“I don’t pay architects, any handyman can do it.” This phrase is not only increasingly common in the neighborhoods of Greater Santo Domingo, but it has become an emblem for a significant portion of the population. In the Dominican Republic, informal construction has ceased to be the exception and has become the norm. This expression reflects a mentality that underestimates the value of formal design and compliance with regulations, ignoring that behind this apparent “saving” lies a ticking time bomb that seriously affects housing quality, family safety, urban planning, real estate investment, and the orderly development of our cities.
Meanwhile, formal developers—those of us who pay architects, engineers, permits, licenses, and numerous other fees—face increasingly costly bureaucratic hurdles and requirements that slow down the process and inflate budgets. Paradoxically, those who circumvent the system, build without plans or technical supervision, and pay no taxes whatsoever, often reap greater benefits, without any oversight. This contradiction creates an environment where doing things properly becomes an obstacle, while operating independently is almost an incentive.
The hidden cost of “cheap”
Thousands of homes are built each year without approved plans , without the signature of a licensed architect or engineer, and without regard for minimum standards of structural safety, ventilation, drainage, or sanitation. They are built on top of old, poorly reinforced structures, or on unsuitable land, often without soil or load-bearing capacity studies. Makeshift staircases, poorly poured columns, exposed electrical wiring, and polluting cisterns are common sights.
What begins as a solution ends up being extremely expensive: constant leaks, collapses, overcrowding, flooding, financial losses, lives at risk, and even legal battles due to lack of titles or permits. In neighborhoods like Herrera, Los Alcarrizos, La Zurza, and Villa Mella, there are numerous cases of people who lost their savings trying to build "without much paperwork" and ended up with an uninhabitable or unsellable structure.
Informal construction as a structural threat
According to the Ministry of Economy, Planning and Development, more than 62.5% of homes built in the Dominican Republic between 2012 and 2022 were constructed informally, meaning without permits, blueprints, or technical supervision. In Greater Santo Domingo, that figure exceeds 71%, and in some municipalities, such as Santo Domingo Norte and Santo Domingo Oeste, it is estimated that more than 80% of small construction projects are neither reported nor legalized.
Many of these informal settlements are located in densely populated or areas with high seismic vulnerability. According to the National Office for Seismic Evaluation (ONESVIE), 80% of these buildings have serious structural flaws. And although they are presented as “family homes,” many are built with the intention of renting out upper floors or subdividing the spaces without adequate infrastructure, creating overcrowding and straining public services.
Local councils: part of the solution
Although historically there has been weak oversight, in recent years several municipalities in Greater Santo Domingo have begun to implement stronger measures to monitor informal construction, promoting technical brigades, regularization programs, and educational campaigns. These efforts should be valued and supported by all of society. The solution to informality cannot fall solely on local governments, but must involve the State, the private sector, the of Engineers, Architects, and Surveyors (CODIA), and citizens .
We must commit to building with technical criteria, because every time a construction project is tolerated without plans or safety measures, someone else's life is being put at risk and the order of the entire city is being affected.
Formal developers remain penalized
Meanwhile, the formal continues to bear the brunt of the system . Besides paying for registered architects, structural engineers, topographic surveys, municipal, environmental, and Ministry of Public Works permits, they must also cover CODIA fees, local taxes, and now even new proposed tax increases at the local level.
For example, in 2024 adjustments to the fees per square meter of construction were discussed, which would make developing legal projects more expensive, without a proportional improvement in the enforcement of regulations against informal construction. The result is unfair competition that threatens to erode the viability of the formal model.
Who regulates the city?
The question remains open. Despite municipal efforts, 75% of local governments lack sufficient technical teams, according to the Dominican Federation of Municipalities (FEDOMU). This limits their capacity to respond to complaints, inspect construction projects, or enforce sanctions. As a result, an “alternative” urban sprawl has taken hold in many areas, growing without control or planning.
This disorder also costs us as citizens
Every informal construction project that springs up without oversight affects everyone's daily life. It results in narrower, more congested streets, overwhelmed electrical and water systems, increased risk of flooding and landslides, noise, litter, and chaos. Furthermore, it diminishes the value of neighboring properties and hinders the development of well-planned projects. As citizens, we pay the price with a lower quality of life, reduced access to efficient services, and a city that becomes increasingly difficult to live in.
The CODIA and the authorities must assume their role
The Dominican College of Engineers, Architects, and Surveyors (CODIA) can no longer remain silent. It is time to lead an awareness and oversight campaign to ensure that all construction, regardless of size, bears the signature of a registered professional. Likewise, the State must establish a monitoring with clear consequences for those who persist in building without complying with regulations.
A call to responsible developers
Those of us who do comply, those of us who are committed to doing things right, cannot allow informality to become the norm. This is a call to speak out , to demand fair conditions, and to promote a culture of legality and quality in construction.
Because if formal construction continues to be synonymous with bureaucracy, additional costs and obstacles, and informal construction is becoming easier and more profitable, what we are doing is encouraging chaos and discouraging responsible investment.
Building well should be the norm, not the exception. And in this fight, we all—citizens, authorities, trade associations, and developers—must be on the same side.
