Building permit in the Dominican Republic: what you need to build or extend

What is a building permit in the Dominican Republic?

There is no single document that covers an entire project. In practice, construction generally goes through several authorities, each with its own role. The building license (licencia de construcción) is the best-known document, but it is one of a set of authorizations that are best reviewed together.

The municipality: land use

The municipality (ayuntamiento) where the property is located decides whether the project is compatible with the intended use of the land at that location: housing, commercial, tourist accommodation and so on. Depending on the municipality, it may also be involved at other stages of the works. This question generally comes first, because a project that does not fit the permitted land use should not go any further.

The ministry in charge of housing and construction

The Ministerio de Vivienda, Hábitat y Edificaciones reviews the project plans (architecture, structure, building systems) and issues the building license. The plans are generally prepared and signed by professionals registered with CODIA (see licensed professionals). The approved plans are the reference for what exactly was authorized.

The Ministry of Environment

Depending on the nature, size and location of the project, an environmental authorization from the Ministerio de Medio Ambiente y Recursos Naturales may be required. This deserves particular attention for projects near the coast, a river or a protected area (see the coastal zone). The type of authorization depends on the project; a professional can tell you what applies.

Why it matters to a buyer

When you buy a house, a villa or an apartment, you also buy its administrative situation. A building put up without a license, or different from what was authorized, can lead to problems: penalties, the inability to regularize certain elements, and difficulty reselling, financing or insuring the property. These risks are covered in our article on unauthorized construction.

The title deed alone is not enough. A certificate of legal status tells you about the property's situation in the registry, but it does not by itself confirm that the building was authorized.

What to check

• The building license: does it exist, in whose name, for which project and for which parcel?
• The approved plans: a copy of the plans bearing the approval marks, not just working drawings.
• The gap between what was authorized and what was built: number of floors, floor areas, position on the lot, pool, outbuildings, covered terraces.
• Land use: does the current use (holiday rental, business) match what was authorized?
• Environmental authorization: if the property is close to the sea, a river or a sensitive area.
• Consistency with the land: is the parcel shown on the license the same as the one on the title and the survey (mensura) plan? (see the deslinde)

Extensions

An extension (extra room, additional floor, enclosed terrace, pool, separate guest unit) is generally subject to authorization as well. Sometimes a property was built with a license and later extended or altered without any new application. In that case, the original license only covers the initial project.

If you plan to extend after buying, it is advisable to check before signing that it will be possible: land use, rules applicable to the area, and any environmental or condominium restrictions (see the condominium regime).

Questions to ask the seller

1. Can you give me a copy of the building license and the approved plans?
2. Has the property been extended or altered since it was built? With which authorizations?
3. Was an environmental authorization required? Can you provide it?
4. Who designed and supervised the works? Were those professionals registered with CODIA?
5. Have there been any inspections, notices or proceedings by the authorities?

Common pitfalls

• Accepting a license without checking that it matches the property you visited.
• Accepting unapproved drawings presented as "the house plans".
• Assuming an older building is regularized simply because of its age.
• Thinking a small extension needs no application at all.
• Finding out after the purchase that the extension you planned is not feasible.

How we can help

Our permit check gathers the available documents, compares them with the property and flags discrepancies and points to clarify. It can be combined with a technical inspection carried out by a registered engineer or architect. Our report does not replace your lawyer's advice: only a review of the specific file by a licensed professional can lead to a conclusion. To get started, request a check.