Short answer. Article 658 lays out three layers of rules for a shared party wall: first, the Civil Code's own Title on easements; second, local ordinances and customs, as long as they don't conflict with the Code; and third, the general rules on co-ownership, since neighbors sharing a party wall effectively co-own it.

What the law says

The easement of party wall shall be governed by the provisions of this Title, by the local ordinances and customs insofar as they do not conflict with the same, and by the rules of co-ownership.

Civil Code, Article 658 — What Governs the Party Wall. Read the full provision →

Three sources of rules, in order

Article 658 does not leave the party wall to a single set of rules. It is governed first by the provisions of the Title on easements found in the Civil Code itself, then by local ordinances and customs as long as those do not conflict with the Code, and finally by the general rules on co-ownership.

That layered structure matters because a dispute over a shared wall might be answered differently depending on which layer actually speaks to the issue at hand.

Why a party wall is treated like co-ownership

A party wall sits on the boundary between two properties and serves both of them, which is why the Code falls back on the rules of co-ownership once its own easement provisions and local rules run out. Each neighbor is treated as having an interest in the wall itself, not just a one-sided right to use it.

In practical terms this means decisions about maintaining, repairing, or altering the wall generally require the same kind of consent or accounting that co-owners owe each other under the Civil Code's rules on co-ownership.

Where local ordinances and custom come in

Building codes, barangay ordinances, and long-standing local customs can supply details that the Civil Code does not spell out, such as accepted practices for opening a window in a party wall or raising its height. Article 658 lets those local rules apply, but only to the extent they do not contradict the Civil Code's own provisions.

Custom alone, however, cannot override what the Code or a valid ordinance already provides; it only fills genuine gaps.

Practical effect for neighbors sharing a wall

Because three layers of rules can apply, a disagreement about repairing, raising, or opening a party wall is rarely resolved by a single provision. Neighbors and their counsel typically need to check the Civil Code's easement Title, any relevant local ordinance, and the rules on co-ownership together before deciding how a dispute should be handled.

This is also why party-wall disputes often turn on facts, such as how a wall has actually been used or maintained over the years, rather than on a single clean rule.

Related provisions

Note. Statute text quoted on this page is reproduced from the official enactment and is linked to the full provision. The explanation around it is general legal information from Vivas & Nobles Law Office, not legal advice. Whether it applies to your situation depends on facts only a lawyer reviewing them can assess.