Architects and Engineers in Las Terrenas: Plans, Structure, Permits

Services covered

• Plans and design: concept, design development and construction drawings for a house, villa, extension or small building, with the views you need to picture the result.
• Structural engineering: design of foundations, columns, beams and slabs by an engineer, taking earthquakes and hurricane-force winds into account.
• Land surveying: measuring the plot, placing boundary markers, topographic plans, and support with a mensura or deslinde.
• Permits and licences: preparing the construction licence application and following it up with the relevant authorities.
• Site supervision: regular visits, checking the work against the plans, and inspecting key stages such as foundations, rebar before the concrete pour, and the roof.

Building in Las Terrenas: what to know

The Dominican Republic lies in an earthquake zone and is exposed to hurricanes, so the structure has to be designed and calculated for both, in line with current building regulations. On the Samaná peninsula, many plots are on slopes, have clay soil or sit close to gullies. A soil study and good rainwater management help prevent cracks, landslips and leaks, especially in the rainy season.

Near the sea, salt air attacks reinforcing steel when the concrete cover is too thin, as well as metal windows, doors and fixings. The hot, humid climate calls for a design that works with it: cross-ventilation, deep roof overhangs, shading, and materials that dry out well. Because of power cuts (apagones), it pays to plan space from the outset for an inverter and batteries, a generator or solar panels, and a water cistern.

Some materials and equipment come from Sánchez, from Santo Domingo or from abroad. A good architect builds that into the schedule and the budget.

Before you buy a plot or start a project

• Have the title (certificado de título), the boundaries and any disputes checked by an independent lawyer or notary.
• Have a surveyor measure the plot and compare the result with the title.
• Ask the Ayuntamiento which planning rules apply (height, setbacks, land use), and check for any restrictions near the coast, a river or a protected area.
• Plan a soil study before the foundations are finalised.
• Check truck access and the connections to water and electricity.

Permits: confirm them for each project

As a rule, a new build needs a construction licence, which involves the local council and the Ministry of Housing and Buildings (Ministerio de Vivienda y Edificaciones, MIVED). Depending on the location or size of the project, other approvals may be required, environmental ones for example. Procedures, documents and timescales change, so ask your architect to confirm the current process and check any legal points with a lawyer or notary.

Questions to ask before you sign

• Are you registered with CODIA (Colegio Dominicano de Ingenieros, Arquitectos y Agrimensores), and what is your number?
• What does your service include: plans only, the permit application, structural design, site supervision?
• How many rounds of revisions are included?
• How are your fees calculated, and when are payments due?
• Who carries out the structural design and the soil study?
• How often will you visit the site, and how will you report back?
• Can you show me projects you have completed in the area?

Good practice

Sign a written contract that sets out the scope, deliverables and schedule, and keep every version of the plans. Do not pay all the fees up front, and ask for references. The professionals in our directory are independent: they are not ProTerrenas employees. For buying land or any legal question, consult a lawyer or notary.

Send a request

Describe your project (the plot, the floor area you have in mind, the stage you have reached), with photos or a plan if you have them, using our architects and engineers request form. Only your WhatsApp number is required. Our team will contact you and suggest a professional. More tips in our guides.