Managing your Dominican Republic property from abroad

Many owners in Sosúa, Cabarete, Las Terrenas, Punta Cana and Santo Domingo spend most of the year in another country. A house or condo in the tropics does not stand still while you are gone: bills arrive, humidity builds up, gardens grow and the occasional storm passes through. With the right local set-up, managing a property from abroad becomes routine. This guide explains what needs doing, the paperwork that makes it easier and how to choose between occasional local help and a full property manager.

What needs doing while you are away

Bills and payments

• Electricity: Edenorte on the north coast, Edeeste in the east and eastern Santo Domingo, Edesur in the south and west of Santo Domingo, and CEPM in parts of Bávaro and Punta Cana. A missed bill can lead to the service being cut, which is a nuisance to sort out from abroad.
• Water: billed by the local water provider or included in the condo fee; many homes also buy water by truck to fill the cistern.
• Internet and TV: keep the plan active if you rely on cameras or smart devices.
• Condo fees (cuota de mantenimiento): monthly, set by the condominium.
• IPI: the annual property tax, paid in two instalments (see below).
• Insurance premiums and any loan payments.

Caretaking

Someone should open the house regularly, run taps and air conditioners, check for leaks, damp, termites and mould, keep an eye on the pool and garden, and visit after heavy rain. Weekly or fortnightly visits are common, more often during hurricane season. Home watch for an empty home is usually charged as a flat monthly fee.

Keys, codes and mail

Keep a key register: who holds which keys, alarm codes and gate remotes. Change locks or codes when staff or tenants change. Postal delivery is unreliable in many areas, so give an email address for bills and statements wherever possible and ask your manager to collect anything that arrives at the property or the condo office.

Power of attorney (poder)

A power of attorney lets someone act for you in the DR: sign contracts, deal with utilities, represent you before the tax office or the condo assembly, or handle a sale. In general terms:

• A lawyer drafts it for the specific purpose, and it is signed before a notary.
• If you sign abroad, it is usually signed at a Dominican consulate or before a local notary with an apostille; ask your lawyer which format they need and whether a translation is required.
• Limit its scope. A poder to pay bills and sign a rental contract is very different from one that allows selling or mortgaging the property. Give broad powers only to people you trust completely, and set an end date where possible.
• Keep a copy and know how to revoke it.

Banking and paying in USD or DOP

A Dominican bank account makes life easier. Utilities, condo fees and staff are usually paid locally, often in pesos (DOP), while many managers and condos quote in US dollars. Common set-ups:

• An owner account in the DR, in dollars, pesos or both, from which bills are paid online or by direct debit.
• A float held by your manager: you transfer a monthly amount, the manager pays the bills and sends receipts.
• For rentals, the manager collects the income, deducts fees and expenses, and transfers the balance with a statement.

Whatever you choose, ask for a receipt for every payment and a monthly reconciliation. Note that ITBIS (18 %) may be added to service invoices.

Reports, inspections and communication

Monthly reports with photos

A useful monthly report lists the visits made, issues found, work done and bills paid with receipts, plus the account balance, with dated photos of each room, the roof and the outdoor areas.

Video inspections

A live video call walking through the property takes fifteen minutes and shows more than photos. Ask for one a few times a year and after any storm.

Time zones and channels

The DR uses Atlantic Standard Time (UTC−4) all year, with no daylight saving time. That matches US Eastern time in summer, is one hour ahead of it in winter, and is five or six hours behind most of Western Europe. Agree on a main channel (WhatsApp is widely used), expected response times and a regular call.

Emergencies

Agree in writing what counts as an emergency, who is called first and how much the manager can spend without waiting for your approval. Keep an up-to-date list of the electrician, plumber, locksmith and insurer. Our hurricane season checklist covers storm preparation step by step.

Insurance

Check that your policy covers a home left empty for long periods (some policies set conditions for unoccupied homes), windstorm and flood, and liability if you rent it out. Keep a dated photo inventory and update it after any renovation.

Tax basics for non-residents

• IPI: individuals pay 1 % a year on the value of their total real estate in the DR above an exempt amount that DGII adjusts every year for inflation: RD$10,695,494 for 2026 (RD$10,190,833 in 2025). DGII uses its own valuation, not necessarily the price you paid. It is paid in two instalments, by 11 March and 11 September. Some exemptions exist, and units in projects approved under CONFOTUR may be exempt for a period: check your project’s resolution.
• Rental income: payments of Dominican-source income to non-residents abroad are generally subject to a 27 % withholding as a final tax. When a company rents from an individual, it usually withholds 10 % of the rent. You become tax resident by spending more than 182 days a year in the DR; individual income tax returns (IR-1) are due by 31 March.
• ITBIS: short-term tourist rentals are generally subject to 18 % ITBIS, while renting a home as a permanent residence is exempt.

More detail in our guide to property taxes in the DR.

Local help or a full property manager?

	Caretaker or trusted contact	Professional property manager
Cost	Low, often a flat monthly amount	Flat home-watch fee, or a percentage if renting
Reports	Informal messages	Written reports, photos and accounts
Bills	You usually pay them online	Paid from a float or your account
Emergencies	Depends on one person	Team, suppliers and backup
Rentals	Rarely handled	Guests or tenants managed
Main risk	Everything rests on one person	Needs a clear contract

A caretaker can work well for a simple condo where the administration handles the building. A villa with a pool, a generator, staff or rental guests usually needs a professional manager. Read how to choose a property manager before you sign anything.

This guide is general information, not legal or tax advice: check with a local lawyer or accountant for your situation.