Delays in Construction Projects in KSA

At least 60% of the project delays in KSA are because of the method of managing the other 40%. The delays start with a change order request, and additional delays occur due to the strategy of managing the original delays. An effective project management plan could avoid 60% of project delays.

During my work on construction projects for the past 5 years in KSA, I noticed that more than 80% of my company projects are delayed. The main reason for the delays varies from one project to another project, however, there is a shared factor in all the projects which is the strategy of managing the original delays.

I will explain below the main reasons for the construction project delays, their impact on the project, and the possibility of avoiding the delays caused by each reason. I divided the reasons for the delays into two main factors (Delays Factors in Construction) involved in the project delays, external and internal factors.

1.      DELAYS DUE TO EXTERNAL FACTORS:

External factors are those events of delays that are not related to the contractor and not under his control, they occur by the client or the consultant, and affect the progress of the work or interrupt the normal sequence of the activities. The external factors are mainly change orders and successor activity, in my opinion, they represent 40% of the construction project delays caused.

A. Change orders:

Change orders or variation orders are the most famous factors affecting the work progress, and these are usually issued to the contractor by the client or the project consultant. it is occurred because of design deficiencies or because of client requirements.

·       Design deficiencies:

This type of change order is the most dangerous factor which could result a massive delays to the project. This type of change order is considered an external factor in case the contract type is not a designed and built contract. The impact of this factor could be minimized by implementing a full design review before starting the construction works to identify any design deficiencies as early as possible.

·        Client requirements:

Sometimes the project owner or the client changes his mind about a piece of work on the project, and as a result, he issues a change request. Another reason for the client to issue a change order not related to the design is because a new technology/system is available on the market latest than the one specified in the project. These two reasons are common in KSA construction projects, and there is no way to avoid or minimize their effect other than monitor the owner’s attitude and add them to the risk register

B. Successor activities:

In case the contractor’s works are linked with others’ works finish to start, this could be a very good reason for construction delays. An example of a finish-to-start relationship, one contractor is responsible for the project structure (foundation and concrete), and another contractor is responsible for the finishes works. This factor cannot be controlled but should be identified in the contractor management plan to inform the client that if X activity is delayed by Contractor 1, Y activity will be delayed by Contractor 2.

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2.      DELAYS DUE TO INTERNAL FACTORS:

Internal factors are completely under the contractor’s control and responsibility, if any delays occur to the project due to those factors, the contractor will bear all the consequences. Unfortunately, 60 percent of the project delays are caused by internal factors such as poor management and lack of manpower and equipment.

A. Poor management:

Lack of an effective project management plan and poor construction project planning are common reasons for project delays in KSA. It is easy for the contractors to prepare a schedule, however, developing a full project management plan and sticking to it is the real challenge. Below is a list of the missing components from a regular project management plan for a construction project in KSA.

·         Project procedures (who is doing what and when).

·         Change order management (what the required actions are upon receiving a variation order).

·         Materials tracking (submittal, approval, issue P.O., manufacture, shipping, and delivery).

·         Shop drawings tracking (submittal, approval, and issue for construction).

B. Lack of manpower and equipment:

Manpower and equipment are the resources to execute any activity, any lack of these resources will directly lead to delays. Productivity is also involved with the numbers, low productivity will lead to project delays. The following reasons will explain why you may lack manpower and equipment in a construction project.

·         Underestimation of the activity complication.

·         Low productivity rates.

·         No available resources in the local market.

Quotes

“The key challenge for construction companies is to complete the projects on time and within the estimated budget, as construction delays always amplify project costs (Sweis et al., 2007).”

“A study conducted by Assaf and Al-Hejji (2006) found that around 70% of all public sector construction projects were delayed due to several factors in construction projects in KSA.”

“The issue of delay in the construction projects in KSA is not a new problem and has created a negative image for the industry (Sweis et al., 2007).”

“According to the study of Faridi and El-Sayegh (2006), which was conducted in the UAE, the most crucial factors causing delay were: (1) drawings on preparation and approval, (2) inadequate and poor planning, (3) lack of quick decision making from the owner, (4) lack of manpower, (5) lack of proper supervision and management, (6) lack of labor productivity, (7) lack of labor skills, (8) lack of availability of equipment and material, (9) difficulties in taking approvals from government authorities and municipal committees, (10) contractor related financing during construction.”

(Albogamy, Scott et al. 2012) identified the delays factor in their statement “owner/client related factors, contractor related factors, consultant related factors, and external factors.” They research delay factors targeting the owners, contractors, and consultants. The survey results identify the crucial factors as the following:

1. Owner/Client Related Factors: “Low performance of the lowest bidder contractor in the KSA government tendering system.”
2. Contractor-Related Factors: “Delays in the sub-contractor’s work’ was highlighted as a topmost critical factor.”
3. Consultant-Related Factors: “Delay in approval of shop drawings”
4. External Factors: “non-utilization of professional construction contractual management’ and ‘rise in the prices of the materials”

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