Dave Does Deals – Commercial property finance insights from the trenches

Market pulse

Timeline reality check: what should take five weeks for a development deal is now stretching to three months plus, with the average probably closer to three months. I’m seeing property investors who think they can plan around standard timelines getting caught out repeatedly. The market isn’t just slower; it’s unpredictable. Whether you’re looking at commercial property funding, development finance, or bridging finance, the same delays are hitting everywhere. But this creates opportunities if you know how to work the system properly.

The challenge isn’t just about longer wait times; it’s about the complete lack of reliable timelines from most professionals in this space. When I can deliver in five weeks what others struggle to complete in six months, that’s not exceptional service; that should be the norm.

What’s particularly frustrating is seeing property professionals adjust their entire business models around these extended timelines, accepting them as the new normal. This is backwards thinking. Yes, the market is tougher, but that doesn’t mean you have to accept poor service. The lenders and brokers who can still deliver are out there across all funding types, you just need to know where to look.

Lending landscape

Family offices are still active, but they’re not always offering the best terms. Just last week, I beat one on both rate and leverage for a Brighton development. The key insight here is that lenders are being cautious with new relationships while maintaining existing ones. If you’re working with a lender who doesn’t know you well, expect longer timelines and higher rates, whether that’s for development funding, bridging finance or commercial property finance.

The lenders moving quickly right now are those with strong broker relationships and clear decision-making processes. It’s not about having money available; it’s about having systems that actually work when timelines matter.

I’m also seeing interesting dynamics with mezzanine finance. Some lenders are pulling back from the market entirely, while others are seeing this as an opportunity to capture market share. The key is understanding which category your current lender falls into. If they’re retrenching, no amount of relationship management will speed up their processes.

The back-book issues I mentioned before are still affecting decision-making across development funding, commercial property finance, and bridging finance. Lenders with problems in their existing portfolios are being ultra-cautious about new deals. This isn’t necessarily bad for property investors; it just means you need to work with brokers who understand which lenders are genuinely active rather than just going through the motions.

Deal insights

A recent site visit chat saved a client £200,000 in additional deposit/equity. I asked a simple question to a contractor: “Who funds your developments?”, which led to a Brighton deal for eight units with a five-week deadline. My terms beat their family office funding leverage by £200k, which meant a smaller deposit and a 1.5% better rate and I got it delivered on time.

The lesson here isn’t just about asking questions; it’s about having the relationships and expertise to follow through when opportunities arise. Too many brokers can talk a good game but can’t deliver when it counts, whether that’s commercial property funding, bridging loans, or development finance.

This deal also highlights something important about contractor-developers and property professionals generally. They often accept their first funding option because they don’t realise better terms are available. The contractor in this case was happy with their family office arrangement because it was working. But working and optimal are two different things entirely.

The five-week timeline was the real test. Anyone can find funding given six months. The skill is in delivering when time pressures are real and the stakes are high. That’s when relationships with decision makers matter most.

Industry reality check

Too many property investors accept sub-standard service because they don’t know what good service actually looks like. Same-day call-backs shouldn’t be exceptional, yet they are. Weekly email updates aren’t proper service, yet people accept them.

What I see is a professional standards crisis across commercial property finance with order-takers everywhere and problem solvers hard to find. When returning calls promptly becomes your competitive advantage, something’s seriously wrong with industry standards. It’s time to call this out and demand better.

The really concerning trend is how this poor service is being normalised. I hear property professionals saying things like “Well, that’s just how brokers work” or “You can’t expect quick responses in this market.” This is nonsense. Good professionals deliver good service regardless of market conditions, whether you’re arranging bridging finance, development funding, or commercial property finance.

We need to stop making excuses for poor performance and start holding people accountable for what they promise. The property sector won’t reach its potential with mediocre professionals accepting mediocre standards. That’s why I’m having conversations with CEOs of lenders and valuers about raising standards across the board because this affects everyone.

Property professional watch

Test your broker right now with these questions: “What were the timelines on your recent deals?”, “What’s your backup lender process?”, “How often will you actually update me?”, “How do you handle problems and delays?”

If you’re getting vague answers or promises of weekly emails, you’re not getting proper service. Property investors particularly need to understand that better margins are available when you work with professionals who understand the nuances of bridging finance, development funding, and commercial property finance – not just someone who processes applications.

Don’t accept “That’s just how the market is” as an excuse for poor service. Good brokers find ways to make things happen regardless of market conditions, and they work directly with decision makers who can actually solve problems rather than people who need to check with their managers.

Here’s another test: ask your broker to explain the difference between their service and their competitors’. If they can’t give you specific examples of how they add value, they’re probably not adding much. Price comparison isn’t enough – any computer can do that.

And watch out for brokers who only have relationships with one or two lenders. The market changes quickly, and today’s preferred lender might be tomorrow’s problem. You need someone with genuine options across the full spectrum of commercial property finance – development funding, bridging, and commercial property finance – not just a contact list.

Looking ahead

A simple question every property professional should ask is: “Am I getting the best possible service or just accepting what’s offered?” In a market like this, the difference between a good broker and an average one could make or break your project.

The industry won’t change until property investors start demanding better standards. That change starts with your next deal. Don’t settle for mediocrity when your project’s success depends on getting it right.

Looking at the next six months, I expect continued volatility in lending appetite across all sectors. Some lenders will exit certain markets entirely, while others will see opportunity. The key is working with advisors who understand these dynamics across commercial property funding, development finance and bridging markets and can navigate them effectively.

The property professionals who’ll succeed in this environment are those who build strong advisor teams and refuse to accept poor service. The margin for error is smaller now, so you can’t afford to work with people who don’t deliver on their commitments, whether that’s on commercial property funding, bridging loans or development finance.

About Dave: Dave Symondson MCIOB has over 38 years of experience spanning lender director roles, hands-on property investment and broking. He regularly calls out industry problems whilst solving funding challenges across the commercial property sector. Through DevBrok and Rise Up, he helps property professionals navigate complex funding challenges across commercial property finance, bridging and development funding while advocating a collective improvement in industry standards.