Abstract

Development of economy in every nation is based on construction projects undertaken through

several types of contracts. However, construction industry is suffering from delay phenomenon.
Effects of delay in construction projects seem critical and if not handled appropriately, it could
result to wastage and less utilization of resources. This has contributed to negative impact on
stakeholders in the construction industry. This research aims to appraise the main causes and
effects of delay on tertiary institution construction projects with a view to minimizing its causes
and improve project delivery, examine the factors responsible for project delay in tertiary
institution in Niger state. The objectives were achieved by examining the effects of construction
delays on tertiary institution construction projects. 150 structured questionnaire were distributed
to the professionals in the construction industry ( Architect, Quantity surveyor, Project manager,
contractor and civil engineer ) and 135 were retrieved for computation of the result and
discussion. Several analyses such as mean, ranking, correlation, t-test and analysis of variance
(ANOVA), were used to analyze the data. The result shows that insufficient funding, non
payment of completed works, cash flow problem during construction and interference with
project performance are the major factors that causes delay in tertiary institutions construction
project. The mitigation measures in their order of importance are: use of appropriate
construction method, systematic control mechanisms, proper emphasis on the past experience
and developing human resources in the construction industry.

1
 CHAPTER ONE

1.0 Introduction

This section of the research focuses on the introduction that serves as the background to the

research. The background formed a clear focus of the problem statement. Research questions,

aim and objectives of the research are going to be discussed. The section also discusses scope

and significant of the research.

1.1 Background of the research

Development of economy in every nation is based on construction projects that are undertaken

through several types of contracts. (Gunduz, Nielsen and Ozdemir, 2013). Nowadays, the

objectives of construction projects are challenging to be achieved as the numbers of projects

delay are increasing. Construction industries are responsible for construction projects but are

suffering from delay phenomenon. This delay phenomenon is a common problem that caused by

various factors, which affects the effort of project performance (Gunduz, Nielsen and Ozdemir,

2013).

Construction delays have negative effects on clients, contractors and consultants in term of

growth in confrontational relationships, distrust, litigation, arbitration, cash flow problems and

general feeling of unease toward one another (mahamud, Bouland and Dmaidi 2012). The timely

delivery of projects within budget and to the require standard of quality specified by the clients,

is often regarded as successful project delivery, failure to complete the project within the

targeted time, budgeted cost and specified standard of quality by the client is referred to as delay

(Wolabi et al., 2014).

Morakinyo, et al. (2015) stated that delay is a global phenomenon and occur in every

construction project but the degree of its magnitude vary from project to project. Furthermore,

2
Iruobe, et al. (2012) highlighted that effect of delay in construction projects are serious and if not

handled appropriately could result to wastage and underutilization of resources, cost of

productivity and increase cost of construction at long run. Commonly, construction projects fall

into cost and time overrun due to issues associated with delays. Delay can cause problem from

prolonging of schedules, additional cost of the project and endangering the quality of the

workmanship (Gonzaley, et al., 2013). These challenges of delays are the problems faced by the

tertiary institution projects Niger State which need urgent solution. These delay in completing

the tertiary institution projects in due time have the negative impacts on the level of assimilation

of knowledge by the student. It also brings about deficit in the facility which will improve the

standard of education in tertiary institution. Therefore, this becomes one of the reasons that

motivate the research to contribute in the delay issue.

1.2 Statement of research problem

Delay in construction affects the key players in the construction industry including the

contractors, clients and consultants. The Nigerian construction industry has suffered many

setbacks in terms of completing projects on time. Furthermore, most of the construction projects

in Nigeria experienced delay, which lead to the abandonment of the project (Mohammed and

Isah, 2012). In addition to other countries, Malaysian construction industry has been affected by

project delays for many years (Mehdi Riazi, Skitmore and Cheung, 2011). It is significantly

interesting, to study the delay effects in construction industry because research shows that seven

(7) out of ten (10) projects in Nigerian suffered delay in their execution (Ameh and Ogundare,

2013). These increases in project delays in the construction industry is hurting the economy

because it results in wastage of resources, enhance cost of project delivery and frustration among

the key players (Mohammed & Isah, 2012). Yet construction is one of the principal sectors that

3
can revitalize economic growth in Nigeria (Mohammed & Isah, 2012). Investment in

construction projects and related infrastructure and service has multiple direct and indirect

effects on economy of the nation. Unfortunately, delay in tertiary institutions in Niger State

especially buildings, will continue to plague the construction industry in the foreseeable future,

unless mitigation strategies are taken by the industry. The government may lack sufficient

mitigating measures to address the problems of delay. Although much has been done in

identifying the factors that influence projects delay in construction projects in Nigeria and yet the

industry still experiences delay (Owolabi et. al., 2014).

This is attributed to the fact that there is still lack of information or knowledge for the effective

mitigation strategic measures to address delays. This research therefore, seek to fill the gap that

exist by contribute to these attempts of previous researches in identifying further the causes of

delay in tertiary institutions projects in Niger state with a view of establish mitigation strategic

measures to address delays.

1.3 Research Questions

The problem of delay in the completion period of construction projects in institutional buildings

in Niger state raised the following questions.

i. What are the causes of project delay in tertiary institution in Niger state?

ii. What are effects of project delay in tertiary institutions in Niger state.

iii. What measures could be taken to minimize or eradicate delays in tertiary institution

project in Niger state

iv. What are the significant relationship between the causes and effects of delay in tertiary

institutions in Niger state

v. How can projects be delivered in tertiary institutions in Niger state without delay

4
1.4 Aim and Objectives of the research

1.4.1 The aim of this research is to appraise the main causes and effects of delay on tertiary

institutional construction projects with a view to minimizing it causes and improve project

delivery.

1.4.2 Objectives

1. To examine the factors responsible for project delay in tertiary institutions in Niger state.

2. To examine the effects of project delay in tertiary institutions in Niger state.

3. To determine the relationship between the factors causes delays identified by the

stakeholders (contractor, client, consultants etc).

4. To develop mitigation strategic measures to minimize the delays on tertiary institution

projects.

1.5 Research hypothesis

Ho: There is no significant relationship between the causes and effects of project delays in

tertiary institutional building in Niger state.

1.6 Justification of the Research

A few selected related articles were presented in this section on causes and effects of delay on

construction works. Yates (2003) studied construction delays, the study developed a decision

support system for construction delay analysis called (DAS). The main categories of delays in

DAS according to the study, includes engineering, equipment, external delays, labour,

management, material, owner, subcontractors and weather.

Similarly, Mansfield et al,.(1994) studied the causes of delay and cost overrun in construction

project in Nigeria. The result showed that the most important factors are financing and payment

5
for completed works, poor contract management, changes in site conditions, shortage of

materials and improper planning.

Also, Odeh and Battaineh (1999), evaluated the progress reports of 164 building and 28 highway

projects constructed during the period of 1996- 1999 in Jordan. The results indicate that delays

are extensive: the average ratio of actual completion time to the planned contract duration is

160.5% for road projects and 120.3% for building projects. Likewise, AL- Momani (2000),

conducted a quantitative analysis of construction delays by examining the records of 130 public

building projects constructed in Jordan during the period 1990 – 1997. The researcher presented

regression models of the relationship between actual and planned project duration for different

types of building facilities. The analysis also included the reported frequencies of time extension

for the different causes of delays, user changes, weather, site conditions, late deliveries,

economic conditions and increase in quantities.

Moreover, Mohammed & Isah (2012) conducted a review on project delays in developing

countries during the planning and construction stages. In their study they found that the delay

and cost overrun of construction projects are dependent on the very early stage of the project.

In another related study, Leishman, (1993) presented a paper which discussed different delay

analysiss techniques that are currently used by practitioners in the construction industry, it also

discuss a proposed new delay analysis technique called called the isolated delaytype (IDT).

These techniques were tested against a case example and their strengths and weakness

highlighted.

Empirically based time(physical building time) or contract time ( performance research measure

against the date stipulated in contracts).Bromilaw (1998) developed cost and time model that

could be used to evaluate delay in projects. One outcome of this study was the development of

6
an empirical relationship between total cost of construction and project duration. The equation

describing the average duration as a function of value is T=KCB, where ’ T’ is construction

period from possession of site to practical completion in days, ‘C’ is the final adjusted project

value, ‘K’ is a constant describing how time performance of cost level. This established the

parameters of cost/ time performance predictability, although the performance of the individual

projects varied significantly.

The relationship was re- tested by Bromilow (1998) in collaboration with the Australian institute

of Quantity surveyors (AIQS) in two follow- up contract time performance studies, in 1976 and

1988. The former study investigated 408 projects built between 1990 and 1996 and found they

despite evidence of greater variation between the time performance of project of similar value,

the relationship between construction duration and project cost uncovered in the 1960s still

holds, the 1988 study investigated 408 projects built between 1976 and 1986. It found that the

average contract time was about 32% for government contracts and 22% for private contracts

(Bromilow, Hinds, & Monday 1998).

McManus et al,(1996), who evaluated delay causes in architectural construction projects,

concluded that many delays manifest during all projects phases and primarily occur during the

construction phase; however, delay that start in the design phase include inadequate schedule

control by architects, inability of owners to review design in a timely manner, late incorporation

of emerging technologies in to a design, and ineffective coordination and /or inclution of project

user groups. Basu ( 2005) identified factors at the start of project that almost certainly lead to

project delays and provided insight in to the reasons for the delay and their impact on schedule.

Toor and Ogunlana (2008) studied construction delays in Thailand. They found that the

problems faced by the construction industry in developing economies like Thailand could be (a)

7
shortages or inadequacies in industry infrastructure ( mainly supply of resources); (b) caused by

clients and consultants and (c) caused by contractors incompetence/inadequacies. They

recommended that there should be concerted effort by economy managers and construction

industry associations to provide the necessary infrastructure for efficient project management.

Chan and Kumaraswamy (2008) conducted a survey to determine and evaluate the relative

importance of the significant factors causing delays in Hong kong construction projects. They

analysed and ranked main reasons for delays and classified them in to two groups; (a) the role of

the party in the local construction industry (i.e, whether client, consultants or contractors) and (b)

the type of projects.

Result indicated that five major causes of delays were; poor site management and supervision,

unforeseen ground conditions, low speed of decision making involving all project teams, client

initiated variations and necessary variation of works. Odeyinka and yusif (1997) have addressed

the causes of delays in building projects in Nigeria. They classified the causes of delay as

project participants and extraneous factors, client related delays including variations in orders,

slow decision making and cash flow problems. Contractor related delays identified were;

financial difficulties, material management problems and shortage of manpower. Extraneous

causes of delay identified were; inclement weather, act of nature, labour disputes and strikes.

Similarly, Odeh and Battaineh also conducted a survey aimed at identifying the most important

causes of delays in construction projects with traditional type of contracts from the view point of

construction contractors and consultants. Result of the survey indicated that contractors and

consultants agreed that owner interference, inadequate contractor experience, financing and

payments, labour productivity, slow decision making, improper planning and subcontractors

were among the top ten most important factors. Frimpong et, al., conducted a survey to identified

8
and evaluate the relative importance of significant factors contributing to delay and cost overrun

in ground water construction project.

1.5 Significant of research gap

This research will provide insights that reveal the factors causes delays in tertiary institution

projects in Niger State. It enables project delivery organization or firms to become more

knowledgeable of the causes and effects of project delay, hence looking into ways that can

minimize projects delays. With this both contractors and clients shall maintain productivity and

sustainability by identifying, acquiring and adequate implementation measures that prevent

delays on construction projects hence leading to improve project delivery.

The research on tertiary institution projects will contribute to the universe of knowledge

regarding the initiation, planning, execution and completion of building projects, since the

previous researches were not based on tertiary institution projects.

1.6 Scope of research

The research work will focus on the causes and effects of project delay in tertiary institutions in

Niger state. Data’s will be collected from the Works and Services Department of various

institutions in Niger State. These institutions are Federal University of Technology Minna,

Ibrahim Badamosi Babaginda University Lapai, Federal Polytechnic, Bida, Niger state

polytechnic, Zungeru, Federal college of education Kontagora, Niger State college of education

Minna, College of Agriculture Mokwa, School of Nursing Bida and National Cereal Research

Institute Baddegi.

The targeted group for this research will be professionals like Architects, Quantity Surveyors

Builders, Engineers, Foreman, Contractors, Consultants, client etc. It is justified by (Oladapo,

2007 & Radosaljevic and Bemert, 2012). that the main project participants in a typical

9
construction project in Nigeria are the client and his/her team of professional advisers

(consultants) on one hand and the main contractor, subcontractors and suppliers on the other

hand.

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 CHAPTER TWO

LITERATURE REVIEW

2.0 Construction Industry

Construction encompasses all civil engineering works and all types of new building projects as

well as the maintenance and repairs of existing facilities (Salleh, 2009). More so, Radosavljevic

and Bennett (2012) defined construction as a series of activities undertaken by construction

companies that produce or alter buildings an infrastructure. Therefore, construction simply

means an act of building or erecting structured products to a prepared shape using appropriate

resources and machineries.

Zakaria, Ismail and Yusof (2012) identified construction industry as a sector consists of housing,

commercial and infrastructure development. Harrison (2007) defines construction industry as the

subdivision of manufacture and trade based on the building, maintaining, and repairing

structures. Building and construction industry is the industry of erecting, analyzing,

restructuring, renovating, changing, demolishing, relocating, maintaining or repairing any form

of building constructed weather on or off site (CSQ, 2012). The functions that construction has

make it to be big, lively and difficult industry division that plays a vital role in the Nation’s

economy. Building houses, places of works, markets, and places of worships; roads, and

repairing and maintaining nation’s physical infrastructure are part of the functions of

construction industry (Behm, 2008).

Therefore, construction industry is one of the biggest industries that contributed to the economic

growth of nations. This statement was justified by Mahamid et al. (2012) stated that construction

industry is one of the industry that provides important ingredients for the development of an

economy. Salleh (2009) defines construction industry as a subdivision of the economy that is

11
responsible for the planning, design, construction, maintenance and sometimes demolition of

buildings. The definition further states that it is basically service industry, which obtains its

inputs and outputs from the subdivisions of economy that they are interrelated and inter-linked.

Therefore, looking at the importance of construction industry in the economic development of

nations, it becomes necessary to study the activities of the industry and also to be very much

vigilant upon all the impediments that will affect the output and quality of the product facilities.

2.1 Delays in Construction

Delay is a term that being referred to as time and cost overrun in construction projects (Memon

et al., 2011). This definition is similar to Hamzah et al. (2012) as delay is time and cost in

construction projects. They stated that delay is time overrun or extension of time for

accomplishment of a project. Construction delay is the action or situation that fallouts in

finishing the project later than agreed in the contract. A delay can also affect to starting or

finishing a specific activity later than planned (Mubarak, 2010). However, the definitions above

captured time and cost but has to be related to the one agreed in the contract or in the inception

stage.

Menesi (2007) defines project delay as the accumulated effect of the delays in the individual

activities. Definition of project delay given here lacks some terms. Budgeted cost and contract

initial period are the most important terms that supposed to be mentioned, because the factors of

delay affect cost and time first before anything else in the construction industry. Amongst the

key players of the industry, contractor normally became the prime victim of delay factors for the

fact that contractor is responsible for all the acts and omissions of the contractor’s employees,

subcontractors, their agents and employees, and any other person performing work under a

12
contract with the contractor (Frank, 2012). Upon all the research conducted, different perceptions

on definitions were given to delay.

Table 2.1 Consists of some of the definitions by various scholars:

Table 2.1 Definitions of delay

No Author Year Definition

1. Al-Kharashi and 2008 Loss of output and revenues in

Skitmore construction projects.

2. Howick et al. 2009 Events that will have an impact on the final
date for completion of the project.

3. Motaleb and Kishk 2010 The time overrun either beyond the
contract date or outside the date that the
parties agreed upon for delivery.

4. Ali, Smith and Pitt 2010 Situation where the project cannot be
completed under the planned time.

5. Abedi, Fathi, and 2011 Late completion of works as compared to

Mohammad the planned scheduled on the contract.

6. Chidambaram, et al. 2012 Situation when the contractor and project

owner jointly or severally contribute to the
non-completion of the project within the
original or the stipulated or agreed contract
period.

7. Afshari et al. 2011 Situation in which a project due to some

causes related to the contractor, client,
client’s consultants or other causes has not
been finished in contractual or agreed
period.

8. Marzouk and El-Rasas 2012 Time overrun either beyond the contract
date or beyond the date that the parties
have agreed upon for the delivery of the
project.

9. Hamzah et al. 2012 Time overrun or extension of time for

completion of a project.

13
 10. Mehdi Riazi and 2013 Deviation from the originally planned
Lamari period.

11. Gonzalez et al. 2013 The actual time of project completion

frequently exceeds the planned time is
known as delay or overrun.

Table 2.1 above indicates the definitions of delay from different researchers.
The definitions given mostly consider the inability of the contractor to finished project as

planned. Al-Kharashi and Skitmore (2008) gave the definition as loss of output and revenue in

construction projects. This clearly include cost overrun as the way Memon et al. (2011) and

Hamzah, et al. (2012) defined delay. According to the gathered definitions, delay in construction

project is any situation that can lead to extension of scheduled project period or increase on

initially budgeted cost of the project due to human or natural causes during design and

construction processes.

2.2 Types of Delays

There are several types of constructions delay due to their causes. They may be caused by the

contractor, client, and client’s representative and from natural source. Aibinu and Jagboro,

(2002) discussed that delays are classified into excusable and non-excusable delays. Excusable

delays are sub divided into excusable with compensation and excusable without compensation

based on their happenings.

But according to Yates and Epstein (2006), delays can be categorized into four (4) main groups

as non-compensable excusable, compensable excusable, non-excusable and concurrent delays.

However, since three decades back, delay was categorized into three (3) groups according to

liability; compensable, excusable and non-excusable delays (Kraiem and Diekmann, 1987).

These three (3) groups of delay were confirmed by Dayi, (2010). Therefore, this research focuses

14
on the four (4) categorization of delay namely; excusable compensable, excusable non-

compensable, non-excusable and concurrent delays (Yates and Epstein 2006).

2.2.1 Excusable Delays

Excusable delays are delays that the contractor will not be penalized due to their occurrences. It

can be divided into compensable and non-compensable (Tawil et al., 2012). Therefore, excusable

delays simply mean that they are the type of delays which are beyond the control of the

contractor or subcontractors. If it happens, the damages it caused should be on the owner or none

of them responsible for the cause, and in this situation a considerable time be given to the

contractor to complete the project. This situation is known as “time at large” (Hackett et al.,

2007).

2.2.2 Excusable Delays with Compensation

Compensable excusable delays are those delays that caused by client (Yates and Epstein, 2006).

It results in time extension and compensation to the contractor. These delays result from various

circumstances as stated by Yates and Epstein (2006). The first is the inability of the owner to

provide work site in time, which causes project delay. Changes which were initiated by the

owner and owner’s delay in delivering order to continue work also subject the project to run in to

delay.

Defective designs, poor coordination of other contractor’s work by the owner and

owner’s inability to supply equipment in time were also types of circumstances that cause

excusable delay with compensation. Misleading of contractor due to the information of the

owner, interference of owner with the performance of the contractor, delay in the approval of

shop drawings are among the situations that lead to excusable delays with compensation. Others

15
are changes in the contract requirements and the encountering of different site condition by the

contractor (Yates and Epstein, 2006).

Excusable delays with compensation at times lead to schedule extension and results to the owner

financial damages to the contractor (Aibinu and Jagboro, 2002). Therefore, this type of delay

will affect the client funding budget because the contractor can claim for damages for all the

causes emerged from the side of the client or his representatives.

2.2.3 Excusable Delays without Compensation

Excusable delays without compensation are delays that are not the caused by the owner or the

contractor. They are “Acts of God” or other unforeseeable causes beyond the control of both

parties (Hackett, et al. 2007; Yates and Epstein, 2006). Contracts usually contain a clause called

the force majeure clause, which enumerates the various causes of delays for which neither party

is legitimately responsible.

2.2.4 Non-excusable Delays

Non-excusable delays can be attributed to the actions, or inactions, of the contractor. When a

contractor causes delays to the completion of a project, such delays preclude the contractor from

obtaining a time extension and may also trigger delay damages against the contractor. Some of

more common contractor caused delays as mentioned by Muhamad, (2010) include failure of

contractor to mobilize the site and start the work in a timely manner. It includes also delay in the

submission of shop drawings to the owner for approval, inadequate construction equipment and

defective works.

Others examples include deviating from the contract specification, labor, material, and other

resources management deficiencies during construction, deficiency of coordination of tradesmen

16
and subcontractors and failure to execute various portions of the work in a timely manner. More

so, client can claim damages if it had been captured in the contract agreement (Muhamad, 2010).

Therefore, contractor is liable to pay damages to the client in this type of delays. It is important

to note here that contractor is to look at all the possibilities of avoiding the delays for him to

attain a meaningful margin at the end of the project execution.

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2.2.5 Concurrent Delays

On a typical construction project, delays do not constantly fall into one of the three previous

categories discussed but quite often there are multiple factors that cause or contribute to delays

(Yates and Epstein, 2006). Therefore, Ibbs, Nguyen and Simonian (2011) defined concurrent

delays as ordinarily labeled as two or more delays that happen at the same time, either of which

would cause a project delay.

Figure 2. 1: Classification of delay

(Source: Dayi, 2011)

Furthermore, Masrom Md (2007) describes concurrent delay as the occurrence of non-excusable

and excusable compensable types of delay. From the above definitions given by the scholars, it is

conformed to the statement of Dayi (2011) which says, it is the type of delays which seems like a

simple issue and still there is no clear definition of concurrent delays.

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2.3 Delay factors in Construction Projects

Delay in construction is associated with three main causes (Hackett et al., 2007). Ren, Atout and

Jones (2008) classified delay into three (3), namely delay caused by contractor, employer or his

representatives and those by events that are out of both the contractor and employers and it is

termed as ‘act of God’.

Financing by contractor during construction, delays in contractor’s payment by owner, design

changes by owner or his agent during construction, partial payments during construction, and

non-utilization of professional construction/contractual management act as the most common

causes of delay in construction projects (Abd El-Razek, Bassioni and Mobarak, 2008).

Ali, et al. (2010) concluded in their research that labor shortage, contractors’ financial

difficulties, construction mistakes and defective works were the most common causes of delay.

Furthermore, the research mentioned the effects of delays on construction industry as cost

overrun, extension of time, late payment, rescheduling, affect company reputation and loss of

productivity and efficiency. The result shows that cost overrun and extension of time have

significant effects on contractor. However, the contractor reputation did not fall in to one of the

common effects on contractor in the research, despite its advantage. Therefore, looking further to

investigate and substantially justify the effects of constructions delays on contractor’s reputation

become very much important.

2.4 Contractor-related Delay Factors in Construction Projects

Saleh (2009) define contactor as the person or organization that is responsible for planning and

execution of construction project. Therefore, contractor related delays are the most important

delays in the construction industry. This statement was justified by Gündüz et al. (2013). They

19
said that contractor-related group of delay factors was the most significant group to cause delays.

Table 2.2 below indicates the contractor related causes of delays.

Table 2.2 Contractor-related Delay factors

No Author Locatio Contractor-related Factor Findings
n

1 Alwi and Indone  Too much overtime for  Lack of trades’ skill.
Hampso sia labour.  Slowness in making
n (2003)  Inappropriate decisions.
construction methods.  Design changes.
 Equipment shortage.  Delay of material delivery
 Poor equipment choice. to site.
 Ineffective equipment.  Inappropriate construction
 Outdated equipment. methods.
 Poor site layout.
 Poor storage of material.
 Misuse of material.
 Lack of contractor’s skill.
 Lack of trades’ skill.
 Poor scheduled delivery.
2 Ren, Dubai  Inappropriate  Preparing the method
Atout (UAE) organization statement.
and Management.  Financing project by the
Jones  Lack of technical contractor.
professional in the  Organizational chart.
(2008)
organization.  Communication externally
 Unsmooth external and and internally.
internal communications.  Mistake during
 Lack coordination with construction.
subcontractors.  Unrealistic control
 Centralization with top duration.
Management.  Many provisional sum and
 Delayed mobilization. prime cost.
 Incompetent contractor  Nomination of
staff. subcontractors and
 Poor planning, suppliers.
scheduling or resource  Client’s irregular payment
management. to the main contractor.
 Poor quality control.  Incomplete drawings.
 Congested construction  Delay in approval of
site. document.
 Incomplete contract
document.
 Changes in drawings and

20
 specifications.
 And duration of inspection
procedure.
3 Abd El- Egypt  Financing by contractor.  Financing by contractor.
Razek,  Slow delivery of  Delay in contractor’s
Bassioni materials. payment by owner.
and  Preparation of drgs and  Design changes by owner
sample. or his agent during
Mobara
 Lack of data base in construction.
k (2008)
estimating activity  Partial payment.
duration and resources.  Non-utilization of
 Shortage of materials. professional
 Controlling SC by MC. construction/contractual
 Poor labor productivity. management.
 Errors due to  Slow delivery of materials.
inexperience.  Difficulty of coordination
 Shortage in equipment. between various parties
 Shortage in labor. (contractor, SC, owner,
 Unskilled operators. consultant) working on the
 Poor equipment project.
productivity.  Slowness of the owner
 And accident during decision making process.
construction.  The relationship between
different SC schedules.
 Preparation of shop
drawings and material
samples.
4. Toor. Thailan  Lack of competent  Lack of standardization of
and d subcontractor / suppliers. design.
Ogunlan  Lack of necessary  Lack of contractor’s
a (2008) machinery. experience.
 Tools and automation  Inadequate experience.
available for project.  Lack of competent
 Lack of contractor’s subcontractor /suppliers.
experience and control  Unrealistic project
over project. schedule.
 Poor efficiency of  Lack of responsibility.
supervisor or foreman.  Contractor’s financial
 Using obsolete difficulties.
technology.  Poor management.
 Contractor’s financial  Poor site access.
difficulties.  Poor efficiency of
 Inappropriate supervisor or foreman.
construction methods.  Delay of client payment
 Lack good relationship  Shortage of funding.
with client/consultant.  Errors and omissions in

21
 design documents.
 Confusing and ambiguous
requirements.
 Low constructability of
design.
 Lack of timely decision.
 Slow responses from the
client organization.
 Impractical design.
 Unclear lines of
responsibility.
 Lack of machinery.
 Tools and automation
available for project.
5. Sweis, Jordan  Lack of contractor  Poor planning and
Sweis, personnel. scheduling of the project by
AbuHam  Shortage of professionals. the contractor.
mad,  Insufficient coordination  Financial difficulties faced
among parties by by the contractor.
and
contractor.  Too many change orders
Shboul
 Delay in mobilization. from owner.
(2008).  Safety rules and  Shortage of man power.
regulations practices in the  Incompetent technical staff
organization. assigned to the project.
 Incompetent technical
staff.
 Improper technical study
by the contractor during
the bidding stage.
 Poor planning and
scheduling.
 Ineffective quality control.
 Use of unacceptable
construction techniques.
 Financial difficulties.
 Delays payments to sub-
contractors.

Table 2.2 (Continued)

No Author Location Contractor-related Factor Findings

6 Tumi, Libya  Improper planning,  Improper planning.

Omran shortage of supply.  Lack of effective
, and  Cash-flow problems communication.

22
 Pakir during construction.  Design errors.
(2009)  Inadequate of  Shortage of supply.
experiences,  Slow decision making.
 Site accidents.  Financial issues.
 Negligence.  Shortage of materials.
 Late deliveries of  Cash-flow problems.
materials and equipment.  Increase in quantities.
 Mismanagement by the  Contractor
contractor. mismanagement.
 Negotiation during  Executive bureaucracy in
construction. the owners’
 Mistakes during organization.
construction.  Notification of extra
 Conflicts in work works.
schedules of  Changes in site
subcontractors. condition.
 Dispute and shortage of  Date of notice to proceed
materials. and financing matters.
Effects
 Loss of interest by the
stakeholder.
 Blacklist by authorities.
 Waste of money and
time.
 Declination of
reputation.
7 Motale UAE  Late delivery of Causes
b and materials.
Kishk.  Slow mobilization of  Change orders.
labor.  Lack of capability of
(2010)
 Shortage of skilled labor. client representative.
 Labor productivity.  Slow decision making by
 Labor supply. client.
 Absenteeism and strike.  Lack of experience of
 Low motivation. client in construction.
 Insufficient numbers of  Poor site management
equipment. and supervision.
 Equipment allocation  Incompetent project
problems. team.
 Inadequate modern  Inflation /price
equipment. fluctuation.
 Unreliable sub-  Inaccurate time
contractor. estimating.
 Inappropriate  Late delivery of
construction methods. materials.
 Inadequate contractor  Improper project
planning/scheduling.
23
 experience.  Inaccurate cost
 Contractor’s financial estimating.
difficulties.  High interest rate.
 Inaccurate site  Client’s financial
investigation. difficulties.
 Unreasonable constraint
to client.
 Inappropriate onstruction
methods.
Effects
Cost and time overrun.

8 Ayudh Singapore  Inaccurate bill of Delay in progress payment

ya quantities. by owner.
(2011)  Inability of contractor to Main contractor financial
sublet the contract during problems.
bidding. Adverse weather
 Violating conditions of conditions.
the contract. Evaluation of completed
 Poorly written contract. works and insufficient
 Contractor financial working drawing details.
problem. Fluctuation in materials
 Inflation and exchange cost and labor during
rate. construction.
 Accuracy of project cost
estimate.
 Fluctuation in materials
cost and labor during
construction.
 Lack of skill labor and
engineers.
 Deficiencies of
organization.
 Third party delays and
accidents.
 Poor quality of completed
works.
9 Mehdi Malaysia  The Use of Supply Chain Yet to finished the research
Riazi, Management to Reduce
Skitmo Delays:
reand  Malaysian Public Sector
 Construction Projects
Cheun
g
(2011)

10 Memo Malaysia  Lack of experience.  Poor design and

24
 n,  Late delivery of delays in design.
Abdur materials.  Unrealistic contract
Rahma  R/ship between duration and requirements
n. and management and labor. imposed.
 Poor site  Lack of experience.
Azis
management.  Late delivery of
(2011)
 Mistakes during materials and equipment.
construction.  Relationship
 Cash and financial between management and
difficulties. labor.
 Poor financial  Delay preparation
control on site. and approval of drawings.
 Delay in material  Inadequate
procurement. planning and scheduling.
 Rework.  Poor site
 Shortage of site management and
workers. supervision.
 Incompetent sub-  Mistakes during
contractor. construction.
 Labor productivity.  Changes in
 Equipment material specification and
availability and failure. type.
 Shortage of skilled
labor.
 Waste on site.
 No. of construction
going on at the same time.
 Lack of
constructability.
 Contractual claims.
 Unsuitable
construction methods.
 Insufficient no. of
equipment.
 High cost of
machinery and
maintenance.
 Labor absenteeism.
 Severe overtime
and delay payment to
supplier and subcontractor.

Table 2.2 (Continued)

No Author Location Contractor-related Factor Findings

25
11 Ali, Malaysia  Contractor’s financial CAUSES
Smith, difficulties.
and Pitt  Material shortage.  Labor shortage.
 Labor shortage.  Contractor’s financial
(2012)
 Poor site management. difficulties.
 Equipment and tool  Construction mistakes
shortage. and defective works.
 Construction mistakes  Coordination problems.
and defective works.  Material shortage.
 Coordination problems.  Poor site management.
 Equipment and tool
shortage.
EFFECTS

 Cost and time overruns.

 Late payment.
 Rescheduling.
 Affect company
reputation.
 Lost productivity and
efficiency.
12 Hamzah Malaysia  Labor productivity.  Labor productivity.
,  Delivery of materials on  Delivery of materials on
Khoiry, site. site.
Arshad,  Increased material price.  Increased material price.
 Insufficient equipment.  Insufficient equipment.
Badaruz
 Financial difficulties  Financial difficulties
-
faced by contractor. faced by contractor.
zaman  Inadequate contractor  Financial difficulties
and experience. faced by owner.
Tawil  Poor site management.  Inadequate contractor
(2012)  Construction mistakes experience.
and defective work.  Poor site management.
 Improper planning.
 Construction mistakes
and defective work.
13 Mahami Palestine  Conflict between  Political situation.
d, contractor and other  Segmentation of the west
Bruland parties. bank.
and  Poor  Award project to lowest
communication by bid price.
Dmaidi
contractor with other  Progress payment delay
(2012)
construction parties. by owner.
 Financial  Shortage of equipment.
difficulties.
 Ineffective
scheduling of project by

26
 contractor.
 Rework because of
errors during construction.
 Delay in
commencement.
 Poor qualification
of the contractor’s
technical staff.
 Poor resource
management.
 Poor site
supervision by contractor.
 Improper
construction method.
14 Akogbe, Benin  Poor site management  Financial
Feng, and supervision. incapability.
and  Financial capability.  Financial
Zhou  Poor subcontractor difficulties of owner.
performance.  Poor performance
(2013)
 Materials procurement. by SC.
 Lack of skilled workers.  Materials
 Defective work. procurement.
 Labour injuries.  Changes in
 Construction mistakes. drawings.
 Inadequate planning.  Inadequate
 Scheduling, and planning and scheduling.
equipment availability.  Slow inspection of
completed works.
 Equipment
availability.
 Preparation and
approval of drawing.
 Accepting
inadequate design.
15 Mahami Palestine  Difficulties in  Segmentation of
d (2013) financing project by west bank and limited
contractor. movement between areas.
 Poor  Political situation.
communication by  Progress payments
contractor. delay by owner.
 Conflict between  Lack of equipment
contractor and other efficiency.
parties.  Difficulties in
 Poor resource financing project by
management. contractor.
 Rework due to  Personal conflicts

27
 errors during construction. among labors.
 Ineffective  Poor
scheduling of project by communication by
contractor. consultant.
 Poor qualification  Conflict between
of contractors’ technical contractor and other
staff. parties.
 Delay in  Award project to
commencement. lowest bid price.
 Poor site  Unreasonable
supervision by contractor. project time frame by the
 Improper owner.
construction method.

The contractor related causes of delay in the construction industry was compiled as in Table 2.2.

The literature available covers one decades of period, ranging from 2008 – 2018. Alwi and

Hampson, (2003) identified twelve (12) contractor related causes of delay in their literature. The

result of their research indicates that lack of trade skills slowness in making decisions, design

changes, and delay in the delivery of materials to site were significantly causes delay in

construction due to contractor lapse. However, the research did not touch the effects of the delay

on the key players in the construction industry, which contractor is one of them.

Another research conducting by Ren, et al.. (2008) stated various factors of delay caused

by the contractor. The findings of the research revealed that preparing method statement,

financing project by contractor, organizational chart, and communications (both internally and

externally) and mistakes during construction caused delay from the contractor side. These most

significant factors in the research most have effects on the contractor. Because the delay that

emerges from the contractor site is among the non-excusable delays.

In addition, Abd El-Razek, et al. (2008) conducted a research in Egypt. The research

identified financing by the contractor, owners delay in payment; changes during construction by

the owner, partial payment and non-utilization of professional contractual management were the

28
most significant factors that caused delay. Out of these factors, financing by the contractor and

non-utilization of professional construction management were related to contractor. The result

resembles Ren, et al. (2008), where it indicates that financing project by the contractor is among

the significant factor that causes delay. In contrast, Toor and Ogunlana (2008) identified lack of

standardization of design, lack of contractor experience, lack of competent subcontractors and

unrealistic project schedule were the most significant factors. The research identified contractor

financial difficulties as less significant. This may be due to geographical locations where the

researches were conducted. However, Sweis, et al. (2008) confirmed that poor planning and

scheduling, financial difficulties by the contractor were the most significant causes of delay that

are related to contractor.

Improper planning and lack of effective communication were the most significant factors

that caused delay in construction project related to contractor as stated by (Tumi et al., 2009).

But in the case of Motaleb and Kishk (2010), it was stated that late delivery of materials, slow

mobilization of labor, shortage of skilled labor, labor productivity and labor supply were causes

of delay that related to contractor. Others are absenteeism, low motivation, insufficient

equipment and their proper allocation, inadequate standard equipment, unreliable sub-contractors

and inappropriate construction methods. Inadequate contractor, contractor financial difficulties

and inaccurate site investigation were also contractor related causes of delay. However, the

findings of the research revealed that change orders and incapable client’s representative were

the most significant factors that cause delay. These are client and the representative related

causes of delay.

The research conducted by Ayudhya (2011), stated that main contractor financial

problems is one of the significant causes of delay in Singapore. Though, in Malaysian

29
construction industry, it was stated that lack contractor experience, late delivery of materials and

relationship between labor and management were the significant factors (Memon, et al., 2011).

Ali, et al. (2012), outlined seven contractor related causes of delay in Malaysia as labor shortage,

financial difficulties, mistakes, coordination problem, materials shortage, poor site management

and shortage of equipment. They also outline effects of delay as cost and time overrun, late

payment, rescheduling, affects company reputation, and low productivity and efficiency.

Therefore, looking at all the delay factors and their causes, discussion on the effects of delay is

not adequate. More so, the research conducted, which investigates the effects of delay on

contractor in the construction industry is limited.

2.5 Effects of Delay Factors

Based on the research conducted by Mehdi Riazi and Lamari (2013), it identifies time frame

extension, increase in cost due the extension of time, government periodic budget and plan

execution, and cost overrun as effects of delays in construction projects. Furthermore, they said

the reputation is always at stake in delay cases and the government risks losing public

confidence, also the depressing condition is subject to litigation and arbitration. Mehdi Riazi et

al. (2011) stated in their research that delays have serious effect on construction organizations,

which results to increase in cost of the project, loss of opportunity cost, damage in reputation,

arbitration, litigation and even to the worse situation of abandonment of the project. However,

scholars concerned on the effects of delays on construction organization in general, but there is

need to look at the effects on the reputation of the organizations since reputation is an intangible

asset and it affects future business.

Delay in completion of projects includes an increased overheads and loss of opportunity of

taking on other profit-earning projects with the resources tied down on the delayed project

30
(Ndekugri, Braimah and Gameson, 2008). Table 2.3 summarizes the effects of delay in the

construction industry from various studies. Table 2.3, summaries the effects of construction

delay in construction industry from various researches around the world. This is indicating that

delay has effect on the construction projects. The effects of this delay affect the contractors,

clients and consultants in the projects. This research focuses the contractor and the effects of this

delay on their reputation.

Researchers confirmed various effects of delay in construction industry. Cost overrun, time

overrun, disputes, arbitration, litigation and total abandonment were the effects of delay in

construction industry (Motaleb and Kishk, 2010; Abedi, et al. (2011) and Mehdi Riazi, et al.

(2011). In addition, Mehdi Riazi, et al., (2011) mentioned that, loss of opportunity cost and

reputation damage was the effects of delay in construction industry.

Ashnaari et al. (2010) conducted a research and confirmed that increased disputes and costs, loss

of outputs, create social problems, affects social and economic conditions in the project is being

built were effects of delay. Although Alnuaimi, et al. (2010) stated mentioned effects of delay as

time overrun, claims and disputes, cost overruns, affect the performance and moral of labor and

additional costs due to variations.

31
Table 2.3: Effects of Delay
No Author Year Location Effects of Delays

1. Tumi, 2009 Libya  Lost of Interest by the Stakeholder

Omran and  Blacklist by Authorities
Pakir  Waste of Money and Time
 Declination of Reputation
2. Motaleb 2010 U. A. .E  Time overrun.
and Kishk  Cost overrun.
 Dispute.
 Arbitration.
 Litigation.
 Total abandonment.
3. Asnaashari, 2010 Iran  Increased in the rate of dispute.
Knight and  Increased in cost (labor, material and
Hurst overhead).
 Loss of outputs.
 Create social problems to government.
 Affect the social and economic
conditions in which the project is
being built.
4. Alnuaimi, 2010 Oman  Delay completion date of projects.
et al.  Variations would result in claims and
disputes.
 Cost overruns.
 Adversely affect the performance and
moral of labor.
 Additional costs due to variations.
5. Mehdi 2011 Malaysia  Increased costs.
Riazi,  Loss opportunity costs.
Skitmore  Reputation damage.
and  Arbitration.
 Litigation.
Cheung
 Total abandonment of projects.
6. Abedi, 2011 Malaysia  Time overrun.
Fathi and  Cost overrun.
Mohamma  Disputes.
d  Arbitration.
 Litigation.
 Total abandonment.
7. Haseeb, et 2011 Pakistan  Over cost.
al.  Overtime.
 Disputes.
 Negotiations.
 Lawsuits.
 Litigation.

32
  Abandonment.
8. Ali, Smith 2012 Malaysia  Cost overrun.
and Pitt  Extension of time.
 Late payment.
 Rescheduling, affects company
reputation.
 Lost productivity and efficiency.
9. Tawil, et al. 2012 Malaysia  Increase to disturbance of work.
 Loss of productivity.
 Late completion of project.
 Increase time related cost.
 Create third party claims.
 Abandonment of contract.
 Termination of contract.
Therefore, contractor is one of the stakeholder and key participants in construction project

execution. Reputation of the contractor is important to be examined and maintained.

Consequently, Haseeb, et al. (2011) mentioned over cost and time, disputes, negotiations, law

suits, litigation and abandonment were the effects of delay. Cost overrun, extension of time, late

payment, rescheduling and loss of productivity and efficiency were the effects of delay in

construction industry (Ali, et al. 2012). The research stated that rescheduling as one of the effects

of delay affect company reputation. The last research in Table 2.3 is Tawil, et al. (2012) that

mentioned seven effects of delay. Increase to disturbance of work, loss of productivity and late

completion of project were the effects with highest rank. Others are increase in time related cost,

third party claims, abandonment of contract and termination of contract.

Effect of delays in the construction industry has gone round all over the developing countries in

the world. Nigeria is not an exception, therefore table2.5 in page highlighted effects of delay in

Nigerian construction industry. This shows that, there is need to identify the effect of

construction delays in the Nigerian construction industry. Therefore, next section is to discuss

the effects of delay in the Nigerian construction industry.

33
2.6 The Nigerian Construction Industry

Aibinu and Jagboro (2002) stated that, the Nigerian construction industry remains the position of

occupying a very important place in the nation’s economy. Despite that, the construction

industry suffered severe effects of delays. Oladinrin, Ogunsenmi and Aje (2012) identified that,

the Nigerian construction industry shows an important part in the economy, and the activities of

the industry are also vital to the accomplishment of national socio-economic development goals

of providing shelter, infrastructure and employment. Furthermore, it is clear that construction

activities affect nearly every aspect of the economy and that the industry is vital to the continued

growth of the economy.

The influence of the construction industry to national economic growth requires improved

efficiency in the industry by means of cost effectiveness and timeliness, and would surely

contribute in savings cost for the country entirely (Ademeso and Windapo, (2005). Construction

industry in Nigeria is like any other construction industry in the world in terms of the economic

growth and also in problems facing. Eshofonie, (2008) justifies that Nigeria is like most

developing countries where construction industry plays a dominant role in the economic

activities of the country.

2.6.1 Delay factors in the Nigerian Construction Industry

Factors responsible for construction delays varied in to many perspectives and approaches.

Aibinu and Odeyinka (2006) listed 44 causes of delay from their literature review which form

part the questionnaire they distributed. They used concordance analysis to see the prioritization

of these factors. However, they used chi-square to test the prioritized time influencing factor in

construction projects. By relating the Pareto principle to study the distribution pattern of the

delay factors, the work has been able to observe old and frequent problem from a fresh angle. It

34
has also delivered some indication of the input of 44 delay factors to overall project delays. The

result of Pareto analysis established the interdependent nature of building activities and roles.

The research said that, disputes may arise from questions relating to causal factors, contract

interpretation, and quantum of the claims. Therefore, delays represent an area of leakages in the

construction industry. In Nigeria, the problem of delays is more, especially when one considers

the present economic condition of the country.

According to Mohammed and Isah (2012), delay factors in the Nigerian construction

industry particularly contractor’s related are improper planning, lack of effective communication,

, shortage of supply like steel, financial issues, shortage of material, cash flow problems during

construction, increase in quantities and mismanagement by the contractor, conflicts in work

schedules of subcontractors, contractors regarded contractual relationships, site accidents,

negligence, late deliveries of materials and equipment, liquidated damage and disputes.

Financial difficulties faced by the contractors, failure to pay for completed works, shortages of

resources, escalations of material prices, late delivery of materials, fluctuations in resources cost,

poor contract management, resource management problems, inadequate contractor’s experience,

lack of communication, inaccurate site inspection, “lowest bid wins” system, labor disputes and

strikes, poor technical performance/workmanship, subcontracting systems (Akinsiku and

Akinsulire, 2012).

In another perspective, Sunjka and Jacob (2013) carried a research on the causes of delay in

Nigerian construction industry, they mentioned poor coordination of subcontractors,

inappropriate construction methods, inadequate planning, inadequate experience, mistakes

during construction stage, incompetent site management, wrong choice of bankers, unskilled site

manpower, improper equipment selection and faulty equipment, labor disputes, poor quality

35
materials and material shortages as delay factors related to contractor. Therefore, it is important

to further research on the effects of delay on contractor reputation in the Nigerian construction

industry.

2.6.2 Effects of Construction Delay in the Nigerian Construction Industry

According to Akinsiku and Akinsulire (2012), effects of delay are always unbearable on

construction projects. They also stated that the effects are cost and time overruns, interest

accumulation on capital to finance, wastage and under-utilization of man power resources and

claims. It further stated that under-utilization of equipment, loss of confidence on the contract

(therefore jeopardizing the reputation of contractor in the case of future tendering chances) and

late returns of income are effects of delay. Among the effects also include reduction of

employment opportunities, dispute between parties involved, aids the decrease in the tempo of

economic activities in the nation, additional insurance charges, extra taxes and dues due to delay.

Table 2.4: Effects of Delay in the Nigerian Construction Industry

No Author Research Approach Findings

1 Aibinu and Quantitative Approach  Time overrun.

Jagboro  Cost overrun.
(2002) Analysis with Relative  Dispute.
importance index  Arbitration.
 Litigation.
 Total abandonment.
2 Olusegun Questionnaire (quantitative  Inadequate planning.
and approach  Inadequate finance.
Michael  Inflation, bankruptcy of contractor.
(2011) Analysis  Variation of project scope.
 Political factor, death of client.
Relative Importance Index
 Incompetent project manager.
 Wrong estimate.
 Inadequate cost control.
 Faulty design.
 Delay in payment by the client.
Effects
 Disappointment of the populace.

36
  Lowering of living standard.
 Wastage/underutilization of
resources.
 Reduction of employment
opportunities.
 Decrease in the tempo of economic
activities.
 Decrease in the revenue accruing
to government.
 Difficulties in attracting foreign
loans.
3 Akinsiku Questionnaire (quantitative)  Finance difficulties by clients and
and contractors.
Akinsulire Analysis The effects are
(2012). Ranking based on the  Cost and time overruns interest
accumulation on capital to finance.
(Average Mean Score)
 Wastage and under-utilization of
man power resources.
 Claims, under-utilization of
equipment.
 Loss of confidence on the contract
(therefore jeopardizing the
reputation of contractor in the case
of future tendering chances).
 Late returns of income.
 Reduction of employment
opportunities.
 Dispute between parties involved.
 Aids the decrease in the tempo of
economic activities in the nation.
 Additional insurance charges.
 Extra taxes and dues due to delay.
 Insolvency of the contractor,
inability to meet the living
standard.
 Arbitration/litigation and total
abandonments.
4 Mohamme Pilot survey and  Improper planning.
d and Isah questionnaire  Lack of effective communication.
(2012)  Design errors.
Analysis  Shortage of supply like steel.
 Slow decision making.
 Financial issues.
Factor Analysis
 Shortage of material.
 Cash flow problems during
construction.

37
  Increase in quantities and
mismanagement by the
contractor.
Effects
 Loss of interest by the
stakeholder.
 Blacklist by authorities.
 Waste of money and time.
 Declination of reputation
5 Sunjka and Questionnaire (quantitative) Causes
Jacob  Youth unrest.
(2013) Analysis  Militancy and communal crises.
 Inadequate planning by the
contractors.
Factor analysis, ANOVA and
 Delay or non-payment of
t-test
compensation to the communities.
 Wrong choice of consultants and
contractors.
 Weather condition; poor contract
management by the consultants.
 Late identification and resolution
of drawings and specification
errors and omission, lack of
community buy-in.
 Poor contract management by the
consultant’s inappropriate design
by the consultants.
 Unrealistic contract duration by
the clients.
 Poor coordination of
subcontractors by the contractors.
Effects
 Time overrun and Budget
overrun.
 Disputes and claims.

Others include insolvency of the contractor, inability to meet the living standard,

arbitration/litigation and total abandonments as effects of delays in Nigerian construction

industry.

Ibironke, et al. (2013) conducted a research titled as “analysis of non-excusable delay factors

influencing contractor’s performance in Lagos state, Nigeria”. The research states that, the

38
Nigerian construction industry has a very poor reputation for coping with delays. Therefore, it is

significantly clear that delay affects the contractors’ performance as well as their reputation in

the construction industry.

However, the findings in table 2.4 which were mostly from the southern part of Nigeria listed the

effects of delays in the construction projects. The findings mentioned reputation or declination of

image among the effects of delays, though its effects on the contractor reputation were not

looked into. Reputation is the only effect that is intangible among the effects of delays in the

construction industry. Therefore, it is the main reason that prompts the researcher to look at these

variables most especially on the contractor’s reputation in the northern region of Nigerian.

39
 CHAPTER THREE

2.0 RESEARCH METHODOLOGY

3.1 Introduction

This research work focused on causes and effects of delay on tertiary institutional construction

projects in Niger State. This chapter outlines the research methodology that will be adopted to

ensure the reliability and proper understanding of this research. These include research design,

research population, sampling frame, and sampling size, sampling techniques, method of data

collection and method of data analysis. The detail explanation of each unit will be given to aid

understanding of the methodology for achieving the aim and objective

3.2 Research design

Research design is defined as the detailed outline of how an investigation will take place a

typical research design will include how data is to be collected, what instrument will be

employed, how the instruments will be used and the intended mean of analyzing data collected

(Business directory online, 2018)

The design of this research is historical in nature using qualitative method. Where by structured

questionnaire will be administered by the respondents. Through the review of the past literature

to identified the major factor that causes delay in tertiary institutional construction projects.

(Alamu and Olakosi, 2010)

Historical research is defined as integrated notation or description of past events of facts written

in a spirit of critical inquiry for the whole truth. It deals with determination, evaluation and

explanation of the past events essentially it is for the purpose of gaining better and clearer

understanding of the present and making a more reliable prediction of the future.(Alamu and

Olakosi, 2010) Historical research is also defined as a systematic and objective location,

40
evaluation and synthesis of evidence in order to establish facts and draw conclusions about the

past events the major purpose of a historical research is to obtain a better understanding through

the evaluation of the past and intelligent prediction of the future it also aids in avoiding past

errors and predicting the future.(Rasaq andAjayi, 2000).

Purpose of historical research

a- To have a clear view of the presents situation via the past history (it attempt to understand

the present by delving into the past

b- To arrive at the accurate account of the past to find out the truth about event or subjects

under study is the ultimate desire of academic activities.

c- To make accurate, reasonable and informed prediction about the future.(Rasaq and

Ajayi,2000).

3.3 Research population

Population is a collection of elements about which we wish to make an inference this refers to a

set of all possible cases of interest in a given research activity, it is a collection of objects or

individuals whose properties are to be analysed, it could be classified into finite population

(when the element of the population could be physically listed) and infinite population (when the

element of the population could not be physically listed) (Rasaq and Ajayi,2000).

The population of this research will be classified into two types the first being the tertiary

institutional projects awarded from 2007-2019 in Niger state. By either the Federal or State

Governments and the second set of `the population will be the stake holders in the construction

industry which comprises of the clients’ contractors, Quantity Surveyors, Engineers, Project

managers and other professionals that actively participated in the execution of projects over the

stipulated period of time of 2007 – 2019.

41
3.4 Sampling frame

Sampling frame is a list of all items within the population who can be sampled and may include

individuals, house hold or institution. For instance, if we take the house hold as the sampling unit

then a list of house hold heads obtained from the census data can serve as a frame (Rasaq

andAjayi,2000). Sample frame is defined as the working universe or non-theoretical population.

A theoretical population may include all conceivable elements or members of the population

which in practice, the researcher may not be able to reach. Thus the researcher tries to

differentiate between a working universe and a theoretical universe. The working universe which

he actually uses for the purpose of sampling in the sampling frame which must also be clearly

defined.(Alamu and Olakosi, 2010)

The sampling frame for this research will be Institutional building projects awarded and executed

in the three senatorial zones of Niger State (A, B and C) within the period of 2007 -2017 in

addition, a list of project monitoring team of the above projects including Engineers, Quantity

surveyors, Project manager, clients and Contractors will be randomly selected to administer

3.5 Sample size

Sampling size is the count of individual sample or observations in any statistical setting such as

scientific experiment or public opinion survey (Zamboni,2018).

The sample size of 60 numbers of institutional building construction projects awarded and

executed in Niger State within the period of 2007 and 2019 Stratified random sampling

techniques will be used for different stake holders that have assisted in the execution of

aforementioned construction projects such as Engineers, Quantity Surveyors, Architects, Project

manager, Contractors and Clients.

42
Stratified random sampling is a process in research where by variables are classified into groups

according to desire characteristic of the variables such as sex, location, academic ability, age

group, nationality, religious affiliation, socio – economic group etc. (Rasaq and Ajayi, 2000).

Stratified random sampling may also be defined as a two – stage sampling process which

involves,

i- Classifying a target population into two or more strata according to population

ii- Thereafter, using a process of simple random sampling techniques or systematic random

sampling techniques to draw the required sample from each stratum (Rasaq and Ajayi, 2000).

The sample size of this research for the stake holders will be 75 in number which represent the

total number of registered professionals involved in road construction projects in Niger state.

3.6 Sampling techniques

Sampling techniques is a systematic process used to select the required portion of a target

population. Random sampling is an unbiased process used to select a sample of a population in

such a way that each element (member) of the population has an equal chance of being selected,

in any research, a representative sample of a population is that sample which has approximately

the characteristics of the population relevant to the research under investigation (Rasaq

andAjayi,2000).

Purposive Sampling of non - probability Sampling techniques will be used to select a required

portion of a target population. It will only consider stakeholders that have assisted in execution

of the project.

Purposive sampling technique this is a sampling procedure in which a researcher purposely

selects certain groups as sample because of their relevance to the investigation under

consideration. A major advantage of the purposive sampling techniques is that it ensures the

43
gathering of data from respondents who are difficult to locate but crucial to the study of interest.

(Rasaq andAjayi,2000).

3.7 Method of data collection

There are two types of data primary data and secondary data. Primary data are the collection of

facts and figures relating to the population in the census for instance, by the user for specific

purpose. The main advantage of obtaining such data is to obtain the exact information needed

terms are carefully defined to avoid misunderstanding, if however, the exact data are later

collected by someone else or group of people for an administrative or research reasons they are

termed as secondary data (Rasaq andAjayi,2000). for the purpose of this research, Primary

method of data collection will be use

3.7.1 Instrument for data collection

To identified factors responsible for delay and effects of delay in tertiary institutional

construction projects an extensive literature review will be required from which a structure

questionnaire will be drafted using scaling system of Likert scale.

3.7.2 Data collection procedure

Procedure for data collection will be through the administered of questionnaire to respondents

these questionnaires will be administered to selected respondents.

3.8 Method of data analysis

The study will make use of both descriptive and inferential method of analysis to analyse data

(correlation and regression) while for objective one mean item score and standard deviation will

be used to analysed the data

Where f = No of respondents. x = observed value

44
Inferential statistics are mathematical method that employ probability theory for deducing

(inferring) the properties of a population from the analysis of the properties of a data, sample

drawn from it is concerned also with precision and reliability of the inferences it helps to draw

(Business directory online, 2017)

Regression analysis will be used to analysed data for objectives two, three and four

The idea of regression is a step further from merely finding the degree of relationship that exist

between two set of variables, then a line equation can be formulated for the linear equation in

order to predict the value of one variable given the other, finding the equation that gives the

relationship between two variable x and y is known as finding the regression line of x and y

(Rasaq and Ajayi, 2000).

45
Table 3.1 Analytical tools for achieving each objective

Objectives Data collection Analytical

method techniques

i. To identify factors Quetionnaire mean item score

responsible for and standard
project delay in deviation
tertiary institutional
buildings in Niger
State.

ii.To examine the Structure mean item score

effect of project Questionnaire and standard
delay in tertiary deviation
institutional
buildings in Niger
State.

iii. To determine the Structure Regression

relationship between Questionnaire analysis
factors causes delays
and effect of such
delay in tertiary
institutional
buildings in Niger
State.

iv. To develop Structure Regression

mitigation strategic Questionnaire analysis
measures to
minimize the delay
on tertiary
institutional projects

46
 CHAPTER FOUR

4.0 RESULTS AND DISCUSSION

4.1 Introduction

This chapter covers the analysis of the data collected for the study. The analysis was based on the

objectives of the study. The personal data of the respondents were analyzed as well as their

responses with a view of achieving the aim of the study.

4.2 Demographic Survey

This section primarily described the information or background of respondent in relation to the

type of organization, years of organisation in construction works, position of respondent in the

firm, years of their working experience, and respondent’s’ academic qualification and

professional bodies of the respondents.

4.1 Nature of organisation

The figure 4.1 shows that 28% of respondents works with construction firms 19% were with

consulting firms while 37% and 16% were from client and project financier organisations.

Respondents nature of organisation

40
35
30
25
percentage

20
37
15 28
10 19
16
5
0
Contractor Consultant Client Financier
Organasations

Fig. 4.10 Nature of organisation

47
4.2 Respondents position in the organisation

Figure 4.2 indicates that 11% numbers of respondents sampled for the study were Architects in

their respective organisations, 26% were Quantity Surveyors, while 18% 24% and 21% held

positions of Project Managers, Contractor and Civil Engineers respectively

Inferences drawn from this was that the respondents sampled are knowledgeable enough to

comprehend the contents of the questionnaires, thus providing suitable responses.

Respondents' position in the organasation

30

25

20
Percentage

15
26
24
10 21
18

5 11

0
ARCHITECT Q/S PROJ. MANAGER CONTRACTOR C/ENGNR.
Positions

Fig. 4.20 Respondents position in organisation

4.3 The professional bodies of respondents

Figure 4.3 indicates that 19% of respondents had professional membership of Nigerian Institute

of Builders (NIOB), 28% were holders of Nigerian Institution of Quantity Surveyors while

members with NIA, NSE and NITP were 22%, 17% and 14% respectively. Inferences drawn

from this was that the respondents sampled are certified professional with adequate knowledge

related to the aim of this study to comprehend the contents of the questionnaires, thus providing

suitable responses.

48
 Professional bodies of respondents

30

25

20
Pescentage

15
28
22
10 19
17
14
5

0
NIOB NIQS NIA NSE NITP

Professional bodies

Fig. 4.30 Respondents professional body

49
4.4 Years of experience of respondents in construction

figure 4.40 shows that 10% of respondents sample had working experience of less than 5 years

in the building industry, 19% had between 5- 15 years working experience, while 30% had spent

11 -15 and 41% had 15 years and above working experience in the building industry. This is an

indication that the respondents had spent reasonable time within the industry to have familiarizes

with issues related to delayed in completion of building projects.

Respondents years of experience

45
40
35
30
Percentage

25
20 41
15 30
10 19
5 10
0
<5 Year 5-10 Years 11-15 Years >15 Years

Years

Fig. 4.40 Years of experience of respondents in construction

4.5 Causes of project delayed in tertiary institutions

This section covered client related factors, contractor related factors, consultant related factors

and external related factors that caused delay in project delivery. Each factor of delay was

studied using the Statistical Mean Score to examined level of important such as (4.5 to 5.0 VS,

3.5-4.49 Sign, 2.5-3.49 Moderat, 1.5-2.49 fair, 0.0-1.49) of delay factors and group in

construction projects. The ranking of delay factors which were examined by the researcher from

the view point of all respondents were shown in the tables below.

50
Table 4.1 Client related factors

Mean S. Rank
CLIENT RELATED CAUSES scores dev

Insufficient funding 4.25 .87 1

Delay or non-payment for completed works 3.94 1.0 2

Cash flow problem during construction 3.89 .92 3

Interference with project performance 3.87 1.07 4

Financial issues 3.86 1.10 5

Increase in quantities 3.73 1.01 6

Impractical allocation of resources 3.65 .94 7

Slow decision making 3.62 1.06 8

Date of notice to proceed 3.58 .76 9

Wrong choice of consultant and contractors. 3.54 .81 10

Design alteration and change order 3.44 1.20 11

Unrealistic contract duration 3.27 .89 12

Dispute variation order 3.14 .82 13

Possible prejudice 1.68 1.23 14

Source: Researcher’s data (2019)

Table 4.1, shows that fourteen (14) factors were identified in this group from literature. The

mean scores revealed that: insufficient funding (4.25), Delay or non-payment for completed

works (3.94), Cash flow problem during construction (3.89), Interference with project

performance (3.86) and Financial issues were top most five factors of delayed of building

project in Niger state thus ranked 1st, 2nd , 3rd, 4th and 5th respectively. This result agrees with

(Yates and Epstein, 2006).

51
In the same way, Increase in quantities, Impractical allocation of resources, slow decision

making, Date of notice to proceed and wrong choice of consultant and contractors were ranked

6th., 7th , 8th, 9th and 10th with statistical mean values of 3.73, 3.65, 3.62, 3.58 and 3.54

respectively. Findings are in agreement with Muhamad, (2010) studied that failure of contractor

to mobilize the site and start the work in a timely manner, delay in the submission of shop

drawings to the owner for approval, inadequate construction equipment and defective works

were responsible for delayed in progress of works.

However, the calculated mean scores were above 3.50 indicated that these factors were highly

responsible for delayed in project.

Meanwhile, Design alteration and change order, Unrealistic contract duration and Dispute

variation order had statistical mean values of 3.44, 3.27 and 3.14 and were ranked as 11th, 12th

and 13th respectively. Although these factors were having a mean scores between 3.14 and 3.44

and this shows that there were slightly highly responsible for delayed in project delivery. These

results was in line with the findings of Mansfield et al,(1994) studied the causes of delay and

cost overrun in construction project in Nigeria.

Also, possible prejudice (1.68) and ranked 14th among all the factors responsible for delayed of

project delivery.

52
Table 4.2 Contractor related factors

Mean S. Rank
CONTRACTOR RELATED CAUSES scores dev

Project management issues 4.74 .73 1

Inappropriate construction method 4.70 .92 2

Mistake during construction 4.67 .82 3

Mistaken during construction stage 4.67 .92 4

Improper planning 4.64 .87 5

Lack of effective communication 4.64 .85 6

Shortage of supply like steel, and concrete 4.59 .89 7

Financial matters 4.59 .79 8

Indicative of experience 4.53 .97 9

Conflict in works schedule of subcontractor 3.87 1.02 10

Contractor regarded contractual relationship 3.86 1.00 11

Experience of project team 3.85 1.20 12

Quality assurance /control 3.81 1.05 13

Poor coordination 3.79 .96 14

Site accident 3.72 .878 15

Negligence 3.70 1.21 16

Late delivery of materials & equipment 3.66 1.22 17

Economic condition 3.65 1.14 18

Liquidated damages 3.61 1.22 19

Negotiation during construction 3.58 .926 20

Inadequate experience 3.53 1.20 21

Possible prejudice 3.49 1.32 22

53
 Change order and mistake 3.42 1.11 23

Incompetent site management 3.42 1.22 24

Wrong choice of bankers 3.41 1.19 25

Dispute 3.40 1.28 26

Shortage of material 3.30 1.42 27

Management by the contractor (Financial, suppliers 2.35 1.11 28

support

Source: Researchers’ data, (2019)

Table 4.2, examined contractor related factors responsible for delayed in project completion. It

was revealed from the table that out of twenty eight (28) factors identified by the study, nine (9)

factors which includes: Project management issues, inappropriate construction method, Mistake

during construction, Improper planning, Lack of effective communication, Shortage of supply

like steel, and concrete, Financial matters and Indicative of experience, with the corresponding

mean values of 4.74, 4.70, 4.67, 4.67, 4.64, 4.64, 4.59, 4.59 and 4.53 were ranked 1st, 2nd,

3rd,4th,5th,6th,7th,8th,and 9th respectively. The mean scores related to these factors were

observed greater 4.50 indicating their very highly responsible for project delays. Findings from

the above Findings in agreement with Muhamad, (2010)

Similarly, the table identify that, Conflict in works schedule of subcontractor (3.87), Contractor

regarded contractual relationship (3.86), Experience of project team (3.85), Quality assurance

/control, Poor coordination (3.81), Site accident (3.79), Negligence (3.72), Late delivery of

materials & equipment (3.66), Economic condition (3.65), Liquidated damages (3.61),

Negotiation during construction (3.53) and Inadequate experience (3.49), were ranked 10th, 11th,

13th, 14th, 15th,16th,17th,18th,19th,20th,21st, and 22nd respectively. Inferences drawn from the

analysis indicated that the factors mentioned above were slightly highly responsible for delayed

of completion of construction projects in tertiary institution in Niger State.

54
55
Table 4.3 Consultant Related Causes

Mean S. Rank
CONSULTANT RELATED CAUSES scores dev

Inappropriate design 3.93 .866 1

Poor contract management 3.89 .975 2

Design errors 3.81 .974 3

Late preparation of drawings and other contract 3.76 .796 4

documents

Improper contract packaging/delivery strategy 3.73 1.193 5

Over inspection 3.64 .934 6

Long waiting time for inspection &testing 3.58 .996 7

Inappropriate coordination of information 3.55 .798 8

Change orders and mistakes and discrepancies in 3.53 .771 9

contract documents

Quality assurance/control 3.51 .921 10

Long period of approval of tests and inspections 3.25 .912 11

Experience of project team 3.24 .932 12

Failure of RIBA plan of work application 3.21 1.127 13

Late identification & resolution of drawings & 3.13 1.278 14

specification error & omission

Conflict of the drawing and specification 3.11 0.78 15

Source: Researchers’ data 2019

Table 4.3 Substantiated the factors of delayed payment caused by projects consultants, It was

discovered from the table via statistical mean scores that: Inappropriate design is the most

significant factor of delayed in construction projects with a mean score of (3.93) and ranked 1st,

this was preceded by poor contract management (3.81) and ranked 2nd. While design errors, late

preparation of drawings and other contract documents, Improper contract packaging/delivery

56
strategy, over inspection, long waiting time for inspection & testing, inappropriate coordination

of information, change orders and mistakes and discrepancies in contract documents and quality

assurance/control have mean scores of 3.81, 3.76, 3.73, 3.64, 3.58, 3.55, 3.53 and 3.51

respectively and ranked 3rd , 4th, 5th, 6th, 7th, 8th, 9th and 10th respectively. The mean scores

of these factors were observed to have valued more than average indicating that they were

slightly and highly responsible for delayed in delivery of construction projects in tertiary

institutions in Niger state. However, findings from the study were in agreement with the study of

AL- Momani (2000), that conducted a quantitative analysis of construction delays by examining

the records of 130 public building projects constructed in Jordan during the period 1990 – 1997.

Conversely, the table identified that the factors with lowest mean values were: Long period of

approval of tests and inspections (3.25), experience of project team (3.24), failure of RIBA plan

of work application (3.21) and late identification & resolution of drawings (3.13) and

specification error & omission (3.11) respectively were ranked 11th, 12th, 13th, 14th and 15th

respectively.

TALE 4.4 External Related Causes

Mean S. dev Ra
EXTERNAL RELATED CAUSES scores nk

Natural disasters ( e.g. floods, lightning strikes) 4.42 .918 1

Weather conditions 4.33 .937 2

Change in government’s leadership & politics. 3.70 1.264 3

Interference by political leaders 3.59 1.186 4

Religious factors 3.58 1.200 5

Source: Researchers’ data ( 2019)

Table 4.4 above examines the external related factors that were observed to have responsible for

delayed in projects delivery. Five factors were identified by the study, the factor with highest

57
mean score values is natural disasters (e.g. floods, lightning strikes) having a mean scores of 4.42

and ranked 1st. while weather conditions had a mean score of 4.33 and ranked 2nd, similarly,

Change in government’s leadership & politics (3.70), Interference by political leaders (3.59) and

Religious factors (3.58) were ranked 3rd, 4th, and 5th respectively.

Finding from the study were in (Aibinu and Jagboro, 2002) that delay will affect the client

funding budget because the contractor can claim for damages for all the causes emerged from the

side of the client or his representatives.

58
Table 4.5: Effects of Construction Delayed

Mean S. dev Rank

EFFECTS OF CONSTRUCTION DELAYED scores

Abandonment of building projects 4.23 1.05 1

Inadequate planning 3.94 1.08 2

Variation of project scope 3.93 1.11 3

Incompetent project manager 3.80 1.20 4

Delay in progress payment by client 3.77 1.11 5

Reduction of employment opportunities 3.74 1.26 6

Faulty design 3.67 1.15 7

Wrong estimate 3.64 1.01 8

Unrealistic contract duration by the clients 3.64 1.27 9

Shortage of materials 3.62 .92 10

Blacklist by authorities 3.61 1.08 11

Difficulties in attracting foreign loan 3.59 1.10 12

Variation of project scope 3.58 .74 13

Inadequate cost control 3.57 .97 14

Lack of efficiency by the contractors 3.54 1.16 15

Termination of contracts 3.48 1.20 16

Quality of work 3.47 1.23 17

loss of confidence on the contract by the community 3.46 1.15 18

Reduction of contractors confidence on economic 3.45 1.05 19

activities

Wastage and under-utilization 3.41 1.41 20

Reduction of profit 3.40 1.05 21

59
 Litigation in construction projects 3.40 1.12 22

Abandonment of works in construction projects 3.39 1.11 23

Low performance of contractor 3.35 1.03 24

Late payment to sub- contractors 3.33 1.24 25

Rescheduling of works in projects 3.33 1.06 26

Loss of productivity in construction projects 3.30 1.21 27

Time overrun in construction projects 3.27 1.09 28

Cost overrun in construction projects 3.16 1.31 29

Dispute between contractor and client 3.12 1.00 30

Arbitration in construction projects 2.79 0.95 31

Source: Researchers’ data (2019)

Table 4.5 examined the effects of delayed of project completion of tertiary institutions in Niger

state. It was established based on the mean scores that: abandonment of building projects was the

most significance effects of project delay with mean score of 4.29 and ranked 1st while

inadequate planning (3.94), variation of project scope (3.93), incompetent project manager

(3.80), delay in progress payment by client (3.77), reduction of employment opportunities (3.74),

faulty design (3.67), wrong estimate (3.64), unrealistic contract duration by the clients (3.64),

shortage of materials (3.59), variation of project scope (3.58) and inadequate cost control (3.57)

were ranked 2nd , 3rd ,4th, 5th, 6th, 7th,8th,9th, 10th 11th, 12th, 13th, 14th and 15th

respectively.

4.6 The relationship between the factors that causes delays

Correlation analysis was employed to determine the relationship between the factor causes

delays identified by the stakeholders in the construction industry.

4.6 Table: The relationship between: Client related causes, Contractor related cause and
Eternal factor related

60
 Analysis Variables Pearson R2
No Correlation Value P-value Remarks
X Y (R) (%)

4.6.1 Client related Contractor 51

0.717 0.04 SS
causes related cause

4.6.2 Client related Consultant 66

0.813 0.00 SS
causes related

4.6.3 Client related Eternal factor 62

0.792 0.11 NS
causes related

Source: Researchers’ data (2019)

The followings were observed from the table:

The correlation coefficient (r) between Client related factors of delay and contractor related

causes was observed to be positive with value of 0.717. The square of ‘R’ value weight 51.0%

averagely correlated. The P. value stood (0.04) less than 0.05. Similarly, the P-value (0.00)

which was less than critical value at 0.05 indicted that the relationship between the two variables

was statically significant; hence the null hypothesis was rejected.

While the relationship Client related causes and consultant related, were also observed to be

positive and highly correlated with R-values (0.813) and R2 Value% (66%). The P-value was

0.00 greater than 0.005 indicating that the relationship between the two variables was statistical

significant.

While the relationship Client related causes and External related was also observed to be positive

and highly correlated with R.Value (0.792) and R2 (Value %) 62%. The P-value was 0.11

greater than 0.005 indicating that the relationship between the two variables is not statistical

significance.

Inferences drawn from these results were that there is positive relationship between the client

related causes, contractor related causes and consultant related causes.

61
Table 4.7 : The relationship between: Contractor related causes and Eternal factors
related, Contractor related cause and Eternal factor related

Anal Variables Pearson R2

ysis Correlation Value P-value Remarks
No X Y (R) (%)

4.7.1 Contractor related Consultant related 0.901 81 0.00 SS

4.7.2 Contractor related Eternal factor 92

0.96 0.32 NS
causes related

Source: Researchers’ data 2019

The correlation coefficient (r) between Contractor related factors of delay and consultant related

factors of delay was observed to positive with value “R” value of 0.901. The square of ‘R’ value

(%) weight 81.0% strongly correlated. The P. value stood (0.000) less than 0.05. Hence the P-

value (0.00) which was less than critical value at 0.05 indicted that the relationship between the

two variables was statically significance; hence the null hypothesis was rejected.

Likewise, the correlation coefficient (r) between contractor related factors of delay and external

related factors of delay was observed to be positive with value “R” value of 0.96. The square of

‘R’ value (%) weight 91.0% strongly correlated. The P. value stood (0.32) greater than 0.05.

Hence the P-value (0.32) which was greater than critical value at 0.05 indicted that the

relationship between the two variables was not statically significant.

Table 4.8: The relationship between: Consultant related cause and Eternal related factor

Anal Variables Pearson R2

ysis Correlation Value P-value Remarks
No X Y (R) (%)

4.8.1 Consultant related Eternal factor 92

0.96 0.07 NS
causes related

Source: Researchers’ data (2019)

62
The correlation coefficient (r) between Consultant related factors of delay and External related

factors of delay were observed to positive with value “R” value of 0.96. The square of ‘R’ value

(%) weight 92.0% strongly correlated. The P. value stood at (0.07) above 0.05. Inferences, drawn

from the analysis indicated that the relationship between the two variables was not statistically

significance; hence the null hypothesis was accepted.

63
4.9 The mitigating measures
Table 4.9: Mitigating Measures

Mean S. dev Rank

METIGATING MEASURES scores

Use of appropriate construction methods 4.42 .918 1

Systematic control mechanism 4.33 .937 2

Proper emphasis on past experience 3.93 1.11 3

Developing human resources in the construction industry 3.80 1.20 4

Comprehensive contract administration 3.77 1.11 5

Use up to date technology utilization 3.74 1.26 6

Clear information and communication channels 3.67 1.15 7

Effective strategic planning 3.64 1.01 8

Proper project planning and schedule 3.64 1.27 9

Effective site management and supervision 3.62 .92 10

Perform a preconstruction planning of project tasks and 3.58 .996 11

resources need

Frequent coordination between the parties 3.55 .798 12

Improving contract award procedure by giving less 3.53 .771 13

weight to prices and more weight to the capacities and
past performance of contractors

Frequent progress meeting 3.51 .921 14

Source: Researchers’ data (2019)

Table 4.9 established the factors employed to mitigate the occurrence of delayed of construction

project. It was revealed that the factors identified in the study were very effective n tackling

delays of project delivery in tertiary institutions in Niger State, use of appropriate construction

methods (4.42), systematic control mechanism (4.43), proper emphasis on past experience

(3.93), developing human resources in thes construction industry (3.80), comprehensive contract

64
administration (3.77), use up to date technology utilization (3.74), effective strategic planning

(3.64), frequent coordination between the parties (3.58).were ranked 1st, 2nd, 3rd, 4th, 5th, 6th,

7th, and 8th respectively.

In addition, the factors with least mean scores are; Improving contract award procedure by

giving less weight to prices and more weight to the capacities and past performance of

contractors and frequent progress meeting were ranked 13th and 14th respectively.

Correlations

CRC CTRC CONSRF EXTC

CRC Pearson Correlation 1 .717** .813** .792

Sig. (2-tailed) .004 .000 .110

N 14 14 14 5

CTRC Pearson Correlation .717** 1 .901** .910*

Sig. (2-tailed) .004 .000 .032

N 14 28 14 5

CONSRF Pearson Correlation .813** .901** 1 .967**

Sig. (2-tailed) .000 .000 .007

N 14 14 14 5

EXTC Pearson Correlation .792 .910* .967** 1

Sig. (2-tailed) .110 .032 .007

N 5 5 5 5

**. Correlation is significant at the 0.01 level (2-tailed).

*. Correlation is significant at the 0.05 level (2-tailed).

65
 CHAPTER FIVE

5.0 Conclusion and recommendation

5.1 Conclusion

Based on the findings of this research, the study concludes that, insufficient funding, non

payment of completed works, cash flow problem during construction and interference with

project performance are the major factors that causes delay in tertiary institutions construction

project in relation to clients.

However, contractor related causes of delay in tertiary institution construction projects in Niger

state are, management issues, inappropriate construction method, mistake during construction

stage and improper planning were listed as the major factors. Further more, consultant related

causes of delays are inappropriate design, poor contract management, design error, late

preparation of drawing and other contract document were listed as the major factors. In the

aspect of external related causes natural disaster, weather conditions, change in government

leadership/ politics and interference by political leaders were revealed as the major causes of

delay in relation to the external factors. The research also concludes that the major effects of

construction delay are abandonment of the building projects, inadequate planning, variation of

project scope, incompetent project manager and delay in progress payment by the clients.

The research also concludes that correlation coefficient between client related factors of delay

and client related causes was observed to be positive. The study also concludes that the

relationship between the client related factors and external related factors was also positive.

However, the mitigation measures in their order of importance are use of appropriate

construction method, systematic control mechanism, proper emphasis on past experience and

developing human resources in the construction industry.

66
5.2 Recommendation

The followings were are recommended based on the findings:

1. The management of construction projects in tertiary institutions should use appropriate

construction methods and systematic control mechanism.

2. There is need for development of human resource management and proper emphasis on

past experiences in order to improve productivity.

3. There is need for comprehensive contract administration through the use of up to date

technology

4. The top management of construction industry need to adopt effective strategic

management approach, through proper planning and scheduling.

5.3 Contribution to the knowledge

The research highlighted major factors that causes delay in respect to client, contractors and

external related factors were ranked to assist the professional for taking decision in improving

cost performance and proper management of factors that causes delay in tertiary institution

construction projects,

5.4 Area of further study

Further studies could be carried out on

i. factors that causes delay in road construction project in Niger state

Further studies could be carried out on .

ii. Factors and effects of delay in railway construction

Further studies could be carried on

iii. Delay and effects of construction in tertiary institutions of other states in Nigeria.

67
 References
Abd El-Razek, M. E., Bassioni, H. A. and Mobarak, A. M. (2008), Causes of Delay in Building
Construction Projects in Egypt: Journal of Construction Engineering and Management,
ASCE, Vol. 134, No. 11, pp. 831-841.
Abedi, M, Fathi, M. S. and Mohammad, M. F. (2011), Effects of Construction Delays on
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