How to choose a property manager in the DR: 12 questions to ask

Handing your keys to someone else is a big step, especially when you live several hours’ flight away. Websites and brochures tend to look alike, so the most reliable way to choose a property manager in the Dominican Republic is to ask every company on your shortlist the same questions and compare the answers side by side.

Below are twelve questions that cover the essentials, followed by the red flags that should make you pause.

Before you start

Narrow the field first. Most companies work in one area, so look for managers that already handle homes like yours in your town, whether that is a beachfront condo in Sosúa, a villa in Las Terrenas or an apartment in Santo Domingo. Decide what you need: vacation rental management, long-term rental management, home watch while the property is empty, or a mix. Then contact two or three companies and ask for a call or, better, a meeting at the property.

12 questions to ask a property manager

1. Is the company formally registered, and does it have an RNC?

A registered company has an RNC (Registro Nacional de Contribuyentes) with the DGII and can issue fiscal receipts. Ask for the company’s legal name and RNC, and check that the contract and invoices are in that name. Working with an individual is not automatically wrong, but you should know who you are dealing with.

2. What insurance do you carry, and what should mine cover?

Ask whether the company has liability insurance for its staff and work on your property. Then ask what they expect your own policy to cover, especially if you plan to rent to guests. A good manager will tell you plainly where the gaps are.

3. Where is owners’ money held?

Ask whether rental income and owner funds are kept in a separate account from the company’s own operating money, in which currency, and how often balances are paid out to you. Mixing owners’ money with business money is a risk if the company runs into trouble.

4. What does the monthly owner statement look like?

Ask for a real, anonymised sample. It should show income received, the management fee, every expense with its invoice, bills paid on your behalf and the balance transferred. If a company cannot show you a sample, ask yourself why.

5. What exactly do your fees include, and do you add markups?

Get the fee in writing, with a list of what is included and what is extra: setup, cleaning, linen, tenant placement, consumables, inspections. Ask whether ITBIS is included and whether contractor invoices carry a markup. Our guide to property management fees in the DR explains the usual models and ranges.

6. How long is the contract, and how do I leave?

Check the minimum term, the notice period and any exit fee. For vacation rentals, ask what happens to confirmed future bookings and who keeps the listing and its reviews if you part ways.

7. How much can you spend without asking me?

Agree a spending limit for repairs. Below it, the manager acts and reports; above it, they send a quote and wait for your approval, except in a genuine emergency. Ask how they choose contractors and whether they get more than one quote for larger jobs.

8. What happens in an emergency or a hurricane?

Hurricane season runs from 1 June to 30 November, usually busiest from August to October, and storms also bring heavy rain and power cuts. Ask for the company’s plan: preparing the property, securing outdoor furniture, checking the generator, inverter and water cistern, looking after guests, and inspecting and reporting after the storm. Ask who answers the phone at night.

9. How do you screen guests and tenants?

For vacation rentals, ask how they handle house rules, guest numbers, parties and deposits. For long-term rentals, ask what checks they run on tenants and how they work within Ley 85-25, which requires written contracts and allows evictions only through the courts.

10. Which languages do you work in, and how fast do you reply?

You need a named contact who writes and speaks your language well, and a clear response time for normal questions and for urgent ones. Ask which channels they use, such as email, WhatsApp or phone, and who covers when your contact is away.

11. Can I talk to current owners?

Ask for two or three references from owners with similar properties, ideally in the same building or area. Ask them about communication, statements and how problems were handled, not just whether they are happy.

12. Do you send inspection reports with photos?

Regular inspections should come with a short written report and dated photos: air conditioners, water heaters, signs of leaks or damp, pests, the pool, the generator. A move-in and move-out report with photos is essential for long-term rentals and for settling any deposit dispute.

Red flags

Keep looking if you notice any of these:

• no written contract, or a contract that does not list services and fees
• reluctance to give a company name, RNC or fiscal receipts
• owner funds paid into a personal account
• statements without invoices, or only a net figure with no detail
• guaranteed income or occupancy figures with nothing to back them up
• pressure to sign quickly or pay a large upfront fee
• vague answers on hurricanes, emergencies or who answers at night
• no references, or references you cannot actually reach
• advice to ignore your condominium rules or tax obligations

Making the decision

Price matters, but it is rarely the deciding factor on its own. Compare the answers to these twelve questions, the quality of the sample statement and how each company communicated during the process: that is usually a fair preview of how they will communicate once they have your keys. Start with a clear written contract, a trial period if the company offers one, and regular check-ins during the first few months.