Cebu Condo Wars: Is Airbnb Ruining Horizons 101’s Community?

In Cebu City, the rise of short-term rentals through platforms like Airbnb has created a visible tension within residential condominiums, and few buildings illustrate this more clearly than Horizons 101. The Hotel, Resort, and Restaurant Association of Cebu (HRRAC) has publicly raised concerns about the impact of unregulated short-term rentals on the formal hospitality sector, but the friction is just as acute inside the buildings themselves. For residents of Horizons 101, the question is no longer theoretical: does the convenience of Airbnb-style rentals come at a direct cost to the quality of daily life, security, and community cohesion?

The core of the issue is straightforward. Horizons 101, like many high-density condominiums in Cebu, was designed and sold as a residential community. Owners purchased units expecting a stable environment governed by homeowners’ association rules, predictable security protocols, and neighbours who have a long-term stake in the building. When a significant number of units are converted into de facto hotels, those expectations shift. The HRRAC has called for government action to address what it sees as an uneven playing field, but for residents, the concern is more immediate: the person checking in next door this weekend has no relationship to the building, no investment in its upkeep, and no reason to follow rules designed for long-term living.

What the Airbnb boom means for Horizons 101 residents

The tension is not unique to Horizons 101, but the building’s scale and central location in Cebu City make it a flashpoint. The building’s independent community group, Horizons101cebu.com, was created specifically to help owners communicate about issues like this. The group explicitly states it is not affiliated with the condominium corporation, which suggests that formal channels may not be fully addressing resident concerns. When owners turn to an independent platform to discuss security, noise, and building policies, it signals a gap between what the corporation manages and what residents actually experience.

How unregulated rentals create real friction inside the building

The practical consequences of widespread short-term rentals in a building like Horizons 101 are not abstract. They show up in specific, measurable ways that affect everyone who lives there full-time. Security is the most frequently cited concern. When a unit is rented out nightly, the front desk must manage key pickups, guest registration, and access control for people who have no established identity in the building’s system. A single unit rented three times a week introduces dozens of strangers per month into a corridor designed for a stable set of neighbours.

Noise complaints follow a similar pattern. Guests on vacation behave differently than residents coming home from work. Late-night check-ins, parties, and unfamiliarity with building quiet hours create recurring friction. For permanent residents, especially those on lower floors near high-turnover units, the quality of life degrades noticeably. The trade-off between lifestyle and convenience is a recurring theme in Cebu condominium living, and Horizons 101 is no exception.

There is also the question of building maintenance costs. Common area usage increases with higher turnover. Elevators run more frequently, trash accumulates faster, and amenities like pools and gyms see heavier use. These costs are spread across all unit owners through association dues, meaning residents who do not rent out their units are effectively subsidising the wear and tear caused by short-term guests. This dynamic creates resentment, particularly when owners who do host Airbnb guests are generating income while others absorb the costs.

What owners and residents can actually do about it

The situation is not without recourse, but the options available depend heavily on the building’s existing governing documents and the willingness of the condominium corporation to enforce them. Many condominiums in Cebu have rules that prohibit short-term rentals, but enforcement is inconsistent. The first step for concerned residents is to review the building’s master deed and association bylaws. If these documents define units as residential-only or restrict leases to a minimum term — typically 30 days or more — then short-term rentals are technically a violation.

Review and enforce existing building rules

If the governing documents already prohibit short-term rentals, the path forward is enforcement. Residents can file formal complaints with the condominium corporation, which has the authority to issue fines, restrict access to amenities for non-compliant units, or even pursue legal action against owners who repeatedly violate the rules. The challenge is that enforcement requires the corporation to dedicate resources to monitoring platforms like Airbnb, which many are reluctant to do. Understanding how a condominium corporation operates and what powers it holds is essential before pushing for action.

Amend the bylaws if they are silent on short-term rentals

Many older condominium documents were written before Airbnb existed. If the bylaws do not explicitly address short-term rentals, owners can propose an amendment. This typically requires a vote by the majority of unit owners, which is a high bar but not impossible. The amendment should define what constitutes a short-term rental, set a minimum lease period, and establish penalties for violations. Getting this done requires organising, attending meetings, and building consensus — exactly the kind of community engagement the independent Horizons 101 group was created to facilitate.

Work with the independent community group

The Horizons101cebu.com platform exists precisely for this purpose. It allows owners to share information about which units are being used for short-term rentals, coordinate complaints, and discuss strategies for approaching the condominium corporation. Because the group is independent, it can serve as a pressure point without being constrained by the corporation’s internal politics. Owners who feel their concerns are being ignored by formal channels can use the group to amplify their voices.

Consider local government intervention

The HRRAC’s call for government action suggests that regulatory change may be coming at the city or national level. Owners and residents can support these efforts by reporting violations to the local government unit, particularly if short-term rentals are operating without business permits or failing to remit the correct taxes. In some cases, the lack of a mayor’s permit for a home-based business is enough to shut down an unregistered Airbnb operation. The regulatory landscape for Cebu condominiums is evolving, and staying informed about local ordinances is part of protecting your investment.

Frequently asked questions about Airbnb and Horizons 101

The friction between short-term rentals and residential living in Horizons 101 is not going to resolve itself. Owners who value the building as a home rather than an investment vehicle need to engage — whether through the independent community group, the condominium corporation, or local government channels. The building’s future character will be determined by who shows up to shape it. If this was useful, you might also want to read our breakdown of hidden fees in Cebu condominiums.

Sources

Cityscapes Grand Tower Cebu: Is It the Most Forgotten Condo in Cebu? — A look at how building management and community engagement affect long-term value in Cebu condominiums.

Hospitality sector slams Airbnb. The Manila Times, 2025.

Horizons 101 Condominiums Cebu Community Group. Horizons101cebu.com, independent owner-managed platform.