Introduction
Choosing the right builder can make or break your development—both financially and emotionally. This episode shares the lessons we’ve learned from working with builders across dozens of projects, including the good, the bad, and the completely avoidable.
We break down what makes a great builder, how to find one, and what red flags to look for before signing a contract. From communication styles to contract timelines, referrals to builders going broke mid-project, this episode unpacks the realities developers need to be ready for.
Links
- Chat to Hilary about the current investment opportunity we have: https://bit.ly/41tSFhC
- Join the Ultra-Urban Database for upcoming investment opportunities: https://bit.ly/45sqO2F
Episode Highlights
[09:10] How to find a good builder: referrals from trusted sources
[10:45] Traits of a great builder: communication, flexibility, and going beyond the contract
[12:15] Practical example: removing $35K of stonework that didn’t impact value
[14:40] Builders referred by multiple consultants—how to spot reliable patterns
[15:30] Value management in builder meetings: how smart builders save you money
[16:40] Should you accept late tenders? Bob’s take from experience
[17:55] Why builder introductions from your team (architect, planner, marketer) matter
[18:30] When things go wrong: builder disputes and legal fallout
[19:45] Builders going broke mid-project—how to manage and recover
[21:00] Why new builders often won’t take over partially finished jobs
[22:30] The hidden costs of delays: interest, time lost, and reduced profit
[23:15] The risk of character shifts: personal issues that can affect builder reliability
[24:40] Hilary’s reno stories: when hiring family goes wrong
[29:40] Business lesson: short-term operators don’t survive in the long run
[30:30] Final advice: if you’re good, word gets around—referrals do the heavy lifting
Book a clarity call
Curious about making money as a property developer?
We’ll explain exactly what’s involved and help you choose if this is the right path for you.
Episode in Brief
Episode 213 explores the make-or-break role of builders in property development—from sourcing and referrals to what happens when things go wrong.
Hilary: “We’re talking things that you need to know when you’re working with your builder.”
Bob: “A good builder… I think I did about seven projects with him.”
What Makes a Good Builder?
Bob: “Referral from people you trust is a way that I’ve often found a good builder.”
He shares examples of builders introduced by developers, lawyers, architects and planners.
Hilary: “Communication is everything… answered immediately by a quick text or a quick phone call.”
Red Flags to Watch
Bob: “He just got worse and worse… speed slowed down, quality dropped off.”
They share examples where builders were eventually replaced mid-project.
Hilary: “He talked himself out.”
When Builders Go Broke
Bob: “One of the builders that went broke on a project was 22 townhouses… the other was a five-storey apartment block.”
Hilary: “There’s an insurance issue… the next builder can’t just come in and pick up where they left off.”
It’s not just the project that suffers—it’s profit, trust, and timeline too.
Cost Control and Value Management
Bob: “We ended up pulling back on both of those designs, about $35,000 worth of stone.”
The best builders aren’t just trades—they’re collaborators who help you optimise without cutting corners.
Hilary: “It didn’t detract at all… might have even looked better.”
Hard Truths
Bob: “The best time for a builder to go broke on a job is on day one… or the last day.”
Hilary: “I’m surprised, Bob, you’re a pretty good read of character.”
Bob: “It’s not always about character… anything can happen in the background.”
Real-World Lessons from Bob & Hilary
Always get referrals from people you trust—architects, planners, other developers
The best builders communicate clearly and help you save without cutting quality
Late tenders are a red flag—but may still be worth keeping on your radar
Be ready with a plan if a builder collapses mid-project
Family or personal relationships don’t replace capability or accountability