Causes of Construction Delays

Causes of Construction hampersThis chapter take ins an idea of what construction tall(a)ys atomic number 18, how are they specify and what are their eccentrics and comparison of them. agrees can be seen otherwisewise from different point of views. Causes of delays and categorization of them in unhomogeneous international contexts are also discussed.2.2 DEFINING CONSTRUCTION DELAYA lot of work has been through before on construction delays and every author came up with his/her own definition.Assaf and Hejji defined delay as Time overrun either beyond consummation date specified in a contract, or beyond the date that the parties agreed upon for delivery of a bulge out slipping over its planned schedule. (Assaf, Hejji, 2006)Stumpf defined delay as Act or event that extends the m required to perform a childbed under a contract. It usually shows up as additional days of work or as delayed start of an activity. (Stumpf, 2000). And many similar definitions were given.Therefore construction delays can be considered as eon lag in uttermost of activities from a fixed time as per contract or they can be defined as late completion or late start of activities to the planned schedule or contract schedule. When compute delay occurs it means project cannot be completed within give tongue to time, which means there go out be extensions of time required which will further result in fine, increased cost callable to inflation, termination of contract, flirt cases and so on or combinations of above stated factors. hold back can be seen as run a risk for the project and could be handled at inception form or at least one can try to mitigate or minimize it. Risk is an integral part of a construction project it is swell up known that no project is risk free. If risk is analysed at inception or planning stage it could be managed, minimized, shared, mitigated or accepted to give some good results. Delay can be considered similar to risk or a type of risk as no co nstruction project is free from delays, delay is also integrated part of construction projects. It depends on size of project as well. Therefore it is expected to analyse and manage delay in same fashion as risk.Delays are often result of a mismanaged event which must contrive been managed in a systematic go so as to analyse the effect of that event on the project and how to minimize chances of further delay. (Keane, Caletka, 2008).2.3 CATEGORIZATION AND TYPES OF CONSTRUCTION DELAYSBefore getting on types of assorted construction delays there is a study categorisation which is required to be understood. Construction delays can be delayed in some major groups as listed below.El-Saadi (1998) categorized delay in four major groups.Critical or Non criticalExcusable or Non ExcusableCompensable or Non Compensable co-occurrent or Non concurrentAlkaas S., Mazerolle M. and Harris F. (1996) and Ahmed S.M. et al gave future(a) categorizationsExcusable DelaysExcusable compensable delaysExc usable noncompensable delaysNon minor delaysConcurrent delaysFig. 2.1 Classification of delay based on their various attributes. Nuhu Braimah (2008)To get through objectives of this dissertation and to consider delay as risk it is necessary to know about these types of delays and as per categorization in what category they lie. This basic knowledge helps in moving forward and determining strategies to mitigate these risks. instantaneously in this part we will discuss these types of delay in detail2.3.1 CRITICAL AND NON CRITICALIn simple words Critical delays are those which cause delay to entire project completion date while Non critical delays not necessarily pertain the project completion date but affects progress. In all the projects delays are considered at the project completion date. Delays can be combination of small and huge delays that occurred during the whole project. Therefore critical delays are taken more into consideration then noncritical delays.2.3.2 EXCUSABLE D ELAYSExcusable Delays occurs due to events which are outside the conceal of asserter like heavy rains, storms, strikes, fire, client suggested changes, differing spot conditions, change of government policy or their intervention, stakeholder intervention etc.Alkass S. et al (1996) says that when there are excusable delays, declarer is entitled to time extension in case date of completion is extended. such(prenominal) delays can also affect non critical activities which must be considered with more detailed analysis or adjustment of float time.Excusable delays can be further classified in compensable and noncompensable delays.2.3.2.1 EXCUSABLE stipendiary DELAYSAs name suggests excusable compensable delays are those in which avower is entitled for extra payment (compensation) i.e. monetary compensation and time extension as well. But decision that a delay is compensable or noncompensable is taken as per contract between client and contractor. Natural disasters or some reasons which are out of control are not considered. Example of such delay could be that client doesnt allow access to commit even aft(prenominal) notice to proceed is given other such delays which are due to client are compensable.2.3.2.2 EXCUSABLE NONCOMPENSABLE DELAYSSuch delays are such where both contractor and client are not responsible for delay. Under such circumstances only time extensions are granted and no monetary compensation is provided. Such delays let in act of God.2.3.3 NON EXCUSABLE DELAYSAs name suggests these delays are such that they dont have any vindication or no excuse can be given for them. They arise due to carelessness or actions and inactions of contractors and subcontractors. For such delays no time extensions and monetary compensation is given to contractor if it has moved(p) whole duration of project. In such cases client is liable to get liquidated damages. Example of such delay could be constructing something wrong which is not given in drawings, not com pleting work on time, improper resource allocation etc.2.3.4 CONCURRENT DELAYSThis is the most complex categorization of delay as it consists of twain or more kind of delays regardless of their type which occurs at same time or overlaps some duration together. It is necessary to find out what type has caused overall delay in project completion. Therefore different factors like time of occurrence of delay, duration of delay, impact of them, float ownership etc. have to be considered carefully.Alkass et al (1996) said that Concurrent delays which contains two or more excusable delays results in time extension. When compensable and nonexcusable delays are concurrent a time extension can be given or delay can be distributed between client and contractor.2.4 CAUSES OF CONSTRUCTION DELAYSIn section 2.3, categorisation of delays was discussed. Now in this section will deal with causes of delays. Lot of work has been done on understanding causes of delays. The two major categorization of d elay causes one is inner(a) Cause another is out-of-door Cause. inwrought cause includes delays caused by parties involved in construction project like Client, contractor, Designer, Consultant these are four major parties then Subcontractors, material suppliers etc. comes. From external factors it includes act of God, strikes, stakeholders dissatisfaction etc.Assaf and Hejji (2006) reflected various causes of delays which occur in large construction projects. They had a field cartoon of 23 contractors, 19 consultants, and 15 owners and found out and reflected on 73 causes of delays under eight different groups. All those 73 factors are given in table below.NO.CAUSES OF DELAYGROUP1Original contract duration is too short. regurgitate2Legal disputes b/w various parties. be after3 unequal to(predicate) definition of substantial completion.Project4In effective delay penalties.Project5Type of construction contracts.Project6Type of project bidding and awardProject7Delay in progress pay ment by owner.proprietor8Delay to furnish and deliver the site to contractor by the owner.Owner9Change orders by owner during construction.Owner10Late in revise and approving human body documents by ownerOwner11Delay in approving shop drawings and sample materialsOwner12 unequal discourse and co-ordination by owner and other partiesOwner13Slowness is decision making process by ownerOwner14Conflicts between vocalize ownership of the projectOwner15inaccessibility of incentives for contractors for finishing ahead of scheduleOwner16Suspension of work by ownerOwner17Difficulties in financing project by contractor.Contractor18Conflicts in subcontractors schedule in execution of projectContractor19 remold due to errors during construction.Contractor20Poor site prudence and supervision by contractorContractor21Poor communication and co-ordination by contractor with other partiesContractor22Ineffective planning and scheduling of project by contractorContractor23Improper construction me thods implemented by contractor.Contractor24Delays in subcontractors workContractor25Conflicts between contractor and other partiesContractor26Inadequate contractors work.Contractor27 public change of subcontractors due to their insufficient work.Contractor28Poor qualification of the contractors technical staffContractor29Delay in site mobilization.Contractor30Delay in performing inspection and testing by consultantConsultant31Delay in approving major changes in the scope of work by consultantConsultant32Inflexibility (rigidity) of consultantConsultant33Poor communication and co-ordination by consultant with other partiesConsultant34Late in reviewing and approving design documents by consultantsConsultant35Conflicts between consultant and design engineer.Consultant36Inadequate experience of dsigner.Consultant37Mistakes and discrepancies in design documentsDesign38Delays in producing design documentsDesign39Unclear and inadequate details in drawingsDesign40Complexity of project desig nDesign41Insufficient data collection and survey before designDesign42Misunderstanding of owners requirement by design engineer.Design43Inadequate design team experienceDesign44Un-use of good engineering design software.Design45 famine of construction materials in markethooey46Changes in material types and specification during constructionMaterial47Detail in material delivery.Material48Damage of sorted material while they are needed urgently.Material49Delay in manufacturing special building materialMaterial50Late procurement of materialsMaterial51Late in selection of finishing materials due to availability of many types in marketMaterial52Equipment break follow outsEquipment53Shortage of equipmentEquipment54 baseborn level of equipment-operators skillEquipment55 number one productivity and efficiency of equipmentEquipment56Lack of high technology mechanical equipmentEquipment57Shortage of laboursLabours58Unqualified workforceLabours59Nationality of laboursLabours60Low productivity level of laboursLabours61Personal conflict among laboursLabours62Effects of subsurface conditionsExternal63Delay in obtaining permit from governmentExternal64Hot weather effects on construction activitiesExternal65Rain effect on construction activitiesExternal66Unavailability of utilities in siteExternal67Effect of social and cultural factorsExternal68Traffic control and restriction at job siteExternal69Accident during constructionExternal70Differing site conditionsExternal71Changes in government regulations and lawsExternal72Delay in providing services from utilitiesExternal73Delay in performing final inspection and certification by a third partyExternal parry 2.1 Causes of delays as per group Assaf and Hejji (2006)Their work gave a broad view over construction delays and their causes. Though their classification is quite broad, but it gives a more sharpness to various causes.Odeh AM and Battaineh HT (2002) presented following 8 major groups of construction delay.Client relate t o factors which include finance, payment of billed work, interference in work, slow decision making etc.Contractor related factors include site management, improper planning, insufficient experience, improper construction methods, insufficient and unskilled work force etc.Consultant related factors include contract management, improper drawings, approval of drawings, tests at site etc.Material related factors include availability, quality and paucity.Labor and equipment factors include supply, productivity, equipment availability, failure etc.Contract factors include changed orders and mistakes and disagreements in document.Contractual relationship factors includes, disputes, negotiation, improper management of information system, improper work breakdown structure and task responsibility matrix.External factors like act of god, strikes, accidents etc.Most of the work done in field of causes of delays reflects similar causes of delays and 8 major groups. They all gave recommendation s related to these factors but very few scholars suggested to forebode delay in planning stage. Khalil and Ghaftly (1999) said delay is important issue. In order to manage it more properly and to mitigate them deep investigation to this area is needed. Having idea of frequency, extent and responsibility of delay can provide insights of early planning to control these factors and improve project performance.2.5 PERSPECTIVE FROM DIFFERENT COUNTRIESWork from Chan and Kumaraswamy (2002) from Hong Kong industry gives four major causes of delay in Hong Kong industry which are as followsProject scopeProject complexnessProject EnvironmentManagement related attributesThe above four factors were studied with their constituent casual factors to gain more insight and understanding of their significance. They were summarized in following figureFigure 2.3 Summary of principal factors affecting construction durations of projectsHe gave another table comparing factors causing delay in constructio n projects in various economies. It gives an overview of common factors in these economies. It gives a clear understanding of various countries at once.Factors Causing DelayCountries where survey was conductedUSUKDEVELOPING COUNTRIESTURKEYNIGERIA Saudi ARABIAHONG KONGINDONESIAInclement weather*****Labour shortage/ Low labour productivity***Poor subcontractors performance****Variations (design change/ extra work)*****Unforeseen ground conditions**Materials shortage/ late material delivery***Inadequate construction planning***Financial difficulties***Delays in design work/Lack of design information*Poor site management****Impractical design*Poor communication**Inappropriate type of contract used*Lack of designers experience*Inaccurate estimating*** display board 2.2 Source Chan and Kumarswamy (2001)Ogunlana and Promkuntong studied and compared construction industry of Thailand and other economies. Study involved delays experienced in the High Rise Building construction projects in Ban gkok, Thailand. match to them Resource supply problem were most acute problems of the construction industry in boom years. Project suffered delays due to inadequate supply of cement, technical force out were overstretched, and demands from owners to do frequent changes etc. are the major causes for delay in developing economy.Sabasivan and Soon (2007) conducted study of causes of delay in Malaysian construction industry. They conducted a survey and 150 participants were involved. They came up with 10 most important causes of delay which are as followsImproper planning of contractor.Poor site management from contractorInadequate experience of contractorImproper payments and finance from clientSubcontractors problemMaterial shortageLabour supplyFailure and availability of equipmentImproper management information systemMistakes during construction stage.COUNTRYRESEARCHERSMAJOR CAUSES OF DELAYSSaudi ArabiaAssaf et alSlow preparation and approval of shop drawingsDelays in payments to c ontractorsChanges in design/design errorShortages of labour supplyPoor workmanshipLebanonMezher et alOwner had more concerns with regard to financial issuesContractors regarded contractual relationships the most importantConsultants considered project management issues to be the most important causes of delaySaudi ArabiaAl-khal and Al-GhaflyCash flow problems/financial difficultiesDifficulties in obtaining permitslowest bid win first? systemJordanAl-MoumaniPoor designChanges in orders/designWeatherUnforeseen site conditionLate deliveriesKuwaitKoushki et alChanging ordersOwners financial constraintsOwners overleap of experience in the construction businessUAEFaridi and El-SayeghSlow preparation and approval of drawingsInadequate early planning of projectSlow decision making of ownersShortage of manpowerPoor site management and supervisionLow productivity of manpowerSaudi ArabiaAssaf and Al-HejjiChange in orders by the owner during constructionDelay in progress paymentIneffective pla nning and schedulingShortage of labourDifficulties in financing on the part of contractor.Hong KongChan and KumaraswamyProject scopeProject complexityProject environmentManagement related attributesFloridaAhmed and AzharDesign relatedConstruction relatedFinancial/economicalManagement/ AdministrativeCode relatedActs of GodTable 2.3 Summary of previous studies of the causes of delay in construction project some data from above table is taken from Sweis et al (2008)2.6 abridgmentA total of 73 factors and 8 major groups of causes of construction delays were identified through intensive literature reviews in order to consider maximum factors. These factors will be helpful in data analysis so as to forecast delay at planning stage and treat it as risk so that risk management methodologies can be implemented to delay so as to mitigate and minimizing it.These eight major categories can be brought down as shown in figure.Fig 2.4 Classification of delay groups.All major 8 groups can be broug ht down to 2 major groups which are Internal and external causes. Internal is further subdivided in owner, consultant, contractor and resources. Resources are further subdivided in Material, equipment and labour.Overall if we need to classify groups for the causes of delay 5 major groups covers all 73 factors they are Owner, Contractor, Consultant, Resources and External.These causes and classification will help us to rank and treat delay as a risk at planning stage so as remedial measures can be applied. Though in spite of all studies and delay causes know till now it is hard to forecast delay because its very unpredictable, we cant analyse frequency of delay due to some reason in a project. Sometimes external causes are so dominating that co-ordination of internal groups get disturbed and project faces delay.