Property Management in Santo Domingo

A capital-city rental market

Most investors in Santo Domingo own an apartment in a tower in the Distrito Nacional rather than a holiday villa. Demand comes from people who live and work in the city, so the rhythm is set by contracts and renewals rather than by tourist seasons. Executive tenants, often placed by their employer, look for furnished units with security, parking and backup power, and they expect repairs to be dealt with quickly.

A manager here typically:

• markets the apartment and shows it to prospective tenants;
• checks references, income and guarantees before a lease is signed;
• prepares the written contract and the inventory of furniture and appliances;
• collects rent, pays the cuota de mantenimiento and utilities, and sends you a monthly statement;
• coordinates repairs and handles renewals, notices and move-outs.

Leases under Ley 85-25

Long-term rentals are governed by Ley 85-25 on rentals and evictions, in force since August 2025. Leases must be in writing, the deposit for housing is capped at two months’ rent, annual increases are generally limited to 10%, and evictions can only go through the courts. A careful manager reduces the chance of ever needing that route by screening tenants well and keeping records in order.

When the tenant is a company renting from an individual owner, the company usually withholds 10% of the rent for tax purposes. Make sure your manager accounts for that withholding in your statements.

Condo administration: the backbone of the city

Santo Domingo’s towers are condominiums under Ley 5038. The owners form a consorcio, the owners’ assembly takes the major decisions and an administrator, very often a professional company, runs daily affairs: staff, security, cleaning, lifts, the generator, water pumps and cisterns, insurance and the budget. Each owner pays a cuota de mantenimiento in proportion to their share of the building, often quoted per square metre, and the amount varies widely with the amenities.

If you sit on a building board, a good administrator should present a clear budget, collect fees consistently, keep reserve funds and report to the assembly. Our condo and HOA administration guide explains the roles in more detail.

Short stays in the Zona Colonial

The historic Zona Colonial, with its restored colonial houses and small apartments, is the main area for short-term rentals in the city, alongside some furnished units in the business districts. These guests need the same care as anywhere else: check-in, cleaning and fast replies. Short-term rentals are generally subject to 18% ITBIS, and hosts are expected to register with the DGII and issue fiscal receipts. Many tower reglamentos restrict or set conditions on short stays, so check yours first.

What management costs

Fees vary by company, property and scope. Long-term rental management is often about 8–12% of the monthly rent, sometimes plus a tenant-placement fee of around half to one month’s rent. Vacation rental management commonly runs about 15–30% of booking revenue. Condo administration is priced per building, based on its size and services. Prices are often in US dollars, and ITBIS may be added. See our fees guide for a fuller picture.

Power, water and heavy rain

Electricity in the capital is supplied by Edesur or Edeeste depending on the area, and outages vary by neighbourhood, which is why towers commonly have a generator and many apartments add an inverter. Water is stored in cisterns and pumped up, so pumps need regular maintenance. Hurricane season runs from 1 June to 30 November, peaking usually from August to October, and heavy downpours can flood streets and test roofs and windows.

Choosing a manager in Santo Domingo

• Do you manage individual units, whole buildings, or both?
• Which neighbourhoods do you know best?
• How do you screen tenants, and what guarantees do you ask for?
• Who drafts the lease, and is it aligned with Ley 85-25?
• How do you handle the 10% withholding when a company is the tenant?
• What is included in your fee, and what is extra?
• How quickly do you respond to repair requests, and who pays small repairs?