Building codes in the Dominican Republic: earthquakes, hurricanes and technical inspection

What are we talking about?

The design and construction of buildings are governed by national technical regulations. They cover, among other things, structural design, resistance to earthquakes and wind, materials and building systems. The ministry in charge of housing and construction (Ministerio de Vivienda, Hábitat y Edificaciones) is involved in particular when it reviews the plans for the building license. Engineers and architects registered with CODIA design plans with reference to them (see licensed professionals).

These rules change over time. An older building may have been designed under different requirements from today's. The precise content of the applicable regulations should be checked by a professional.

Earthquake risk

The island lies in a seismically active zone, and the north of the country, including the Samaná region, is exposed. A building's resistance depends mainly on its structure: foundations, columns, beams, slabs, reinforcing steel and concrete quality. A floor added without a study, or a column removed to enlarge a room, can weaken the whole building.

Hurricane winds

The hurricane season exposes buildings to strong winds and heavy rain. The weak points are the roof and its anchoring, openings (doors, windows, shutters), light elements that can be torn off, and rainwater drainage.

Tropical and coastal climate

Humidity, salt air near the sea, intense rain and termites (comején) put buildings under heavy strain. Corrosion of reinforcing steel can cause concrete to spall; wood can be damaged without any sign visible at first glance.

Why it matters

Some defects cannot be seen during a quick viewing, especially after a fresh coat of paint. Repairs to the structure, waterproofing or septic system can be expensive and delay a rental project. A serious defect can also raise safety, insurance or resale issues.

What a technical inspection looks at

Conformity with the plans

An inspection also compares the building with the plans approved with the license. A difference may be minor (a moved partition) or significant (an extra floor, an altered structure). Significant differences can have technical and administrative consequences (see unauthorized construction).

The inspection is generally visual and non-destructive. It does not replace a full structural study; if a serious doubt arises, the inspector may recommend further studies.

Questions to ask the seller

1. Who designed and built the property, and roughly when?
2. Has any structural, roofing or extension work been done since?
3. Was the property damaged during a hurricane or an earthquake?
4. Where does the water come from, where is the septic tank and when was it last serviced?
5. Has any termite treatment been carried out?

Common pitfalls

• Trusting fresh paint that may hide cracks and damp.
• Visiting only in dry weather, without seeing how the building copes with rain.
• Assuming a recent building is necessarily compliant.
• Overlooking the septic tank, the cistern and the electrics, which are costly to redo.
• Relying on the opinion of the contractor who built or renovated the property.

How we can help

Our technical inspection is carried out by a registered engineer or architect, with a clear report on the items examined. For a building under construction, construction monitoring checks progress against the plans. You can also use our checklist before buying a house. Only a review of the specific property by a licensed professional can lead to a conclusion. To get started, request a check.