Delay Factors in Reconstruction Projects: A Case Study of Mataf Expansion Project

Abstract

Delays in construction projects are a common phenomenon throughout the industry. This problem has many negative impacts on the time, cost, and sustainability of the projects. Many studies were conducted to identify the main causes of this delay in new construction projects in different regions but very few studies have focused on finding an explanation for the causes of delay in major reconstruction projects that have great religious and cultural sustainability. This paper examines the factors that contributed to work delays in one of the most major reconstruction projects that took place recently in the Middle East, which is namely the Mataf Expansion Project in the city of Mecca, Saudi Arabia. Fourteen interviews were conducted with project managers, construction managers, and senior site engineers to identify the factors that they encountered and led to the delay in the reconstruction activities of this project. Some of the findings were consistent and similar to most other causes of delay that are associated with new construction projects. However, interestingly, this research has discovered the existence of other unavoidable factors that caused a delay and should be considered for any similar reconstruction projects. The results showed that these factors could be divided into two groups: the first one is related to the demolition phase (five factors) and the second group is related to construction works (nine factors). In addition, it has been observed that the building material during the reconstruction is considered one of the major delaying factors. Finally, these 14 delay factors should be carefully considered to assure the sustainability of the main object’s function during the reconstruction activities.

Delay Causes and Emerging Digital Tools: A Novel Model of Delay Analysis, Including Integrated Project Delivery and PMBOK

“…Unique factors (with the frequency of three or less) are: "'Slow decision making process by owner" in Norway [90], UAE [84], and Oman [98]; "Changes in material types and specifications during construction" in Saudi Arabia [102], Turkey [117], and Zambia [113]; "Change/selection of subcontractors in the project" in India [79], Saudi Arabia [112], and Vietnam [105]; "Mobilization delay" in India [127], Malaysia [109], and Malawi [81]; "Site constraints (site blockage, impact of other's land)" in Bangladesh [87], Cambodia [103], and countries with high geopolitical risks [104]; "Impact of subsurface (underground) conditions" in Libya [91], Cambodia [103], and Egypt [123]; "Conflict between parties' in Iran [101], Turkey [70], and Egypt [107]; "Errors in construction" in Iran [93], Zambia [113], and Denmark [89]; "Fluctuation in price of materials" in Saudi Arabia [102] and Ghana [100]; "Conflict between labours" in Saudi Arabia [88] and Zambia [113]; "Labour strikes" in countries with high geopolitical risks [104] and Zambia [113]; "Using inappropriate construction methods" in India [92] and Iran [110]; "Insufficient/inaccurate document preparation" in Turkey [70] and Iran [110]; "Inaccurate first drafts/plan" in Iran [110] and Taiwan [132]; "Delay/weak interaction due to vendor" in India [127] and Oman…”

Causes and Mitigation Strategies of Delay in Power Construction Projects: Gaps between Owners and Contractors in Successful and Unsuccessful Projects

“…Among them, owner-related causes were the owner's slow decisions, shop drawings and samples' slow preparation and approval, the owner's change orders during construction, owner's financial problems for the project, and owner's delay in contractors' progress payment. As owner-related causes of delay, Khatib et al [24] suggested their financial problems and difficulties, change orders, delays and shortages of materials, poor site management and supervision, poor communication and coordination among construction parties, lowest bid awards, slow decisions, the contract type, delays in performing inspections and tests, and lack of clarity of the project's scope. Alsuliman [18] used a questionnaire to investigate the causes of delay according to stages of a public construction project.…”

“…Aziz and Abdel-Hakam's [17] study also identified contractor-related factors, such as their poor site management and supervision, construction methods, ineffective project planning, and scheduling, financing during construction, and inadequate experience that caused errors as highly frequent causes of delay. Khatib et al [24] suggested improper planning and scheduling, subcontractor's incompetence, contractor's lack of experience, discrepancies between drawings and specifications, construction mistakes and defective work, inaccurate estimates, inadequate tools and equipment, and price escalation.…”

“…In their study, these causes were the owner or his agent's design changes during construction, lack of a database to estimate activities' duration and resources, and designers' errors or incomplete designs. Khatib et al [24] identified the following problems: design changes and modifications, errors, delays, shop drawings' slow preparation and approval, and erroneous sources of information. Furthermore, Alsuliman's [18] study indicated that variations in orders that occur during the project period and failure to determine quantities, specifications, and drawings accurately were the most frequent causes of delays related to the design of public construction projects.…”

“…They also pointed out that obtaining permits from municipalities is one of the main causes of delay in road construction projects in Egypt. Khatib et al [24] suggested that delays are attributable to shortages of skilled workers and equipment, lack of qualified and experienced personnel, poor labor productivity, difficulties obtaining work permits, poor site conditions, and frequent interruptions from the public.…”