Independent property verification for foreign buyers in Punta Cana, Bávaro, and Cap Cana. No developer affiliations. No sales commissions. Just the truth about your investment.
Every actor in the transaction has a financial interest in the deal closing. Except us.
Your property is 3,000 miles away. The developer sends updates — but who verifies them? Renders and progress photos are not evidence.
The agent earns commission when you pay. The developer's lawyer represents the developer. The sales office is the developer. Every referral you receive has a financial interest.
The purchase agreement your developer sent was drafted by their lawyer, for their protection. Most foreign buyers sign without understanding what they've agreed to.
Select your service tier, submit your project details, and pay securely. We confirm within 4 hours.
Our independent inspector visits the property, documents conditions with GPS-tagged photographs, and verifies against official records.
A structured, evidence-grade report with risk assessment dashboard, photo documentation, and specific observations — delivered as an encrypted PDF.
Within 48 hours you have documented, independent evidence about your investment. You decide what to do next — from a position of information, not anxiety.
From pre-purchase intelligence to pre-delivery inspection — independent verification at every critical moment.
Physical site inspection with GPS-tagged photo documentation, construction progress assessment, and risk dashboard.
Judicial history, corporate registry verification, prior project record, and contract benchmarking against real market data.
Clause-by-clause analysis of your purchase agreement against Dominican law, benchmarked against 20+ real contracts from this market.
Independent confirmation that the construction milestone justifying your next payment has been physically reached before you release funds.
Verification of ownership records, lien searches, encumbrance status, and registry documentation through official Dominican Republic sources.
Monthly or bi-weekly site visits with documented progress reports, risk alerts, and milestone tracking throughout your construction period.
We earn money when you pay for a report. Not when you close a deal. Not when you sign a contract. Not when you hire a lawyer. Our income has zero correlation with the outcome of our findings.
That structural independence is not a marketing claim. It is the reason our reports are worth reading.
"The report showed construction was 4 months behind the contract schedule. We used it to demand a written timeline commitment from the developer before releasing the next payment. Without the report we would have had nothing to stand on."
"The contract review flagged three clauses that gave the developer unilateral right to modify finishes and delivery dates. We didn't even know those clauses existed. We renegotiated before signing the addendum."
"I'm based in London. The monitoring subscription means I have a documented record of every site visit. When the developer claimed the pool was 80% complete, the report showed 20%. That report is now with my lawyer."
Direct answers to the questions most asked by buyers investing in Dominican Republic real estate.
DR Property Check sends an independent inspector to your property in Punta Cana, Bávaro, or Cap Cana. The inspector documents construction progress with GPS-tagged photographs and delivers an encrypted PDF report within 48 hours — without you leaving your home country. The report is factual, independent, and designed as evidence-grade documentation.
Order an independent Property Verification Visit first. This creates a timestamped, GPS-documented record of the stalled construction before conditions change. If the report confirms delays, the next step is to consult an independent attorney licensed in the Dominican Republic to evaluate your contractual position under Ley 108-05 and the exceptio non adimpleti contractus doctrine — which allows buyers to suspend payments when developers fail to perform.
No. Property verification documents observable conditions — construction progress, site status, registry records — and does not constitute legal advice. Legal due diligence requires a licensed Dominican Republic attorney. DR Property Check provides independent factual documentation that buyers and their attorneys use to make informed decisions. The reports are designed to be usable as supporting evidence in legal proceedings.
The highest-risk clauses in Dominican Republic pre-construction contracts include: (1) delivery dates expressed as approximate or subject to undefined force majeure; (2) penalty asymmetry — buyer late payments incur interest, but developer delays have no contractual consequences; (3) absence of a verified escrow mechanism; (4) unilateral clauses allowing specification changes without buyer consent; (5) no reimbursement mechanism if the project fails. DR Property Check's Contract Risk Review analyzes these provisions against Ley 358-05 (consumer protection) and Ley 108-05 (real property law), benchmarked against our database of 20+ real contracts from this market.
DR Property Check offers: Field Verification Report $395 (physical inspection + GPS photos + risk dashboard, 48hr delivery); Full Verify $645 (adds Title & Liens Check + Active Permit Verification); Total Protection $1,095 (adds contract risk review + Market Contract Benchmark, 36hr priority delivery). Standalone services: Title & Liens Check $300, Contract Risk Review $350, Milestone Verification $295, Developer Intelligence Report $195, Construction Monitoring from $49/month.
Download the Contract Danger Zone Checklist — a free self-assessment tool that helps you evaluate whether your purchase contract has the protections it should.
Covers 22 critical provisions that appear in the highest-risk contracts in this market, with plain-language explanations of what each one means for you as a buyer.
Free · 22-point assessment · Delivered immediately
No spam. No sales calls. Unsubscribe at any time.
Independent verification at every stage of your investment. Select the moment that matches your situation.
Independent intelligence on the developer and the contract before you commit your capital.
You've signed. Construction is underway. Independent documentation that protects your position.
Add Milestone Verification before your next payment. Independent confirmation that the construction milestone justifying your next payment has been physically reached. $295 per milestone — order standalone or as an add-on to any verification package.
The developer says your unit is ready. Independent documentation before you sign the delivery acceptance.
Priced by project scope. Quote delivered in 24 hours.
Recurring verification so you always know the state of your investment — without getting on a plane.
Add to any package at the time of order.
| Service | What it covers | Price | Best combined with |
|---|---|---|---|
| Developer Intelligence Report | Judicial record, corporate registry, prior project history | +$175 | Any Moment 2 tier |
| Market Contract Benchmark | Your contract benchmarked against 20+ real contracts from this market | +$195 | Field Verification Report or Full Verify |
| Active Permit Verification | Verification that permits, registrations, and certifications are current and real | +$125 | Field Verification Report |
| Milestone Verification | Pre-payment confirmation that the contractual milestone is physically reached | $295 | Any tier, any payment |
An independent inspector visits your property, documents current conditions with GPS-tagged photographs, and delivers an evidence-grade report in 48 hours.
The report reflects conditions observable at the time of inspection. It is not a structural engineering assessment, a legal opinion, or a warranty. It documents what our inspector observed — accurately and independently.
For less than 0.2% of your $200K investment, you get independent, documented confirmation of current site conditions.
Know who you're dealing with before you sign. Public judicial records, corporate registry verification, and prior project history — sourced independently.
Your contract was written by the developer's lawyer. We read it for you — clause by clause, benchmarked against 20+ real contracts from this market.
Market Contract Benchmark included. Your contract is benchmarked against our database of 20+ real contracts from this market. You see how your agreement compares — which protections are standard, which are missing, and which clauses appear in the highest-risk contracts we've analyzed.
This is not legal advice. It is a factual analysis of your contract's observable characteristics against documented market standards and applicable Dominican law. If the review identifies issues with potential legal implications, we recommend consulting an independent attorney licensed in the Dominican Republic.
Ownership on paper isn't ownership until we verify it. Independent verification through official Dominican Republic registry sources.
Your contract requires a construction milestone before you release your next payment. We verify it was actually reached — before you pay.
Every pre-construction contract links payment installments to construction progress. In theory, you only pay when the developer delivers. In practice, many buyers pay on schedule regardless — because they have no independent way to verify whether the milestone was reached.
What's includedA buyer with 4 installment payments can use this service 3 times across their construction period. Each report creates a documented, timestamped record of site conditions at the moment each payment was evaluated.
Before you sign the delivery acceptance, we document exactly what you're accepting. Technical scope quoted within 24 hours based on your project.
Once you sign the delivery acceptance, your documented record of discrepancies becomes far harder to establish. The pre-delivery inspection creates that record before you accept — when your leverage is still intact.
Scope includes (project-dependent)Final price confirmed based on floor plan, common areas to inspect, and documentation scope.
Project name · Unit type · Floor · Common areas to include · Developer-stated delivery date · Available plans
Monthly proof that your project is moving forward. Documented evidence every month — without getting on a plane.
3-month prepay discount. Subscribe to Standard or Enhanced monitoring for 3 months upfront and receive one month at no charge. Contact us to arrange.
An independent verification service built on a single structural commitment: we work exclusively for the buyer.
Every other party in a Dominican Republic pre-construction transaction has a financial interest in the deal closing. The developer earns when you pay. The agent earns commission. The developer's lawyer represents the developer. Even informal "local contacts" are typically connected to the sales network in ways that aren't disclosed.
DR Property Check was built around one structural reality: a verification service is only worth trusting if the person doing the verification has no interest in the outcome. We charge buyers directly. We have no developer affiliations, no agency relationships, no commission structures. A report that reveals serious problems produces exactly the same revenue for us as a report that shows everything is fine.
That is not incidental to our model. It is our model.
Our reports document what our inspectors observe at the site, on the date of inspection. We do not predict, certify, or speculate. We document.
GPS metadata, timestamps, and sequential report IDs are built into every document. Your report is designed to be admissible as documentary evidence, not just informative for your own use.
Our contract and developer reviews draw on a proprietary database of 20+ real contracts and court sentences from this specific market. We know what is standard, what is abnormal, and what has already been litigated.
| Wall | Rule | Reason |
|---|---|---|
| Entity Separation | DR Property Check operates as a distinct entity with its own bank account, branding, and communications. It does not share a website, email domain, or office with any law practice. | If a buyer investigates, they should find an independent verification company, not a subsidiary of a law firm. |
| Report Content | Verification reports never recommend a specific attorney, firm, or legal service. The standard language is: "We recommend consulting an independent attorney licensed in the Dominican Republic." | The report's credibility depends on the buyer believing it was written without any interest in the outcome. |
| Developer Relations | We accept no payment, benefit, or referral from any developer, project, or agent. Our fee comes exclusively from the buyer who orders the report. | A structural conflict of interest cannot be managed by disclosure — it must be eliminated. |
| Client Data | Client information collected through DR Property Check is never shared with, accessed by, or used for marketing purposes by any legal or real estate services provider. Separate databases, separate email lists. | Commingling client data would be a breach of trust and potentially a regulatory violation. |
| Financial Flows | No referral fees, commissions, or revenue-sharing arrangements between DR Property Check and any legal service provider or real estate agency — ever. | Even an indirect financial connection would undermine the neutrality claim that makes the service credible. |
Two marks. Each serves a specific function within the brand system.
We respond to all inquiries within 4 business hours. For verification orders, include your project name and the service you're ordering.
Tell us about your property and what you need. We'll confirm availability and turnaround time within 4 hours.
All inquiries answered within 4 business hours. Verification orders confirmed same day.
Punta Cana · Bávaro · Cap Cana · Uvero Alto · Bayahibe · La Romana. Contact us for projects outside these zones.
Standard: 48 hours from inspection date.
Priority (Total Protection): 36 hours.
Delivered as an encrypted PDF with password sent separately.
Service available in English and Spanish. Reports issued in the language of your choice.
PayPal and major credit/debit cards accepted. Wire transfer available for Total Protection orders.
DR Property Check has no affiliation with any developer, real estate agency, or law firm operating in the Dominican Republic. We accept no referral fees, commissions, or indirect compensation from any party in the transaction.
Two different tools for two different problems. Understanding this distinction will save you money and prevent you from buying the wrong protection.
The core distinction in one sentence:
Legal due diligence tells you what your rights are. DPC verification tells you what is actually happening.
| Dimension | DR Property Check | Legal Due Diligence (Attorney) |
|---|---|---|
| What it answers | Is construction actually progressing? What does the site look like today? Does the physical reality match the contractual hito? | What are my legal rights? Is the title clean? Is this contract enforceable? What remedies do I have? |
| Who does it | Independent verification specialists with physical presence at the project site | Licensed Dominican attorney with expertise in real estate law |
| Evidence produced | GPS-tagged photos, construction status dashboard (R/A/G), field observations, milestone comparison | Legal opinion letter, title search results, contract analysis, regulatory compliance review |
| When you need it | Before each milestone payment · When construction signals appear · At pre-delivery | Before signing the contract · When legal action is being considered · At title transfer |
| Conflict of interest | Zero — DPC has no financial interest in your transaction outcome | Depends on the attorney — verify independence from the developer |
| Typical cost | $125 – $1,095 depending on service | $500 – $3,000+ depending on scope and attorney |
| Can replace the other? | No. DPC cannot tell you what your legal rights are. | No. An attorney in their office cannot tell you what is happening on site. |
A Dominican attorney reviewing your pre-construction contract will identify whether the legal framework protects you. But they cannot verify whether the developer is honoring that framework in practice — because they're not at the site.
The most effective buyer protection combines both: legal review of the framework and independent verification of whether the framework is being honored. Many attorneys representing international buyers now refer clients to field verification services specifically because it produces the documentation they need if legal action becomes necessary.
A documented field report from DPC can serve as evidence of construction status at a specific date — something an attorney's legal opinion letter cannot provide. If a dispute arises over whether construction was on schedule on a specific date, a GPS-stamped verification report is the most direct form of documentation available to the buyer.
❌ Does not provide legal advice
DPC reports document observable conditions. They do not interpret legal rights, recommend legal actions, or constitute a legal opinion.
❌ Does not recommend attorneys
DPC has no financial relationship with any law firm. We recommend consulting an independent attorney — we do not refer to specific firms.
❌ Does not guarantee construction outcomes
DPC documents what is observable on a specific date. Conditions can change after the report is delivered.
❌ Does not have structural engineering certification
DPC observes visible construction progress. Structural integrity certification requires a licensed engineer.
Attorney review of the purchase contract
+ DPC Developer Intelligence Report to verify the developer's track record before committing
DPC Field Verification before each milestone payment
Attorney only if verification report reveals issues requiring legal interpretation
DPC Pre-Delivery Inspection to document physical condition
+ Attorney for title transfer review and deed signing
Attorney for legal representation
DPC field reports as documentary evidence of construction status at key dates
Download our sample report to see exactly what independent verification looks like — and decide if it's the right tool for your situation.