construction professionals’ perspectives on government’s...

Christopher Dick-Sagoe et al., International Journal of Research in Engineering and Social Sciences,

ISSN 2249-9482, Impact Factor: 6.301, Volume 06 Issue 06, June 2016, Page 32-43

www.indusedu.org Page 32

Construction Professionals’ Perspectives on

Government’s Construction Projects Delays

in the Western Region of Ghana

Christopher Dick-Sagoe1 and Christopher Arthur

2

1(Doctoral fellow, Veer Narmad South Gujarat University, Surat, India, Email: [email protected])

2(Masters’ Student, Ghana Technology University College, Email: [email protected])

Abstract: Demand for schools, roads, hospitals and other infrastructure is on the rise. However, the

construction of these facilities faces undue delays which usually result in project cost overrun, time overrun,

and total abandonment of these projects. This study sought the causes of construction delays in the Western

Region of Ghana. Ninety-nine(99) construction professionals. The study employed quantitative data collection

techniques. Data obtained through the questionnaire survey were analysed. Findings were as follows: causes of

construction delays in the Western Region of Ghana: project financing issues, insufficient communication

between owner and consultant during design stage, change orders by owner during construction, incomplete

drawings, difficulties in financing projects by contractor, poor site management and supervision by contractor,

escalation of material prices and difficulties in accessing credit were the causes of delays. The effects of delays

manifest in cost overrun, time overrun and total abandonment. Recommendations for stakeholders were prompt

payment and adequate planning take these measures under advisement in order to make government projects

successful.

Keywords: Construction Industry, Construction Delays, Ghana, Construction Projects.

I.INTRODUCTION The assumption of welfare state has changed the roles of governments globally. Now governments are

concerned and playing active roles in service provision with the view of improving the living stand ards of her

people. One of such services is infrastructure. Provision of infrastructure, for general public purposes , has been

a major part of government’s expenditure since Ghana’s independence (Ampadu-Asiamah & Ampadu-Asiamah,

2013).

These infrastructures include the provision of facilities such as schools; hospitals; airports and ports;

roads; bridges and irrigation systems; water; and power infrastructure (Ofori, 2012). Construction projects are

meant to achieve socio-economic development of a country (Anaman & Osei-Amponsah, 2007). The Ghanaian

Construction Industry contributes towards the attainment and sustenance of the national development

agenda.The sector contributes directly to the Gross Domestic Product of the country and maintains a strong

linkage with the other sectors of the economy. The sector generates employment for both skilled and the

unskilled workforce (both on temporary and permanent basis). This serves as pathway out of poverty for the

large pool of the unemployed. Labour is then put into productive use. Government generates revenues needed to

expand access to education, health, which stimulates growth and productivity in the economy. Inter-industry

linkages with other firms producing tools, bricks, fabrication equipment.

Despite these roles the construction industry play, the sector continues to face constraints and

inefficiencies that preclude the successful delivery of most of the projects (Fugar & Agyakwah-Baah, 2010;

Ofori, 2012; Ahadzie & Amoa-Mensah, 2010). These constraints and inefficiencies give rise to, among others,

time and cost overruns which are sometimes more than the estimated project requirements (Ahadzie & Amoa-

Mensah, 2010). A survey in Ghana reveals that seventy five (75) percent of projects exceeded their orig inal

durations and cost, whiles only twenty five (25) percent met their scheduled durations and cost (Frimpong,

Oluwoye, & Crawford, 2003). These inefficiencies give rise to the dissatisfaction of all the parties to a contract,

thus demands re-dressing (Sambasivan & Soon, 2007).

One of the inefficiencies that has characterised the Ghanaian Construction I, with regards to project

delivery is construction delays (Fugar & Agyakwah-Baah, 2010; Memon & Rahman, 2013). Delays in the

delivery of building and civil engineering projects usually result in time overrun, cost overrun, disputes,

lit igation, and sometimes, complete abandonment of projects (Fugar & Agyakwah-Baah, 2010). These delays

come in different forms, from one project to another (Tumi , Omran , & Pakir, 2009). Usually, delays occur

when there is time overrun either beyond the contract date or beyond the date that the parties agreed upon for

delivery (Motaleb & Kishk, 2010). The t ime that is taken for a project to be successfully completed is one of the

indexes in measuring management and project efficiency (Alavifar & Motamedi , 2014; Aziz, 2013;

mailto:[email protected]

mailto:[email protected]




Sambasivan & Soon, 2007). Therefore, in order to ensure an efficient and a successful delivery of a project,

construction delays need to be brought under control.

Owing to the insidious repercussions of construction delays on project implementation (Fugar &

Agyakwah-Baah, 2010; Alav ifar & Motamedi , 2014), it is imperative for the causes and risks associated with

delays to be identified and controlled for successful delivery of construction projects.

Problem Statement

Construction delays need to be brought under control for successful execution of projects. However,

most of the building and civil engineering projects in Ghana, particularly government projects get unduly

delayed. Indeed, this phenomenon pervades both building and road works in Ghana (Fugar & Agyakwah-Baah,

2010; Chileshe & Berko, 2010). Construction delays have several effects on projects implementation including,

but not limited to causing strained relationships between clients and contractors (especially when the economic

gains of the parties to the contract are threatened), and complete abandonment of the projects. In order for this

phenomenon to be brought under control, a careful identification and assessment of t heir causes need to be done.

Yet, little research has been conducted in Ghana to empirically ascertain the causes of delays of government

construction projects. It is against this background that this research work seeks to investigate the causes of

delays in the delivery of government construction projects.

Research questions What causes construction projects delays from the perspective of construction professionals?

What are the effects of project delays on construction delivery?

Significance of the Study In Ghana, (Fugar & Agyakwah-Baah, 2010), litt le research has been done in order to ascertain the

causes of delays in building construction projects. It is therefore imperat ive for this research to be conducted in

order to help bring to the fore the major causes of delays of government constrution projects in the Wertern

Region of Ghana. This research work would be important for the following stakeholders in the construction

industry, thus financiers (donor agencies), client (beneficiaries), contractors (both main and subcontractors), and

consultants in that it will b ring to the fore, the major causes of construction delays which can then be managed

effectively.

II. RESEARCH METHODOLOGY Primary data was collected by the use of questionnaires. Quantitative survey method was employed as

the study design. This involves a descriptive study by using constructs generated from literature in designing

questionnaires, which were pre-tested for improvement and later distributed to 99 professionals in the

construction industry (mainly, Arch itects, Quantity Surveyors, Civil Engineers, and Project Managers) who

work with public client organisations, consultancy firms, and construction firms . The population for the study

was 130. From Krejcie and Morgan’s (1970) table for the selection of sample size for research, a sample of 97

was considered for the study. However, the study chose 99 respondents as its sample size. Using a five-point

rating scale, the respondents were asked to rate the levels of significance of the causes of construction delays in

the Western Region of Ghana, the level of significance of the effects of construction delays on project delivery

in the Western Region of Ghana, and the importance of the various measures that can help to reduce

construction delays. Microsoft Excel 2013 was used in preparing and analysing the data that was obtained

through the questionnaire survey. Data obtained were analysed using descriptive statistics (percentages), relative

importance index, and one sample t-test.

Likert Scale was used to evaluation the variables. Respondents were asked to rank on a scale of 1 to 5,

the significance of the various causes of construction delays. In this regard, “1” for instance, indicates “Not

Significant”, whiles “5” indicates “Most Significant”. Again, “3” indicates “Significant”, however, when a

respondent chooses “3”, it is deemed to be “neutral” (Ayarkwa, Dansoh, & Amoah, 2010).

Relative Importance Index (RII) was then used to analyse the various groups of the causes of

construction delays in the Western Region vis -à-v is: Client Related, Consultant Related, Contractor Related, and

External Related causes of delays. The respective frequencies of the various responses were mult iplied by their

corresponding ranking values (from 1 to 5) for each factor (W). These were respectively added up (∑W)and

subsequently, divided by the product of the total number of respondents (N) and the highest figure or integer on

the five point Likert Scale (A= 5) (Fugar & Agyakwah-Baah, 2010). For a five-point response item, RII

produces a value ranging from 0.0 to 1.0. Refer to Appendix 1 for the formula for the calculation of the relative

importance Index.

One sample t-test with a test value of 3.0 at 95 percent significance level was used in analysing the data

(Field, 2005; Ahadzie D. K., 2007). In order to gauge how representative the sample is likely to be of the

population, the standard error was also presented. According to Field (2005), if the standard error is large, it

means that there existed lot of variability between means of different samples, whiles a small standard error


ISSN 2249-9482, Impact Factor: 6.301, Volume 06 Issue 06, June 2016, 2-43


means that most sample means were similar to the population mean. Hence, the sample is likely to be an

accurate reflect ion of the population. Again, the one sample t-test was used to ascertain, whether or not the mean

rating of a given variable is significantly different from the hypothetical mean, μ = 3.0 (Ayarkwa, Dansoh, &

Amoah, 2010). The various variables were ranked using their mean values. However, the standard deviation

values of the various variables were also used as criteria in the ranking, especially when it occurred that two

variables had the same mean scores but with differing values of standard deviation. The effect of construction

delays on public construction project delivery in the Western Region of Ghana was analysed using one sample t-

test.

III. LITERATURE REVIEW

Stakeholders in the Ghanaian Construction Industry The key players in the construction sector are the client community (both public and private sectors);

the design community; the supply chain (materials suppliers, machinery manufacturers, sub -assemblers); main

contractors and sub-contractors of every classification; universities and technological institutions; professional

associations; economic drivers such as banks and other financial institutions; and trade unions including

regulation and standards authorities (Osei, 2013). Indeed, contractors, and clients/owners make up the

stakeholders who run the project in pursuit of the product of the project (Hamzah, Khoiry, Arshad, & Badaruzz,

2012). The stakeholders are the Ghanaian contractors, the clients and the consultants. Detail explanations of

contractors, clients and consultants have been provided below.

Ghanaian Contractors

The building and civil engineering contractors in Ghana are mainly categorised (from highest to the

lowest) under D1, D2, D3, D4 and K1, K2, K3, K4 by the Ministry of Water Resources, Works and Housing

(MWRW&H) in collaboration with the Registrar General’s Department (Agyepong, 2012). Th is categorisation

of the construction firms are based on their financial capacity, labour holding, and expertise as well as plant

holdings of the companies (ibid). By this categorisation, construction firms could tender for building contracts

within the various financial thresholds (Badu, Edwards, & Owusu-Manu, 2012).

Clients

The clients are regarded as the initiators of the construction process (Latham, 1994; Gyadu-Asiedu,

2009; Aiyetan, Smallwood, & Shakantu, 2011) . These clients are made up of both private and public entities

(Osei, 2013). While the private sector covers the growing number of individuals who want to own their houses;

business and industry interests; non-governmental and civil society organizations; unregistered businesses; and

unregistered residents, the public sector on the other hand covers government and governmental agencies ( ibid).

The government is the major client of the Ghanaian Construction Industry (GCI) (Ofori, 2012; Osei, 2013). A

client’s commitment is keen for a successful delivery of a project, in that a lack of client commitment leads to a

lack o f consultant and contractor commitment to the processes of construction (Aiyetan, Smallwood, &

Shakantu, 2011).

Consultants

Professionals such as Architects, Civil Engineers, Mechanical, and Electrical engineers, Quantity Surveyors

provide consultancy services in the GCI (Osei, 2013). These professional are regulated by their respective

professional institutions, namely, Ghana Institution of Architects (GhIA), Ghana Institution of Surveyors

(GhIS), and Ghana Institution of Engineers (GhIE) (Gyadu-Asiedu, 2009). Usually, they are contacted by the

various client groups to produce designs, make drawings, and provide supervision services (ibid). Indeed, clients

employ the services of consultants to manage the execution of projects, while comple menting the effort of

contractors for a successful project delivery (Dadzie, Abdul-Aziz, & Kwame, 2012).

Definitions and types of Construction Delays Delay, in the construction industry, is something happening at a later time than planned, expected,

specified in a contract or beyond the date that the parties agreed upon for the execution of the project (Kikwasi,

2012). This is corroborated by Lo, et al. (2006) who defines delay as the slowing down of work without

stopping construction entirely, lead ing to time overrun, either beyond the contract date or beyond the date that

the parties have agreed upon for the delivery of the pro ject. Th is study adopted the definition by Lo, et al

(2006).

Construction delays have been grouped into two categories , based on where they emanate from,

internal and external causes (Fugar & Agyakwah-Baah, 2010). Internal causes arise from the parties to the

contract, whiles the external causes, arise from events beyond the control of the parties (including the act of

God, government action, and material suppliers) (ibid). However, in determining delay damages, there are two

categories of delay (Tumi , Omran , & Pakir, 2009). The two main types of delays (Excusable delay and Non-

Excusable delay) were also used by Wortham in 2009. Detailed exp lanation is provided below.

Excusable delay




Excusable delays are also classified into non-compensable delays, and compensable delays (Wortham,

2009; Fugar & Agyakwah-Baah, 2010; Tumi , Omran , & Pakir, 2009). The sub types of excusable delays are:

Non-compensable delays and Compensable delays, explained below.

Non-compensable delays

These are caused by third parties or incidents that are out of the control of the parties to the contract,

that is, owner and the contractor (Tumi , Omran , & Pakir, 2009). Instances such as acts of God, unusual

weather, strikes, fires, acts of government in its sovereign capacity are considered to be non -compensable delays

(Fugar & Agyakwah-Baah, 2010; Tu mi , Omran , & Pakir, 2009). In situations like this, the contractor is

normally entit led to a time extension but no compensation for delay damages (Tumi , Omran , & Pakir, 2009).

Compensable delays

These delays are caused by the owner or the owner's agents (Tumi , Omran , & Pakir, 2009). Tumi , et

al. g ive an example of this category of delay as the late release of drawings from the owner's architect. An

excusable, compensable delay invariably leads to a schedule extension and makes the owner vulnerable to

financial damages claimed by the contractor (Tumi , Omran , & Pakir, 2009; Mohammed & Isah, 2012). In this

regard, the contractor incurs additional indirect costs for both extended field office and home office overhead

(Tumi , Omran , & Pakir, 2009).

Non- Excusable delay

These delays emanate solely from the contractor, his subcontractors, or suppliers (Tumi , Omran , &

Pakir, 2009; Fugar & Agyakwah-Baah, 2010). In an instance like this, the contractor is usually not entitled to

relief and must either make up the lost time through acceleration or compensate the owner (Tumi , Omran , &

Pakir, 2009). Indeed, this compensation may be realised through either liquidated damages or actual damages,

provided there is liquidated damages clause in the contract and are generally expressed as a daily rate that is

based on a forecast of costs the owner is likely to incur in the event of late complet ion by the contractor (ib id).

Causes of Construction Delays

This section presents and discusses extant literature on the causes of delays of construction projects.

Researchers have identified factors that cause delays of construction projects in several countries, where these

factors have been attributed to the main actors of construction projects, that is, clients, consultants, and

contractors (Kikwasi, 2012; Fugar & Agyakwah-Baah, 2010). Indeed, the delivery time of projects also come as

a result of both external and internal forces’ influence (Aiyetan, Smallwood, & Shakantu, 2011). In Baghdad

City, Jahanger (2013) identified important causes of delays in construction projects. These factors include

mistakes and discrepancies in design documents; ineffective planning and scheduling of pro ject by contractor;

poor site management and supervision by contractor; poor qualification of the contractor's technical staff;

unclear and inadequate details in drawings; inadequate design-team experience; insufficient data collection and

survey before design; difficult ies in financing project by contractor; obsolete or unsuitable construction

methods; unqualified workforce. Most of the factors identified by Jahanger in the Baghdad City originate from

the contractors, with very few coming from the consultants.

Other studies have identified consultant related factors which include the following: incomplete

drawings, late issuance of instructions and inadequate supervision; delays in approving major changes in the

scope of works; inadequate experience of the consultant and late in reviewing design documents; delays in

design work; inadequate site inspection; delay in performing inspection and testing by consultant; delay in

approving major changes in the scope of work by consultant; inflexibility of consultants; poor communicat ion

and coordination between consultant and other parties; late review and approval of design documents by

consultants; conflicts between consultant and design engineer; inadequate experience of consultant; design

errors made by designers; changes in types and specifications during construction; and insufficient

communicat ion between owner and consultant during design stage (Muhwezi , Acai, & Otim , 2014).

In a survey in Jordan, both consultants and contractors ranked delay factors originating from clients as

most important (Odeh & Battaineh, 2002). Further, they report the delay factors as project financing, owner

interferences, slow decision by owners and unrealistic contract durations. Hamzah, et al (2012) attributes the

same factors as delay factors orig inating from project owners/ clients. However, making too many changes as

ordered by the owners/ clients and failure to provide required construction site were also identified (ibid ). A

survey in Malaysia (Sambasivan & Soon, 2007) identifies, ten (10) out of twenty eight (28) causes of delays in

the construction industry as most important.

These factors are contractor’s improper planning, contractor’s poor site management, inadequate

contractor’s experience inadequate client’s finance and payment of completed work. Other causes were

problems with subcontractors, shortage in materials, labour supply, equipment availab ility and failure. The rest

of the causes were lack of communication between parties and mistakes during the construction stage.A related

study by Frimpong, et al. (2003) in Ghana identifies monthly payment difficu lties from agencies, poor

contractor management, materials procurement, poor technical performances and escalation of material prices

as factors that cause delays in construction projects (with focus on ground water construction projects). Indeed,




delay in payment for work done for instance, is pervasive of most government funded projects in Ghana and it

has been identified as one of the factors that affect the performance of construction firms (Amoah, Ahadzie, &

Danso, 2011). In a similar study, Kikwasi (2012) concludes that the causes of delays include design changes,

delays in payment to contractors, informat ion delays, funding problems, poor pro ject management,compensation

issues and disagreement on the valuation of work done. More so, in a similar study, the respondents generally

agree that factors such as delay in honouring payment certificates, difficulty in accessing credit, fluctuation in

prices and scheduling and controlling factors cause delay in project delivery (Fugar & Agyakwah-Baah, 2010).

Indeed, research has shown that extensive post-award negotiations, delays in the preparation of technical

specifications and drawings, delays in evaluation, an extensive system of controls, reviews and approvals, and

land ownership disputes are some of the causes of delays in project delivery (Anvuur , Kumaraswamy, & Male,

2006).

Sambasivan and Soon (2007) attributes construction delays to: Contractor’s improper planning;

Contractor’s poor site management;

Inadequate contractor’s experience;

Inadequate client’s finance and payment of completed work;

Problems with subcontractors;

Shortage in materials; labour supply;

Equipment availability and failure;

Lack of communication between parties; and

Mistakes during the construction stage(Sambasivan & Soon, 2007)

Frimpong, et al., (2003) attributes delays to:

Monthly payment difficulties from agencies;

Poor contractor management;

Materials procurement;

Poor technical performances; and

Escalation of material prices (Frimpong, Oluwoye, & Crawford, 2003)

Jahanger (2013) considers the following as delay factors

Mistakes and discrepancies in design documents;

Ineffective planning and scheduling of project by contractor;

Poor site management and supervision by contractor;

Poor qualification of the contractor's technical staff;

Unclear and inadequate details in drawings;

Inadequate design-team experience;

Insufficient data collection and survey before design;

Difficulties in financing project by contractor;

Obsolete or unsuitable construction methods; and

Unqualified workforce (Jahanger, 2013)

Odeh and Battaineh (2002)

Project financing issues;

Owner interferences;

Slow decision by owners; and Unrealistic contract durations (Odeh & Battaineh, 2002)

Muhwezi, et al., (2014)attributes delays to

Incomplete drawings, late issuance of instructions and inadequate supervision;

Delays in approving major changes in the scope of works;

Inadequate experience of consultants;

Late in reviewing design documents;

Delays in design work;

Inadequate site inspection;

Delay in performing inspection and testing by consultant;

Delay in approving major changes in the scope of work by consultant;

Inflexibility of consultants;

Poor communication and coordination between consultant and other parties;




Late review and approval of design documents by consultants;

Conflicts between consultant and design engineer;

Inadequate experience of consultant;

Design errors made by designers;

Changes in types and specifications during construction; and

Insufficient communication between owner and consultant during design stage (Muhwezi , et al., 2014)

Kikwasi (2012) sees the causes of delays as:

Design changes;

Delays in payment to contractors;

Information delays;

Funding problems;

Poor project management;

Compensation issues; and

Disagreement on the valuation of work done (Kikwasi, 2012)

Fugar and Agyarkwah-Baah (2010)

Delay in honouring payment certificates;

Difficulty in accessing credit;

Fluctuation in prices; and

Scheduling and controlling factors (Fugar & Agyakwah-Baah, 2010)

Effects of Delays on Project Delivery Effects of construction delays as from literature, such as Haseeb, et al. (2011) and Kikwasi (2012), has

been explained here. The effects of these delays in project delivery are invariab ly serious and hard to resolve

(Cuoto & Teixeira, 2007). According to Kikwasi (2012), the effects of construction delays include time

overrun, cost overrun, negative social impact, idling resources and disputes. Again, Sambasivan & Soon ( 2007)

ascertained in the Malaysian Construction Industry that time overrun, cost overrun, dispute, arbitration, total

abandonment and litigation are some of the effects of delays. In a related study in Pakistan, it was revealed

delays give rise to dispute, negotiation, lawsuit, total desertion, litigation and abandonment in project execution

(Haseeb, Lu , Bib i, Dyian , & Rabbani, 2011). It was however explained that the ramifications of delays are

different for different parties as to the owner, delay means the loss of income and unavailability of facilities, to

the contractor, delay means the loss of money for extra spending on equipment, materials, and hiring the labor,

and loss of time (ibid). As Lo, et al (2006) assert in their publicat ion, construction delays in Hong Kong often

result in contractual claims and increased project cost. The following Sections shed light on some of the

identified effects of construction delays on project delivery, whiles Figure 2 presents the various effects of

construction delays as established by Haseeb, et al. (2011). The effects, discussed here are: cost overrun, Time

Overrun, disputes, Arbitration, Lit igation and total abondonment.

CostOverrun

There have been enormous assertions that support the claim that construction delays lead to cost

overrun. This assertion is corroborated by authors such as Kikwasi (2012); Haseeb, et al. (2011); Fugar &

Agyakwah-Baah (2010); and Lo, et al. (2006). Indeed, in a related study that sought to ascerta in the significant

causes and effects of project delays in the Niger Delta Region, Nigeria, cost overrun was ranked the second

most important effect of construction delays (Sunjka & Jacob, 2013). Cost overruns usually occur during the

construction phase of the proposed project (Frimpong, Oluwoye, & Crawford, 2003). Hence, it can be asserted

that the measures to reducing the impact of cost overrun must target this in o rder to yield good results.

TimeOverrun Time is considered as one of the indicators of project success (Frimpong, Oluwoye, & Crawford, 2003;

Yong & Mustaffa, 2012). However, t ime overrun has been reported to be one of the effects of construction

delays (Kikwasi, 2012). The significance of time overrun as one of the effects of construction delays is much

highlighted in a survey that ranked it as the first most important (Sunjka & Jacob, 2013). In a related study, time

overrun is again identified, among six (6) effects of construction delays, as one of the most frequent effects of

construction delays in Nigeria (Ibironke, Oladinrin, Onaopepo, & Eboreime, 2013). In this regard, it is plausible

to assert that the effects of construction delays can be reduced when measures are put in place to check time

overrun.




Disputes

Dispute in project execution is considered as one of the effects of construction delays. It is asserted that

disputes arise as a result of major causes of construction delays, such as causes of client related, contractor

related, consultant related and external related that may be arisen during the construction projects among the

project parties (Abedi, Fathi, & Mohammad, 2011). More so, research has shown that factors such as lack of

communicat ion between the various parties, problem with neighbours, unforeseen site conditions, delay in

payments for completed work, improper construction method, delay caused by the subcontractor and

discrepancies in contract documents usually give rise to disputes between the various parties (Abedi, et al.,

2011).

Arbitration

Usually the delays which are caused by client related factors and contractor related factors such as

change in order, mistakes or discrepancies in contract document and lack of communication between various

parties which may rise the disputes will be settled through arbitration process (Abedi, et al., 2011). When

disputes go to arbitration, a competent third party is required to resolve it amicab ly or easily without going to

court (ibid).

Litigation

When disputes escalate and the parties to the contract are unable to resolve them amicably at the

arbitration stage for instance, litigation is used as the last resort (Sambasivan & Soon, 2007). Litigation is

considered as one of the effects of delays by authors such as Sambasivan & Soon (2007); Haseeb, et al. (2011);

Fugar & Agyakwah-Baah (2010); and Abedi, et al. (2011).

Total Abandonment

Research has shown that causes of delays such as client related and external related factors lead to total

abandonment of projects (Sambasivan & Soon, 2007). Indeed, there are reported cases in Malaysia for instance,

where projects were temporarily abandoned owing to financial

IV. ANALYSIS AND DISCUSSION OF RESULTS

Causes of Construction Delays in the Western Region of Ghana This section presents the analysis and discussion of results for the causes of construction delays in the

Western Region of Ghana. Th is has been subdivided into four subsections. These sub -sections cover Client

Related, Consultant Related, Contractor Related, and External Related causes of construction delays. In all these

instances, Relative Importance Index (RII) was used to ascertain the importance of the various factors.

Client Related Factors Among the various client related factors that were captured for the survey, project financing issues

emerged as the factor with the highest relative importance index (RII = 0.84). It was therefore ranked first (1st

)

of all the other factors (see Table 1). This goes to support the findings of a related survey which also ranked

project financing issues as one of the most important factors that cause construction delays (Odeh & Battaineh,

2002). Project financing issues was followed, in terms of ranking by insufficient communication between owner

and consultant during design stage (2nd

) with a RII of (0.65). The third (3rd

) p lace was shared by two factors who

obtained the same value for relative importance index of (0.62). These factors are change orders by owner

during construction, and suspension of work by owner. Also, unavailability of incentives for contractor for

fin ishing ahead of schedule was ranked as the fifth (5th

) (RII = 0.58). Owner interferences was ranked seventh

(7th

) with relat ive importance index of 0.55 (see Table 1). This is however contrary to the findings of a related

study which ranked owner interferences as one of the most important factors that cause construction delays

(Odeh & Battaineh, 2002).

Table 1: RII of Client Related Factors of the Causes of Construction Delays

S/N Factors Rating

∑W RII Rank

1 2 3 4 5

1 Project financing issues 2 15 4 16 62 418 0.84 1st

4

Insufficient communication between owner and

consultant during design stage 13 25 41 14 16 322 0.65 2nd

7 Change orders by owner during construction 4 24 41 16 14 309 0.62 3rd

8 Suspension of work by owner 10 38 17 27 12 305 0.62 3rd




9

Unavailab ility of incentives for contractor for

fin ishing ahead of schedule 14 22 30 24 9 289 0.58 5th

6

Delay to furnish and deliver the site to the

contractor by the owner 8 27 44 13 7 281 0.57 6th

2 Owner interferences 11 27 40 19 2 271 0.55 7th

3 Slow decision by owners 12 30 43 10 4 261 0.53 8th

10 Corruption tendencies 19 31 27 10 12 262 0.53 8th

5 Compensation issues 14 30 26 14 5 233 0.47 10th

Source: Field survey, 2016

Consultant Related Factors Table 2 presents the results of the relative importance index analysis of the consultant related causes of

construction delays in the Western Region of Ghana. From Table 2, insufficient data collection and survey

before design obtained the highest relative importance index (RII = 0.61). This indicates that the various

respondents believe that insufficient data collection and survey before design is a major cause of construction

delays in the Western Region of Ghana. This is because, if the relevant data is not collected before designs,

there is a high possibility that there would be a lot of changes that may occur during construction. This will in

effect delay the construction process. Incomplete drawings, and inadequate supervision obtained 0.58 as their

relative importance index. They were both ranked second (2nd

) to insufficient data collection and survey before

design. Again, informat ion delays obtained 0.56 as the relative index. Th is was therefore ranked fourth (4th

).

Late issuance of instruction also obtained 0.53 as its relative importance index, which earned it the fifth (5th

)

position.

Table 2: RII of Consultant Related Factors of the Causes of Construction Delays

S/N Factors Rating

∑W RII Rank 1 2 3 4 5

1 Inadequate experience of consultants 21 38 18 17 5 244 0.49 7th

2 Design errors made by designers 15 35 25 22 2 258 0.52 6th

3 Information delays 8 30 42 11 8 278 0.56 4th

4 Incomplete drawings 10 26 36 17 10 288 0.58 2nd

5 Late issuance of instruction 6 33 22 16 12 262 0.53 5th

6 Inadequate supervision 7 29 34 24 5 288 0.58 2nd

7 Inflexib ility of consultants 13 43 28 13 2 245 0.49 7th

8

Insufficient data collection and survey before

design 14 20 30 19 16 300 0.61 1st


Contractor Related Factors From Table 3, d ifficult ies in financing projects by contractor obtained the highest relative importance

index (RII = 0.78). Th is was ranked first (1st

) of all the contractor related causes of delays. However, in a similar

study, difficult ies in financing projects by contractor was ranked fourth (4th

) of all the contractor related causes

of construction delays (Jahanger, 2013). Contractors main ly are unable to finance projects, especially projects

that require prefinancing due to the difficu lties in accessing finance and delays in receiving payments for work

done (Badu & Owusu-Manu, 2010; Laryea, 2010). Due to such difficult ies, contractors are unable to procure the

requisit logistics for an uninterrupted project execution. The second (2nd

) position was earned by poor site

management and supervision by contractor (RII = 0.61). This result corroborates the findings of a similar survey

which ranked poor site management and supervision by contractor as the second most significant factor that

causes construction delays (Jahanger, 2013). In this regard, in can be asserted that the various respondents

believe that most of the delays in public construction projects delay due to poor site management and

supervision by contractor. This was followed by scheduling and controlling factors, and equipment availability

and failure which took the third (3rd

) position (RII = 0.59). The respondents believe that the importance of these

two factors are of the same magnitude. The use of o ld construction methods by contractors was ranked fifth (5th

)

(RII = 0.57).




Table 3: RII of Contractor Related Factors of the Causes of Construction Delays

S/N Factors Rating

∑W RII Rank 1 2 3 4 5

3 Difficult ies in financing projects by contractor 1 10 26 23 39 386 0.78 1st

5

Poor site management and supervision by

contractor 8 18 44 20 9 301 0.61 2nd

4 Scheduling and controlling factors 6 17 51 24 1 294 0.59 3rd

6 Equipment availability and failure 6 22 51 11 9 292 0.59 3rd

1 Use of old construction methods 19 23 28 13 16 281 0.57 5th

2 Unqualified workforce 14 30 24 23 8 278 0.56 6th

7 Poor technical performance 18 21 48 8 7 271 0.55 7th

9 Strike action 32 26 16 19 6 238 0.48 8th

8 Personal conflict among labour 33 34 17 12 3 215 0.43 9th


External Related Factors The first (1

st), second (2

nd), and third (3

rd) positions were taken by escalation of material prices (RII =

0.80), difficu lties in accessing credit (RII = 0.76), and unfavourable weather conditions (RII = 0.51) respectively

(see Table 4.5). Also, the fourth (4th

); fifth (5th

); sixth (6th

); and seventh (7th

) positions were taken by difficu lties

in obtaining permits from authorities; effects of underground conditions; effect of social and cultural factors;

and conflict, war, and public enemy respectively (Table 4).

Table 4:RII of External Related Factors of the Causes of Construction Delays

S/N Causes of Delays Rating

∑W RII Rank 1 2 3 4 5

1 Escalation of material prices 5 5 17 28 44 398 0.80 1st

2 Difficult ies in accessing credit 3 16 16 29 35 374 0.76 2nd

3 Unfavourable weather conditions 15 36 26 21 1 254 0.51 3rd

4 Effects of underground conditions 25 29 35 9 1 229 0.46 5th

5

Difficult ies in obtaining permits from

authorities 19 33 34 7 6 245 0.49 4th

6 Effect of social and cultural factors 24 46 20 9 0 212 0.43 6th

7 Conflict, war, and public enemy 45 27 10 6 11 208 0.42 7th


Effects of Construction Delays in the Western Region This section presents the results of the analysis of the effects of construction delays. Respondents were

asked to rank (“Not Significant” to “Most Significant”) the various effects of delays on public construction

project delivery in the Western Region of Ghana. From Table 5, the standard error associated with the various

mean scores were closer to zero, indicat ing that the sample chosen is a reflection of the population (Field, 2005).

Table 5: Results of T-Test showing One-Sample Statistics

Effects of Construction Delays

N Mean

Std.

Deviation Std. Error Mean

Arbitration 99 2.55 1.350 0.136

Cost overrun 99 3.71 1.136 0.114

Disputes 99 2.41 1.097 0.110

Litigation 99 2.63 1.200 0.121

Time overrun 99 3.45 1.118 0.112

Total abandonment 99 3.21 1.189 0.119





Again, the various variables had their standard deviation greater than one (see Table 5), which is an

indication that the respondents did not agree much on the various factors as effects of construction delays on

project delivery. From Table 6, cost overrun of construction projects received the highest mean (3.71) and

obtained the first (1st

) position. The second (2nd

) and third (3rd

) positions were obtained by time overrun (mean =

3.45), and total abandonment (3.21) respectively (see Tables 5 and 6). The least ranked effect of construction

delays is disputes (mean = 2.41), obtaining the sixth (6th

) position.

Table 6: Results of One-Sample Test showing test significance


Test Value = 3.0

t df

Sig. (2-

tailed)

Mean

Difference

95% Confidence

Interval of the

Difference

Lower Upper

Arbitration -3.351 98 0.001 -0.455 -0.72 -0.19

Cost overrun 6.192 98 0.000 0.707 0.48 0.93

Disputes -5.312 98 0.000 -0.586 -0.80 -0.37

Litigation -3.098 98 0.003 -0.374 -0.61 -0.13

Time overrun 4.044 98 0.000 0.455 0.23 0.68

Total abandonment 1.775 98 0.079 0.212 -0.03 0.45


Table 6 shows the mean test values of the population mean (t), which is the one sample t -test, the

degree of freedom (df), and the significance (p-value). The p-value helps in making a statistical decision, as to

whether or not the population mean, and sample mean are equal(Field, 2005). As shown in Table 6, the p-value

is for a two-tailed test however, since the study is interested in one-tailed test, the p-values were divided by two.

The results of the factors are then presented in Table 7.

Table 7: Results of T-Test showing rankings and results of 1- tailed test


Mean Standard Deviation Ranking

Sig. (1-

tailed)

Arbitration 2.55 1.350 5th

0.000

Cost overrun 3.71 1.136 1st 0.000

Disputes 2.41 1.097 6th

0.000

Litigation 2.63 1.200 4th

0.002

Time overrun 3.45 1.118 2nd

0.000

Total abandonment 3.21 1.189 3rd

0.040


Again, all the variables, that is, the effects of construction delays were statistically significant, with

their “sig” values less than “p” (that is, sig value ˂ 0.05) (see Table 7). It is worthy of note that arbitration,

disputes, and litigation obtained mean values less than the hypothetical mean (3.0).

V. CONCLUSION AND RECOMMENDATIONS

Conclusion The main objective of the study was to empirically ascertain the causes of delays in the delivery of

government construction projects in the Western Region of Ghana. The fulfilment of each of the objectives has

been presented under the following.

The first objective of the study was to identify the causes of delays in project delivery amongst

stakeholders in the Western Region of Ghana. This required a thorough of review extant literature in order to

identify generally the potential causes of construction delays in Ghana. However, the identified factors were

further evaluated through questionnaire survey which gave a broader perspective and aided in the establishment

of the significant factors. These were fu rther categorised according to their sources, namely : Client Related

Factors, Consultant Related Factors, Contractor Related Factors, and External Related Factors.




The second objective of the study was to identify possible effects of delays in pro ject delivery in the

Western Region of Ghana. This also required a thorough of review extant literature in order to identify the

effects of construction delays in Ghana. The identified factors were further evaluated through questionnaire

survey which gave a broader perspective and aided in the establishment of the significant factors.

Recommendations The findings of this study have made it possible for a number of recommendations to be made to policy

makers, industry players, and further research in order to improve current practices which have been presented

as follows:

Firstly, the study has revealed potential causes of construction delays in the Western Region of Ghana

and that it is recommended that clients, consultants and contractors take them into consideration in order to

reducing the occurrence of delays.

Secondly, it is also recommended that clients should make sure that they have made adequate

provisions for funding before the award of contracts. This will in effect reduce the occurrence of delays in

payments for work done. This will help in reducing construction delays in the execution of public pro jects.

Thirdly, is it recommended that an industry regulatory body be established in order to among other

things, regulate the construction industry, help in the development of the construction industry, and to liaise with

the major stakeholders in the industry, including client organisations, consultants, research, and academic

institutions.

Finally, it is recommended that research is carried out in order to ascertain the contributions that are

made by the various causes of construction delays on the overall pro ject delivery.

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Appendix 1: Equations

RII= , (0 ≤ RII ≤ 1)

Where:

W – Is the weight given to each factor by the respondents (from 1 to 5?)

A – Is the highest weight (i.e. 5 in this case) and;

N – Is the total number of respondents?