Most folks think the worst of the supply chain chaos is behind us. And in some ways, they’re right. You can get just about anything you need to build a home right now.
But…you might not get it when you need it and may cause delayed builds.
Let me explain.
I remember flying to Cancun during the summer of 2020. When you leave Dallas, your flight path takes you right over Houston – one of the largest shipping ports in the Gulf of Mexico.
As we passed over the water, I looked out the window and thought, What the heck is that? At first, it looked like tiny black specks scattered across the ocean.
Then It Hit Me…
They were ships. Hundreds of them. Just sitting out in the Gulf, waiting. All of them stuck because the docks were too backed up to unload anything. Covid had slowed everything down to a crawl.
That was a moment that stuck with me. Because back then, we all understood the challenge: the system was broken, and there wasn’t much anyone could do about it.
Fast-forward to today and things look different: Materials are available, the supply chain is “open”, but builders are too comfortable. They’re ordering late, skipping checks, trusting timelines that no longer hold up. And in the process, they’re inviting a new kind of delay.
And unlike a global pandemic, these delays are 100% preventable.
If you’re building a custom home, there are five hidden delays that can still throw your project off-track this year.
Delay #1: Assuming the Worst Is Over
A lot of builders have relaxed their planning since 2020. Back then, we had to check everything twice, communicate early, and lock things down fast.
Now? Some folks have gone back to the old way of thinking: order it when you need it.
But just because the shelves are restocked doesn’t mean the risk is gone. Lead times still vary wildly, and if your builder doesn’t stay proactive, you could be looking at an unexpected six-week delay over something as simple as a window package.
Delay #2: Weak Supplier Communication
One of the biggest red flags in custom home building is builders who assume everything is on track just because they placed an order.
But any reputable builder who values their clients and delivering on their word will keep constant communication with suppliers.
That means weekly check-ins, confirming timelines, and getting real about what’s changed.
If your builder isn’t in active conversation with vendors, you’re flying blind. And trust me, surprises don’t get cheaper once construction begins.
Delay #3: Passive Ordering vs. Proactive Planning
I’ve seen homes stall out because four windows didn’t show up.
Think about that – four windows.
Everything else was ready. But because someone waited too long to order, everything ground to a halt.
This delay didn’t come from a product shortage. It happened because of poor planning. Smart builders don’t just place orders, they plan backward from the install date and make sure the timing works.
But finding a builder who prioritizes proactive planning over reactive triage isn’t always easy. It takes the right questions, at the right time, to reveal whether your builder is part of the problem or part of the plan. I’ll share what those specific questions are in a minute.
Let’s continue with the next delay.
Delay #4: Tariff Shockwaves
You don’t need to be glued to trade headlines to feel the effects of tariffs. All it takes is the possibility of a new import tax, and suddenly everything changes.
Suppliers get nervous and start holding back inventory. Distributors wait to place orders, unsure what pricing will look like next week. And before you know it, costs jump, not because materials have changed but because everyone’s bracing for impact.
That’s when the slowdown starts. Materials that were supposed to be here… aren’t. Delivery dates get fuzzy. And your schedule starts slipping – quietly, but noticeably.
Delay #5: No Backup Plan
Even with the best planning, things can still change.
- A delivery gets delayed.
- A product gets discontinued.
- And sometimes the exact color or finish you loved just isn’t available anymore.
That’s why smart builders don’t just plan for the ideal, but also for the unexpected. And that doesn’t mean tossing in a last-minute substitute you’re not happy with. It means sitting down with you and talking about what happens if something changes, so there’s a second option ready that still fits your style, your budget, and your vision.
One honest conversation now can save you weeks of delay, and keep you from settling later.
What Smart Builders Are Doing Differently to Avoid Delayed Builds
The smartest builders aren’t acting like the supply chain is “back to normal.” They’re still double-checking orders. Watching lead times like a hawk. Calling suppliers every week to make sure what’s promised actually shows up.
And if something changes? They hear about it early, because they’ve built real relationships with vendors who don’t sugarcoat the truth.
What does that mean for you?
It means fewer surprises. It means your materials arrive when they’re supposed to. And it means your home keeps moving forward without costly stops and starts.
Now, remember those questions I mentioned earlier that instantly reveal whether your builder is part of the problem or the plan?
How to Tell If a Builder’s Really Got a Handle on Timing
If you’re in the planning phase, one of the smartest things you can do is ask a few well-placed questions. Not just to hear what the builder says, but to listen for what’s underneath their answers.
Here’s what I’d ask if I were in your shoes:
- What are you ordering early on my job, and why?
A thoughtful builder won’t just list products, they’ll walk you through their reasoning. - What’s something small that’s held up a build before?”
Watch how quickly and specifically they answer. A good builder can name ten. A vague one will deflect. - If a shipment goes sideways, who calls you, and how fast do you hear about it?
This reveals the strength of their vendor relationships. It’s not about if something goes wrong, but when, and how quickly they respond. - Tell me about a time a client changed their mind late in the game. What did you do?
This tells you how they handle pressure, not just planning. - What do you wish more homeowners understood before building?
The answer to this one is gold. It shows you where they focus, how they think, and whether they see you as a partner, or just another project.
The answers to these questions will tell you whether your builder’s truly protecting your timeline, or just hoping for the best.
Bottom Line: Planning Is the New Competitive Advantage in Home Building
At the end of the day, delays will always be a part of construction. But the ones we’re talking about here – the ones caused by missed calls, late orders, and poor planning – those are avoidable.
And your builder should be doing everything they can to prevent them.
Because when the planning is solid, when the communication is clear, and when the right materials show up at the right time, your home keeps moving forward.
And that’s what you want: momentum, clarity, and peace of mind from day one.
Of course, there’s a lot more to a smooth, successful custom home build than just staying ahead of material delays…
That’s why I’ve created this free guide:
The Texas Home Build Playbook: 8 Mistakes That Can Turn Your Dream Home Into A Nightmare
It’ll walk you through what to expect, what to watch out for, and how to make sure your builder’s process truly protects your time, your budget, and your vision.
Read about the journey of Victor. Victor Myers Custom Homes proudly partners with NAHB, TAB, and Dallas BA.
