How to Spot a Developer Who Delivers on Promises

In the world of new construction, not every developer is built the same. Some are masters of their craft, consistently delivering homes that stand the test of time. Others are great at pitching big dreams but struggle to bring them to life with quality and integrity. For buyers, agents, and investors alike, the difference between the two can mean everything.

Whether you're guiding clients through a pre-construction purchase, exploring an investment opportunity, or just looking to build your own home, knowing how to evaluate a developer's reliability is critical. This guide will walk you through exactly how to do that.

Track Record Matters

The most telling sign of a developer’s ability to deliver is what they’ve already done. Anyone can promise greatness. Only a few can prove they’ve delivered it.

Before buying into a vision of what could be, dig into what has been. The best developers have left a trail of solid work behind them. The worst ones rely on flashy marketing to hide inexperience or poor performance.

Review Past Projects

A developer’s completed work is their portfolio. This is where you can see their style, their attention to detail, and their ability to follow through. Ideally, you want to evaluate:

• The number of past developments
  
  

• The type of projects (residential, commercial, luxury, affordable)
  
  

• Locations and markets where they’ve worked
  
  

• Whether projects were finished on time and as promised
  
  

These completed buildings speak volumes about how the developer handles pressure, manages complexity, and treats buyers. Visit these locations if possible. Talk to residents or property managers. Look beyond the surface to get the real story.

Assess Finishes and Design Choices

When examining past developments, pay special attention to the quality of finishes and construction techniques. Ask yourself:

• Do kitchens and bathrooms use durable, reputable materials?
  
  

• Is the craftsmanship consistent from unit to unit?
  
  

• Do layouts feel livable or awkward?

You’re not just looking for beauty. You’re looking for durability, smart design, and pride in the final product.

Resale Value of Older Units

Great developers create homes that hold their value. By reviewing the resale performance of units in a developer’s previous buildings, you can learn a lot.

Compare resale price trends of their projects to similar properties in the area. If their buildings tend to sell quickly and at a strong price per square foot, it’s a good sign. If they sit on the market or underperform nearby options, that’s a red flag.

Also, consider the longevity of building systems. Are HVAC units and elevators still running smoothly five to ten years after completion? Or are there constant repairs and owner complaints?

Red Flags to Watch Out For

Not all developers with slick branding and renderings follow through. Many red flags show up long before the ground is even broken. Recognizing these signs can help avoid expensive mistakes down the line.

Buyers and agents should approach every new development with healthy skepticism. Keep an eye out for the following indicators that something may be off.

Repeated Delays

A single delay can happen to even the most experienced developer. Weather, permitting, or supply chain issues can impact timelines. But consistent delays across multiple projects tell a different story.

Warning signs include:

• Vague or shifting construction timelines
  
  

• Lack of clear communication when delays occur
  
  

• No explanation or documentation for delays

If a developer has a track record of missing deadlines, that behavior is likely to repeat. Delays also often lead to rushed finishes or legal disputes with contractors.

Overpromising in Marketing

Some developers use renderings and brochures that exaggerate the final product. They may promise amenities or design features that never make it into the final build. Be wary of marketing that sounds too good to be true.

Common examples of overpromising:

• Luxury appliances that get downgraded
  
  

• Rooftop terraces that become mechanical rooms
  
  

• Amenity spaces cut during value engineering
  
  

• Units that are smaller than advertised

Always compare the offering plan and purchase agreement to the marketing material. That’s where the real truth is found.

Poor Customer Communication

A quality developer treats buyers and brokers with professionalism and respect throughout the process. If communication is slow, unclear, or overly defensive, it may indicate poor internal management.

Communication red flags:

• Delays in responding to questions
  
  

• Failure to provide construction updates
  
  

• Incomplete or missing documentation
  
  

• Ghosting after closing

Ask other agents or past buyers about their communication experiences during construction and after occupancy. Their experiences can be a strong predictor of yours.

Post-Closing Headaches

After move-in, buyers often begin to see the real quality of the construction. If there’s a pattern of complaints from owners in other projects, that should raise serious concerns.

Look for issues like:

• Plumbing or HVAC system failures
  
  

• Water infiltration or roof leaks
  
  

• Unresponsive warranty departments
  
  

• Ongoing legal disputes with homeowners

In most markets, online reviews, public court records, and real estate forums can provide insight into these problems.

Use Your Network to Vet Developers

While public records and online research are essential, nothing beats insight from professionals who have dealt with the developer directly. Use your professional network to get the inside story.

At Decode, we call this activating our Rolodex. Agents, attorneys, inspectors, and even contractors often know what a Google search can’t reveal.

Real Estate Attorneys

Real estate attorneys often see purchase agreements and offering plans long before most buyers do. They can spot hidden risk in contracts, such as:

• Excessive delivery extension clauses
  
  

• Ambiguous finish specifications
  
  

• Lack of escrow protection

They may also know if the developer has been involved in lawsuits, liens, or arbitration. Ask your legal team whether they’ve dealt with the developer in previous deals.

Home Inspectors

Inspectors are in the trenches, walking through finished units and noting what developers got right and what they cut corners on.

Ask inspectors:

• Have you seen multiple issues across the builder’s projects?
  
  

• Do you consider this developer above or below average?
  
  

• Would you feel comfortable buying in one of their buildings?

A good inspector will give you more than just a checklist they’ll give you a candid opinion.

Agents and Brokers

Real estate agents with long tenure in a market have seen the full life cycle of many developments. They know which developers produce properties that resell well and which ones bring complaints.

Questions to ask fellow agents:

• How do buyers react to this developer’s name?
  
  

• Do their properties show well on resale?
  
  

• Were buyers happy after closing?

These insights often come from dozens of interactions over time and can be more telling than any formal data.

General Contractors and Subcontractors

If you have access, speak to people who’ve worked on the developer’s construction sites. They often have blunt, unfiltered perspectives.

Things to ask:

• Was the site organized and safe?
  
  

• Did the developer pay on time?
  
  

• Was the work supervised or chaotic?

Reputable developers attract quality subcontractors. If you hear the tradespeople avoiding confident builders, there’s usually a reason.

Questions You Should Be Asking

Whether you're guiding a client or making your own decision, here are essential questions to get honest answers about a developer's track record:

Spotting a Strong Developer: Positive Signs

It’s just as important to recognize good developers as it is to avoid bad ones. The best ones usually stand out for their process, professionalism, and pride in their work.

Here are green flags to watch for:

• Projects completed close to promised timelines
  
  

• Upfront transparency in documentation and pricing
  
  

• Consistency in high-quality finishes across all units
  
  

• Strong relationships with top-tier architects and contractors
  
  

• Ongoing support and responsiveness after closing

These developers are confident enough to be open and organized. Their process builds trust and their results back it up.

When Dealing with a First-Time Developer

Everyone starts somewhere. A new developer isn’t automatically a risky one—but more due diligence is required.

Here’s what you should do:

• Request detailed resumes of the principals and GC
  
  

• Ask for personal references and vendor contacts
  
  

• Check if other team members have deep experience
  
  

• Ensure proper funding and bonding are in place
  
  

• Insert contract clauses that protect buyers from delays or defects

New developers who plan to build a reputation usually go out of their way to be transparent and deliver quality. The ones who avoid scrutiny? Those are the ones to worry about.

Your Developer Vetting Checklist

Use this checklist as a quick reference when evaluating any developer:

Ready to Buy Smarter? Let Decode Help

If you're a buyer, investor, or agent trying to make the right move in a new development, don't go it alone. Decode can help you evaluate developers before you or your clients commit.

We provide:

• Background checks on developers
  
  

• Inspection coordination with trusted pros
  
  

• Contract review referrals
  
  

• Feedback from local experts in your market

Let’s make sure your next purchase is backed by confidence, not crossed fingers.

Reach out to Decode today to protect your investment and move forward with peace of mind.