Software for the consorcio de propietarios of a Dominican condominio

The consorcio de propietarios. Ley 5038 says that once a building is organised under the condominium regime, all its owners form a consorcio by operation of law, with legal personality, which acts for them before third parties and before the owners themselves through an administrador (art. 9). If the consorcio has not appointed one, any owner may ask the local Juez de Paz to name a judicial administrador (art. 13).

Each owner contributes in proportion to the costs of conserving, maintaining, repairing and administering the common parts; unless the owners agreed otherwise, the share follows the value of each unit, taking its size and location into account. The percentage written into the reglamento registered when the building entered the regime changes only by unanimous agreement (art. 4). The same reglamento states how many votes each unit carries in the asamblea (art. 21).

The owners, once a year. Ordinary expenses follow the budget the owners approve annually, and the cuota that falls to each owner, for those and for any other expenses, is recorded in the acta of the asamblea that authorises or approves them (art. 32).

The consorcio’s register of actas, the accounting books and the documents and receipts for every expense are in the administrador’s charge (art. 29). The administrador also carries out the decisions of the asamblea and, where needed, looks after the common parts on their own initiative and keeps them in good repair (art. 14).

The cuota is secured by a privilege over the defaulting owner’s unit that ranks ahead of all others (art. 18). The asamblea fixes the unpaid amounts on a statement the administrador prepares with the details and receipts, the administrador notifies the debtor through an acto de alguacil, and a copy of the acta certified by the administrador and legalised by a notary is enough to register the privilege (art. 33, as reworded by art. 124 of Ley 108-05 on real-estate registration). Check the current text and the steps with a local adviser before you start.

The seller must tell the administrador beforehand and pay in their share of the common expenses before the sale (art. 31). Separately, any owner may ask at any time for their cuota to be settled; if the administrador does not call the asamblea within forty-eight hours of the request, the owner may call it (art. 35).

Unitify holds an account for every unit: each cuota charged, each payment recorded against the right unit and the balance still open. Charges reach owners in the resident app, automatic reminders go out when a payment is late, and notices and requests stay in one log, so the administrador prepares the asamblea’s figures from records rather than from a month-end spreadsheet.

There is no integration with Dominican banks. Owners pay by bank transfer as they do today, and Unitify records each payment against the right unit. Paying online by card inside the resident app needs a payment provider connected for your buildings; we agree it per project.