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Dominican real estate glossary

Local terms explained in a few words, with links to the articles.

General information, which does not constitute legal advice. For your own case, request a check.

Administrador (condominium manager) — Administrador

Person or company appointed to run the condominium day to day: collecting fees, maintaining common areas, keeping the accounts and carrying out the decisions of the owners' meeting. They can inform a buyer about unpaid fees and the condominium's situation.

Read: Condo bylaws, administrator and owners' meeting: what to read before buying · Condo fees, reserve fund and unpaid fees on the unit · Selling a house in Las Terrenas: preparing a solid file

Agrimensor (land surveyor) — Agrimensor

Land measurement professional authorised to carry out surveys (mensuras) and deslindes and to locate a property's boundaries on the ground. Before hiring one, it is advisable to check their licence, for example with CODIA.

Read: Condo law in the Dominican Republic: private units, common areas and title · Lawyer, notary, engineer, surveyor: licensed professionals in the Dominican Republic · Common problems when buying property in the Dominican Republic and how to spot them · Certificate of title vs constancia anotada: differences and risks · Deslinde: what it is and why it matters before you buy · Selling a house in Las Terrenas: preparing a solid file

Certificación de estado jurídico (certificate of legal status) — Certificación de estado jurídico

Document issued by the Registro de Títulos showing, as of its date of issue, who is registered as owner of a property and which charges, encumbrances or annotations appear in the register, such as mortgages, oppositions or pending litigation. It is advisable to obtain a recent one before signing and before paying.

Read: Buying an apartment in the Dominican Republic: what to check · Common problems when buying property in the Dominican Republic and how to spot them · The Dominican land registry: how it works and what it means for buyers · The certificate of legal status: what it reveals and how to read it · Buying property in Las Terrenas as a foreigner: what to plan for

Certificado de título (certificate of title) — Certificado de título

Document issued by the Registro de Títulos that evidences a registered ownership right over an identified property. When it relates to a parcel that has gone through deslinde, it shows the parcel's cadastral designation. It is the key document to obtain and check before any purchase.

Read: Condo law in the Dominican Republic: private units, common areas and title · Buying an apartment in the Dominican Republic: what to check · The Dominican land registry: how it works and what it means for buyers · Certificate of title vs constancia anotada: differences and risks · Deslinde: what it is and why it matters before you buy · The certificate of legal status: what it reveals and how to read it · Buying property in Las Terrenas as a foreigner: what to plan for · Selling a house in Las Terrenas: preparing a solid file

Condominio (condominium) — Condominio

Legal regime under which a building or complex is divided into private units, such as apartments or villas, and common areas owned by all the owners. When the regime is properly set up and registered, each unit can have its own certificate of title.

Read: Condo law in the Dominican Republic: private units, common areas and title · Condo bylaws, administrator and owners' meeting: what to read before buying · Condo fees, reserve fund and unpaid fees on the unit · Buying an apartment in the Dominican Republic: what to check · Unpermitted construction in the Dominican Republic: risks and checks before you buy

Confotur (Tourism Development Council) — Confotur

Body that reviews and classifies tourism projects that may qualify for the tax incentives provided by the tourism development law. Benefits depend on the project and its conditions, so check that the specific unit is covered and that the classification is still in force.

Constancia anotada (annotated certificate) — Constancia anotada

Document that evidences a registered right over a portion of a larger parcel, without that portion having been individualised through a deslinde. It proves a right but does not precisely delimit the part belonging to its holder. It is generally advisable to assess with a professional whether a deslinde should be carried out.

Read: Common problems when buying property in the Dominican Republic and how to spot them · Certificate of title vs constancia anotada: differences and risks · Deslinde: what it is and why it matters before you buy · Buying property in Las Terrenas as a foreigner: what to plan for · Selling a house in Las Terrenas: preparing a solid file

Contrato de venta (deed of sale) — Contrato de venta

Final contract by which the seller transfers ownership of the property to the buyer in exchange for the price. Signatures are usually legalised by a notary, and the contract is then filed with the Registro de Títulos so that a new certificate of title is issued in the buyer's name.

Read: Condo fees, reserve fund and unpaid fees on the unit · Lawyer, notary, engineer, surveyor: licensed professionals in the Dominican Republic · Buying property in Las Terrenas as a foreigner: what to plan for · Selling a house in Las Terrenas: preparing a solid file

Cuota de mantenimiento (maintenance fee) — Cuota de mantenimiento

Regular contribution each owner pays to the condominium to cover shared expenses such as security, cleaning, gardening or the pool. Before buying, find out what it covers and obtain written confirmation that the seller is up to date.

Read: Condo bylaws, administrator and owners' meeting: what to read before buying · Condo fees, reserve fund and unpaid fees on the unit · Buying an apartment in the Dominican Republic: what to check · Common problems when buying property in the Dominican Republic and how to spot them · Selling a house in Las Terrenas: preparing a solid file

Designación catastral (cadastral designation) — Designación catastral

Unique identifier assigned by the cadastre to a parcel once its survey has been approved. It appears on the certificate of title and on the plans, and makes it possible to check that the document matches the land you are visiting and intend to buy.

Read: Condo law in the Dominican Republic: private units, common areas and title · The Dominican land registry: how it works and what it means for buyers · Certificate of title vs constancia anotada: differences and risks · Deslinde: what it is and why it matters before you buy · The certificate of legal status: what it reveals and how to read it

Deslinde (cadastral survey and registration) — Deslinde

Procedure by which a licensed surveyor (agrimensor) locates, measures and marks out on the ground a portion of a parcel, for approval by the bodies of the Jurisdicción Inmobiliaria. Once completed, that portion becomes an individual parcel with its own cadastral designation and its own certificate of title.

Read: Condo law in the Dominican Republic: private units, common areas and title · Coastal zone in the Dominican Republic: public maritime domain and building restrictions · Common problems when buying property in the Dominican Republic and how to spot them · Certificate of title vs constancia anotada: differences and risks · Deslinde: what it is and why it matters before you buy · Selling a house in Las Terrenas: preparing a solid file

DGII (Dominican tax authority) — DGII

The Dominican Republic's tax administration. For real estate, it manages, among other things, the transfer tax and the real estate wealth tax, and issues certificates on the tax position of a property or a taxpayer.

Read: Buying property in Las Terrenas as a foreigner: what to plan for

Dominio público (public domain) — Dominio público

Property belonging to the State that cannot be privately owned, such as beaches, a strip of the coastline or riverbanks. Land or a building that encroaches on the public domain is a significant risk, so it is advisable to check this before buying near the sea or a river.

Read: Building permit in the Dominican Republic: what you need to build or extend · Coastal zone in the Dominican Republic: public maritime domain and building restrictions · Unpermitted construction in the Dominican Republic: risks and checks before you buy · Common problems when buying property in the Dominican Republic and how to spot them

Fondo de reserva (reserve fund) — Fondo de reserva

Money set aside by the condominium to pay for major repairs or unexpected expenses, such as waterproofing, the facade or shared equipment. An insufficient fund can lead to special assessments for the owners.

Read: Condo bylaws, administrator and owners' meeting: what to read before buying · Condo fees, reserve fund and unpaid fees on the unit · Buying an apartment in the Dominican Republic: what to check

Ganancia de capital (capital gains tax) — Ganancia de capital

Tax that may apply to the gain made when selling a property, calculated under rules set by law and the DGII. Sellers are advised to assess it with an accountant before setting their price and signing.

Read: Selling a house in Las Terrenas: preparing a solid file

Hipoteca (mortgage) — Hipoteca

Security registered over a property in favour of a creditor, often a bank, to secure repayment of a debt. It follows the property even if the owner changes, so you should check whether one exists and how it will be released before or at the time of sale.

Read: Common problems when buying property in the Dominican Republic and how to spot them · The certificate of legal status: what it reveals and how to read it · Selling a house in Las Terrenas: preparing a solid file

Impuesto de transferencia (property transfer tax) — Impuesto de transferencia inmobiliaria

Tax due when ownership of a property is transferred, at a rate set by law and published by the DGII. Payment is generally required before the Registro de Títulos registers the transfer in the buyer's name.

Invasión (squatting or encroachment) — Invasión

Occupation of land by people with no right to it, or a building that extends onto neighbouring land or the public domain. Resolving it may require court action, so it is advisable to visit the land and have a surveyor check its boundaries before buying.

Read: Coastal zone in the Dominican Republic: public maritime domain and building restrictions · Unpermitted construction in the Dominican Republic: risks and checks before you buy · Common problems when buying property in the Dominican Republic and how to spot them · Deslinde: what it is and why it matters before you buy

IPI (real estate wealth tax) — IPI (Impuesto al Patrimonio Inmobiliario)

Tax on real estate holdings administered by the DGII. Whether it applies depends on the value of the properties and the owner's situation, under rules set by law. Before buying, it is advisable to check that the seller is up to date.

Read: Selling a house in Las Terrenas: preparing a solid file

Jurisdicción Inmobiliaria (real estate jurisdiction) — Jurisdicción Inmobiliaria

The set of bodies responsible for registering real estate ownership and for disputes over registered rights. Broadly, it includes the real estate courts, the Dirección de Mensuras Catastrales and the Registro de Títulos.

Read: The Dominican land registry: how it works and what it means for buyers

Legalización de firmas (signature certification) — Legalización de firmas

Act by which a notary certifies that the signatures on a private document, such as a sale contract, were made by the named persons. It is generally a requirement for the document to be registered.

Read: Lawyer, notary, engineer, surveyor: licensed professionals in the Dominican Republic · Common problems when buying property in the Dominican Republic and how to spot them · Buying property in Las Terrenas as a foreigner: what to plan for

Litis sobre derechos registrados (dispute over registered rights) — Litis sobre derechos registrados

Court proceedings before the real estate courts challenging a registered right over a property. When annotated in the register, it appears on the certificate of legal status and should be examined carefully before any purchase.

Read: Buying an apartment in the Dominican Republic: what to check · Common problems when buying property in the Dominican Republic and how to spot them · The certificate of legal status: what it reveals and how to read it

Oposición (registered objection) — Oposición

Annotation that a third party has entered in the register to signal a claimed right or interest in a property. It may complicate or prevent a transfer until it is resolved, so its scope should be analysed by a lawyer.

Read: Common problems when buying property in the Dominican Republic and how to spot them · Deslinde: what it is and why it matters before you buy · The certificate of legal status: what it reveals and how to read it

Promesa de venta (preliminary sale agreement) — Promesa de venta

Preliminary contract in which seller and buyer commit to completing the sale on agreed terms, often with a deposit. It is advisable to include conditions tied to the outcome of the checks and to have a lawyer review it before signing.

Read: Buying an apartment in the Dominican Republic: what to check · Lawyer, notary, engineer, surveyor: licensed professionals in the Dominican Republic · Unpermitted construction in the Dominican Republic: risks and checks before you buy · Buying property in Las Terrenas as a foreigner: what to plan for

Registro de Títulos (Title Registry) — Registro de Títulos

Body of the Jurisdicción Inmobiliaria responsible for registering rights over real estate, their encumbrances and their transfers. It issues certificates of title and certificates of legal status, which show a property's position in the register.

Read: Condo law in the Dominican Republic: private units, common areas and title · The Dominican land registry: how it works and what it means for buyers · Certificate of title vs constancia anotada: differences and risks · The certificate of legal status: what it reveals and how to read it · Buying property in Las Terrenas as a foreigner: what to plan for

Reglamento de condominio (condominium bylaws) — Reglamento de condominio

Document governing life in the condominium: use of units and common areas, allocation of expenses, and how the owners' meeting and the management operate. It is worth reading before buying, especially the rules on rentals, works and pets.

Read: Condo law in the Dominican Republic: private units, common areas and title · Condo bylaws, administrator and owners' meeting: what to read before buying · Condo fees, reserve fund and unpaid fees on the unit · Buying an apartment in the Dominican Republic: what to check · Selling a house in Las Terrenas: preparing a solid file

Servidumbre (easement) — Servidumbre

Burden on a property for the benefit of another property or of public use, such as a right of way, utility lines or beach access. It can limit how the land is used, so it should be identified before buying.

Read: Coastal zone in the Dominican Republic: public maritime domain and building restrictions · Common problems when buying property in the Dominican Republic and how to spot them · Deslinde: what it is and why it matters before you buy · The certificate of legal status: what it reveals and how to read it

Título de propiedad (property title) — Título de propiedad

General term for the document that proves ownership of a property. In the Dominican Republic, for a registered property, this document is in principle the certificate of title issued by the Registro de Títulos. Before buying, it is advisable to check which type of document the seller actually holds.

Read: The Dominican land registry: how it works and what it means for buyers · Certificate of title vs constancia anotada: differences and risks · Buying property in Las Terrenas as a foreigner: what to plan for

Uso de suelo (land use) — Uso de suelo

Rules determining which activities are allowed on a plot, such as housing, commerce or tourism, and with which limits. The land-use approval, generally issued by the municipality, is often a step before the building permit.

Read: Building permit in the Dominican Republic: what you need to build or extend · Coastal zone in the Dominican Republic: public maritime domain and building restrictions · Unpermitted construction in the Dominican Republic: risks and checks before you buy

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