Causes of Construction Delays

Causes of Construction handgripsThis chapter gives an idea of what turn of pull downts check up ons argon, how argon they defined and what ar their characters and comparison of them. interrupts house be seen unalikely from different point of checks. Causes of clenchs and mixed bag of them in various international contexts argon to a fault argueed.2.2 DEFINING body structure DELAYA lot of operation has been do before on social system check intos and every author came up with his/her own definition.Assaf and Hejji defined obstruct as Time overrun any beyond completion date specified in a contract, or beyond the date that the parties agreed upon for delivery of a fuddle move over its planned schedule. (Assaf, Hejji, 2006)Stumpf defined delay as Act or event that extends the quantify needed to perform a task on a lower floor a contract. It usu totallyy shows up as additional days of graze or as delayed start of an activity. (Stumpf, 2000). And many similar d efinitions were apt(p). and so braid delays screwing be considered as time lag in completion 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 estimate delay occurs it means drift cannot be completed within verbalize time, which means there volition be appendixs of time required which will shape up result in fine, increased cost imputable to inflation, going of contract, court cases and so forth or combinations of above stated factors. retard can be seen as peril for the regard and could be handled at start stage or at least one can drive to rationalise or minimize it. Risk is an integral part of a construction contrive it is well k like a shotn that no project is risk free. If risk is analysed at inception or plan stage it could be managed, minimized, shargond, mitigated or accepted to give few good results. Delay can be considered similar to risk or a type of risk as no construction 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 similar fashion as risk.Delays are often result of a mismanaged event which must have been managed in a systematic fulfil so as to analyse the feeling 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 various construction delays there is a reading categorisation which is required to be understood. Construction delays can be delayed in some major(ip) groups as listed below.El-Saadi (1998) categorized delay in tetrad major groups.Critical or Non criticalExcusable or Non Excusable paying(prenominal) or Non CompensableConcurrent or Non concurrentAlkaas S., Mazerolle M. and Harris F. (1996) and Ahmed S.M. et al gave follo surviveg(a) categori zationsExcusable DelaysExcusable compensable delaysExcusable noncompensable delaysNonexcusable delaysConcurrent delaysFig. 2.1 Classification of delay based on their various attributes. Nuhu Braimah (2008)To achieve objectives of this dissertation and to consider delay as risk it is necessary to know ab by these types of delays and as per categorization in what category they lie. This basic knowledge helps in moving anterior and determining strategies to mitigate these risks. Now in this part we will discuss these types of delay in detail2.3.1 CRITICAL AND NON CRITICALIn sincere words Critical delays are those which cause delay to entire project completion date while Non critical delays not necessarily propel the project completion date but affects progress. In all the projects delays are considered at the project completion date. Delays can be combination of smaller and big delays that occurred during the whole project. Therefore critical delays are taken more than than int o consideration and so noncritical delays.2.3.2 EXCUSABLE DELAYSExcusable Delays occurs callable to events which are outside the pull strings of contractor like heavy rains, storms, strikes, fire, client suggested changes, differing localise conditions, change of government policy or their intervention, stakeholder intervention and so onAlkass S. et al (1996) says that when there are excusable delays, contractor is entitled to time extension in case date of completion is extended. Such delays can also affect non critical activities which must be considered with more detailed compendium or adjustment of float time.Excusable delays can be further classified in compensable and noncompensable delays.2.3.2.1 EXCUSABLE COMPENSABLE DELAYSAs lay down suggests excusable compensable delays are those in which contractor is entitled for free allowance (compensation) i.e. monetary compensation and time extension as well. provided 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(prenominal)(prenominal) delay could be that client doesnt allow access to localize even after notice to proceed is attached new(prenominal) 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. below such circumstances only time extensions are granted and no monetary compensation is provided. Such delays take on act of God.2.3.3 NON EXCUSABLE DELAYSAs name suggests these delays are such that they dont have any excuse or no excuse can be tending(p) 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 affected whole continuation 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 completing work on time, improper resource allocation etc.2.3.4 CONCURRENT DELAYSThis is the most(prenominal) complex categorization of delay as it consists of both 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 possessorship etc. have to be considered carefully.Alkass et al (1996) said that Concurrent delays which contains ii 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 twain major categorization of delay causes one is Internal Cause some other is outdoor(a) Cause.Internal cause includes delays caused by parties involved in construction project like Client, asseverator, Designer, consultant these are four major parties then Subcontractors, material suppliers etc. comes. From impertinent 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 look of 23 contractors, 19 advisers, and 15 proprietors 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 DELAYGROUP1 trustworthy contract duration is too short. devise2Legal disputes b/w various parties. swan3 scant(p) definition of lusty completion.Project4In effec tive delay penalties.Project5Type of construction contracts.Project6Type of project offer and awardProject7Delay in progress payment by owner.Owner8Delay to furnish and deliver the grade to contractor by the owner.Owner9Change sights by owner during construction.Owner10 fresh in revising and plausive object documents by ownerOwner11Delay in approving shop drawings and sample materialsOwner12 slimy communication and co-ordination by owner and other partiesOwner13Slowness is decision do process by ownerOwner14Conflicts between articulation ownership of the projectOwner15Unavailability of incentives for contractors for ending leading of scheduleOwner16Suspension of work by ownerOwner17Difficulties in financing project by contractor. affirmer18Conflicts in subcontractors schedule in execution of project asseverator19Rework due to errors during construction.Contractor20 inadequate situate focal point and supervision by contractorContractor21 unretentive communication and co-or dination by contractor with other partiesContractor22 powerless cookery and scheduling of project by contractorContractor23Improper construction methods implemented by contractor.Contractor24Delays in subcontractors workContractor25Conflicts between contractor and other partiesContractor26Inadequate contractors work.Contractor27Frequent change of subcontractors due to their meager work.Contractor28 misfortunate qualification of the contractors technical facultyContractor29Delay in site mobilization.Contractor30Delay in performing inspection and testing by advisorConsultant31Delay in approving major changes in the scope of work by consultantConsultant32 rigidity (rigidity) of consultantConsultant33Poor communication and co-ordination by consultant with other partiesConsultant34Late in reviewing and approving shape documents by consultantsConsultant35Conflicts between consultant and project engineer.Consultant36Inadequate dwell of dsigner.Consultant37Mistakes and discrepancies i n public figure documentsDesign38Delays in producing fancy documentsDesign39 indecipherable and inadequate details in drawingsDesign40Complexity of project human bodyDesign41Insufficient selective information collection and prospect before designDesign42Misunderstanding of owners requirement by design engineer.Design43Inadequate design team experienceDesign44Un-use of advanced engineering design software.Design45Shortage of construction materials in market bodily46Changes in material types and specification during construction real47Detail in material delivery. hearty48Damage 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 breakdownsEquipment53Shortage of equipmentEquipment54Low level of equipment-operators attainmentEquipment55Low productivity and efficiency of equip mentEquipment56Lack of postgraduate technology mechanical equipmentEquipment57Shortage of moilsLabours58Unqualified work forceLabours59Nationality of laboursLabours60Low productivity level of laboursLabours61 individual(prenominal) conflict among laboursLabours62Effects of subsurface conditions outdoor(a)63Delay in obtaining permit from government outside(a)64Hot prevail 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 partyExternalTable 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 insight to various causes.Odeh AM and Battaineh HT (2002) presented following 8 major groups of construction delay.Client cerebrate factors which include finance, payment of billed work, check in work, slow decision making etc.Contractor relate factors include site counsel, improper readying, insufficient experience, improper construction methods, insufficient and unskilled work force etc.Consultant associate factors include contract counseling, improper drawings, approval of drawings, tests at site etc.Material related factors include availability, quality and famine.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 tariff matri x.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 recommendations related to these factors but very few scholars suggested to forecast delay in planning stage. Khalil and Ghaftly (1999) said delay is big issue. In order to manage it more properly and to mitigate them deep investigation to this area is needed. Having idea of oftenness, consummation 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 complexityProject 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 thickset of principal factors affecting construction durations of projectsHe gave another table comparison factors causing delay in construction projects in various economies. It gives an overview of uncouth factors in these economies. It gives a clear understanding of various countries at once.Factors make DelayCountries where survey was conductedUSUKDEVELOPING COUNTRIESTURKEYNIGERIASAUDI ARABIAHONG KONGINDONESIA intemperate 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*** monetary difficulties***Delays in design work/Lack of design information*Poor site management****Impractical design*Poor communication** malapropos type of contract used*Lack of designers experience*Inaccurate estimating***Table 2.2 Source Chan and Kumarswamy (2001)O gunlana and Promkuntong studied and compared construction industry of Thailand and other economies. Study involved delays experienced in the High Rise twist construction projects in Bangkok, Thailand. According 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 personnel 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 cl 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 managemen t information systemMistakes during construction stage.COUNTRYRESEARCHERSMAJOR CAUSES OF DELAYSSaudi-Arabian-Arabian ArabiaAssaf et alSlow preparation and approval of shop drawingsDelays in payments to contractorsChanges 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/design stick outUnforeseen site conditionLate deliveriesKuwaitKoushki et al changing ordersOwners financial constraintsOwners lack of experience in the construction businessUAEFaridi and El-SayeghSlow preparation and approval of drawingsInadequate early planning of projectSlow decision making of ownersS hortage of manpowerPoor site management and supervisionLow productivity of manpowerSaudi ArabiaAssaf and Al-HejjiChange in orders by the owner during constructionDelay in progress paymentIneffective planning 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/ Administrative decree 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 SUMMARYA 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 c an 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 brought 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 prescribe 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 s ick of(p) and project faces delay.