Don’t Make This Mistake in the Dominican Republic: Part 2 – Behind the Build

By Robert Maceachern | President of RealtorDR

A Real Case Study in the Dominican Republic

You don’t really know a builder until things go wrong. And in the Dominican Republic, things can go very wrong. Missed deadlines. Cut corners. Broken promises.

This is the story of how one builder fumbled five custom villas in Sosúa Ocean Village—and how RealtorDR shielded the clients so they never felt the pain.

While the buyers saw smooth updates, walkthroughs, and steady progress, behind the scenes we were fighting delays, correcting sloppy workmanship, and even bringing in our own crews to make sure every villa was delivered.

The Background

RealtorDR managed the purchase of five custom villas in Campo del Mar 4, Sosúa. The agreements were clear:

• Milestones, deadlines, and penalties were defined in writing.
• The builder promised daily crews and timely delivery.

Instead, every villa slipped further behind schedule—some by almost a full year.

➡ Late penalties totaled $34,000+, not counting additional costs, which are broken down next.

The Timeline of Problems

Initial Agreements Looked Secure

Five villas were contracted in Campo del Mar 4 with agreements that spelled out milestones, penalties, and responsibilities. On paper, everything seemed protected.

Delays Begin

Despite promises of daily crews, each villa slipped behind schedule.
By turnover, every villa was late—some by more than 300 days.

Deficiencies on Delivery

• Villas were handed over with extensive issues.
• Deficiency lists were created but ignored.
• Warranty claims went unanswered.
• Builder repeatedly promised, “I’ll come tomorrow”—but never showed.

Withholding Payment

To protect clients, RealtorDR withheld $54,710 (5.4% of the total price) until deficiencies and warranty items were resolved.

Escalation to Legal Action

Attempts through lawyers failed. The builder filed for “remediation,” issued threats, and even fabricated charges—while publicly claiming “all clients are happy.”

Excuses From the Builder

Instead of accountability, we heard excuses: rain delays, Haitian labor shortages, “delayed payments” (false), no vehicle, family emergencies, minimal crews, and even taking on other jobs before finishing ours.

Decline in Quality

The first villa was solid, but once our project coordinator stepped back, quality collapsed:

• Faulty electrical work
• Plumbing with leaks and broken pool pipes
• Sloppy paint and caulking
• Misaligned doors and windows
• Rusting faucets before move-in
• Poor grading and incomplete landscaping
• Leaking swimming pools

💰 The Financial Reality

The builder claimed he was owed $54,710. But when you subtract RealtorDR’s rightful costs and penalties, the truth looks very different:

• Claimed Balance Withheld: $54,710
  
• Minus Late Penalties: –$34,100
  
• Minus Extra contractors brought in and agreed in writing to in labour/material cost credit to expedite the delivery: -$16,400
  
• Minus Utilities Covered by RealtorDR: –$1,790
  
• Minus Warranty & Deficiency Costs (ongoing): –$12,545+

➡ Net: Builder actually owes RealtorDR $6,565+

Instead of honoring these obligations, the builder chose to fight, delay, and threaten. Meanwhile, RealtorDR absorbed the costs to protect our clients and delivered the villas as promised.

How RealtorDR Protected the Clients

Despite the setbacks, our clients never felt the fallout. RealtorDR absorbed the problems and delivered:

• ✅ Upgraded lighting in kitchens and bathrooms (free).
• ✅ Feature walls with drop-down lighting (free).
• ✅ Covered costs the A/C units and appliances installations.
• ✅ One month of mortgage and HOA fees at delivery.
• ✅ 60 days of lawn and pool care post-handover.
• ✅ Daily site visits and walkthroughs.

The buyers experienced smooth updates, steady progress, and a stress-free handover.

The Big Lesson

Here’s the truth: building remotely in the Dominican Republic is risky. Standards differ, and without someone on-site daily, small problems multiply.

That’s why many foreign buyers prefer to work with RealtorDR, a team that:

• Protects clients against poor workmanship.
• Manages local crews and contractors.
• Negotiates penalties and enforces agreements.
• Guarantees accountability at every stage.

Today, we’re building five more villas with a contractor who has successfully delivered over 2,400 doors in the last four years. This time, everything is moving forward with ease.

Building in the Dominican Republic isn’t just about picking a villa design—it’s about choosing the right team to protect you when things don’t go according to plan.

With RealtorDR, that’s exactly what you get.

👉 Thinking about buying or building a villa in Sosúa, Cabarete, or Punta Cana? Contact RealtorDR today and let us help you avoid costly mistakes.