How property management works in the Dominican Republic

Owning a condo in Sosúa or a villa near Punta Cana is easy to enjoy and harder to look after from a distance. Salt air, heavy rain, power cuts and guests who land at midnight all need someone on the ground. That is the job of a property manager. This guide explains how property management works in the Dominican Republic: what managers do, how contracts and fees are usually structured, how money moves from guests or tenants to you, and how to find a company that suits your home.

Services and prices vary a lot between companies and regions, so treat what follows as a map of the options rather than a fixed menu.

What a property manager does

Most companies offer some or all of the services below. Many owners combine two or three, for example home watch during the months they are away and vacation rental management in high season.

Vacation rental management

The manager runs the property as a short-term rental, usually through Airbnb, Booking.com, Vrbo or direct bookings. Typical tasks include:

• creating and updating the listing, photos and house rules
• setting nightly prices and minimum stays through the seasons
• answering guest messages and handling check-in and check-out
• coordinating cleaning, linen and restocking between stays
• solving problems during a stay, from a blocked drain to a lost key
• keeping an eye on reviews and the calendar

Before you go down this route, check your condominium rules (the reglamento) and your tax position: short-term rentals generally carry ITBIS and require registration with the DGII.

Long-term rental management

For rentals of several months or years, the manager finds and screens tenants, prepares a written contract, collects the deposit and the monthly rent, deals with repair requests and inspects the property. Since August 2025, Ley 85-25 governs long-term rentals: written contracts, a deposit for housing of up to two months’ rent, annual rent increases generally limited to 10 % and evictions only through the courts. A good manager works within these rules, not around them.

Home watch and caretaking

If the home stays empty for part of the year, a caretaker visits on a set schedule: opening windows, running taps and air conditioners, checking for leaks, mould, termites and storm damage, and sending you photos. This is usually charged as a flat monthly fee.

Condo and HOA administration

Under Ley 5038 on condominiums, the owners in a building form a consorcio de propietarios and take decisions in an owners’ assembly. Day-to-day affairs are run by an administrator, often a property management company. The work includes collecting the cuota de mantenimiento, paying security, gardeners and pool staff, maintaining common areas and the generator, and presenting accounts to the assembly.

Maintenance and repairs

Managers keep a network of plumbers, electricians, air-conditioning technicians, painters and pool services. They schedule routine work (air-conditioner cleaning, pest control, generator and inverter checks, cleaning the cisterna) and organise repairs, normally up to a spending limit you agree in advance.

Paying the bills

Many owners hand over the recurring bills: electricity (Edenorte on the north coast, CEPM in parts of Bávaro and Punta Cana, Edeeste or Edesur around Santo Domingo), water, internet and TV, gas, the condo fee and the IPI property tax where it applies. Paying on time matters: a disconnected meter is a real headache when guests are due the next day.

How contracts and fees are usually structured

A management agreement should be in writing and say clearly what is and is not included. Common elements:

• Scope of services: which of the services above are covered, and which cost extra.
• Fee model: a percentage of booking revenue for vacation rentals (commonly about 15–30 %), a percentage of the monthly rent for long-term rentals (often about 8–12 %, sometimes plus a tenant-placement fee), or a flat monthly fee for home watch. These ranges vary by company, property and what is included.
• Extra charges: cleaning, linen, setup or onboarding fees and any markup on maintenance work.
• ITBIS: prices are often quoted in US dollars, and ITBIS (18 %) may be added to service invoices.
• Spending limit: how much the manager may spend on a repair without asking you first.
• Term and exit: contract length, notice period and what happens to future bookings if you leave.

Our guide to property management fees in the DR breaks these models down with a worked example.

Owner statements and how the money flows

How money moves is one of the most important things to understand before you sign anything.

Where rental income lands

With vacation rentals, the platform pays out to the account linked to the listing. Some managers list the property under their own account, receive the payout, deduct their fee and expenses and send you the balance. Others list it under your account and invoice you for their fee. Both models work; what matters is that you can see the gross booking figures, not only the net amount that reaches you.

For long-term rentals, tenants usually pay the manager, who passes on the rent minus the fee and any agreed expenses.

Monthly statements

Expect a statement every month that shows:

• bookings or rent received, with dates
• the management fee and how it was calculated
• every expense, with receipts or invoices
• bills paid on your behalf
• the balance transferred to you

For larger items, ask for the supplier invoice and photos of the finished work.

Currencies and transfers

Many owners keep a US dollar account at a Dominican bank for rental income and local expenses, and many managers also hold owner funds in dollars. Transfers abroad are usually made by international wire, with bank charges at both ends. Ask whether the manager keeps owners’ money in an account separate from its own operating funds, and how often balances are paid out.

What to expect from a good manager

A reasonable standard for an established company looks like this:

• a named contact who replies in your language within an agreed time
• clear rules on which decisions need your approval
• a plan for hurricane season (1 June to 30 November, usually busiest from August to October): shutters, securing outdoor furniture, checking the generator and water tank, and a report after any storm
• photos after inspections and repairs
• paperwork handled or at least flagged, such as ITBIS on short-term rentals and the IPI instalments due in March and September

Even well-run homes have power cuts, slow repairs in high season and the occasional difficult guest. What you pay for is someone who handles these calmly and keeps you informed.

How to find a property manager

Most companies work in one region, so start with where the property is. On the north coast, managers in Sosúa, Cabarete and Puerto Plata often cover all three towns; in the east, companies tend to cover Punta Cana and Bávaro together; Las Terrenas and Santo Domingo each have their own local firms. Browse the directory by city, shortlist two or three companies and ask each of them the same questions. Our guide on how to choose a property manager gives you twelve to start with.

Before you commit, ask for a sample owner statement and a copy of the standard contract, and if you can, walk through the property with the manager in person.