Building Trust with Your Builder!
In the world of property, finding a good builder is like finding gold dust.
You hold onto them tight, you treat them well, and you hope that the relationship blossoms into a long-term partnership where you ride off into the sunset together, renovating houses and making profits.
But as any experienced property investor knows, the reality is rarely that simple.
Trust is earned, but it must be maintained. And sometimes, getting too comfortable too quickly can lead to a messy site, a delayed schedule, and a very awkward conversation.
This is the story of how I learned that lesson the hard way.
The Honeymoon Phase
Many years ago, before we focused purely on property sourcing, we used to manage refurbishment projects for our investors.
We handled everything from simple redecorations to full-scale, whole-house renovations.
On one particular project, the property needed a new roof. It’s a big job, and getting it right is crucial to the integrity of the building.
A local roofing company came highly recommended to us. Their quote was reasonable - not too cheap to be suspicious, but competitive enough to make the numbers work. So, we gave them the job.
We were diligent. We organised the scaffolding and materials, and crucially, we attended the site every couple of days.
We checked the progress, spoke to the team, and kept things moving.
The result? The job was completed quickly, efficiently, and without a single hitch.
We were thrilled. It felt like we had found a reliable partner we could trust for future projects.
The Mistake of Complacency
When another project came along shortly after, we didn't hesitate. We asked the same company for a quote for similar roofing work on this new property.
Again, the price was right, and based on their previous performance, we gave them the job immediately.
However, this time, we did one thing differently.
Because the first job had gone so smoothly, we let our guard down.
We assumed that because they had performed well under close supervision, they would perform equally well without it.
Instead of attending the site every other day to check on progress and nip any issues in the bud, we went on holiday for a week.
We thought we could relax. We thought the site was in safe hands.
That was a mistake.
Returning to a Nightmare
When we returned home after our short break, we went straight to the site mid-week to check on the progress.
I was expecting to see a new roof taking shape, or at least significant preparation work underway.
Instead, I was greeted by a scene of chaos.
There had been little to no progress on the roof itself. But worse than the lack of work was the state of the site.
The entire property - both inside and outside - had been used as a dumping ground for waste materials from the builder’s other projects.
Old timber, rubble, and debris were piled up everywhere. It was a mess. Our client's property was being treated like a skip.
The Confrontation
I immediately called the owner of the roofing company, demanding an explanation. I asked him what on earth was going on and why our site looked like a landfill.
His response was breathtakingly casual. He told me he "saw no problem" in using our site as a temporary dumping ground for his other projects in the short term.
He assured me the roof would get done "in due course."
You can imagine my response.
It wasn't just about the mess; it was about the disrespect. As a property sourcer, my reputation relies on professionalism and protecting my investor's assets.
Allowing a builder to treat a property with such disregard was completely unacceptable.
The Lesson for Every Property Sourcer
This experience taught me a valuable lesson about the nature of trust in the construction industry.
Have you ever used a builder for the first time, thought they were wonderful, and immediately employed them again on the next project, thinking everything would be perfect?
If you have, you’re in the minority if it worked out flawlessly.
The reality is that consistency is often the hardest thing to find. The first job is often the "interview" - everyone is on their best behaviour.
But once the contract is signed for the second or third job, standards can slip if you don't maintain the same level of oversight.
Why Oversight is Non-Negotiable
Whether you are a hands-on landlord or a property sourcer managing deals for others, you cannot abdicate responsibility.
Trust, but Verify: It’s an old saying, but it applies perfectly to property refurbishment. You can trust your builder, but you must verify their work regularly.
Presence is Power: When you are physically present on site, work happens faster. It signals to the trades that you are paying attention and that standards matter.
Communication is Key: If you are going away, or if you can't be on site, you need a clear plan for updates. Photos, video calls, or a project manager are essential.
We eventually got the mess sorted and the roof completed, but the relationship with that builder was damaged beyond repair. We never used them again.
It was a stressful week, but it sharpened our processes. It reminded us that in property sourcing and development, your eyes are your best tool.
Don't take them off the ball, even for a week.