Tenants rights

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MickA

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I am in the process of buying an apartment in Santo Domingo with the intention of renting it on a short-term contract.

Can anyone advise how easy it it to remove 'undesirable' tenants? Is the law generally favourable for the tenant or the landlord? I don't want to let it for a week and find I have sitting tenants I can't get rid of.
 
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Criss Colon

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In "GENERAL" The "LAW" In The DR "FAVORS" Tenants!!!

But you should be asking this question to a Dominican Lawfirm that specializes in "Landlord/Tenant" law. You should NEVER even consider buying property anywhere in the world without doing so,and 1000 times more important here!
Cris Colon
 
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Ken

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Cris Colon is right on both counts. The law generally favors tenants and you should get legal advice on how to protect yourself as best you can.
 
Robert

Robert

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MickA said:
I am in the process of buying an apartment in Santo Domingo with the intention of renting it on a short-term contract.

Can anyone advise how easy it it to remove 'undesirable' tenants? Is the law generally favourable for the tenant or the landlord? I don't want to let it for a week and find I have sitting tenants I can't get rid of.
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Don't rent to Dominicans, that would be a start.
Take a look in the Listin, lots of ads for rentals and they specifically say "extranjero". In other words, we only want foreigners.
 
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MickA

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Thanks for these comments. I realise that at some point I will have to take legal advise. At the moment I am at the planning stage and am trying to keep costs down, so if anyone has any more detailed infomation it would be appreciated.
 
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Lambada

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MickA, I'm disappointed. You were given advice not to rush into a purchase (when you said you didn't have 6 months to suss out how things operate here) and now it looks like you want to take on renting out, about which there are many pitfalls. Nothing, but nothing, beats first hand experience of living here and finding out about all these things for yourself and then chatting with more experienced folk who have already been down that path. Now you say you want to keep costs down and are thus seeking 'lay' advice before getting legal advice.

I'll say it one more time - there really are no short cuts. This isn't meant unkindlily at all. It's just that I can envisage problems up ahead and I wouldn't be surprised if others could too. Please take it slowly.
 
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Criss Colon

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"OK MICKA" Here It IS "Short & Sweet"!

After reading all your posts on DR1,I have made the following conclution !
You are not now ready to purchase ANYTHING in the DR! You really have no concept about "HOW THINGS WORK" here! I am not critisizing you,just telling it as I see it!
You will be cleaned out before you get started! The DR is a tough place to live,and a tougher place to do business. You MUST come here and rent for at least a year before you even think about purchasing ANY property,and ESPECIALLY rental property!
If you don't take the above advice you are doomed to failure. NOT because I say so,but because anyone on DR1 who actually lives here,will back me up 100%!
We all have;"Been there,bought the T-Shirt,and sent the postcard"!
Cris Colon CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC
 
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BushBaby

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MickA said:
...... At the moment I am at the planning stage and am trying to keep costs down, so if anyone has any more detailed infomation it would be appreciated.
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It is very simple to keep costs down at this stage .................................






Just DON'T buy yet!

You would also be saving yourself a lot of money in the future by learning (over 12 months or so)
WHAT to buy, what to be aware of when buying, WHAT price is fair
WHERE to buy, where NOT to buy, where prices are likely to increase/decrease,
WHO to help you buy, who to stay clear of, who to ask for trustworthy information
HOW to go about ensuring you have ALL the relevant documentation to make sure you are not being scammed!

Good Luck. ~ Grahame.
 
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globalmike295

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Criss Colon said:
After reading all your posts on DR1,I have made the following conclution !
You are not now ready to purchase ANYTHING in the DR! You really have no concept about "HOW THINGS WORK" here! I am not critisizing you,just telling it as I see it!
You will be cleaned out before you get started! The DR is a tough place to live,and a tougher place to do business. You MUST come here and rent for at least a year before you even think about purchasing ANY property,and ESPECIALLY rental property!
If you don't take the above advice you are doomed to failure. NOT because I say so,but because anyone on DR1 who actually lives here,will back me up 100%!
We all have;"Been there,bought the T-Shirt,and sent the postcard"!
Cris Colon CCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCCC
Click to expand...

Have to agree with this and Lambada is always spot on.

People think they can come to these countries and rent out their properties and live off the interest in a peso account.

My advice to them is give me 20% of what you were planning on investing and at least we can have a Party
 
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MickA

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Thanks to all who posted, especially Mr Guzman, whose link contained a lot of Helpful Information.

Buying property is not rocket science, although each country has its idiosyncracies, which are what I am trying to find out.

People telling me that there is information I do not have, and implying that they do have, but for some unspecified reason will not disclose, are a bit like the proverbial chocolate teapot.

Any information anyone has would be welcomed. In particular, is there such a thing as a holiday let in DR?
 
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Criss Colon

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Many Of Us Have Lived,AND Purchased Property All Over The World!

The DR REALLY is different!
No one here in ANY way,shape,or form wants to question your intelligence. We only seek to inform you before you take a leap of faith that will at least cost you some money,and at most leave you a bitter person "vis a vi" the DR!

I will leave you with a bit of "DR1 Philosophy"!
"When a man with money,meets a man with experience,the man with the experience ends up with the money,and the man with the money ends up with the experience"!!
In your case I advise you NOT to be like:
The horse that was led to water,but who would NOT DRINK!!!
CCCCCCCRIS CCCCCCCCOLON
 
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MickA

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Criss Colon said:
The DR REALLY is different!
No one here in ANY way,shape,or form wants to question your intelligence. We only seek to inform you before you take a leap of faith that will at least cost you some money,and at most leave you a bitter person "vis a vi" the DR!

I will leave you with a bit of "DR1 Philosophy"!
"When a man with money,meets a man with experience,the man with the experience ends up with the money,and the man with the money ends up with the experience"!!
In your case I advise you NOT to be like:
The horse that was led to water,but who would NOT DRINK!!!
CCCCCCCRIS CCCCCCCCOLON
Click to expand...

I really don't want to labour this point more than necessary, since it might put off people who actually have some information.

If, Cris, (or anyone else) you can argue the case for the DR really being different from all other countries, I wil accept it. This will take more than stating it a few times and a few aphorisms. I have tried to canvas as many opinions as possible and literally no-one outside of DR1 has made any reference to this.

An example: One of the properties I am interested in was built by a firm called Constructora Onix SA. I was intending at some point to put out a request for information about them. You could either post a reply saying "if you live here for a year you will get to find out about these things", or you could just give me the damn information. Which do you think is more likely to persuade me that your head is facing the daylight?
 
Robert

Robert

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1000's of people successfully buy property here every year. It's getting easy and we have many large developers that make the process very simple. Good law firms, Stewart Title, global high profile developers etc etc, it's all here.

If you look at the east coast (Punta Cana) right now it's booming, sales volume is massive compared to the north coast and other more tourism related areas.

Constructora Onix SA, I have never heard of them, but that doesn't mean they are not a trustworthy developer.

Do your due diligence, read DR1 and come here and scout around a little and you will be fine. DR1 will be your best resource, despite peoples negative attitude to buying here.

Renting, well that's another issue and has many variables, from location to what type of renters your looking for, short or long term etc.
 
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johne

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You are absolutely, positivly, correct!!!!!

MickA said:
Thanks to all who posted, especially Mr Guzman, whose link contained a lot of Helpful Information.

Buying property is not rocket science, although each country has its idiosyncracies, which are what I am trying to find out.

"Buying "property is done every minute of the day by smart people, dumb people and those that are in-between. It's the other part of the equation that is a problem. Renting, selling, managing, buying at the right price, etc. IS the part that is rocket science.I detect a tone to your posts that you feel you can solve the equation without following some of the advise fellow posters have given you. That's OK-and yes you're right that it should be no different buying property there as in other parts of the world. But you know something-for some reason it is.

Let me tell you why I feel this way. I put food on my table by buying and managing properties in the NY/NJ area in the U.S. I think I am pretty good at it. (So far I still eat 3 meals a day and sometimes more).I have been going to the DR for 9 years and for the past 2 years just about every 5 to 6 weeks) Don't you think I have looked at dozens of opportunities? You bet. Was I ever able to pull the trigger-given my background-my exposure to the DR-my network of sources and friends? Answer--No.

My point--you won't find all your answers here because if they were here, right in front of you on that screen,I would have been buying with two fist full of cash.You need to treat this subject more like "rocket science" if you want to be a success. Only one man's opinion that is still eating 3 meals a day.

Good Luck
John
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K

Ken

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A.Hidalgo said:
MickA did you see the rating the Global Property Guide gives paradise. That one star should give pause to your plans, although I think their overview is a bit extreme.
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Why do you think it is extreme? During the 20+ years that I have lived here I have seen enough instances where tenants refused to accept an increase in rent or to move, and where landlords were unable to get them out, to cause me to believe everything said is understated, if anything.

And just renting to foreigners is no guarantee. I know of one instance where respected foreign business people refused to accept an increase and remained in an apartment at low rent for a very long time by depositing the rent in the Banco Agricola as provided for in the law.
 
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Lambada

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MickA said:
or you could just give me the damn information. Which do you think is more likely to persuade me that your head is facing the daylight?
Click to expand...

Do I detect a hint of tetchiness? My earlier post, as I said in it, was kindlily meant. I already went to the trouble of spelling out, in another thread, the Land Titles Mafia which Diario Libre investigated to give you background as to the sorts of things which can happen.

The gathering of streetsmarts over wise purchasing of property and self-protective renting-out of same is a process. That is what people have been trying to tell you. If you don't understand that then I'm very sorry but I don't know another way of putting it. But to demand the 'damn information' is hardly likely to pull out the best side of posters who voluntarily take the time to answer questions here and who, for the most part, are not selling RE themselves. Merely trying to help others avoid some of the pitfalls.

Best of luck to you from Lambada, who knows which way her head is facing. :)
 
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MickA

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I run a small business in London which allows me to travel. For various reasons I am intending to buy a small flat in the Zona Colonial with the primary intention of using it myself, but also renting it on a short term basis when I'm not there.

I have the funds in a UK account paying about 6%. My understanding is that property values are increasing at a rate higher than this (estimates vary widely, but no-one seems to think under 6%). Therefore, even if I never use the flat and don't rent it, I haven't lost anything.

Since I'm not seeking to optimise an investment, it doesn't worry me too much that the DR is given a lowly one star by the property guide. Johne's comments same thing.

It does worry me that there may be a problem getting possesion if a tenant overstays, and I should have identified this earlier. Otherwise, I see few problems in principle (there are some issues over the specific properties I'm looking at) in taking this foward. If I've missed something, please point it out, but in specific terms please, not generalities.

It's not my intention to appear to be arrogantly ignoring advise I'm given - I did ask for it, after all. But I asked for information, not opinions about whether I'm doing the right thing. I'm perfectly happy to consider the latter, but if I need to spend a year in the DR before buying, you really need to explain why this is. You can't expect me to accept it just because a few people state that this is so.
 
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amparocorp

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i never go to the casino with more in my pocket than i can feel comfortable losing. as long as you are not risking the family jewels i say go for it. now if 5 years from now the property has gone up a whole bunch and you want to sell it, and it may be easy to sell, how will you repatriate the money back to your home country without paying a hefty tax, and, if you leave it in the bank here, that has drawbacks as well.
 
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