CAUSATIVE FACTORS OF CONSTRUCTION DELAYS IN HIGH-RISE BUILDINGS IN LAGOS STATE, NIGERIA

Abstract

The construction of High-rise building projects in Nigeria suffered delay problems on program schedule due to the inability to complete many projects within the targeted time and budgeted cost earlier stipulated. This poor performance impedes project success, stakeholder’s efficiency and the influence of foreign investors towards the development of property market through direct foreign investment (DFI). Thus, giving bad impression to foreign investors about the capability and performance of the Nigerian construction industry. Therefore, this study evaluates the causative factors of construction delays peculiar to High-rise building projects, the effects of the delay on construction process and strategies for ameliorating delay in High-rise building projects with a view of timely delivery in the Nigerian construction industry. The study adopted a case study approach using mixed-method approach using the quantitative approach of structured questionnaires survey, and the qualitative approach of interviews that focus on research questions. Fifteen (15) questionnaires were administered to construction practitioners involved in three (3) cases of High-rise building projects using purposive sampling technique and snowballing to identify construction professionals, from which fourteen (14) questionnaires were retrieved. In each of the cases, questionnaires were distributed to five (5) different construction professionals (Architects, Mechanical and Electrical Engineers, Civil Engineers, Quantity surveyors and Builders) that worked on the identified case study projects. A total of fourteen (14) construction professionals were also interviewed on the three (3) High-rise building project cases. The data collected were analyzed using Percentiles, Mean Item Score, Standard Deviation, Relative Important Index, Multiple Linear Regression, Kruskal-Wallis and Content Analysis. The results revealed that delay in progress payments by clients, late procurement of materials and high rate of inflation are the most important causative factors affecting delivery of High-rise buildings. The study also revealed sixteen (16) critical delay factors affecting High-rise building projects. The study further revealed time overrun, cost overrun, disputes and claims as the major effects of construction delay in High-rise building projects, while it revealed time as the most significant factor influencing the construction of High-rise building projects in Nigeria with delay events. The study concluded that early payments, assurance of funds and effective communication system as the most important strategies for ameliorating delay factors in High-rise building projects. And recommended that clients and developers must ensure well-established construction funding in place and realign project management strategies to ensure timely delivery of High-rise building projects.