Housing in Barbados

The 2021 census recorded 73,571 housing units, of which 61,627 were occupied. The stock included 59,837 separate houses, 2,210 state Terrace Units or apartments, 5,228 private apartments, 612 townhouses or condominiums, and 706 semi-detached or two-family houses. These figures describe the stock at that time and do not indicate current availability or price trends. A private rental or lease is usually arranged directly with the landlord or through an agent. Under the Residential Tenancies Act, Cap. 230A, the landlord must notify the Commissioner of Inland Revenue of the intention to let the property. The registration records, among other things, the location, purpose, ownership or authority to dispose of the property, an agent, and the rent including furnishings or services. A rent change must be reported within 30 days. The landlord and tenant should each receive a rent book. The register can be inspected for a fee. An order for possession generally cannot be obtained without a certificate of registration; harassment, unlawful interference or the landlord's deliberate withdrawal of utilities are criminal offences. The reviewed research did not identify a general rent cap. The NHC has been a state institution under the Housing Act, Cap. 226, since 1973. It offers, among other things, land and houses for sale, leasehold land, rental properties, housing units, rent-to-own models and estate maintenance. Typical eligibility requirements target Barbadian citizens who do not own land or property. An application usually includes identification, tax administration system (TAMIS) data, salary and pay-period information, a current payslip or employer's certificate, debt information and a photograph; joint applications also require the co-applicant's documents. A purchase additionally requires a bank statement or mortgage certificate. Anyone building or living on leased land may need the landowner's consent. NHC offers include, among other things, two- or three-bedroom houses and plots of approximately 3,000 to 4,000 square feet, possibly in another parish. Applying is free, and acknowledgement is usually provided within about one week, but an offer depends on eligibility and availability and is reviewed by the Board. Five percent of the houses in each development are reserved for people with disabilities. The NHC does not finance the purchase; a separate lender must be found. The rent-to-own model requires, among other things, identification, TAMIS data and a mortgage certificate, and usually a 10 percent down payment; the sales process takes approximately three to six months. A statutory land-tenancy arrangement (Tenantry) is not an ordinary tenancy. Under the Tenantries Freehold Purchase Act, Cap. 239B, it concerns in particular Plantation Tenantry or land with more than five residential lots for Chattel House buildings. Foreshore-adjacent land is excluded. A qualified resident has lived there for five consecutive years or five of the previous seven years and may, subject to the statutory requirements, demand acquisition of the freehold. Form I is first submitted to the landlord and the responsible minister; two copies must be filed with the minister within seven days. The landlord must enable the survey and transfer. If the landlord is absent, refuses to cooperate or cannot be located, a procedure through the Registrar using Form II may be available. Payment, a transfer deed and registration remain necessary. Inheritance, subletting or an unclear landlord status may make the assessment more difficult. A house spot or lot may be functionally similar but does not automatically confer the statutory right to purchase. Ownership registration runs through the Land Registry, also referred to as Lands & Surveys. Barbados has eight active registration districts; the transition from deeds to a registered title certificate (Certificate of Title) makes the registered ownership position central. Boundaries, access and possible encroachments should be checked before purchase, often by a surveyor for private land. Non-residents generally need permission from the Central Bank of Barbados to acquire real estate. The full purchase price is normally paid from foreign funds, while local loans for non-residents usually also require permission. Barbadian nationals living abroad are exempt in the case of residential mortgages. The purchase price, rent and transaction costs depend on the specific property and contract. The Planning and Development Department should be involved before construction, alterations, land development or the erection of a chattel house. The ePortal and separate government forms cover different permissions. For a new water connection, the Barbados Water Authority requires, among other things, identification, proof of ownership or the landowner's permission, an approved plan from the building and development authority, and a current land-tax receipt. When moving in or out, water and electricity contracts are not automatically transferred by the tenancy agreement. The Barbados Water Authority handles new connections, reconnections, disconnections, bills, wastewater and faults. Barbados Light & Power offers moving, moving in and moving out services online, by telephone or by email. Until the transfer or disconnection, the applicant remains liable for electricity costs. Depending on the circumstances, identification and a fee are required; a new connection, reconnection after more than six months or altered wiring may require clearance from the Government Electrical Engineering Department. Under BL&P guidance, deposits generally apply, with exceptions including Barbadian citizens and people with permanent resident status. Owners must, among other things, organise the land-tax account and tax certificate, mortgage, insurance and maintenance, and safely keep title, deed and plan documents. Tenants pay rent and utilities assigned to them by the contract, take care of the premises, retain proof of payment and give timely notice of moving out. Deposits, repayment and repairs depend heavily on the contract and on the documented condition of the property; local legal advice may be necessary in a dispute. The hurricane season lasts from June 1 to November 30. The Department of Emergency Management considers, among other hazards, hurricanes, flooding, earthquakes and landslides. Roofs and windows, drains, loose objects, water and food supplies, medication, documents and insurance papers should be secured before an event. Storm-surge and coastal-flooding risks particularly affect coastal locations. Category 1 or 2 emergency shelters are temporary only and open after official announcement. After damage, the Welfare Department or DEM assesses the situation; proof of owner or tenant status is among the information required. The NHC may need to be involved for a damaged rental property. Financial assistance for rent or utilities requires a welfare assessment and does not arise automatically. An ordinary tenancy ends according to the contract and applicable legal requirements. Possession disputes belong before the Magistrate's Court; self-help eviction should not be assumed. For an order for possession, the certificate of registration is relevant for rental properties that must be registered. Tenantry and house-spot arrangements follow their own statutory notices and may lead to acquisition of ownership. In the event of death, inheritance or a change in ownership, the route is through the Land Registry and, where necessary, a lawyer.