Site Scouting & Pond Lease Guide

How to Use This Guide

This guide is written for Aaron and Sean, who will visit pond sites on the ground. Gary reviews everything remotely from Canada before any lease is signed.

What to Look For in a Site

Not every fishpond in Bulacan is suitable for bangus farming. Use the criteria below to quickly assess whether a site is worth pursuing before spending time on a full inspection visit.

Ideal Site Criteria

Flood Risk — Special Warning for Bulacan

Ask the landowner or barangay captain:

• Has this pond flooded in the last 5 years? How high did water get?
• Did fish escape during any typhoon?
• Are there any flood control projects nearby (dikes, retention basins)?
• Is the area inside a government-designated flood zone?

Disqualifying Red Flags — Walk Away Immediately

• X Pond is in a documented annual flood zone and dikes are lower than surrounding floodwater level
• X No water source — relies only on rainfall or a dry seasonal creek
• X Landowner cannot produce any ownership documents (no title, no tax declaration)
• X Pond is under a government FLA (Fishpond Lease Agreement) — adds regulatory complexity we are avoiding this phase
• X Active legal dispute over land ownership or boundary
• X Water source is heavily polluted (industrial discharge, dead fish smell, black oily water)
• X No road access — only reachable by boat or on foot
• X Landowner demands full payment of 3+ years upfront before any due diligence
• X Site has been idle for 10+ years with severely degraded dikes and no existing water control structures

Green Flags — Prioritize These Sites

• ✓ Pond has been actively farmed in the last 2 years (dikes maintained, gate functional)
• ✓ Previous tenant farmed bangus successfully — confirmed by barangay or neighbors
• ✓ Landowner is flexible on lease terms and willing to sign a formal written lease
• ✓ Pond has its own caretaker shed or small structure
• ✓ Site is elevated or protected by government flood infrastructure
• ✓ Working sluice gates and separate inlet/outlet canals already installed
• ✓ Meralco line already running to the pond or along the access road

Where to Find Available Ponds in Bulacan

Finding the right pond takes legwork. Use all of the channels below. The best ponds are often not advertised — they come through personal connections and barangay-level contacts.

Target Municipalities for Bangus Farming in Bulacan

Search Method 1 — Barangay-Level Contacts

1. 1
   Visit the Barangay Hall in target municipalities (Hagonoy, Paombong, Obando first) Introduce yourselves to the Barangay Captain (Kapitan) or Secretary. Explain you are looking to lease a fishpond for bangus farming. Ask if they know any landowners with idle or available fishponds.
2. 2
   Ask specifically: "May nakakaalam kayo ng fishpond na ipinapaupa?" (Translation: Do you know of any fishpond available for lease?) Barangay officials often know local landowners personally and can make introductions.
3. 3
   Talk to existing farm workers or fish vendors in the area Go to the local fish market or landing area in the morning (4–7 AM). Fish sellers often know who owns ponds and who might be open to leasing.

Search Method 2 — DA / BFAR Region 3 Office

• Ask if they maintain a registry of fishpond owners or idle fishpond lands
• Ask if they know of any landowners interested in leasing to new operators
• Request referrals to active bangus farmers who may know of available ponds
• Pick up any available data on registered fishponds in the province

Search Method 3 — Facebook Groups and Online Listings

Search Method 4 — Local Networks and Word of Mouth

• Ask feed dealers in Malolos and Hagonoy — they know which ponds are active and who might be leaving
• Ask fingerling suppliers — they regularly visit farms and hear when leases are ending
• Ask fish buyers / consolidators at the Hagonoy fish landing — they know the local pond network
• Talk to local tricycle drivers in Hagonoy and Paombong — they know the area and its landowners
• Contact the Bulacan Fisherfolk Association if accessible

Site Inspection Checklist

Bring this checklist printed on paper during every site visit. Fill it out completely. Take photos and videos as directed. Send everything to Gary before leaving the area if possible.

A. Basic Site Information

• Record exact address and barangay
  Standard
• Note GPS coordinates (use Google Maps — drop a pin and share the link with Gary)
  Important
• Record landowner name and contact number
  Standard
• Confirm total pond area in hectares (ask for the land title or tax declaration area)
  Important
• Note how many separate pond units are on the property
  Standard
• PHOTO: Wide shot of entire pond from each of the 4 sides
  Important
• VIDEO: Walk around the entire pond perimeter narrating what you see
  Important

B. Water Source and Quality

• Identify the water source (river name, canal, estuary — take photo)
  Critical
• Check water color: should be greenish or brownish-green (algae bloom) — clear or black water is a bad sign
  Critical
• Smell the water — it should smell earthy or like the sea; if it smells like chemicals, sewage, or rotten eggs, that is a red flag
  Critical
• Ask landowner or neighbors: is this water fresh, brackish, or saltwater? (Bangus needs brackish: 5–25 ppt salinity)
  Critical
• If a test kit is available: measure pH (target 7.5–8.5) and salinity
  Important
• Ask: does the water level in the pond depend only on tides, or can you pump/gravity-flow water in?
  Important
• Check if there is an industrial facility, farm, or pig pen upstream — pollution source?
  Important
• PHOTO: Water source (river/canal mouth); close-up of water surface inside pond
  Standard

C. Sluice Gate and Water Control

• Locate the sluice gate (salinas) — is it present and functional?
  Critical
• Open and close the gate to test if it works smoothly (no need to force it)
  Critical
• Check if gate seal is tight when closed — does water leak through when closed?
  Important
• Confirm there is a separate inlet and outlet, or at least one gate that controls both directions
  Important
• Check condition of the gate boards or stoplog planks — rotted wood is a problem
  Standard
• PHOTO: Gate from outside; gate from inside; close-up of gate mechanism
  Standard
• VIDEO: Demonstrate gate opening and closing
  Standard

D. Dike Condition

• Walk the entire dike perimeter — note any soft spots, cracks, or sections that feel unstable
  Critical
• Measure approximate dike height above water surface (should be at least 0.5–1 m above water)
  Critical
• Measure dike top width — should be at least 1 meter wide (can you walk on it comfortably?)
  Important
• Look for mole rat or crab burrow holes in dike walls — these cause leaks and collapse
  Important
• Check for erosion on dike slopes — especially on the water-facing side
  Important
• Are there any trees growing on the dike? (Roots can weaken structure over time)
  Standard
• PHOTO: All 4 sides of dike; any problem spots found (cracks, holes, erosion)
  Important

E. Flood History — Ask the Landowner and Neighbors

• Ask: "Has this pond flooded in the past 5 years? When? How high did the water get?"
  Critical
• Ask: "Did fish escape during any typhoon?" (Yes = serious flooding occurred)
  Critical
• Ask neighbors or barangay officials the same questions independently — compare answers
  Critical
• Look for watermarks or flood debris on structures near the pond
  Important
• Ask: Is this area inside a PAGASA or NDRRMC flood hazard zone?
  Important
• PHOTO: Any visible flood marks on nearby structures, trees, or walls
  Standard
• Gary note: Check site on NDRRMC flood hazard map online using GPS coordinates provided
  Gary Reviews

F. Access Road and Infrastructure

• Can a delivery truck reach the pond gate? (If not, feed deliveries will be expensive and difficult)
  Critical
• Is the access road paved, gravel, or dirt? Does it become impassable during rain?
  Important
• Is there a Meralco power line nearby or at the pond?
  Important
• Is there a caretaker shed or structure on site? Condition?
  Standard
• Is there fresh water available for drinking/washing for a caretaker? (Well or water line)
  Standard
• How is the mobile signal strength at the site? (Test calling Gary from the pond)
  Important
• PHOTO: Access road from main road to pond; any structure on site; power lines if present
  Standard
• VIDEO: Drive or walk the access road while recording — show road condition
  Standard

G. Security Assessment

• Are there neighboring houses or farms within visible range of the pond?
  Important
• Is the pond area known to have theft or poaching problems? (Ask barangay officials)
  Important
• Is there a fenced perimeter or any security structure?
  Standard
• Is there a nearby barangay tanod post or police outpost?
  Standard

H. Pond Bottom and Existing Biology

• Can you see the pond bottom in the shallow areas? Is it muddy or sandy?
  Standard
• Is there visible lablab or lumut (natural algae mat) on the pond bottom? (Good sign for bangus natural food)
  Important
• Are there any visible signs of previous fish culture? (Old aerator mounts, feed storage remnants, etc.)
  Standard
• Are there wild fish or crabs in the pond? (Indicator of water quality)
  Standard

I. Final On-Site Summary — Fill This In Before Leaving

Pond Lease Negotiation Guide

Fair Market Lease Rates in Bulacan (2025–2026 Estimates)

Typical Lease Terms

Sample Lease Term Outline

Negotiation Tips for Aaron and Sean

• Always start by asking the landowner what their asking price is — do not name a price first
• If the rate seems high, point out repair needs and ask if the rent can reflect the work you will do
• Offer stability — a 3–5 year lease with consistent payment is attractive to landowners with idle ponds
• Do not rush. If a landowner says take it or leave it, say you need to consult your partner (Gary) — this is true
• Never sign anything on-site during a first visit. Always say you will send it to your principal for review
• If the landowner refuses to sign a written lease and insists on verbal only, that is a red flag — report to Gary

What to Watch Out For

• X Landowner asks for 3+ years of rent paid upfront before you have verified documents
• X Verbal-only lease — "we do not need a contract, we trust each other" — always insist on written
• X Multiple heirs or co-owners of the land — you need all of them to sign or it is not valid
• X Landowner refuses to show any ownership document (title or tax declaration)
• X Rate is suspiciously low — may signal a hidden problem (dispute, calamity history, water issue)
• X Middleman or broker involved who demands commission from both sides — clarify roles upfront

Due Diligence Checklist

Before Gary approves any lease signing, Aaron and Sean must collect and photograph the following documents from the landowner. Send all photos to Gary via WhatsApp or Google Drive.

Documents to Request and Verify

• Transfer Certificate of Title (TCT) or Original Certificate of Title (OCT)
  The most important document. Confirms who legally owns the land. Ask to see the original, not a photocopy. Photograph both the front and back. Gary should have a lawyer or the Registry of Deeds verify it.
  Critical
• Tax Declaration
  Secondary proof of ownership. Should show landowner's name, property address, area in hectares, and classification (agricultural / fishpond). Get the most recent year's tax declaration.
  Critical
• Real Property Tax (RPT) Receipt / Amilyar Receipt
  Confirms property taxes are up to date. Ask for the current and previous year's receipt. Unpaid taxes = potential encumbrance on the property.
  Important
• Valid Government-Issued ID of the Landowner
  Confirm the person you are dealing with is the same person named on the title. Ask for two forms of ID.
  Critical
• Certified True Copy from Registry of Deeds
  Gary or his lawyer should request a certified true copy of the title from the Bulacan Registry of Deeds to confirm the title is clean, not encumbered, and not under any court order or adverse claim.
  Critical
• No Encumbrance Confirmation
  Ask the landowner directly: "Is this land mortgaged or used as collateral for any loan?" — and verify via Registry of Deeds. A mortgaged property can be seized by the bank, taking your farm with it.
  Critical
• If land is inherited: Extrajudicial Settlement or Court Order
  If the landowner inherited the property from a deceased parent, they must show an Extra-Judicial Settlement of Estate (notarized) and proof that all heirs are in agreement. All heirs must sign the lease.
  Critical
• Water Rights or any BFAR / NIA permit related to water source
  If the pond uses water from a government irrigation canal or regulated river, confirm there is no restriction on using that water for private fish culture.
  Important
• Any existing fishery-related permits on the property
  Confirm the land is NOT currently under a BFAR Fishpond Lease Agreement (FLA) — if it is, private subletting may be illegal. Also check for any DENR permits related to the land.
  Important
• Confirmation that no other tenant has a current lease or claim
  Ask the landowner and ask neighbors: "Has anyone else been farming this pond recently? Is there a current tenant?" A current tenant with a valid lease has rights even if the landowner wants to replace them.
  Important
• Barangay Certification (Optional but Recommended)
  A simple certification from the Barangay Captain confirming the landowner resides in the area and the property is known to belong to them — useful additional verification layer.
  Standard

Due Diligence — Gary's Remote Verification Steps

1. 1
   Verify Title Online or via Lawyer Use the Land Registration Authority (LRA) e-Title service at lra.gov.ph to check if the title is registered and clean. Alternatively, hire a local lawyer in Malolos for a one-time title check (usually P2,000–P5,000).
2. 2
   Check Flood Hazard Maps Use the NDRRMC / PAGASA flood hazard mapping portal or Project NOAH archives. Enter the GPS coordinates Aaron and Sean provide. Confirm the site is not in a high or very high flood hazard zone.
3. 3
   Google Maps / Satellite View Review Open the GPS pin in Google Maps satellite view. Look at the pond size and shape vs. what Aaron reported. Look for signs of nearby development, flood infrastructure, or water bodies.
4. 4
   Review All Photos and Videos Use the Site Scoring Matrix in Section 6 to evaluate the site based on the media and checklist Aaron and Sean submitted.
5. 5
   Call Aaron or Sean for a Live Video Walk-Through If the site is promising, schedule a video call while Aaron or Sean is physically at the pond — walk and talk in real time so Gary can ask questions and see live conditions.
6. 6
   Make Go / No-Go Decision and Communicate in Writing Send a written WhatsApp or Messenger message to Aaron and Sean with clear instructions: "You may proceed to discuss lease terms" or "Do not proceed — move to next site."

Remote Decision Framework — Gary's Site Scoring Matrix

When Aaron and Sean submit site reports, Gary uses this scoring matrix to compare sites objectively from Canada. Score each factor from 1 to 5 based on the report, photos, and videos received.

Scoring Scale

Site Scoring Matrix

Score Interpretation

Report Template Aaron and Sean Send to Gary

Communication Protocol — Aaron/Sean to Gary

Next Steps After a Site is Approved

1. 1
   Gary Approves Site in Writing via WhatsApp Explicit message: "Site [name] is approved. Proceed to negotiate lease terms and collect all documents."
2. 2
   Aaron and Sean Negotiate Lease Terms Use the negotiation guide in Section 4. Report all terms to Gary before agreeing.
3. 3
   Gary Arranges Legal Review of Draft Lease Hire a local lawyer in Malolos or Hagonoy to review the draft lease agreement. Estimated cost: P3,000–P8,000.
4. 4
   Gary Approves Final Lease and Transfers Funds Gary sends the first year's rent via Remitly/GCash/bank transfer. Aaron receives and pays the landowner with receipt.
5. 5
   Lease Signed and Notarized Both parties sign before a notary public. Aaron keeps one original copy. Landowner keeps one original copy. Scan and send a copy to Gary.
6. 6
   Proceed to Phase 3 — Pond Preparation and Setup Begin dike repairs, gate servicing, equipment procurement, and pond conditioning per the farm setup timeline.