A COMPARATIVE STUDY OF CONSTRUCTION PROJECT DELAYS IN JOHOR AND SABAH REGION DAYANG SABRIAH BINTI SAFRI A project report submitted in partial fulfillment of the requirement for the award of the degree of Master of Science (Construction Management) Faculty of Civil Engineering Universiti Teknologi Malaysia NOVEMBER, 2009
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A COMPARATIVE STUDY OF CONSTRUCTION PROJECT DELAYS IN
JOHOR AND SABAH REGION
DAYANG SABRIAH BINTI SAFRI
A project report submitted in partial fulfillment of
the requirement for the award of the degree of
Master of Science (Construction Management)
Faculty of Civil Engineering
Universiti Teknologi Malaysia
NOVEMBER, 2009
iii
To my beloved parent, my siblings and my late mama,
Thank you for all the love and support.
iv
ACKNOWLEDGEMENT
Praise to the Almighty Allah the God of the Universe who gave me strength to
complete this thesis. This piece of work would not become possible without His bless.
I would like to express my heartfelt gratitude to my supervisor, Associate
Professor Aziruddin Ressang, for his kind assistance, wise counsel, professional
comments and suggestions throughout this master project.
Greatest thanks to all respondents in Johor and Sabah, who participated in this
questionnaire survey and patient enough to spent their precious time in replying the
questionnaires, and my colleagues in faculty who assist me during the data distribution.
Your kind and generous help will always be in my mind.
Deepest thanks to my family especially my beloved father and mother, Mr. Hj.
Safri Idris and Mrs. Mary Ambrose Anjun, and my siblings, Dayang Marina Sabrina and
Dayang Safwan, for their constant support and prayers throughout the process of
producing this project report. I would like to take this opportunity to express my
appreciation to my friends. My special thanks to Jumaydin Jum, Rohaida, Jahara, Nadia,
Maria, Adilah and Ewi for their valuable advice, support and assistance throughout the
period of my project.
Finally, I would also like to acknowledge each and every person who has
contributed their effort in this study by whatever means directly or indirectly. Without
the contribution of all those mentioned above, this work would not have been possible,
thank you to all of you.
v
ABSTRACT
A timely completion of construction project is a major criterion of project
success. Failure to complete the project on time will ultimately results in delay. The
need to control the causes of delays during the construction process comes out when the
number of delay project has been increase from time to time. Hence, it is essential to
identify the causes of this problem from the early stage of construction project. The
objectives of this study are to study the causes of delay in term of frequency occurrence
and severity effect, and finally to identify the methods available to minimize
construction project delays. A questionnaire survey was conducted to identify the
significant causes of delay in order to avoid or minimize their impact on construction
project. The perspective of contractors, consultants and client has been analyzed and
ranked based on Relative Important Index (RII). A comparison of frequency occurrence
and severity effect on the delay causes was done between Johor and Sabah. The study
established that there were unlike results on the pattern of significant delays causes in
both regions. Respondents in Johor believe that ‘contractor’s financial problem’, ‘poor
subcontractor performance’ and ‘shortage of manpower’ are the major causes of delay in
construction project. Meanwhile, ‘poor site management and supervision’, ‘slowness of
client decision making’ and ‘slow payment of completed work’ are the major concern
from the respondents’ point of view in Sabah. Finally, appropriate project management
practices are thus identified to curb the significant causes of delays in construction
projects.
vi
ABSTRAK
Penyiapan projek pembinaan yang mengikut masa adalah kriteria penting dalam
menentukan kejayaan sesebuah projek. Kegagalan menyiapkan projek mengikut masa
akan mengakibatkan kelewatan dalam projek pembinaan. Keperluan untuk mengawal
punca-punca kelewatan semasa proses pembinaan timbul apabila jumlah projek-projek
yang mengalami kelewatan telah meningkat dari semasa ke semasa. Oleh itu, ianya
penting untuk mengenalpasti punca-punca masalah ini pada permulaan projek
pembinaan. Objektif kajian ini adalah untuk mengkaji punca-punca kelewatan
berdasarkan kekerapan dan tahap kesannya, dan akhir sekali untuk mengenalpasti
kaedah mengurangkan kelewatan dalam projek pembinaan. Kajian mengunakan borang
soal selidik telah dijalankan untuk mengenalpasti punca-punca utama kelewatan dalam
usaha mengurangkan impak negatif terhadap projek pembinaan. Perspektif kontraktor,
konsultan dan klien telah dianalisis dan diranking berdasarkan Relative Important Index
(RII). Perbandingan di antara kekerapan dan tahap kesan terhadap punca-punca
kelewatan projek telah dilakukan di antara Johor dan Sabah. Keputusan kajian
menunjukkan terdapat perbezaan pada punca-punca penting kelewatan projek untuk
kedua-dua negeri. Responden di Johor percaya bahawa ‘masalah kewangan kontraktor’,
‘prestasi subkontraktor yang rendah’ dan ‘kekurangan tenaga kerja’ merupakan punca-
punca utama kelewatan dalam projek pembinaan. Manakala, ‘penyeliaan dan
pengurusan tapak yang lemah’, ‘lambat membuat keputusan’ dan ‘lambat membuat
pembayaran terhadap kerja yang siap’ adalah punca-punca yang menjadi perhatian
utama dari pandangan responden di Sabah. Akhir sekali, amalan pengurusan projek yang
sesuai telah dikenalpasti untuk mengekang punca-punca kelewatan projek ini.
vii
TABLE OF CONTENTS
CHAPTER TITLE PAGE
TITLE OF PROJECT i
DECLARATION ii
DEDICATION iii
ACKNOWLEDGEMENT iv
ABSTRACT v
ABSTRAK vi
TABLE OF CONTENTS vii
LIST OF TABLES xi
LIST OF FIGURES xiii
LIST OF ABBREVIATION xiv
LIST OF APPENDICES xv
1 INTRODUCTION
1.1 Introduction 1
1.2 Problem Statement 2
1.3 Aims and Objectives 6
1.4 Scope of the Research 6
1.5 Significant of the Research 7
1.6 Research Methodology 7
1.7 Chapters Organization 9
2 LITERATURE REVIEW
2.1 Introduction 12
viii
2.2 Definition of Delays 13
2.3 Types of Delay 14
2.3.1 Excusable Delays 15
2.3.1.1 Excusable Delays With Compensation 16
2.3.1.2 Non-Compensable Excusable Delays 16
2.3.2 Non-Excusable Delays 17
2.3.3 Concurrent Delays 19
2.4 Causes of Delays 21
2.5 Group Causes of Delays 24
2.6 Identify Causes of Delay 25
2.6.1 Client-related factors 26
2.6.2 Consultant-related factors 27
2.6.3 Contractor-related factors 28
2.6.4 Materials-related factors 29
2.6.5 Labour-related factors 29
2.6.6 Plant/Equipment related factors 30
2.6.7 Contract relationship related factors 31
2.6.8 External factors 32
2.7 Delay Responsibility 32
2.8 Procedure When Delays Occur 33
2.9 Documentation of Delays 35
2.10 Summary 35
3 EFFECTS AND MINIMIZING DELAYS
3.1 Introduction 36
3.2 Effects of Delay in Construction Project 37
3.3 Methods in Minimizing Construction Project Delays 39
3.4 Summary 42
4 RESEARCH METHODOLOGY
4.1 Introduction 43
4.2 Data Collection 43
ix
4.2.1 Literature Review 44
4.2.2 Development of Questionnaire 44
4.2.2.1 Section A 45
4.2.2.2 Section B 46
4.2.2.3 Sections C 47
4.3 Questionnaire Distribution 47
4.4 Data Analysis 48
4.5 Summary 50
5 DATA COLLECTION AND PRELIMINERIES ANALYSIS
5.1 Introduction 51
5.2 Data Collection 51
5.3 Questionnaire Response 52
5.3.1 Respondent’s Position 52
5.3.2 Respondents Experience in Construction Industry 53
5.3.3 Organization Involvement in Construction Industry 54
5.3.4 Respondents’ Most Delayed Project 55
6 ANALYSIS AND DISCUSSION
6.1 Introduction 56
6.2 Finding 1: Frequency and Severity Effects on the
Causes of Delays 56
6.2.1 Causes of Contractor Related Delays 57
6.2.2 Causes of Client Related Delays 58
6.2.3 Causes of Consultant Related Delays 59
6.2.4 Causes of Material Related Delays 61
6.2.5 Causes of Plant/Equipment Related Delays 61
6.2.6 Causes of Contract-Relationship Related Delays 62
6.2.7 Causes of Labour Related Delays 63
6.2.8 Causes of External Related Delays 64
6.2.9 Ranking of Frequency on Delay Causes 65
6.2.10 Ranking of Severity Effect on Delay Causes 67
x
6.3 Finding 2: Comparison of Significant Causes of Delays
between Johor and Sabah 69
6.3.1 Comparison of Top Twenty Significant Causes 69
6.3.2 Comparison of Significant Group of Causes 74
6.4 Finding 3: Suggestion Methods of Minimizing Delays 76
6.4.1 Suggestion Methods from Survey Result 77
6.5 Summary 79
7 CONCLUSION AND RECOMMENDATION
7.1 Introduction 80
7.2 Conclusions of the findings 80
7.2.1 Objective 1: To study the causes of delays in
term of degree of occurrence and severity effects 81
7.2.2 Objective 2: To compare the significant causes
of delays in Johor and Sabah 81
7.2.3 Objective 3: To suggest the methods of minimizing
project delays. 82
7.3 Recommendations 83
REFERENCES
APPENDICES
xi
LIST OF TABLES
TABLES NO TITTLE PAGE
1.1 Research methodology 8
2.1 Group causes of delays 25
2.2 Standard procedure related to construction project delay 34
3.1 Methods of minimizing construction delays 41
4.1 Likert scale for frequency of occurrence of related delay
causes 46
4.2 Likert scale for the severity of effects of related delay
causes 46
4.3 Rating scale for the proposed methods that minimize delays 47
5.1 Percentage feedback from group of respondents in Johor and
Sabah 52
5.2 Statistical results for the respondents’ type of position 53
5.3 Statistical results of respondents’ working experience 54
5.4 Statistical results of organization involvement in construction
Industry 54
5.5 Statistical results for the most delayed project by respondents 55
6.1 The result of contractor related delays 58
6.2 The result of client related delays 59
6.3 The result of consultant related delays 60
xii
LIST OF TABLES
TABLES NO TITTLE PAGE
6.4 The result of material related delays 61
6.5 The result of plant/equipment related delays 62
6.6 The result of contract-relationship related delays 63
6.7 The result of labour related delays 63
6.8 The result of External related delays 64
6.9 Ranking of frequency in Johor 66
6.10 Ranking of frequency in Sabah 66
6.11 Ranking of severity effect in Johor 68
6.12 Ranking of severity effect in Sabah 68
6.13 Top twenty significant causes of project delays 69
6.14 Comparison on significant causes of delays 71
6.15 Ranking of major delays groups 74
6.16 Ranking of the top fifteen methods of minimizing delays 78
xiii
LIST OF FIGURES
FIGURE NO TITTLE PAGE
1.1 Research Methodology 8
2.1 Classification of types of delay 18
2.2 Classifications of Construction Project Delays 20
2.3 Breakdown factors of client related delays 26
2.4 Breakdown factors of consultant related delays 27
2.5 Breakdown factors of contractor related delays 28
2.6 Breakdown factors of materials related delays 29
2.7 Breakdown factors of labour-related delays 30
2.8 Breakdown factors of Plant/Equipment related delays 31
2.9 Breakdown factors of contractual relationship related
Delays 31
2.10 Breakdown of External Factors 32
3.1 Major effects of delay in construction project 38
6.1 Comparison on groups of causes delays 75
xiv
LIST OF ABBREVIATION
BNM Bank Negara Malaysia
CIDB - Construction Industry Development Board
EOT Extension of Time
GDP Gross Domestic Product
SCL Society of Construction Law
SDC Sabah Development Corridor
PGA Pasukan Gerakan Am
PWD Public Work Department
xv
LIST OF APPENDICES
APPENDIX TITTLE PAGES
A Cover Letter 93
B Questionnaire Form 94
CHAPTER 1
INTRODUCTION
1.1 Introduction
Many problems may arise during construction project implementation; one main
concern is delay. Delay is the time overrun either beyond completion date specified in a
contract, or beyond the date that the parties agreed upon for delivery of a project (Assaf
and Al-Hejji, 2006). There are many reasons that cause delays. According to Ogunlana
(2008), although the principle reasons for delays are comparable across developing
countries, several factors pertaining to local industry, social-economic, cultural issues
and project characteristics also contribute to delays. Delays may occur as a result of the
actions or inaction on the part of owner, contractor, subcontractors, consultants or the
government. In addition, delays are always interrelated which led to the more
complicated situation.
Delays in construction projects are considered one of the most common problems
causing a multitude of negative effects on the project and its participating parties. Along
with delay, the frequently faced consequences are project failure, reduction of profit
margin, and loss of belief of citizen in government funded projects, etc. When delays do
2
occur, they are either accelerated or have their duration extended beyond the scheduled
completion date. These are not without some cost consequences. Delays also give rise to
disruption of work and loss of productivity, late completion of project increased time
related costs, third party claims, abandonment and termination of contract (Abdul-
Rahman H., 2006).
In conventional approach, this extra cost is included a percentage of the project
cost as contingency in the pre-contract budget (Aibinu and Jagboro, 2002). Akinsola
(1996) cited common practice allow a percentage of project cost as a contingency
allowance in the contract price and this allowance is generally based on judgment.
There is a room for improvement in present practices for keeping track of delays.
This research is carried out to study the causes and the severity effects on the delay
causes arising during construction phase of projects. In addition, the result of this
research would lead to recommendations aimed at reducing the impact of delay. If
construction delays can be avoided or mitigated, there could be substantial financial
savings on projects.
1.2 Problem Statement
Malaysia construction sector forms a high percentage of the economy contract
(Abdul-Rahman H. et al, 2006). In year 2008, the construction sector grew 2.1% from
the total of Gross Domestic Product (GDP), emanated mainly from the civil engineering
sub-sector (BNM, 2009). GDP by state showed that the state economic structure was
varied and unique.
3
Johor, for instance, is known as one of the developed state in Malaysia and
among the three main urban centers on the Peninsular Malaysia. It is a main contributor
of the national GDP in the country after Selangor and WP Kuala Lumpur (Department
of Statistics Malaysia, 2009). With a population of approximately 500,000 in the city, it
is an important industrial, tourism and commercial hub for Southern Malaysia and is part
of Southeast Asia's most populous urban areas. Tourism is a significant contributor to
the state's economy, as it receives 60% of the country's annual 16 million foreign tourists
via its bridges and road links to Singapore. Johor is expected to be the top economic
contributor to the country particularly after the completion of Iskandar Malaysia (The
Star, 2008).
Meanwhile, Sabah is the second largest of the 14 states in Malaysia with
population of 3.2 million peoples (Sabah Tourism Board, 2008). It is strategically
located in the center of BIMP, stands of Brunei, Indonesia, Malaysia, Philippines, largest
regional grouping and spanning territories of four ASEAN Countries. Sabah economics
is open and is subject to the vagaries of exogenous factor, with an increasingly globalize
and rapidly changing world economy. The buoyant economic activities at manufacturing
services have been identified as the main growth sectors in the state. Sabah was also
known as the major contributor in agriculture sector with 21.0% of GDP (Department of
Statistics Malaysia, 2009). Other main driver of its economy was the construction sector
particularly in both commercial and residential properties (Sabah Budget Speech, 2009).
In year 2008, Malaysian Federal Government have allocated about RM2.37 billion to the
state for Sabah Development Corridor (SDC) projects. SDC is believed as a commitment
from the government to boost up the development and economy of Sabah to a renowned
level (Utusan Malaysia, Aug 2008).
4
Despite of their developments, delay becomes a problem that associates in the
construction project. The need to control the factors of delays during the construction
process comes out when the number of delays project have been increase from time to
time. Malaysian Treasury Secretary-general, Dr Wan Abdul Aziz stated that projects
with 30% or three months’ behind schedule are categorized as ‘sick project’ (The Star,
2007). When a delay can no longer be absorbed by the client, it will lead in the project
being abandoned. According to numbers released by Ministry of Housing and Local
Government, about 115 abandoned housing projects are recorded since 1990 until June
2008 (Ministry of Housing and Local Government, 2008).
In Sabah, the most notable delay projects include the Kota Kinabalu International
Airport (KKIA) expansion project, road project from Kalabakan to Sapulut, Kinarut
PGA project and Karamunsing flyover (Daily Express, 2007). Similarly, in Johor, about
23 abandoned housing projects have been recorded until 30 June 2008 (Ministry of
Housing and Local Government, 2008). This record is excluded other types of project,
for example school building and infrastructure projects. In fact, the total number
reported by the Ministry also does not include projects undertaken by independent
contractors, cooperatives and others who are not under the purview of Housing
Development Act (Control and Licensing) 1966 (Act 118) (Bernama, 2008). If these
unrecorded projects are taken into considered, the actual figure of delays must be
enormous.
Regarding these problems, Malaysia government has acknowledged the
construction delays and cost overruns problems as the big headache, especially with
government-related funded projects. Minister of Public Work Department, Datuk
Shaziman Abu Mansor, cited about RM200 million have been provide for the
construction industry to revive most of abandoned government projects under Economic
Stimulus Package (Utusan Malaysia, May 2009). This showed that the Government
always takes a cognizance of the important role of the construction sector to stimulate
5
domestic economic activities and in enhancing economic growth in view of its linkages
to construction-related industries.
Nevertheless, with less effort to minimize delays in construction project, it is
possible for the construction industry performance become lower when compare to other
industries. This will show that construction industry is too dependent to the government
in order to settle down the impact of delays issue such as abandoned projects.
Additionally, more delays on construction projects are expected to be increased due to
the unstable economic (Bernama, Nov 2008). This was reinforced by Quarterly Bulletin
which reported that there has significant external demand deteriorated following the
deepening recession in several advanced economies as well as slower growth in the
regional economic (Quarterly Bulletin, 2009).
Chang (2002) suggested that identifying factors is usually the first step when
addressing a problem and then corrective actions can be taken. Hence, it is essential to
identify the causes of this problem in early stages of construction project. This research
will diagnose the main causes and effects of delays. The researcher will make a
comparison between two regions according to the scope. This is because the principle
reasons for delays may diverse at different places (Ogunlana and Prokuntong 2008).
Subsequently, researcher will determine the ways to minimize project delays
from the perspective of construction industry players. Based on the findings, researcher
can generate the appropriate recommendations aimed at reducing the impact of delays. It
also believed that the study would clarify and thus create an awareness of the extent to
which delays can adversely affect project delivery.
6
1.3 Aims and Objectives
The aim of this research are to study and evaluate issues related to the major
causes of construction project delays in Sabah and Johor region through a survey. In
achieving this aim, it is necessary to thoroughly review the existing literature and
research’s findings. Therefore, the objectives of this study are as follows:
i. To study the causes of delays in term of degree of occurrence and
severity of effects
ii. To compare the significant causes of delays in Johor and Sabah
iii. To suggest the methods of minimizing project delays.
1.4 Scope of the Research
The research will be focused on the following matter:
i. This research was comprised in Johor and Sabah region.
ii. The group of respondents for this research involves client, consultant
and contractor companies that registered with Construction Industrial
Development Board (CIDB).
7
1.5 Significant of the Research
There are several valuable benefits expected by implementing this study. The
significance of establishing the issues related to the construction project delays was to
provide a greater insight and understanding on the causes of delays particularly among
the main project players: contractors, client and consultants. This can be achieved by
applying theoretical concepts discussed in many literatures into practice in real projects.
It is hoped that these findings will guide efforts to improve the performance of the
construction industry and will be useful to the construction players. Therefore, these
findings might encourage the practitioner to focus on delay problem that might have
existed in their present or future projects. Other than that, this study is expected to
provide a better ways and methods in delivering construction projects by minimize the
major causes of delays.
1.6 Research Methodology
In achieving these objectives, a research methodology is required. Figure 1.1
highlights the critical stages of conducting this study. This figure comprises four
essential stages of conducting the study which includes the following:
Literature review
Main survey
Analysis Data
Conclusion
8
Figure 1.1: Research Methodology
Main Survey
(Structured Questions)
To obtain sample data of theobjectives no. 1, 2 and 3
Analysis & Discussion
Conclusion
Recommendation
Relative ImportanceIndex (RII)
Suggest methods tomitigate delays basedon finding
Research Topic Selection
2. Compare the significant causesof delays in Johor and Sabah
3. Suggest the methods ofminimizing project delays.
Literature Review Formulation of the Objectives
Identifying Objective and Scope
Identifying Issue and Problem Statement
1. Study the causes of delays interm of degree of occurrence andseverity of effects
9
This research will be adopted field survey methodology to uncover factors
influencing on delay arising during construction stage. To identify the delay factors in
construction market, a comprehensive literature review was conducted as to identify the
essential information such as the main causes and effects of delay to the projects. This
useful information will be included in the preparation of the main survey questionnaire.
The technical materials researched include: technical papers, articles, conference
proceedings, the internet, and leading construction management and engineering
journals.
After that, main survey questionnaires are prepared. The designed questionnaire
will be distributed to three principal construction parties namely; owner, consultant and
contractor. Upon the completion of the data analysis, discussion of these findings,
conclusions and recommendations will be presented.
1.6 Chapters Organization
The followings are the summary for each chapter on this research project paper.
This project paper organized into six chapters which can be summarized as follow:
a) Chapter 1: Introduction
This chapter presents the background and general information which comprises
of introduction, issues and problem statements, research objectives, research
scopes, research significance, research methodology and chapters organization.
10
b) Chapter 2: Concept and Causes of Construction Delays
From the available literature, this chapter composed an overview of the
definition and various types of delay encountered in a project. It also includes the
overall delays concept along with the causes and further classification of delays,
responsibilities that the parties have in a delay, procedure taken when delays and
the documentation of delays.
c) Chapter 3: Effect and Mitigation of Delays
This chapter reviews the effects of delays from the available literature. In
addition, it also contains a section that discusses the methods on minimizing
delays in construction project which recommended by previous researchers.
d) Chapter 4: Research Methodology
This chapter give an overall view of research methodology for the research and
includes the method of data collection and questionnaire structure
e) Chapter 5: Data Collection and Preliminaries Analysis
This chapter is presents on the data collected and the preliminaries analysis on
several data carried out.
f) Chapter 6: Analysis and Findings
This chapter focuses on analyzing collected data and discussing the findings. It
contains the analysis of the information gathered through the questionnaire
survey, identifies the critical causes of delay based on the chance of occurrence.
Various suitable techniques and methodologies are used in analyzing the data
gathered appropriate with the information needed and the types of data collected.
11
Analysis and discussion in this chapter is carried out with regards to fulfilling the
objectives of the research.
g) Chapter 7: Conclusion and Recommendation
This chapter is provides the conclusions of the research. There are also several
recommendations discussed in this chapter.
CHAPTER 2
THEORETICAL CONCEPT AND CAUSES OF DELAYS
2.1 Introduction
Literature Review is an important process of conducting research in which it
provides to propagate the formulation of the research problems in addition to review the
critical points of current knowledge on a particular topic. Its ultimate goal is to bring the
reader up to date with current literature and forms a basis for expanding the knowledge
within the topic. The subject of delays has been discussed by several researchers in the
past decades. Delays, however, were still being reported among construction projects.
Many factors relate to delay are vary along with types of project, locations, sizes,
and scopes. Some projects are only a few days behind the schedule, but some are
delayed over a year. Construction projects with their features of complexity and capital
requirement have resulted interest to many researchers. Therefore, it is necessary to
define the actual causes of delay in order to minimize the delays in construction projects.
13
This chapter explores the findings on the literature search. Before focusing on the
specific issue, the concepts of delays were explored including the definition and types of
delays. Subsequently, researcher presents the review of the groups causes and the factors
identified for each group causes. Most of materials that obtained from the literature are
cited in the references.
2.2 Definition of Delays
Delays of a construction project can be defined as the late in progress or actual
completion of works compared to the baseline construction schedule or contract
schedule. Vast majority of project delays occur during the construction phase, where
many unforeseen factors are always involved. Previous researchers defined construction
delays by their own sentence, however it bring similar meaning.
According to Braimah (2008), the term ‘delay’ in construction contracts has no
precise technical meaning. It can be used in different sense to mean different conditions
in project execution. However, the term is often used in its basic sense to mean any
occurrences or events that extend the duration or delay the start or finish of any of the
activities of a project.
In the study of Assaf et al. (1995) construction delay was defined as the time
overrun either beyond completion date specified in a contract, or beyond the date that
the parties agreed upon for delivery of a project. Abd. Majid (1997) defined delays as
the time overrun beyond the contract date or beyond the date that the critical activities
have been delayed.
14
Delay, from the view of Bartholomew (1998) is slowing down of a work without
stopping it entirely. It is different from suspension, which means stoppage of work
directed to the contractor by a formal form from client. Aibinu and Jagboro (2002)
described delay as a situation when the contractor and the project owner jointly or
severally contribute to the non-completion of the project within the original or the
stipulated or agreed contract period.
Delay was also defined as an act or event which extends required time to perform
or complete work of the contract manifests itself as additional days of work (Zack,
2003). Majid I.A. (2006) interprets delay as a loss of time. ‘Time’ refers to the duration
for completing the construction project. When the project period is delayed, it means the
project cannot be completed within original schedule.
2.3 Types of Delay
There are two main types of delay that occur on construction project, namely
excusable and non-excusable delays (Alkass et al., 1996). In actual practice, delays are
frequently difficult to sort out, separate and accurately access particularly in term of
claim process (Yates and Epstein, 2006). The terms of excusable and non excusable are
come from the perspective of contractor. A delay that is compensable is compensable to
the contractor but non-excusable to the employer. On the other part, a delay deemed as
non-excusable is compensable to the employer because it results in levying of liquidated
damages.
15
2.3.1 Excusable Delays
Delays that excuse a contractor from performing within the contract period and
justify an extension of time (EOT) to perform are ‘excusable’. According to Alkass et al.
(1996), excusable delays are those not attributable to the contractor’s actions or inactions
and typically include unforeseen events. These events are beyond the contractor’s
control and are without fault or negligence on his part. This type of delays can have an
impact on non-critical activities which need a more detailed analysis to determine
whether additional time extension is warranted, or if the reduction of float time can be
justified (Alkass et al. 1996). However, whether the delays are excusable is depends on
contract provision. Excusable delays can be further classified into delays with
compensation and without compensation. Figure 2.1 show the types of delay in
construction project.
2.3.1.1 Excusable Delays With Compensation
A delay is deemed compensable to the contractor when its cause is within the
control of, is the fault of, or is due to the negligence of the project owner (Sweet 1977).
According to Alkass et al, (1996), contractors are entitled to a time extension as well as
monetary compensation due to this type of delays. However, the contractor must show
that the delay was "unreasonable" and prove the extent of the additional expense
involved (Clough, 1975). These delays result from circumstances such as:
1) Failure of the owner to have the work site available to the contractor in a timely
manner;
2) Owner initiated changes in the work;
3) Owner delays in issuing a notice to proceed;
16
4) Architect/Engineer supplied designs which are defective;
5) Owner not properly coordinating the work of other contractors;
6) Owner not providing owner furnished equipment in a timely manner;
7) Owner providing misleading information;
8) Owner interfering with the performance of the contractor;
9) Owner, or the Architect/Engineer, delaying the approval of contractor submitted
shop drawings;
10) Owner, or the Architect/Engineer, using the shop drawing process as a means by
which to change the contract requirements
11) Contractor encountering differing site conditions.
(Yates and Epstein, 2006)
2.3.1.2 Non-Compensable Excusable Delays
Non-compensable excusable delays are result by the factors that beyond of the
contractor’s reasonable control and not attributable to the Contractor’s fault or
negligence (Ahmed et al., 2002). In Public Work Department (PWD) 203A standard
form of contract, this type of delays contain in a clause called the force majeure. When
this type of delay is encountered, the contractor will not receive any compensation for
the cost of delay, but he will be entitled only for an extension of time (EOT) to complete
the work and relieved from any contractually imposed liquidated damages for the period
of delay.
In order for delay to warrant an extension of contract time, the delay must affect
the completion of the project. This provides the basis for the high importance attached to
the use of critical path method (CPM) of scheduling for proving or disproving time
related claims such as extension of time and prolongation cost (Bramble and Callahan,
17
1992). The major elements that represent of non-compensable excusable delays include
events such as following (Sweet 1977):
1) Unforeseen events. Unforeseeable causes generally refer to future events, not
existing causes. By contrast, conditions of which the contractor should have been
aware are not considered unforeseeable.
2) Events beyond the contractor's control. These are cases in which work on the
project is impossible.
3) Events without fault or negligence. Such events are those in which the contractor
is blameless, such as acts of god and labor or material shortages beyond what
was expected at the time the contract was made
2.3.2 Non-Excusable Delays
In this category, the contractor's own actions or inactions have caused the delay.
It is a delay on which the contractor could have foreseen or prevented, but failed to do so
(Last, 1997). Consequently, this type of delay presents no entitlement to a time
extension or delay damages for the contractor, if the delay can be proved to have
affected the whole project. The owner, however, could be entitled to liquidated damages
(Alkass et al., 1996).
According to Abd. Majid (1997), the amount of damages is depends on the
contract value of the project, which is based on the length of delay and the rate of
damages per day. Such delays are inherently the Contractor’s responsibility and no relief
is allowed. Last (1997) cited an unexcused delay may be considered as a breach of
contract. There are numerous types of non-excusable delays as shown in Figure 2.1.
18
Figure 2.1: Classification of types of delay
Non-Excusable Delay
Contractor’s management
Materials
Sub-contractor
Equipment
Manpower
Improper planningFinancial difficultiesPoor coordinationInadequate supervisionImproper construction methodPoor contract managementLack of competence and skill
Labour shortagePoor workmanshipSlow mobilization of workersLow productivity
Materials shortagesLate delivery material deliveryDamages goods
Equipment shortagesEquipment breakdownLow efficiencyImproper selection of equipments /tools
Sub-contractor delaysSub-contractor interference
Acts of God
Unforeseen events
Unprovoked strikes
Events beyond the contractor’s control
Unusually severe weather
Events without faults or negligence
Without Compensation
Excusable Delay
With Compensation
Owner-initiated changes
Owner providing misleading information
Design problems
Differing site condition
Late contract award
Incomplete drawings or specifications
Suspension of work
Typ
esof
Del
ay
19
2.3.3 Concurrent Delays
According to Braimah (2008), the terms of “independent delays”, “serial delays”
and “concurrent delays” are used to describe delays based on the interrelation of the
above delay types with respect to their duration and time of occurrence. Independent
delays are delays that occur in isolation or without other consecutive or simultaneous
delays while serial delays occur in sequence consecutively and not overlapping with
each other on a particular network path.
On the other hand, when two or more separate delay events occur during the
same time period, which affects the completion date experienced on a project are often
termed “concurrent delays” (Reynolds and Revay, 2001). If the delays are inextricably
intertwined, neither the contractor can be held responsible for the delay or recover the
delay damages from the owner (Ahmed et al, 2002).
It is difficult to determine which delays are concurrent. The resolution of this
type of delay has been a contentious legal and technical subject in construction and
engineering contracts (SCL, 2002). The reason for this is largely due to the fact that
resolving it requires the consideration of the interaction of different factors such as the
time of occurrence of the delays, their length of duration, their critically, the legal
principles of causation and float ownership (Bubshait and Cunningham, 2004). For more
clarification, see Figure 2.2 which classifies the different types of delays based on their
various attributes.
Figure 2.2: Classifications of Construction Project Delays (Braimah N, 2008)
DELAYCLASSIFICATION
TYPES OF DELAYS TIMING ANDDURATION OF DELAYS
RESPONSIBILITIES
Neither Party
Owner
Contractor
Non-Excusable
Non-Compensable
(Extension of Time)
Compensable
(Prolonged Cost +
Extension of Time)
Liquidated
Ascertained Damages
(LAD)
Excusable
Serial
Independent
Concurrent Non-concurrent
21
2.4 Causes of Delay
Traditional contractual approach is still dominant in Malaysia construction sector
and this may likely continue to be a trend. Malaysia construction sector comprises the
clients or project owners, contractors, subcontractors, suppliers, and others key
professional actors responsible for design and supervision of projects. These
professionals include architects, engineers and quantity surveyors. Due to this mixed
variety of parties involves in projects, they often encounter difficult situations and some
degree of pressures. Many of these problematic conditions are beyond control and often
lead to delays or project time overrun (Odeh and Battaineh, 2002).
Bramble and Callahan (1992) cited a project may be delayed as a result of the
direct action of major parties, or of their failure to act especially if they have a duty to
act in the circumstances. The outside forces also could intervene to delay a project.
Hence, it is important to describe the causes of delay by looking at factors relating to
actions and inactions of project participants.
Naha, Norelina (2008) studied the causes of delay in building projects limited in
in Johor Bahru only. The study found that (1) contractor’s financial prolems, (2)
shortage in material, (3) fluctuation of materials price, (4) poor management and
If and when it become reasonably apparent that the progressof the works is being or likely to be delayed, forthwith of theoccurrence of such event notify the architect in writingidentifying the relevant events causing the delays, givingparticular’s of the expected effect and estimate of the EOTrequired.
The notice shall contain sufficient information and reasonswhy delay to completion will result.
Submit to the architect his application for EOT completewith particulars and estimates in a reasonable time before theDate of Completion.
Constantly use his best endeavours to prevent delay.
43
43
Upon it becoming reasonably apparent that the progressof the works is delayed, forthwith give written notice ofdelay to the S.O.
Constantly use his best endeavours to prevent delay.
Upon receipt a contractor’s notice, consider events causingdelay and by written notice to the contractor give a fair andreasonable EOT.
He regard to the sufficiency of the particulars and estimatessubmitted by the contractor, ascertain and fix such new datefor completion within a reasonable time form receipt of thenotice.
Not fix a date for completion earlier that the Date ofCompletion stated in the Appendix.
43 If in his/ her opinion the completion of the works is likelyto be delayed or has been delayed by specified events assoon as he/ she is able to estimate the length of the delay.
35
2.6 Documentation of Delays
Proper construction delay management requires an extensive documentation.
This is essential particularly for the purpose of delay claim. The time to start
documenting, or maintaining detailed records regarding construction delays, is not when
it is first realized that a project is being delayed but much earlier. A delay claim
documentation/prevention program should be implemented at the beginning of the
project (Yates and Epstein, 2006). After the fact documentation is extremely costly, is
distracting, and often produces inaccurate and misleading results. The preferred
approach is to institute a proper project documentation program throughout the course of
the project.
Two important areas of proper construction claims management are CPM
scheduling and notice compliance (Yates and Epstein, 2006). CPM is a widely
recognized method of establishing and measuring construction delays. The effective use
of CPM in the presentation, or defense, of construction delay claims requires the
establishment of several accurate schedules for a particular project. These are as-planned
schedules, as-built schedules, and as-adjusted schedules.
2.7 Summary
From the discussion and explanation on this chapter, a lot of information
regarding the concept of delays as well as the causes of delays in construction project
has been identified. Methods of mitigating construction delays can be established when
causes of delays are identified. In the following chapter, the available strategy to reduce
or mitigate delays in construction project will be explored.
CHAPTER 3
EFFECTS AND MINIMIZING DELAYS
3.1 Introduction
A completion of construction project within time was seen become a key
criterion of project success. Delays in construction project can increase the time and cost
allocated for executing the various project activities, resulting in project cost overruns
and late completions. Causes of time and cost extensions can result from all phases of
projects, works, and circumstance; however, major troubles usually thrive during
construction phases.
The latter effect will only occur when the delay lies on the critical path of the
programme. This chapter is a continuation of the findings on the literature search. It is
focusing on the review of delays effects that been identified by previous researchers. In
addition, it explored widely the methods of mitigation of delays recommended by
several researchers.
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3.2 Effects of Delay in Construction Project
Delays in construction project completion seem to be a perennial problem. When
projects are delayed, they are either accelerated or have their duration extended beyond
the scheduled completion date. Delays are usually accompanied by cost increases. The
subject of delay has been addressed by several researchers and they found that delay
always led to the negative effects.
Abd. Majid (1997) state that delay may lead to disputes, low productivity and
increases in cost. Alkass et al. (1994) addressed that delay are costly and often result in
prolonged litigation by the parties. Additionally, associated delay problems can also
result in total abandonment of project (Aibinu and Jagboro, 2001).
Abdul-Rahman H. et al. (2006) in their study found that delays effect to the
disruption of work, loss of productivity, late completion of project, increased time
related costs, third party claims and termination of contract. Li et al. (2000) have shown
that additional costs, decline in quality and rework, are three possible situations due to
the delay.
Some extent the contract parties through claims usually agree upon the extra cost
and time elongation associated with delay. This has in many cases given rise to heated
arguments between the owner and contractor. Thus, delay could generate distrust and
create tension between the contractor, owner and the owners’ project management team
(Aibinu, 2009). It reduces the ability of the parties to resolve the claims expeditiously
due to delay. These have a debilitating effect on clients, contractors, and consultants in
terms of growth in adversarial relationships, mistrust, arbitration, cash-flow problems,
and a general feeling of trepidation towards each other (Ahmed, et al., 2002).
38
Aibinu and Odeyinka (2006) added that processing time and cost related claims
associated with delays always generate dispute and further delays. Disputes may arise
from questions relating to causal factors, contract interpretation, and quantum of the
claims. In some instances delays occur that are neither the fault of the owner, nor their
consultants or contractors, or that may have concurrent or multiple causes which have to
be carefully analyzed in order to properly assess responsibility (Yates and Epstein,
2006). Enormous amounts of time and energy are expended to resolve issues related to
the causes of delays.
In gist, delays give rise to disruption of work, late completion of project,
increased time related costs, third party claims, total abandonment and termination of
contract. Based on the literature review, researcher identified major effects of delay as
shown in Figure 3.1.
Figure 3.1: Major effects of delay in construction project
Abandonment
ArbitrationMajor Effectof Delays
Time overrun
Cost Overrun
Dispute
Litigation
Termination of Contract
39
3.3 Methods in Minimizing Construction Project Delays
Several researchers have recommended the methods of minimizing delay in
construction project. Chan and Kumarasamy (1997) suggested that the minimization of
time overrun would require: strong management teams; thorough investigation of site
conditions, together with the design of groundwork and foundations. They added that
developing communication systems linking all project teams was the significant way to
mitigate this matter.
Aibinu and Jagboro (2002) conducted a study on the effect of delays on project
delivery in Nigeria. They identified two methods to minimize or if possible eliminate
time overrun. There were acceleration of site activities and contingency allowance.
Odeh and Battaineh (2002) recommended the following to improve the delays
situation in Jordan: enforcing liquidated damage clauses; offering incentives for early
completion; developing human resources through proper training and classifying of
craftsmen; adopting a new approach to contract award procedure by giving less weight
to prices and more weight to the capabilities and past performance of contractors; and
adopting new approaches to contracting, such as design-build and construction
management types of contracts.
Ahmed S.M. et al. (2002) in their study of delays in Florida have recommended
streamlining the Buildings Permit Approval Process as much as possible. The issues
such as changes in drawings, incomplete and faulty specifications and change orders
must be controlled with proper design process management and timely decision making.
40
Abdul-Rahman H. et al (2006) identified the procedures taken by contractor as to
recover delays. From their survey, recommended procedures were increasing the
productivity by working overtime hours or working by shifts, followed by asking for
extension of time. If the problem was shortage of resources, they suggested rescheduling
the activities within the available resources, using skilled labours and by using
subcontractors. The respondent also agreed that site meetings are essential in solving the
problems with the condition that it should not be too frequent.
Majid, I.A. (2006) has conducted study of delays in Acheh Indonesia. He listed a
total of thirty five methods in order to minimize construction delays as shown in the
following.
1. Competent project manager;2. Ensure adequate and available source of
finance;3. Multidisciplinary/competent project team;4. Availability of resources;5. Commitment to projects;6. Adopting a new approach to contract award
procedure by giving less weight to prices andmore weight to the capabilities and pastperformance of contractors;
7. Adopting new approaches to contracting suchas Design-Build (D/B) and ConstructionManager (CM) type of contract;
8. Complete and accurate project feasibilitystudy and site investigation;
9. Acceleration of site clearance;10. Comprehensive contract documentation;11. Frequent progress meeting;12. Project management assistance;13. Use up to date technology utilization; and14. Use of experienced subcontractors and
suppliers;15. Complete and proper design at the right time;16. Competent personnel of consultant/designer;17. Competent and capable of client’s
representative
18. Site management and supervision;19. Use of proper and modern construction
equipment;20. Proper project planning and scheduling;21. Accurate initial cost estimates;22. Use of appropriate construction methods;23. Community involvement;24. Proper emphasis on past experience;25. Frequent coordination between the parties
involved;26. Absence of bureaucracy;27. Clear information and communication
channels;28. Accurate initial time estimates;29. Proper material procurement;30. Developing human resources in the
construction industry through propertraining;
31. Allocation of sufficient time and money atthe design phase;
32. Awarding bids to the right/experienceconsultant and contractor;
33. Perform a preconstruction planning ofproject tasks and resources needs;
34. Systematic control mechanism; and35. Effective strategic planning.
41
Kaliba, Muya and Mumba (2009) studied the schedule delays in road
construction projects in Zambia. They suggest the following recommendation to
minimize the causes and effect of schedule delays: project timing and scheduling; well
defined scope; accurate cost estimate; availability fund for project; effective
communication; deliberate scheme to build capacity building; and legislation and good
corporate government.
Based on several studies of project success factors and minimizing delays in
construction project, a total of twenty three methods have been identified in order to
minimize construction delays as shown in Table 3.1.
Table 3.1: Methods of minimizing construction delays
No. Methods1234567891011121314151617181920
Utilization of the latest construction technology methodFrequent site meeting with all functional partiesNot awarding contract based on the lowest bidIncrease productivity by working overtime, shift, etcOffer incentive for early project completionAsk for extension of timeExecute delayed activities by subcontractorsPromote team working among project participantsDeveloping human resources management (training, day courses, etc)Timely decision making by all functional groupProper project planning and schedulingDeveloping appropriate communication system linking to all functional groupEarly in obtaining permit and approval from relevent authorityThorough project feasibility study and site investigationAccurate initial project cost estimationHire experience personnel for project implementationBuild a systematic project control and monitoring mechanismAbsence of bureaucracyProper emphasis on past experience of project partiesAccurate initial time estimation
42
212223
Ensure the availability of resources ( finance, materials, equipment, workmen, etc)Select the competent project managerUse the appropriate construction methods
3.4 Summary
By understanding this chapter, various information regarding the effects of
delays and methods to mitigate delays were obtained. In the following chapter, the
methodologies used to perform this study will be discussed. Methodologies for data
collection, data analysis and reporting results will be elaborated in detail.
CHAPTER 4
RESEARCH METHODOLOGY
4.1 Introduction
Research methodology is a way to provide a guideline for researcher to achieve
the aim and objectives of the study. This chapter shows the chronological of research
methodology and discusses the methods of conducting research in order to achieve the
objectives. It is essential to describe the methodologies used throughout this research to
ensure all the data and information gathered is reliable and to show that it is
systematically collected and analyzed. The raw data obtained from the respondent will
be analyzed and studied in depth before deriving conclusion.
4.2 Data Collection
Data collection is the most critical part since the accuracy of the data obtained
will determine the success or failure of this research. The data of this research were
collect through the literature review and survey questionnaires.
44
4.2.1 Literature Review
All information regarding delays in construction project was gathered through a
literature review. Literature reviews was carried out to enhance the understanding of
theory regarding the research problem. The materials for literature reviews are such as
books, articles, magazines, internet, journals, documents and other’s research papers.
These reading materials provided a good primary source for the research. The
information, which is relevant, was used as a benchmark against primary data collected
to support the research.
4.2.2 Development of Questionnaire
The questions were designed related to the research objectives especially on the
causes of delays and proposed methods to minimize delays. Before designing the
questionnaire, there a very important point that needs to be considered. The questions
have to be short and precise without touching any sensitive or confidential issues as
reject may be offended (Taylor S, 2005). The purpose is to facilitate the respondent’s
understanding. Subsequently, the questionnaires were sent to 90 respondents (clients,
consultants and contractors) with the proportion of 50:50 in Johor and Sabah.
Questionnaires were created based on the information gathered from literature
review. A thorough checking for the questionnaire has been made to evade any mistake
and also to ensure only relevant questions is included in the form. The design and
structure of the questionnaire was subsequently rechecks by the supervisor for any
45
correction and reasonable amendment. After the form had been approved, it is made into
a numbers of copies and ready to be distributed.
The questionnaires were divided into three main sections. The respondents were
first asked about their personal and organization background in section A. Subsequently
in section B, the respondents were asked to state the frequency and severity effects on
the fifty six delay causes, according to their local working experience in construction
industry. Section C is about the methods that minimize construction project delays.
Respondent were required to give their opinion regarding the effectiveness of
minimizing delays method. In addition, respondents were also encouraged to cite
additional causes thought to extend the construction duration project by overall.
4.2.2.1 Section A
Section A is to obtain the information of respondent’s background as well as
their organization. The typical questions that been asked include the following:
The company in which the respondent represents
The position of the respondent in the company
The experience of the respondent in construction project
The experience of the company in construction industry
The actual time spent for the delayed project
The organization or respondents name and official stamp are essential as to prove
that the questionnaire form was answered by respondent. In addition, it is to ease
researcher to contact the respondent for any clarification or follow-up questions purpose.
46
4.2.2.2 Section B
Section B is to obtain the information on causes of delays in construction
projects from the perspective of client, contractors and consultants. There were eight
categories with fifty six factors of delay causes identified in this structures question.
This section requires the respondent to answer the frequency of occurrence as well as the
severity of effect associate with their project based on the delay causes given.
The questionnaire is based on Likert Scale of five ordinal measures from one (1)
to five (5) according to level contributing. According to John F. (2001), Likert Scale is
easier to use for respondent to express their level of opinion. For the frequency of
cause’s occurrence, each scale represents the rating as shown in Table 4.1. In a
meanwhile, Table 4.2 shows the rating for the severity of effects for the causes.
Table 4.1: Likert scale for frequency of occurrence of related delay causes.
Category Never Rarely Sometimes Often Greatly often
Rating 1 2 3 4 5
Table 4.2: Likert scale for the severity of effects of related delay causes.
Category Not affect Slightlyaffect
Moderateaffect
Greataffect
Very greataffect
Rating 1 2 3 4 5
47
4.2.2.3 Sections C
This section is to identify the effective methods of minimizing construction
delays. Twenty three methods were identified from several literature reviews which used
in the structured question. The questionnaire is mainly based on Likert’s scale of five
ordinal measures from one (1) to five (5) according to level of effectiveness. Each scale
represents the following rating as shown in Table 4.3.
Table 4.3: Rating Scale for the proposed methods that minimize delays
Categories Rating
Not effective 1
Low effective 2
Moderate effective 3
High effective 4
Very high effective 5
4.2.3 Questionnaire Distribution
The respondents involved in this research were the clients, consultants and
contractors respectively in Johor and Sabah. According to Paul Cozby (2003) a large
sample data can give more accurate result. Therefore, researcher had distributed about
fifteen sets of the questionnaire form to each party in Johor and Sabah with the total is
ninety sets. The respondent is randomly selected, but for the contractor party, only grade
7 and 6 were been anticipated.
48
Their addresses were obtained from internet particularly through the
Construction Industry Development Board (CIDB) directory 2009, Board of Quantity
Surveyor Malaysia, Institution of Engineer Malaysia and Public Work Department
website. A questionnaire accompanied by covering letter briefly stating the objectives of
the survey, was issued to the selected respondents who were later followed up by
telephone.
There were two main method been used for the purpose of this questionnaire
distribution; via mail delivery and by hand method. Even though there were another
alternatives that can be applied, but due to the time limited the researcher think that it is
reasonable to use those mention methods to fulfill the objectives.
4.2.4 Data Analysis
According to Odeh and Battaineh (2002), Relative Importance Index (RII) is the
appropriate method in determining the ranking of different factors from the different
group of respondents. Since in this research need to rank the frequency of occurrence
and severity effect, therefore, to avert any confusion, RII in this context is named as
Frequency Index (F.I.) and Severity Index (S.I) as adopted from Lee et al., (2008).
Lee et al. (2008) used the ‘frequency and severity index’ method to determine
the frequency of occurrence and level of severity effects on the delay causes. Five-point
scale ranged from 1 (Never) to 5 (Greatly Often) was adopted and transformed to
frequency index. Frequency index or F.I. expresses occurrence frequency of factor
responsible for delay and cost overruns. It is computed as shown in equation (1). Where:
49
a = constant expressing the weight assigned to each responses (ranges from 1 for Never
to 5 for Greatly Often), n = frequency of each response, N = total number of responses.
. . = ∑∗ . (1)
The same procedure was adopted for ranking the severity of effect on the delay
causes. Severity index or S.I. is an index expresses severity of factor that caused delay
and cost overruns. The indices were evaluated using the similar expression, shown in
equation (2). Where: a = constant expressing the weight assigned to each responses
(ranges from 1 for Not Affect to 5 for very Great Affect), n = frequency of each response,
N = total number of responses.
. . = ∑∗ . (2)
In addition, a similar RII was used to analyze objective 3. To obtain significant
causes of delay, importance index need to be computed. Importance index (IMP.I.) is the
index expresses the overview of causes based on both their frequency and severity. It is
computed as per following formula shown in equation (3). Subsequently, the results of
analysis obtained was presented in tables and graphs and discussed to establish a
conclusion and add any recommendation.
. = . x . . (3)
50
4.2.5 Summary
In order to achieve the objectives of the study, the research methodology has
been established. This study was carried out based on literature review and questionnaire
survey. Next chapter would be the analysis and discussion for the research findings.
CHAPTER 5
DATA COLLECTION AND PRELIMINERIES ANALYSIS
5.1 Introduction
This chapter is presents in detail on the data collected and the analysis carried out
based on the methodology described in chapter 4. The analysis performs on the
information obtained through questionnaire survey. This chapter discusses the outcome
of the survey.
5.2 Data Collection
As described in chapter 4, the questionnaire has three sections. Section A
comprises of respondents background, Section B comprises of frequency of occurrence
and severity effects on the fifty six delay causes, and Section C asked for the effective
methods that minimize project delays.
52
5.3 Questionnaire Response
Out of 90 questionnaires, the proportion of distribution is (15:15:15) x 2 to the
group of clients, consultants and contractors in Johor and Sabah. 56 responded fully to
the questionnaire, giving 62.0 percent responds rate. The feedbacks comprise 39.29
Supervisor : ASSOCIATE PROFESSOR AZIRUDDIN RESSANG
Contact No. : 016-7124248
All data compiled are solely for academic purposes only. All your answers will be treatedas CONFIDENTIAL. Your cooperation is much appreciated. Once you have filled in thequestionnaire, please return it by using the envelope provided. A timely reply is crucialfor analysis.
STRICTLY CONFIDENTIAL
Introduction
This is a comparative study between two region, respectively located in East and WestMalaysia; Johor and Sabah. It is expected that this research will provide some goodempirical data on the extent and ways to reduce delay in construction projects. The reasonsfor these delays will also be documented with an overall aim to provide guidelines forfuture owners, builders, designers, and managers of construction projects on the dos anddon’ts for devising effective systems to deliver projects on time, within budget, and toquality standards, which fully satisfy the clients as well as the intended end-users.
Objectives
Objectives of the Study:
1. To study the causes of delays in term of degree of occurrence and severity of effects
2. To compare the significant causes of delays in Johor and Sabah
3. To suggest the methods of minimizing project delays.
Instructions
This questionnaire consist of three (3) section:
Section A : Company Respondent Profile and Project DescriptionSection B : The Causes and Effect of DelaysSection C : Methods of Minimizing Project Delays
Please take a look at the following questionnaire and try to answer correctly and accurately.All the information gathered here will be kept strictly confidential and will be used only forresearch and analysis without mentioning the person or company names.
THANK YOU VERY MUCH FOR YOUR KIND COORPERATION AND TIME
96
96
SECTION A: RESPONDENT DETAILS
All the answers in this questionnaire will be treated with the strictest confidential. Please thick thebox and fill in the blanks if you select others.
1. State the type of your organization or company. Client (government or developer) Contractor Consultant Others: …………………
2. State your position in the organization or company. Engineer/Designer Project Manager Site Manager Others: …………………
3. State the number of years you involved in the construction industry. Less than 5 years 5 – 15 years More than 15 years
4. State the number of years your organization/company involved in the construction industry Less than 5 years 5 - 15 years More than 15 years
5. State the type of project that your organization/company have experienced with delay. Building and industrial Infrastructure Others:…………………. Never experienced on any delay project (Ignore for Question 6 & 7)
6. State the project duration based on contract document for your most delayed project. Less than 12 month 12 to 18 month More than 18 to 24 month More than 24
7. State the actual time spent for the most delayed project. Less than 3 month late 3 to 6 month late More than 6 month late
Name of respondent: ……………………………………………………………………………
Organization/Company Name: Company Official Stamp:…………………………………….… …………………………………………...………………………………………. …………………………………………...………………………………………. …………………………………………...………………………………………. …………………………………………...
Contact No. : ………………………..
Signature: …………………………… Date: …………………………………….
97
97
SECTION B: CAUSES AND EFFECTS OF DELAYS
Read through the list. For each option, please circle to show your answers based on the rating scalegiven below and fill in the blanks if you select others.
Question 1: What is the frequency of occurrence for the following related causes of delays associatedwith your project(s)?
Question 2: What is the severity of effects for following related causes of delays associated with yourproject(s)?
Rating Scale for Question 1 Rating Scale for Question 2
Contractor Related Delays Frequency of Occurance Severity of effect
Poor site management and supervision 5 4 3 2 1 5 4 3 2 1
Please, thick for your selected answer based on the rating scale given below and fill in the blanks ifyou select others.
Questions 3 : How did the effectiveness of the following methods minimise delays?
Rating Scale for Question 3
Proposed Methods 1 2 3 4 5
1. Utilization of the latest construction technology method2. Frequent site meeting with all functional parties3. Not awarding contract based on the lowest bid4. Increase productivity by working overtime, shift, etc5. Offer incentive for early project completion6. Ask for extension of time7. Execute delayed activities by subcontractors8. Promote teamworking among project participants9. Developing human resources management (training, day courses, etc)10. Timely decision making by all functional group11. Proper project planning and scheduling12. Developing appropriate communication system linking to all functional group13. Early in obtaining permit and approval from relevent authority14. Thorough project feasibility study and site investigation15. Accurate initial project cost estimation16. Hire experience personnel for project implementation17. Build a systematic project control and monitoring mechanism18. Absence of bureaucracy19. Proper emphasis on past experience of project parties20. Accurate initial time estimation21. Ensure the availability of resources ( finance, materials, equipment, workmen, etc)
22. Select the competent project manager23. Use the appropriate construction methods24. Others (please specify if any) :25. Others (please specify if any) :26. Others (please specify if any) :
Very high effective 5High effective 4Moderate effective 3Low effective 2Not effective 1