大咖福利影院

Hi there,聽 Well first off everything you know as an American, just forget it and start over.聽 As many will tell you, start with renting, presuming you haven't already done that.聽 Many of the builders in the Punta Cana area are crooks along with most real estate agents.聽 To find what you are looking for without being the big fish takes time and experience here in the DR.聽 The forum is great to learn others experiences but every experience here is somewhat unique.聽 Any good deals are not found on the internet.聽 The internet is like walking into a showroom to see what is available to prepare you to buy elsewhere.聽 I have been through many experiences with builders in the PC area,聽 that do not deliver their promises, HOA's, I am the President of one, Administration of condos, legal issues, lack of clean titles, location issues and the list goes on.

Sadly the government here is weak when it comes to ensuring your contracts are honored.

Many will tell you I am being negative but these are only true facts based upon experience.聽 On the positive side, eyes opened wide, you can find happiness in PC just like anywhere else.

Feel free to PM me if you want more information in the PC area.

Dominicanmike,聽 my experience with you is that you are a realist!聽 Facts are facts.聽 Your advice is not offside.

E911. Please visit Punta Cana to see what you like, rent and then buy. It is the best way to know what you are getting into!

Association bylaws are not going to be online.聽 And if they were they would likely be in Spanish thus good searches won't work.聽

And the best advice already given, put aside all your assumptions from home honey.

Do lots of on the ground research.聽 Do your due dilligence. Get a good lawyer!

Thanks for the advice. We are currently researching: 1) the area of PC we are considering buying. 2) Rental properties available in that area. 3) Lawyers with good reputation & experience.
We hope to gather as much info and advice during the next several months before we leave the north coast, so thank you everyone.聽 I was under the impression that condo owner associations operate in a similar fashion as in the USA (where there are written rules, regulations and restrictions, and that owners are required to sign these agreements when they purchase) and was hoping people could share that info with me or point me to where it could be found.

While the agreements are in place actual use and enforcement is a whole other issue!

We were looking for a house to buy. We spent quite some time in Punta cana and made a number of聽 trips.聽 We rented then purchased. The HOA we read were in Spanish. We have a great lawyer.聽 In one of the places we looked she said the translations we were given were not accurate.聽 So beware of translations you or your lawyer does not do unless you read Spanish. We also had a great realtor who showed us only those houses that met our requirements i.e. # of beds, baths, area, and price.聽 Just because they have guards at the entrance does not always mean tight security. In some my realtor breezed right thru saying he was showing us a house no questions asked. In others he had to leave his license and answer a lot of questions and they checked our ids. Punta Cana is very diverse and spread out. just because there is an HOA does not mean it is enforced.

Great post based on recent experience! Thank you Cindyscruise.

A word about Associations.聽

Firstly, every Condominium project has by default a condo Association made up of all owners and the Administration.聽 The Administration is most likely created by the builder and in some cases may include property owners but in most cases they do not.聽 Once a builder is finished the project, the idea is that they will have created a Board of Directors made up of property owners and then will step aside to allow the property owners to continue managing the complex.聽 At least in a perfect world.聽 Our experience has been that the builder prefers to hold onto the Administration and creates a number of offshoot companies, like property management, real estate and even an Administration company.聽 They do this because of the money and do not want to tell you that most of your maintenance fees are going in their pockets and not for maintenance.聽 Once owners start to figure this out then there is a battle to eliminate the builder from the project.聽 This is where Owner's Associations are developed (with great difficulty and determination) and fight against the builder to extract them from the project and take control.聽 Again, this is the DR.聽 What ever you know about Associations from America or elsewhere does not apply here.聽 Often Owner Associations are developed (hopefully there are some people with lots of time and personal finances to do this) and start charging fees in order to fund the legal work to extract the builder.聽 In many cases a large portion of the owners have no idea what is even going on and think it's just another takeover or charge that they have to pay when they are already over paying for maintenance fees.聽 This happens throughout the Bavaro Punta Cana area and there is always a competition with lawyers and real estate agents telling where the best places are to buy.聽 Guess what, they always point you to the most expensive areas telling you they are the safest, the best security etc.聽 In fact most robberies and even violence happen by the security people and even the rich places like Punta Cana village have had 2 murders gangland style on the street in just the last little while including one murder yesterday.聽 聽Don't believe everything your lawyer or real estate agent tell you just because they are dressed nicely or talk suave.聽 We purchased in an area that everyone told us was the worst place to buy, very dangerous including our lawyer.聽 Turns out, 3 1/2 years later, we are pretty happy about our choice to go with our gut and not what everyone was telling us.聽 聽It's the DR, and just like everywhere else in the world there is violence and crime everywhere.聽 Don't be complacent because someone tells you are in the safest place in the DR.聽 That means very little in the big picture.聽

Open your eyes, do your research and ask lots of questions, get references, look at previous projects and talk to the owners.聽 I will be really happy if this advise helps even just one person get what they are looking for and expect and yes, it is possible.

Thanks, I do appreciate your advice and for the great information! That type of thing is the main reason I was posting here; looking for information about condo association鈥檚 CC&Rs and their Rules & Regs.

As a side note, both the Condo Association and the Owner's Association have rules and regulations.聽 My experience is that many or the condo Rules are drafted in favour of the builder, such as they hold voting privileges for owners who cannot be present to represent themselves giving them the opportunity to pass new rules, approve increases to the maintenance fees, exercise liens against owners who they say do not pay (so they can sell your property over and over again), exercise their bully tactics, accept their financial statements etc. making everything look legal.聽 Most rules and regulations are not even prepared for you when you agree to them in signing your purchase and sales agreement.聽 They come later, as a surprise.聽 Also, they may only show you a draft proposal, telling you they will be finalized by the owners in an assembly that never takes place.聽 Owner's Association rules are all about the rights of the Owner's and in my experience are presented (in full, legalized and approved by the government and Land Court) when you show interest in becoming a member.聽 Owner's Associations are generally there to protect you.聽 Condo Associations are there to keep taking your money.

When you say gangland style murders.....was it drug related between two shady parties etc. or an innocent resident/expat being murdered because criminal wanted their money or belongings?

Thank you Mike, this is an excellent post.聽 I don't own real estate here, I rent. The聽 association where I am is doing many of the things that you talk about. As聽 a renter I have no voice but my eyes and ears work fine!聽 I see it and your post helps explain exactly what is going on.

I say this: every single day I learn something new!聽 Thanks honey.

Kat probably聽 connected to what they do or don't do or who they associate with!聽 Not just a robbery.

That's my thought Planner...daylight, most recent, in front of his house as he got out of his car with a shotgun...

I agree with you 100%. I also wanted to buy a condo in Punta Cana but I was kind of hesitating, wondering if it was smart to do that and if I could trust the system ! Well 2 days later, I got assaulted in the street and I immediately got a sign from Heaven that I was going to make one of the biggest mistakes of my life. Is that the way I wanted to live while I was on vacation ? Always in fear that a local robs me or assault me ? Having to watch some armed security guards in front of my gate and living like I was in jail while the crooks are running free ? I am so glad that something good came out of this assault. I will never ever go back in that stupid island. I have also heard of similar stories. Not to trust anyone, even lawyers that are usually 'self proclaimed lawyers'. Some people said, 'well you have to be street smart, bla bla bla...' but I do not want to have to watch over my shoulders while I am on vacation. I want to feel safe just like anywhere else I have been so far, not to worry about locals stealing from me.

Then if you just watch the news today, hurricane Elsa destroyed thousands of properties, maybe not in PC but in Santo Domingo so you never know where the next hurricane is going to hit. A guy that I| knew lost his store, taken by a big wave. Everything gone in a heart bit.

Definitely not worth buying anything in the DR.

Julia

It could be any of the above situation. I got assaulted just minding my own business walking in the street in Punta Cana. The worst crooks are the ones on motorcycles pretending to be 'moto taxis' when in fact they are criminals scaring the hell out of you. Bottom line : you can never walk peacefully in the street.

I will never return to that island full of criminals, no matter how blue the ocean is and how beautiful is the sand !

Julia

Did you finally buy a condo in PC ?

Julia

Don't know where to go that you would feel safe. Definitely not NY, Southern OH, South Florida, or Myrtle Beach, SC. Lived in all. Not safe in ANY of them.

There are crooks everywhere and you always have to watch your back, USA, Canada, EU... Doesn't matter.

In Puerto Plata, I have never had a problem. I walk from Torre Alta to the beach and even to town.聽 Maybe you should look at Torre Alta?

Only place I ever had an issue In DR was in Santiago in聽 La Rontonda de Liberdad (research it).聽 And yes, I walked down a dark alley looking for trouble when I found it.

I am white, fat, and 50ish.聽 So I am not intimidating in any fashion.

奥辞飞.听

I gave lived in this country almost 18 years and not had an issue.聽 Do I claim everyone here is good? No. I am a realist.聽 I have learned how to live here comfortably and not in fear.

I feel sorry for you. There is no where you can go on vacation and not be in fear. Literally no where.聽 Crime happens everywhere.聽

FYI the storm did not destroy thousands of homes here.聽 And yes, it can happen and likely will at some point in the future. It's the Caribbean!!!

Good luck to you.

Well Puerto Plata is a little better. I went there too and wasn't to harassed but that part of the ocean is not as good as the part in PC or in the south of the island. I didn't really like Puerto Plata.

Julia

Portugal is extremely safe. Nothing will ever happen to you there. Just an example. I go out in dark alleys at night or early morning with all my luggage and nothing ever happens. People respect others even though some are poor too. It's all about values. There are none in the DR.

Julia

Julia - enjoy your life in crime-free Portugal. I guess you've found the one place in the world where no crime exists. I'm glad you'll never have to set foot on this "stupid island" again. I hope you continue to enjoy the 大咖福利影院 Portugal community and no longer need to follow this "island full of criminals". You've got all your feedback on DR, loud and clear.

Denise

Juliajones, good grief. If you haven't noticed everyone has a different experience here, some good and some bad. Just like any other friggin place in the world. It is your right to complain I guess but my advice is move on. You are really not convincing anyone of anything. You just sound bitter and lashing out.

I guess I just ignored my own advice. Don't feed the troll.聽 :0|

Were you alone, not aware of petty thieves? This is not the same as living in the US for a young white female. LATIN America is full of poor people and some make a living preying on tourists.

Julia, you should start a thread called Julia Jones.聽 I am sad about your experience but really, get over yourself, move on.聽 Telling your story on every thread you can find makes you obsessive and compulsive and your comments no longer have any value or impact to this community.聽 I for one am passed being tired of hearing about it.

Done...

Correct I wasn't aware of any of those bad stories... Pretty na茂ve I guess but I have learned now not to go back. Not just worth the aggravation for me,

Julia

Maybe later on in life you will realize nothing is perfect and there is good that goes w bad. Facing reality and learning how to deal w it is often called growing up. Just in case you care, India, kashmir and Nepal were the only places i聽 felt relatively safe, long ago, the worst were Arab countries w petty theft. The US and Europe have crooks, just not as obvious馃檮

At least now I know how to eliminate the really bad places such as the Dominican Republic. I can live without going there and many tourist as well. No need to put yourself at risk in an island where criminals are just waiting to get you anytime they get a chance,

Adios DR !

Again we wish you luck.聽 Please. Leave.