Builder Straight Talk Podcast

Michael Krisa
  • 5.0 (1)
  • ENTREPRENEURSHIP
  • UPDATED WEEKLY

Real builders. Real stories. Real talk about what it takes to grow in this business. Builder Straight Talk is the go-to podcast for builders, remodelers, and tradespeople who want to scale their business, get projects funded, and learn from folks who've actually walked the job site and built something real. Hosted by Michael Krisa, each episode dives into honest conversations with builders who've figured out how to grow, fail forward, and keep things moving—through systems, smart money, and straight-up grit. If you're building more than just houses—if you're building a real business—this is the show for you. No suits. No filters. Just the stuff that works.

  1. Building Texas's Future, One Home At a Time, with Scott Norman

    6D AGO

    Building Texas's Future, One Home At a Time, with Scott Norman

    Scott Norman is the CEO of the Texas Association of Builders -- a perspective most builders don't get regular access to. He knows what's being decided at the Capitol, who's filing the bills, and what those decisions cost by the time they reach a job site. A former Capitol staffer and general counsel to a statewide engineering association, Scott has been with TAB since 2003 and CEO since 2008. TAB represents roughly 10,000 member companies across 27 local home builders associations. Its primary mission is advocacy -- getting builder voices into the conversations that determine what homes cost and how long they take to build. This episode covers the statute of repose and your liability exposure after a project closes; shot clock legislation and what permit delays actually cost; why 25 percent of the cost of a home traces back to regulatory burden; data centers competing with builders for land, water, and power; and the workforce crisis in the trades. "A lot of people don't realize whatever building they're sitting in was built by humans -- built outside in the mud with natural materials. A lot of people just think all these buildings around them -- they don't really ever think about how they appear. They weren't just always here." TAB secured $850 million for Texas State Technical College this past session to rebuild the trades pipeline. Scott also walks through membership in practice -- HomePAC, the Texas Builders Foundation scholarships, and what the association fights for on behalf of builders every session. "Building futures is what our members do. You're building futures for your workforce that's working for you by employing them. You're building futures by building communities. You're building futures for the people living in those homes -- where they're going to work, eat, pray, live, raise a family. And you're building future wealth, because you are putting improvements on the ground that are going to grow in value over time." More at https://texasbuilders.org --- M. Scott Norman, Jr. is the CEO of the Texas Association of Builders, the second largest home builders association in the nation, representing nearly 10,000 members and their companies across the state. TAB member companies are responsible for more than 758,000 jobs and over $71.5 billion annually to the Texas economy. An East Texas native and sixth-generation Texan, Scott earned his BA in Economics from the University of Texas at Austin and his law degree from South Texas College of Law. He has been active in Texas state government for over 30 years as a Capitol staffer, association executive, and registered lobbyist. Scott is a founding board member of the Texas Builders Foundation and was appointed by Governor Greg Abbott in 2026 to the Texas Jobs Council. He also serves on the board of Operation Finally Home, a nonprofit that has completed and donated over 340 home projects in 33 states to military heroes, first responders, and their families. Follow Builder Straight Talk: * Web: https://BuilderStraightTalk.com * LinkedIn: https://www.linkedin.com/in/michaelkrisa * Facebook: https://www.facebook.com/BuilderStraightTalk * Instagram: https://www.instagram.com/builderstraighttalk Chapters: 00:00 Introduction 04:11 Scott’s Role at TAB 05:24 From Law School to Capitol 07:46 Why Texas Leads Housing 09:56 Attainability and Core Constraints 11:46 Data Centers vs Housing 13:58 How TAB Influences Policy 16:46 Why Join the Builders Association 19:34 Behind the Scenes Advocacy 23:02 Fixing the Trades Pipeline 32:18 Building Futures Mindset 35:32 Tariffs and Material Costs 35:56 Texas Repose Reform 38:13 Liability Act Updates 38:44 Sharing Wins Nationwide 40:49 Shot Clock Permits 42:53 Regulation Costs Explained 44:57 Affordability Crisis Reality 50:02 Rent to Own Ideas 53:06 HomePAC Political Power 54:44 Workforce Development Push 57:16 Sunbelt Builders Show 01:04:47 Final Thanks

    1h 6m
  2. The Untold Opportunity Inside America’s Housing Crisis, with James Wrigg

    MAY 12

    The Untold Opportunity Inside America’s Housing Crisis, with James Wrigg

    James Wrigg did not take the most direct route into homebuilding. Years studying theology and time in a seminary eventually gave way to a career in residential construction, and the servant leadership philosophy he carried from that period still shapes how he runs things today. "I really approach things saying I want to make something better for my consumer. I want to make my employees better. I want to meet them where they are and take them to where they can be." Bridge Tower targets what James calls the move-up renter, someone past the apartment stage but not yet ready to buy. Average resident age is around 39, and average tenancy runs about three and a half years, more than double a typical apartment complex. James walks through how BTR projects get funded, how capital stacks work, and why the model demands very different thinking from production homebuilding. The conversation shifts to risk, which is where things get genuinely useful. Go/no-go decisions, what kills a deal early, and what it looks like to walk away cleanly rather than putting a bad project on life support. "You have got to quickly get used to killing your what you thought was going to be. You just can't get your heart attached too quickly when it's early in the process. You've got to be willing to say no. Quit trying to beat your head against this wall. Don't put it on life support, just kill it." Value engineering, the real kind versus the cost-stripping version, comes up too. So does the risk management philosophy James picked up from the Bridge Tower partners. "No one thing should ever be in a position to sink you. You never want that type of exposure in one position. How do we build and scale a business while always protecting the heart of it?" Westfield Homes grew from the need to balance out the peaks and valleys of BTR production and expand how Bridge Tower can use land. The brand launched through a JV with Hanin Properties out of Osaka, placing Westfield on model row alongside Highland Homes, Perry Homes, American Legend, and Bloomfield. The episode also covers developing young talent, builder-to-builder relationships, and whether a rent-to-own model can realistically address the affordability gap. On that last one, James gives a straight answer. --- James Wrigg is the SVP of Operations for Bridge Tower Homes and Westfield Homes, with over two decades in residential construction. His background spans production homebuilding and build-to-rent, including a stretch managing a division at Perry Homes before joining Bridge Tower. Since coming on board, he has scaled the build-to-rent platform to 400-500 homes per year, with 620 closings projected for 2027, while bringing hard cost per square foot down 28% over three years. He also led the launch of Westfield Homes, Bridge Tower's for-sale brand, building the entire operation from the ground up including product, land strategy, sales platform, and warranty program. His background is not what you would expect. James holds a bachelor's degree in Theology with a minor in Philosophy and a graduate certificate in Systematic Theology. He built his first home at 18 under his uncle's guidance, and has been working in the industry in some capacity ever since. James Wrigg on LinkedIn: https://www.linkedin.com/in/james-wrigg-a4632359 Bridge Tower website: https://bridgetowergp.com Chapters: 00:00 Introduction 00:24 Sound Capital 00:41 Go, No-Go Mindset 03:02 Meet James Rigg 06:21 Seminary to Homebuilding 13:05 Coaching Young Talent 18:08 BridgeTower Origin Story 20:53 Built to Rent Explained 26:22 Resident Experience and Tenure 29:33 Entering BTR and Capital Stack 36:08 Deal Sourcing Criteria 38:05 Vertical Integration Pipeline 38:48 Land Competition Strategy 40:59 No-Go Decision Framework 45:23 Builder Networking Culture 47:45 Real Value Engineering 49:41 Rent to Own Reality 53:24 Westfield Build to Sell 01:01:10 Capital Stack And JV 01:02:36 Rapid Fire and Closing

    1h 8m
  3. Double Your Production, Not Your Headaches, with Randy Mickle

    MAY 5

    Double Your Production, Not Your Headaches, with Randy Mickle

    Randy Mickle started selling retail sporting goods in Durham, North Carolina and worked his way up through sales, marketing, a VP role, and eventually a division president seat. Today he's Regional President at Drees Homes, overseeing Nashville, Northern Virginia, Raleigh, and Jacksonville. Twenty-one years in, and he still sounds like someone who genuinely enjoys the work. This conversation isn't about theory. It's about what Randy has actually watched happen, over and over, when builders try to grow. The pain doesn't come before the expansion -- it comes during it. The whiteboard, the Excel sheet that was "pretty advanced" at 50 homes, none of that survives contact with 200. "If I woke up tomorrow and I was building twice as many homes as I am today, would the way I'm doing this work? We can't build 400 homes tomorrow on this system that we're doing 200 on today because we won't be able to scale up." Moving someone from doer to delegator isn't a promotion -- it's a completely different job. And hiring right matters just as much as the systems. Personality and work ethic first, experience second. No matter which direction the conversation goes, Randy keeps returning to the same theme: operational excellence. It's not a buzzword so much as it's a math problem. Your cost structure, cycle times, sales pace, and revenue per home determine how much you can pay for land. Lose those fundamentals and you'll lose the deals to someone who hasn't. "You cannot fall in love with a deal. You can talk yourself into deals, convince yourself it's going to be fine. But if you fall in love with it, you are going to make a bad decision." There's also a wider thread on the labor shortage, the trades education gap, and how college debt is quietly pushing first-time buyers further back -- the latest data puts the average first-time buyer at 39 years old. The rapid-fire round at the end is worth sticking around for. --- Randy Mickle is a veteran homebuilding leader with over two decades of experience in new residential construction and development with high volume homebuilders. He currently oversees multiple Southeast markets as Regional President with Drees Homes, where he is responsible for operational execution, land acquisition, product strategy, and leadership development across diverse and highly competitive markets. Randy's career spans sales, marketing, and full P&L leadership, giving him a firsthand view of what actually breaks as builders scale. He has led organizations through rapid growth, major market shifts, and operational resets, learning along the way that results come from operational excellence. Today, his focus is on improving efficiency, controlling costs, building strong leadership benches, and creating cultures where accountability and clarity drive performance. Connect with Randy: Randy Mickle | Southeast Region President, Drees Homes Drees Homes website: https://www.dreeshomes.com --- Follow Builder Straight Talk: * Web: https://BuilderStraightTalk.com * LinkedIn: https://www.linkedin.com/in/michaelkrisa * Facebook: https://www.facebook.com/BuilderStraightTalk * Instagram: https://www.instagram.com/builderstraighttalk Chapters: 00:00 Randy Mickle 03:46 Meet Randy Mickle 05:03 Randy’s Career Journey 06:42 Ambition and Raising Your Hand 07:36 When to Scale Up 09:03 Systems That Break at Scale 10:37 Delegation and New Leaders 12:48 Hiring for Fit and Trainability 16:01 Big Builder Advantages and AI 18:07 What Makes an Acquisition Target 21:59 Operational Excellence 25:32 Big Builder Playbooks 28:08 Drees Niche and Buyer Focus 32:30 Community Size and New Deals 33:42 Go, No-Go Criteria 35:16 Never Fall In Love 36:42 Due Diligence Lessons 39:36 Contract Risk Mitigation 40:53 Funding and Returns 43:03 Labor and Innovation 44:47 Building the Trades Pipeline 52:51 College Debt Ripple Effects 56:15 Fixing Housing Supply 01:01:33 Rapid Fire Round 01:03:13 Career Advice Wrap Up

    1h 5m
  4. From Open Books to Hard Lessons Learned, with Chris Lyons

    APR 28

    From Open Books to Hard Lessons Learned, with Chris Lyons

    Chris Lyons grew up picking up trash on job sites in Amarillo, Texas, from about age ten. Not metaphorically. When he launched Home by Lyons in 2016, he already knew how job sites worked from the ground up, and that shaped everything about how he built his company. In this conversation, Chris and Michael Krisa get into the real stuff. Chris quit his steady job in 2007 with a newborn at home, handed in his notice the first day back from paternity leave, and then 2008 happened. He made it through, built the real estate side, and by 2016 was ready to build homes his way: technology-first, and with full budget transparency at the core. "What would happen, we'd get to the end and the builder would say, 'Hey client, you're 30 grand over.' And the client had no idea. It caused a lot of friction. I saw that and I didn't like it." Clients at Home by Lyons log into BuilderTrend and can see every penny in real time. More uncomfortable conversations during the build, no blowups at closing. Systems are the bigger thread running through this episode. What they give you when things get hard, and what happens without them. During COVID, Home by Lyons ran 55 custom homes at a time with a team of five. When the market shifted, they got caught holding inventory and lost money on every house. "There was one week that I closed on two homes and we lost 250 grand that week. I'm saying this for other builders: it's not always easy. You just got to make sure you're strong enough to make it through the hard times." Chris is also direct about two traps he sees builders fall into: doing too much themselves for too long, and planning so carefully they never pull the trigger. "One life lesson I learned is trying to do it all myself. It costs me more money, me trying to do everything, than actually hiring people that know what they're doing." "Instead of ready, aim, fire, mine's ready, fire, and then I just aim." The back half covers Chris's role as president of the Texas Association of Builders, the fight against impact fees, and a major legislative win to fund the next generation of construction workers. "Without having people at state level and national level, housing would be a lot more money than it is today." Home by Lyons builds in Amarillo and Lubbock, Texas, in the $700K to $1.5M range. --- About Chris Lyons Chris Lyons grew up watching his parents, builder Paul and real estate professional Mary Lou, build and sell custom homes since 1983. Raised in Canyon, Texas, he earned a Business Administration degree from West Texas A&M University before helping grow Lyons Realty into a 60-agent brokerage. In 2016 he founded Home by Lyons, bringing a technology-driven, transparency-first approach to residential construction. In 2024 he co-founded LYITE Development, a commercial construction company. In November 2025, Chris was installed as President of the Texas Association of Builders. https://www.HOMEbyLyons.com Follow Builder Straight Talk: * Web: https://BuilderStraightTalk.com * LinkedIn: https://www.linkedin.com/in/michaelkrisa * Facebook: https://www.facebook.com/BuilderStraightTalk * Instagram: https://www.instagram.com/builderstraighttalk Chapters: 00:00 Introduction 03:32 Meet Chris Lyons 04:08 Family Roots to Real Estate 05:13 Quitting and Home by Lyons 07:09 Custom vs Hybrid Model 09:00 Learning the Build 12:56 Why Not Dad’s Company 14:33 Radical Budget Transparency 18:11 Setting Expectations Early 21:11 Systems That Scale 25:51 Tools for the Field 26:50 Culture and Humility 29:25 Scaling Pitfalls and Hiring 32:09 Ready Fire Aim Mindset 34:32 Working With Your Spouse 37:14 Funding Builds After Covid 38:30 Bank Tightening and Deposits 41:32 Hard Times and Inventory Losses 44:29 Go No Go Build Decisions 47:12 Leading The Builders Association 52:32 Policy Wins Impact Fees Labor 01:00:33 Legacy Values For Kids 01:01:34 Reclaiming Time And Giving Back 01:06:01 Closing Thoughts

    1h 7m
  5. Rock Bottom to Reinvention: One Builder's True Story, with Joe Halsell

    APR 21

    Rock Bottom to Reinvention: One Builder's True Story, with Joe Halsell

    Joe Halsell is a second-generation builder working out of Santa Barbara and San Luis Obispo counties in California. His company, Halsell Builders, has been building custom and entry-level homes on the Central Coast since the early 2000s, and he is the author of the Blue Collar Monk trilogy -- Formed to Serve, The Discipline Field Manual, and The Workbench. This conversation goes well beyond construction. Joe has a philosophy he calls "sacred hands" -- the idea that the work you were built to do isn't an accident -- and he makes a straight-faced case for why the trades deserve more respect than guidance counselors have given them for the past few decades. We also get into the California housing market, the regulatory stranglehold Joe calls the sunshine tax, and how he has found a way to build and sell homes on the Central Coast for under $500,000 using factory-built modular construction. But the heart of this episode is personal. In 2021, Joe's 15-year-old son was diagnosed with leukemia. What followed was nearly two years of hospital stays, a business running on fumes, and a marriage tested at its core. Before that, there was a health crisis at 31, real estate deals that went sideways, and a slow drift toward alcohol that traced back through multiple generations of men in his family. Joe got sober nine months before his son got sick. He is honest about what that timing meant. "If there's a crack in the armor and the real stuff hits the fan, that crack gets magnified by ten times." "Whenever you're near the bottom, start digging for treasure. God does his best work when we're empty, when we don't have the answers. That is the most fertile soil where he does his very best work." Joe is offering a free PDF of Formed to Serve to anyone who reaches out directly. Contact links below. --- About Joe Halsell Joe Halsell is a working man, a husband, and the author of the Blue Collar Monk trilogy -- Formed to Serve, Discipline Field Manual, and The Workbench -- three short, straight-talking books on spiritual formation for men who build things for a living. His writing sits at the intersection of work, faith, and identity. Think Carhartt meets Saint Joseph. His story isn't theoretical; it's forged on the job site and in the hard work of becoming the man his family needed him to be. Connect with Joe: * Halsell Builders: https://halsellbuilders.com * Formed to Serve: https://formedtoserve.com * Joe on LinkedIn: https://linkedin.com/in/joe-halsell-64475523 * Joe on Facebook: https://facebook.com/joe.halsell Follow Builder Straight Talk: * Web: https://BuilderStraightTalk.com * LinkedIn: https://www.linkedin.com/in/michaelkrisa * Facebook: https://www.facebook.com/BuilderStraightTalk * Instagram: https://www.instagram.com/builderstraighttalk Chapters: 00:00 Introduction 00:48 Sound Capital 01:05 Meet Joe Halsell 03:25 Origin Story Loving the Dirt 05:28 Hands Are Sacred Finding Purpose 22:49 Building California and Life Trials 38:49 Morning Discipline Reset 39:59 Real Estate Pressure Spiral 42:49 Cracks in the Armor 46:09 Breaking the Family Cycle 58:02 Affordable Modular Mission

    1h 11m
  6. You Think You're Insured, But Are You Really PROTECTED? with Lisa Hall and James Leach

    APR 14

    You Think You're Insured, But Are You Really PROTECTED? with Lisa Hall and James Leach

    Most builders have insurance. Most builders think that means they're covered. Lisa Hall and James Leach would like to have a word with you about that. Lisa has been calling on builders across Central Texas for over 16 years, coming into the role through her mother who held it for 18 years before her. James came from aviation law before construction pulled him in two or three decades ago. Together they work at Maverick Risk, helping builders protect their profits, reputation, and balance sheet -- not just with insurance, but with a much more complete picture of what risk actually looks like. The law doesn't see builders the way most of them think it does. Courts have shifted responsibility onto builders through implied warranty law -- if you built it, you're on the hook whether you wrote anything down or not, for years depending on your state. And the size of your operation changes your biggest threat. Smaller builders worry about individual defect claims. Large production builders face something more dangerous -- class action lawsuits. Plaintiff's lawyers walk into neighborhoods, knock on doors, and sign up hundreds of homeowners before you know there's a problem. James explains the legal tool that can take class actions completely off the table when your contracts are done right -- and walks through what happens to builders whose contracts aren't. Which leads to the core of the conversation: the "contract firewall." "If those contracts line up, you've done a really good job of building what we call a contract firewall to protect your business and keep the really nasty things from happening to you." Four contracts need to be aligned: the sales contract, warranty contract, subcontractor agreement, and insurance contract. Insurance alone doesn't prevent litigation. The subcontractor piece alone catches many builders completely off guard. And for larger builders, there's a conversation to be had about captive insurance -- owning your own insurance company -- which, done correctly, is both a risk management and tax tool worth knowing about. On the most common risk mistake builders make, Lisa didn't hesitate: "Bad contracts." The biggest insurance myth? "That we cover everything." "It's like pre-flighting an airplane. You've got to do it up front. If you get to 10,000 feet, it's too late." --- Find Maverick Risk at: Website: maverick-risk.com Instagram: instagram.com/maverick_risk LinkedIn: linkedin.com/company/maverickrisk Facebook: facebook.com/share/1Fxc29hyUv --- James Leach is Executive Director at Maverick Risk, owned by Bankers Financial. An attorney admitted to the Bar in Iowa since 1990, he holds a JD with Honors from Drake University, an MBA and Master of Insurance from Georgia State University, and a BA from Duke University. He is an Airline Transport Pilot with over 6,000 hours and a U.S. Air Force veteran. Career highlights include President of National Aviation Underwriters, EVP at American Safety Insurance Group, CEO of FHB Insurance, and SVP/General Counsel at Builders Insurance Group. Lisa Hall has over 25 years of experience in housing and has been central to Maverick's success in Texas for the past seven years. She serves on the board of directors of the Texas Association of Builders and is passionate about helping builders strengthen their risk management strategies. If you're in Texas, there's a good chance she already knows someone you know. Chapters: 00:00 Introduction 03:06 Meet the Guests 07:42 Builder Size Risks 09:07 Arbitration Beats Class Actions 11:49 Contracts vs Insurance 20:36 How Class Actions Start 23:34 Contract Firewall Layers 25:17 Subcontractor Risk 30:28 Geography and Scale 34:33 Hard Truths for Big Builders 38:03 Tort Reform Fallout 39:52 Builder Disputes Without Court 40:48 Captive Insurance Explained 44:47 Escalation Clauses and Experts 46:45 Associations and Builder Resources 48:17 Immediate Risk Moves 54:16 Industry Outlook 59:42 Wrap Up

    1h 5m
  7. A Good Name is Built, Not Given, with Gabe Chatham

    APR 7

    A Good Name is Built, Not Given, with Gabe Chatham

    Gabe Chatham didn't exactly choose homebuilding. It kind of chose him. Growing up in Roswell, Georgia as the oldest of three brothers, Sunday afternoons meant piling into the car after church while their dad detoured through whatever neighborhood was under construction. Gabe is a third-generation homebuilder. His grandfather Howard started Chathambilt Homes in 1948 after returning from World War II. The origin story is simple and stubborn: "Three times over, he was building a house for him and grandmother. Each time somebody came along and wanted to buy it, and he thought, I can make a run at this. He never looked back." Seventy-five years later, the Chatham name is still etched into neighborhood monument stones across North Atlanta. Today Gabe runs the company alongside his two brothers and father, focusing on high-end custom homes, land development, and real estate brokerage. Named Southern Living Custom Builder of the Year in 2021, they operate out of Alpharetta, Georgia. Before all that, Gabe earned a Master of Divinity in International Church Planting and spent three years with the International Mission Board in Southeast Asia, rebuilding homes for tsunami victims in areas where missionary work wasn't officially permitted. One moment from that time never left him: "This lady had a punch list. And I realized: whether it's a luxury client or someone who lost everything, the standard doesn't change." The conversation covers deal structure, phased development, risk management, and why staying close to familiar markets matters. On surviving the 2008 recession: "We were literally just a number on a balance sheet. You see the ones that really understand the business well. They're the ones that will last." On faith as a daily practice rather than a scheduled one: "This idea of missions or ministry is not vocational. It's not a dedicated time or place. It literally is a lifestyle." Gabe currently serves as president of the Georgia Home Builders Association, a role his father held at the local level in 1985. At home in Woodstock, Georgia, Gabe is married to Mellette and has four kids: Ryah, 11, Skyler, 10, Liza, 7, and Hope, 3. He holds a Master of Real Estate Development from Clemson alongside his divinity degree, a resume that spans missionary work, luxury homebuilding, land development, and state-level legislative advocacy. When asked how he hopes his kids remember him, the answer is short: "That ultimately we honored the Lord through everything. Finished well." A conversation about building something that lasts. Website: https://chathamlegacy.com Follow Builder Straight Talk: * Web: https://BuilderStraightTalk.com * LinkedIn: https://www.linkedin.com/in/michaelkrisa * Facebook: https://www.facebook.com/BuilderStraightTalk * Instagram: https://www.instagram.com/builderstraighttalk Chapters: 00:00 Introduction 01:01 Sound Capital 03:23 Welcome Gabe Chatham 03:42 Growing Up Building 04:33 Grandfather War Legacy 06:47 Company Overview 08:12 Specs and Builder Programs 11:56 Pride in the Name 15:46 Fourth Generation Hopes 17:21 Divinity and Missions Call 19:40 Tsunami Rebuild Lessons 30:01 Faith Talk in Construction 35:40 Trials Clients and Recessions 38:10 Surviving the 08 Crash 40:28 Faith Forged in Fire 43:17 Perspective From Downturns 46:20 Funding the Deal Stack 48:40 Risk Controls and Exit Plans 50:09 Biting Off Too Much 53:26 Leading the Builders Association 58:01 Why Join the HBA 01:00:13 Future of Building and AI 01:03:16 Rapid Fire Builder Truths 01:06:15 Legacy and Heaven Gate Question 01:09:03 Family Origins and Wrap Up #BuilderStraightTalk #MichaelKrisa #ConstructionPodcast

    1h 12m
  8. The Policy Won't Save You: What Production Builders Get Wrong About Risk, with Treacy Duerfeldt

    MAR 31

    The Policy Won't Save You: What Production Builders Get Wrong About Risk, with Treacy Duerfeldt

    Most builders think about insurance once a year, right before renewal. Treacy Duerfeldt has spent over 35 years watching that happen, and he has a lot to say about it. Treacy started at Federated Mutual in 1989 after a rigorous, competitive training program that shaped how he thinks about risk. These days he focuses on captive insurance consulting and construction risk education for production builders. The conversation opens with a framing worth sitting with: "Insurance is the poorest form of financing known to any human being. You pay the interest up front, you don't know what it'll cost next year, and if you have to use it, you already know it's a terrible day." From there, the episode covers construction defect liability, subcontractor coverage gaps, margin leakage through warranty insurance and low deductibles, and the concept of captive insurance for builders doing serious volume. Treacy also walks through a real case from a Tennessee builder where a subcontractor's policy quietly excluded the type of work being done, and nobody found out until the claim was filed. On filing small claims he's direct: "Frequency breeds severity. Underwriters see three or four claims every other year and they will raise your price." He also introduces the total cost of risk: premiums plus unpaid claims plus audit. Most builders are only watching one of those three. In the second half, we get into captive insurance and parametric coverage, where a builder's own insurance structure pays out on specific triggers like lumber price spikes or credit line restrictions. These are risks commercial insurers won't touch. At around 50 million in production volume, Treacy says it starts making real sense. "We're not advocating tax havens. We're interested in leveling risk, beyond what commercial insurance can or should offer." Worth listening to start to finish. Bring a notepad. About Treacy Duerfeldt Treacy has been in insurance since 1989, starting with a construction-focused mutual company before becoming owner and VP of a large independent agency, then founding his own wholesale construction insurance company. In 2022 he sold his transactional business and now focuses on coaching, education, and custom captive work. C.I.R.E. (Construction Insurance and Risk Education) is his on-demand video platform built to help builders and contractors understand insurance in plain English, ask the right questions, and avoid claim denials and premium overpayment. He also coaches on compliant captive insurance and integrated risk management, with a custom, ground-up approach focused on production builders. He has developed parametric coverages protecting against sudden changes in banking terms, lumber prices, and real estate conditions. Treacy has been married to his wife Joyce for over 38 years. Their son Andrew is a city planner in Michigan. He has been an active Rotarian since 1992 and has a ongoing interest in fitness, nutrition, international travel, and whisky. https://www.treacyduerfeldt.com https://www.cirelearning.org Chapters: 00:00 Introduction 00:45 Insurance As Bad Financing 03:44 How Treacy Entered Insurance 05:33 Training And Licensing Basics 07:51 Why Builders Need Specialists 09:56 Construction Defect Lawsuits 14:07 Litigation Timing And Risk 17:02 Avoiding Overpay And Denials 21:34 Subcontractor Coverage Pitfalls 24:38 Policy Reviews In Hard Markets 25:45 Stop Leaking Margin 29:05 Captives And Risk Thresholds 31:27 Parametric Risk Basics 32:49 Captive Meets Commercial 34:26 What Keeps You Up 34:57 Consultants Fill Gaps 37:15 New Builder Coverage 39:09 Beyond Insurance Basics 43:46 Bank Draw Shock 44:54 Preparing for Credit Crunch 50:09 Rapid Fire Round 52:58 How Treacy Works 55:06 Sign Off

    56 min
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About

Real builders. Real stories. Real talk about what it takes to grow in this business. Builder Straight Talk is the go-to podcast for builders, remodelers, and tradespeople who want to scale their business, get projects funded, and learn from folks who've actually walked the job site and built something real. Hosted by Michael Krisa, each episode dives into honest conversations with builders who've figured out how to grow, fail forward, and keep things moving—through systems, smart money, and straight-up grit. If you're building more than just houses—if you're building a real business—this is the show for you. No suits. No filters. Just the stuff that works.

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