example of a private places where people enjoy leisure activities. There is also an ongoing paper work for the construction of “Sky Cable” which is soon to be put up in “Gugawang Bugas”.

Quarrying – there are existing quarrying in Barangay Achasol, Palomoc, Namnama and Kipit but area cannot be determine yet. The potential and the biggest area for quarrying is in  Kipit River but as of now, it is not yet fully used with that purpose.

Water Uses :

Irrigation: There are more than 5,000 hectares of lowland rice production were being supplied of H20.

Potable Water: Ipil and Titay Water District (ITWD) has its source of potable water from the municipality.

Fish Pond: Inland water use refers to the existing fish ponds and bodies of water but they just utilized as personal consumptions.

2.2.4 Existing and Proposed Infrastructure

Infrastructure and Utilities. 

The Road Network Map shows the Proposed Road Conversion, Provincial to National Road and this starts from national highway that situates at Barangay Poblacion to Barangay Dalangin, Dalangin Muslim, Achasol, San Antonio, Tugop, Bangco and Barangay Azusano before it starts its route for the municipality of Kalawit.

The other map below shows public and private owned infrastructures. These include already the market sites, area where government establishments has been put up and the latest is a one hectare utilized as “Bagsakan” or Farm Products Landing Area especially rubber lumps where Titay has been known and catches the national attention of its efficiency.

This includes also other utilities such as area where power major lines passes, water system/reservoirs and Information communication technologies/cell sites.  There are also road network that traversing in the municipality.

Roads and Bridges – Titay has a national road traversing from Barangay Moalboal, La Libertad, Kitabog, Namnama to Palomoc. This is already a concrete road which presently having its road widening of 16 m. wide in Namnama and Palomoc and its almost done.

There are existing bridges along national highway and these situate at Barangay Moalboal and Barangay Poblacion Muslim. There are lots of bridges along Barangay roads with more than 15 bridges (Tulay Ng Pangulo) all were made up of steel and either spillway or bailey. Some  bridges along the primary and secondary roads are generally in good condition while those located in hinterland barangays need maintenance and rehabilitation.

Transportation – The town is a major public transport center. Several bus companies provide land transportation services with routes plying to and from Dipolog, Pagadian and Zamboanga City. Other services are facilitated by cargo trucks, vans, and several types of light vehicles for hire that serve the entire island of Mindanao.

Power – The town has a power transmission that traverse together with the National Highway. Power supply and distribution is critical for it deals with commercial and industrial services. Currently there are two power distribution utilities that serve the municipality of Titay, namely; Zamboanga del Sur Electric Cooperative (ZAMSURECO) and Solar Electrification Administered by DAR.

ZAMSURECO – is now serving 100% of the Barangays in the municipality but to those Household staying in the interior and not in the urbanized area of their barangay have option to use solar electrification.

Water- Water supply in the municipality has 2 options. Ipil and Titay water is extracting water from ground water reservoir and this is distributed individually to the residents. Production of wells are also an option in the municipality due to low water table.

Communications- Sophisticated services give the municipality modern facilities for communications. The existing communication facilities in Titay are postal service,  cellular mobile providers and internet providers.

School Building- Elementary buildings are all available to all barangays while High School Buildings are only available to some barangays and it is around 7 barangays.

Irrigations- Irrigations have main sources and that are in Palomoc and Dalisay, the sources of water are from big rivers cater by found in their respective areas. These irrigations are supplying the lowland portion of Palomoc, Namnama, Poblacion and Azusano. While the irrigation from Barangay Dalisay will be soon serving several barangays  down their thousands hectares of upland areas that owners will be surely convinced to divert it to lowland rice production or fresh water fish farm due to the exceptional supply of water suitable for irrigating their area and for  fish ponds.

Map – 10 Infrastructure Map

Waste Management – Titay has a 2 hectare Eco-park located in Barangay Imelda at around 7 kilometers away from downtown with an average travel of 16 minutes from Barangay Poblacion. It has a capacity of approximately 223,529.41 at 30 cubic meters/day.

Proposed Infrastructure and projects of the municipality.

Organizations, Institutions and Governance

Confronted with the daunting problems of the municipality, housing and relocation program, the present administration embarked an agenda that initially covers the under privileged families affected by the implementation of government infrastructure projects such as the following:

  1. Occupants of Bliss area
  2. Occupants of municipal roads
  3. Occupants of roads along national highway


The Local Government Unit (LGU) of Titay are also concern of the displaced units that are now existing in the municipality. Actually LGU is now taking steps to address the shelter needs of some of these displaced housing units found in BLISS and owned by the LGU. The municipality of Titay has used their available and present offices such as extracting personnel from Assessor Office, MPDCO, MSWDO and Engineering Office to make their tenure permanent such as facilitating titles in their names.

As mentioned earlier that targeted area for their relocation is available of basic needs because of the presence of ZAMSURECO which is adept their services at all times in relation to power, ITWD for water and  sanitation by garbage disposal and  road access by the LGU.

  • So far, only “GAWAD KALINGA” was taking steps in facilitating housing units for the poor and offer socialized housing whereas the PAG-IBIG and some other lending bank institutions are offering an economic housing loans.

At present, there are already housing developers doing there service in Ipil and an adjacent town of Titay which when the LGU of Titay needs it, they easily be reached.

  • The urban poor sector and middle income groups who are the largest clientele of the plan are not yet organized but when they will be called for that purposes, the planners are confident that they will cooperate considering that shelter needs is a necessity.


  • Housing and Urban Development Coordinating Council (HUDCC). HUDCC has been giving assistance to the Local Government Unit (LGU) particularly in the preparation of this plan, and also in updating the LGU regarding housing related policies, guidelines and programs for shelter plan.


2.2.6  Local Economic Outlook Income Class of LGU.  Titay is a 2nd class municipality. Annual Income (Local revenue & IRA)

Table below shows that Titay has 2 ways of collecting revenues and that are Local Sources which is comprises of Tax Revenue, non-tax revenue and other taxes which made a total of 10,155,199.29 and the other sources is External sources which is then comprised only of Internal Revenue Allotment having an amount of 76,240139.  These 2 sources of income of the municipality has a total of 86,395338.29 for the year 2010.

Table  – 14  Municipal Revenue  2010

Source: From 4th Quarterly Report of Municipal Treasurer by Source 2010 Major Economic Activities

Based on Assessment Statistical Records on Categories of the Land Use 2010 (See Table 12 )   of the Municipal Assessor Office, about 21,326.81 hectares or 58.8537% of the total land area of the municipality  utilized as agricultural used. Total area planted and harvested with rice accounts are more than 5,000 hectares and that includes already upland rice with an average production of 23,625 metric tons. Other major crops produced in the area include root crops, banana, coconut, corn, mango, durian, rubber and palm oil. (See Annex 7- Titay Lowland Rice Area 2010).

One of the major Economic Activity is Agricultural Productions and one of these is Lowland Rice Production of Rainfed, Irrigated which has an area of 3,112.55 and 1,002.90 hectares respectively which make a total area of 4,115.45 hectares (See Annex 7 – Titay Lowland Rice Area 2010).

Business activity in Titay shows a promising sign investors who want to engage business in the locality considering that expansion of Ipil urbanization is reaching the municipality. There are  already investors appearing in Legislative body for their project proposals.

As Per 4th Quarterly Report 2010 of the Municipal Treasurer Office (See Annex -1  4th Quartrly Report 2010 of Municipal Treasurer Office) the biggest collection from Local Sources is from Non-tax Revenue and other sources which has amounted to 7,614,740.12 or 9% of the total Income of the Municipality and followed by the Tax Revenue of 2,540,459.7 which made up a total of Local Sources of 10,155,199.29 or 12% the total income of the municipality.

The other source of income of the municipality that due to be bulky in the future is coal mining who have been operating lively already for 5 years ago (2005-2010) and also known as one of the first class producing coal in the Sibugay Province. To date, the volume and value of coal products has continually increased from 2005-2010. There has been loads of coal taken from the municipality transported to nearby cities such as Dipolog, Zamboanga City, Pagadian and even reached in General Santos City as Canning Companies has shifted their source of energy from oil to coal to reduced production cost so instead utilized the 1st grade of coal from Titay.

Although tourism potentials of the municipality have not  yet been fully developed but visitors are already  rushing in to see  and experience the beauty of nature such as the Malagandis Curtain Like Falls, Moalboal Caves and Natural Swiftlets Production of Potable Nests. There are also presence of private man made tourist spots in the municipality and even mentioned earlier in previous chapters.

To proceed click the link below:

Local Shelter Plan – Acknowledgement

Local Shelter Plan – Abstract

Local Shelter Plan – Table of Contents

Local Shelter Plan – List of Acronyms

Local Shelter Plan – Foreword

Local Shelter Plan – Local Shelter Plan – Preface

Local Shelter Plan – Local Shelter Plan – Chapter 1

Local Shelter Plan – Chapter 2 – Municipal Overview

Local Shelter Plan –Assessment of Shelter Need, the Chapter 3

Local Shelter Plan – Assessment Affordability, the Chapter 4

Local Shelter Plan –Chapter 5

Local Shelter Plan – WORK AND FINANCIAL PLAN, the Chapter 6

Local Shelter Plan –Local Shelter Plan – Chapter 7 and Chapter 8

Local Shelter Plan – Chapter 1


1 .         INTRODUCTION 

1.1  Rationale:  The formulation of this Local Shelter Plan is a joint undertaking between the Municipality of Titay and the housing and Urban Development Coordinating Council Region IX . This plan was evolved pursuant to the law  that all must have a shelter plan and this plan must be incorporated in the comprehensive Land Use Plan. 

Shelter planning has primarily been the responsibility of national government agencies until the passage of the Local Government Code of 1991 (Republic Act 7160) and the Urban Development and Housing Act of 1992 also known as Republic Act 7279.

Added to these two laws are two other related and more recent issuances. The Climate Change Act of 2009 (Republic Act 9279) which provides the legal platform for Philippine local governments to observe good practices and pursue innovations on climate change adaptation and disaster risk reduction, and The Disaster Risk Reduction Act of 2010 ( Republic Act 10121) which upholds the people’s constitutional rights to life and property by addressing the root causes of vulnerabilities to disasters, strengthening the country constitutional capacity for disaster risk reduction and management and building the resilience of local communities to disasters including climate change impacts.

With the passage of these laws more responsibilities were passed to the LGUs pertaining to land use, housing and infrastructure development in their respective  localities.  As such, the LGUs will become the principal implementing body with regard to addressing shelter needs.

1.2 Vision:  Titay Envision to be a growth center of Rubber base producing municipality of the province and a progressive peaceful self sufficient and God centered community with empowered healthy people supporting of committed and responsible governance for a balance development.

1.3 Goal/s:

  1. To provide decent affordable and ciliate change adaptive shelter that has adequate facilities towards of a livable and socially residential.
  1. To institutionalize the mechanism to implement the municipality of Titay, ZSP shelter Plan and other related programs, projects and activities.

1.4 Objectives

  1. To develop 09 hectares of land for housing and resettlement beginning 2016 until 2025;
  2. To reduce the doubled-up households by 14 units (annually) between 2016 and 20118;
  3. To reduce the displaced households by 1,064 between 2016_and 2025;
  4. To bring down the number of households needing land tenure upgrading by 87 units (annually) from 2016 and 2018;
  5. To maintain access roads to all barangays) from  2016_and 2025.
  6. To maintain existing drainage system to entire municipality from  2016_and 2025 To provide access to power and connect 38 households (annually)  from  2016 and 2018;
  7. To upgrade / provide access to potable water to 34 households (annually) from  2016_and 2018;
  8. To upgrade / provide sanitation facility to 1,807 households (annually) from  2016_and 2018.
  9. To ensure proper garbage disposal of all households ;
  10. To facilitate access to employment and income generating activities of 3,636 household-beneficiaries.

1.5 Target Population.  The target population that the LSP addresses constitutes the backlog households, and households due to the future need.

Target Population subject for the 10 year shelter plan are those backlog having 1,064 HH’s found along national highway affected with road widening, 28 HH as computed and resulted from double up or HHs sharers, 0 (Zero ) HH from the homeless and the future need having 2,544 HH due to population growth which made up of 3,636 households as the target population and considered as informal settlers from year 2016 to 2025.

The informal settlers are the primary beneficiary of the municipal government shelter program  and so far,  majority of them have marginal and informal sources of income.

Table 1- Target Population for the Whole Program Period

1.6 Shelter Planning Process

1.6.1 Key players, Roles & Responsibilities.  The keys actors  and their respective involvement or roles in the crafting of the Local Shelter Plan are enumerated below:

  • Local Chief Executive (describe his roles in the crafting the LSP)
  • Sangguniang Bayan
  • Department Heads (describe their roles in the crafting the LSP)
  • Municipal Planning & Development Office
  • Municipal Engineering Office
  • Municipal Assessor’s Office
  • Municipal Social Welfare & Development Office
  • HUDCC Region IX

The Housing and Urban Development Coordinating Council (HUDCC) Region IX rendered the necessary technical assistance through the conduct of a training workshop on the formulation of the Local Shelter Plan. The housing agencies in Region IX The housing agencies under the umbrella of HUDCC gave an extensive orientation on their various programs and assistance that the LGU can avail.  These are in the form of technical assistance, financing through loans and also grants from the National Housing Authority, Pag-IBIG Fund, Social Housing Finance Corporation and the Housing and Land Use Regulatory Board.

1.6.2 The Process.  Figure 1 shows the shelter plan formulation process basically involves six main activities: data gathering, situational analysis, goal and objectives formulation, generation of shelter strategies; preparation of an implementation plan; and designing of monitoring and evaluation of scheme. A flow chart which includes the other but equally important sub-activities to complete the whole process can be found in Figure 1.

The first main activity is Data Gathering. It involves retrieving documents and gathering information from different agencies which will be the basis of computation or inputs for analysis.

The second main activity is undertaking a Situational Analysis which is  a process of looking into the current housing situation, e.g., housing need; housing-related problems of the locality; and the type of assistance the LGU can extend. In this phase, an assessment of affordability and resources is done. This is a critical activity as the information and outputs of this particular phase will be the basis for formulating the main strategies.

The third main activity is Goal and Objectives Formulation wherein the vision, goals, objectives or targets of the local housing programs are set. This activity is an essential step in preparing local shelter plans because it provides the planners and evaluators of the housing program with a clear perspective of the desired change and the processes involved.

The fourth main activity is Generating Shelter Strategies. This is undertaken after the planner has been informed on the shelter needs of the city/municipality and a conclusion has been arrived at after an analysis of affordability and resource requirements has been done.

The fifth main activity is Developing the Implementation Plan. Whereas in formulating strategies the planner answers the question: “HOW CAN THE PROBLEM BE SOLVED?” the implementation plan answers the question: “WHAT NEEDS TO BE DONE?” by outlining the details involved in actually undertaking the strategy.

The sixth and last main activity is formulating the Monitoring and Evaluation System which will provide the implementors immediate and relevant information to ensure effective and efficient delivery of shelter and shelter-related services

Figure 1. Flow Chart of Activities

Structure and Timeframe of the Shelter Plan.

Structure. The Local  Housing Board recommends/recommended to the Sangguniang Panlungsod the approval and adoption of the plan, as well as the creation of a housing office that will implement the housing projects that will lead towards the realization of the LSP. These will be/were translated by the Local Chief Executive into an ordinance / Ordinance No. _____.

Time Frame. The plan has a timeframe of ten (10) years, covering the period 2016 to 2025.  This is broken down into three Planning Periods, namely:

  1. First Planning Period covering 2016 to 2018
  2. Second Planning Period covering 2019 to 2021
  3. Third Planning Period covering 2022 to 2025

To proceed click the link below:

Local Shelter Plan – Acknowledgement

Local Shelter Plan – Abstract

Local Shelter Plan – Table of Contents

Local Shelter Plan – List of Acronyms

Local Shelter Plan – Foreword

Local Shelter Plan – Local Shelter Plan – Preface

Local Shelter Plan – Local Shelter Plan – Chapter 1

Local Shelter Plan – Chapter 2 – Municipal Overview

Local Shelter Plan –Assessment of Shelter Need, the Chapter 3

Local Shelter Plan – Assessment Affordability, the Chapter 4

Local Shelter Plan –Chapter 5

Local Shelter Plan – WORK AND FINANCIAL PLAN, the Chapter 6

Local Shelter Plan –Local Shelter Plan – Chapter 7 and Chapter 8








Locla Shelter Plan – Abstract


The Titay Local Shelter Plan is formulated to address the shelter needs of household that have displaced units in the municipality. This plan provides information on the analysis of the present local housing situation, the identification of housing problems, upgrading of structures if there were to be found, future housing needs, household’s affordability and local resources such as land, provision of basic services and finance. It also contains the main shelter strategies and a corresponding implementation plan which provides details of actions needed to realize the housing plan.

This paper formulates a ten year plan to respond the housing needs of the households having their units situated in a lot not of their own but belong to someone else or private individual and or by the government. It is expected also that this paper will enable the LGU to effectively implement its new mandates of local shelter plan.

This Local Shelter Plan is to give shelter strategy making a plan action which defines the objectives for the development of shelter conditions; identifies the resources available to meet the objectives and the means by which they can be used most cost- effectively. It also sets out the responsibilities and time frame for implementing this Local Shelter Plan.

To proceed click the link below:

Local Shelter Plan – Acknowledgement

Local Shelter Plan – Abstract

Local Shelter Plan – Table of Contents

Local Shelter Plan – List of Acronyms

Local Shelter Plan – Foreword

Local Shelter Plan – Local Shelter Plan – Preface

Local Shelter Plan – Local Shelter Plan – Chapter 1

Local Shelter Plan – Chapter 2 – Municipal Overview

Local Shelter Plan –Assessment of Shelter Need, the Chapter 3

Local Shelter Plan – Assessment Affordability, the Chapter 4

Local Shelter Plan –Chapter 5

Local Shelter Plan – WORK AND FINANCIAL PLAN, the Chapter 6

Local Shelter Plan –Local Shelter Plan – Chapter 7 and Chapter 8

Local Shelter Plan – Table of Contents

Title Page (cover)
Message of the LCE
List of Figures (Illustrations)
Figure 1 Flow Chart of Activities
Figure 2 2010 Most Populated Barangays
Figure 3 Urbanization Levels for the past 20 years/ Tempo of Urbanization
Figure 4 Densely Barangays
Figure 5 Growth Rate (1915-2010)
Figure 6 CBR & CDR for the last 5 Years
Figure 7 Household Population by Mother Tongue
Figure 8 Literacy Rate 2010
Figure 9 Distribution of Displayed Units by Affected Barangay In Percent (%).
List of Tables
Table 1 Target Population for the Whole Program Period
Table 2 Population by School Age, Working Age, Dependent Age Group and Year 2010
Table 3 Household Population by Urban and Rural Barangay and Average Household Size
Table 4 Urbanization levels for the past 20 years
Table 5 Historical Growth of Population
Table 6 Crude Birth Rate (CBR) and Crude Death Rate (CDR) for the last 5 years
Table 7 Literacy Rate of Population 5 years old and over by sex CY 2010
Table 8 Population Distribution and Density by Barangay Year 2010
Table 9 Comparative Male and Female Population
Table 10 Population by Mother Tounque and Sex 2010
Table 11 Marital Status by sex 2010
Table 12 Labor Force Population by Sex and Employment Status
Table 13 Assessment Statistical Records or Categories of Land Use   2010
Table 14 Municipal Revenues 2010
Table 15 New Housing Units Needed Due to Backlog
Table 16 Population and Household Projection 2016-2025
Table 17 Population Projection
Table 18 New Units Needed due to Future Need (Population Growth)
Table 19 Summary of New Units Needed (Due to Backlog and Population Growth)
Table 20 Total New Units Needed Annually due  Backlog and Population Growth
Table 21 Tenure Upgrading Needs
Table 22 Infrastructure Need On Units Without Electricity
Table 23 Infrastructure Need On Units Without Water Supply
Table 24 Infrastructure Need On Units Without Sanitation
Table 25 Infrastructure Need On Units Without Road Access
Table 26 Infrastructure Need On Units Without Garbage Collection and Disposal
Table 27 Infrastructure Need On Units Without Drainage System
Table 28 No Structural Units Need Improvement
Table 29 Affordability Analysis and Land Need Calculation
Table 30 Affordable Housing Options
Table 31 Affordable Housing Options For Different Income Groups
Table 32 Inventory of Available Suitable Lands for Housing
Table 33 Comparison of Land Available and Land Requirements
Table 34 Comparison of Land Need and Available Suitable Land for Housing
Table 35 Assessment of Power Need VS Capacity of Service Provider
Table 36 Assessment of Sanitation Need VS Capacity of Service Provider
Table 37 Assessment of Water Need VS Capacity of Service Provider
Table 38 Assessment of Drainage System Need VS Capacity of Service Provider
Table 39 Assessment of Road Need VS Capacity of Service Provider
Table 40 Assessment of Garbage Collection and Disposal Need  VS Capacity of Service Provider
Table 41 Assessment of Structures Need to Upgrade Housing Provisions
Table 42 Estimated Financial Requirements for Housing Provision 2016-2025
Table 43 Potential Sources of Fund For Shelter Provision 2016-2025
Table 44 Work and Financial Plan, 2016-2025
Table 45 Sample Monitoring Form 1
Table 46 Sample Monitoring Form 2
List of Maps
Map 1 Location Map
Map 2 Topographic Map
Map 3 Slope Map
Map 4 Hazard Map (Land Slide and Flooded Areas)
Map 5 Hazard Map (Epee Center)
Map 6 Hazard Map (Fault Lines)
Map 7 Hazard Map ( Fault Lines in Relation to Commercial Center of the Municipality)
Map 8 Road Network Map
Map 9 Land Classification
Map 10 Land Use Map
Map 11 Infrastructure Map
List of acronyms
1.1 Rationale,
1.2 Vision
1.3  goals and
1.4 objectives
1.5 Target Population
1.6 The Shelter Planning Process
1.6.1 Key Players, Roles & Responsibilities
1.6.2 The Process
1.6.3 Structure and Timeframe of the Shelter Plan
2.1 Geographic Location and Features
2.1.1 Location
2.1.2 Land area
2.1.3 Climate
2.1.4 Topography and soils
2.1.5 Vulnerability to Multiple Hazards
2.2 Urban Development Trends
2.2.1 Population Size and Structure
2.2.2 Income and Poverty Incidence
2.2.3 Existing and Proposed Land Uses
2.2.4 Existing and Proposed Infrastructure
2.2.5 Organizations, Institutions and Governance
2.2.6 Local Economic Outlook Income Class of LGU Annual Income (local revenue & IRA) Major Economic Activities
3.1 Basic Data and Assumptions
3.2 Current Housing Situation
3.2.1 Backlog
3.2.2 Future Need
3.2.3 Upgrading Needs Tenure Upgrading Infrastructure/Basic Services (Units Without Electricity) Infrastructure/Basic Services (Units Without Water Supply) Infrastructure/Basic Services (No Upgrading on Road Access Infrastructure/Basic Services (No Upgrading on Garbage Collection and Disposal) Infrastructure/Basic Services (No Upgrading on Drainage System)
4.1 Affordability of Households for Housing
4.2  Affordable Housing Options
5.1 Land
5.2 Infrastructure & Basic Services (for new units and upgrading of infra facilities)
5.3 Housing Finance (for new housing)
Annex 1 4th Quarterly Report 2010 of Municipal Treasurer Office
Annex 2 Rent Cost/ Month of 1sr Income Group From Year 2016-2025
Annex 3 Rent Cost/month of 2nd Income From Year 2016-2025
Annex 4 Amortization cost/month of the 3rd and 4th Income Group From 2016-2025
Annex 5 Amortization Cost /month of 5th and 6th Income Group from 2016-2025
Annex 6 Comparison of Land Availability by Socialized and Economic Housing
Annex 7 Titay Lowland Rice Area 2010
Annex 8 Titay Lowland Rice Damage 2010
Annex 9 Housing Design for 1st Income Group
Annex 10 Housing Design for 2nd, 3rd and 4th Income Group
Annex 11 Housing Design for 5th and 6th Group

To proceed click the link below:

Local Shelter Plan – Acknowledgement

Local Shelter Plan – Abstract

Local Shelter Plan – Table of Contents

Local Shelter Plan – List of Acronyms

Local Shelter Plan – Foreword

Local Shelter Plan – Local Shelter Plan – Preface

Local Shelter Plan – Local Shelter Plan – Chapter 1

Local Shelter Plan – Chapter 2 – Municipal Overview

Local Shelter Plan –Assessment of Shelter Need, the Chapter 3

Local Shelter Plan – Assessment Affordability, the Chapter 4

Local Shelter Plan –Chapter 5

Local Shelter Plan – WORK AND FINANCIAL PLAN, the Chapter 6

Local Shelter Plan –Local Shelter Plan – Chapter 7 and Chapter 8