If you’re building in Zambia while living abroad, hiring a caretaker can seem like the obvious solution.
After all, somebody needs to watch over the property and keep an eye on building materials.
And to be fair, many caretakers do exactly that. They are honest, hardworking and provide valuable support to property owners.
But over the years, I’ve also seen situations where the person entrusted to protect a property became the biggest risk to it.
The problem is rarely the caretaker himself.
The real problem is relying on one person without proper oversight, accountability or independent verification.
Let me share a few examples.
How Can A Caretaker Become A Problem?
One property owner discovered something shocking.
Their caretaker had invited several families to live on the property without the owner’s knowledge or permission. What started as a simple caretaker arrangement had evolved into something entirely different.
The caretaker had effectively become a landlord!
The owner, who was living abroad, only discovered the situation later. And when attempts were made to remove the occupants, some were unwilling to leave.
As unbelievable as this sounds, it is not uncommon.
Some caretakers have been known to:
- sublet rooms
- rent out unfinished structures
- collect money from occupants
- or allow people onto the property without the owner’s consent
In some cases, the caretaker eventually leaves but the people they brought onto the property remain behind, creating an even bigger problem!
Imagine having to negotiate for access to your own property.
Why Photo Updates Can Be Misleading
Another property owner thought everything was going perfectly.
They received regular updates.
Photos showed progress. Messages sounded reassuring. Everything appeared to be under control. Then they made an unexpected visit home.
What they found was very different from the picture they had been given.
Dirty dishes in the kitchen. Personal belongings throughout the house. Signs that someone was living in the property.
The caretaker had effectively moved into the main house!
What made this situation very surprising was that the owner had already built separate accommodation for the caretaker on the same plot, complete with basic amenities.
Yet the caretaker still chose to occupy the owner’s house.
The lesson here is simple; photos only show what someone chooses to photograph.
They don’t always tell the full story. This is why relying on a single source of information can be dangerous when managing a project remotely.
What Happens When Boundaries Break Down?
Perhaps the most concerning example involved a caretaker who began presenting himself as the owner of the property to anyone who asked.
Now think about that for a moment.
If someone feels comfortable claiming ownership of your property while you’re abroad, what other decisions might they be making on your behalf?
While cases like this may sound extreme, they highlight a broader issue.
When there are no clear boundaries, no formal agreements and limited oversight, lines can become blurred surprisingly quickly.
How Can You Protect Yourself?
The good news is that there are practical steps you can take to reduce these risks.
- Formalise the arrangement.
Even a simple written agreement can help establish expectations, responsibilities and boundaries. It creates clarity about who owns the property and what role the caretaker is expected to perform.
- Don’t rely on one source of information.
Where possible:
- ask a friend to visit
- involve a trusted family member
- conduct unexpected inspections when you travel home
- Be careful about access.
The more unrestricted access someone has to your property, the greater the potential for problems. This is particularly important once construction reaches the stage where rooms become habitable.
- consider using professionals where appropriate.
Property managers, construction professionals and security companies may cost more upfront, but they can often save significant money, stress and legal complications later.
Final Thoughts
This article is not an argument against caretakers. Many caretakers perform their role honestly and responsibly.
The real lesson is that trust alone is not a property management strategy.
When you’re building from abroad, you need a system that provides oversight, accountability and visibility
Because ultimately, the goal is not to eliminate trust. The goal is to make sure your investment does not depend entirely upon it.
If you’re planning to build back home, put structures in place from the beginning. It’s far easier to prevent problems than it is to resolve them once they occur.
And I’d love to hear from you:
Have you had a positive or negative experience with a caretaker while managing property from abroad? Share your experience in the comments below.
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