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The frustrations shared here are very real, and unfortunately not rare.

From working with foreign property owners in Bulgaria, I've found that quality problems usually happen at two points: during hiring (no proper vetting, verbal agreements, no written scope) and during execution (no one checking the work while it's happening).

A few things that have made a measurable difference:

Before the work starts:

1. Get a scope of work in writing, even a basic one. Verbal agreements get "interpreted" flexibly on site.
2. Ask for references from completed jobs on comparable properties — and actually visit one if you can.
3. Avoid large upfront payments. 20–30% deposit is standard; anything more is a risk.

During the work:

1. If you're not local, someone on the ground checking progress against the agreed spec is essential. Even weekly site visits from a trusted local contact change the outcome significantly.
2. Photo documentation at each stage — especially before walls are plastered — protects you if disputes arise later.

The oversight gap is the core issue for most foreign owners. Not necessarily bad intentions, but no accountability in real time.

Happy to go into more detail on the coordination side if useful — that's something I work on extensively with owners who aren't able to be on site.