Imperial Journal of Interdisciplinary Research (IJIR)
Vol-3, Issue-5, 2017
ISSN: 2454-1362, http://www.onlinejournal.in
Time Overrun in Construction Projects
of Developing Countries
Muhammad Akram Akhund1* , Ali Raza Khoso2 , Uroosa Memon3 ,
Shabeer Hussain Khahro 4
1
PhD. Scholar, Civil Engineering Department, Mehran UET, Jamshoro.
2
Lecturer, Civil Engineering Department, Mehran UET, Jamshoro.
3
Lecturer, Civil Engineering Department, Isra University, Hyderabad.
4
Lecturer, Department of EM, CoE, Prince Sultan University , Kingdom of Saudi Arabia.
Abstract: Delay in timely completion is one of the
main issues in public sector construction projects of
developing countries. Time overrun can be defined
as “a condition where a construction project does
not complete within the designed schedule”.
Different stakeholders are responsible for delay in
construction projects. This paper provides a
conceptual framework to overcome this issue. Two
important kinds of time overrun are considered in
this study for developing the frame-work: one is
excusable delay and second is non-excusable delay.
Based on the frame-work it identifies the critical
factors causing time overrun. This study is aimed to
help the industry practitioners in taking necessary
measures for avoiding delay in public Sector
construction projects.
Keywords: Time overrun, Stakeholders, Construction
projects, Developing Countries.
1. Introduction
Time overrun is defined as “a condition where a
construction project does not complete within the
designed time period”. It happens when the work of
contract does not complete in its prescribed time [ 1,
2] . Time overrun is a most common incident which
occurs nearly in all the projects related to the
construction industry. Time delay is critical in
developing countries where it exceeds its 100 % of
estimated time while constructing a project [3, 4]. A
lot of researches have been made to study delay
causes in different countries. A study conducted by
the Ogunlana et. a l., [ 5] on delay in building
construction projects in Thailand, as an example of
developing countries .They summarized that in
developing countries the problems related to the
construction can be listed in three categories: 1.
caused by incompetence of contractors; 2. caused of
shortages of constructing material 3. caused by
clients and consultants; and in Hong Kong
Kumaraswamy and Chan [ 6] conduct a survey on
the factors responsible for delay in construction
Imperial Journal of Interdisciplinary Research (IJIR)
projects which were observed by the clients,
contractors and the consultants. They also studied the
causes which affected the productivity. They
discovered differences on important factors between
these groups of their experiences, possible narrow
mildness and lack of proper communication.
2. Time Overrun in Construction
Projects
Generally a time overrun (delay) is a condition the
actual work does not complete in an estimated time
period. Most of the construction projects experienced
from time overrun. Delay is the process in which the
construction project slows down without stopping it
entirely while suppression is the stoppage of the
project directed from the clients to the contractor.
Time overrun (delay) based on the two methods one
is the Inexcusable delay (Non - Excusable delay and
second is the Excusable delay shown in the bellow
figure 1. to see if your print area fits within the space
allowed.
2.1. Inexcusable delays (Non- Excusable
delays)
Contractor or its suppliers are responsible for
inexcusable delay and they are entitled to accelerate
their work done in estimated time are to pay
compensation to the owner. The contractor
compensate on the basis either on liquidated
damages or actual da mages, provided that there is no
section of liquidated damages in the contact.
Liquated damages base on the daily rate of estimated
costs which is likely to incur in the delay of
construction projects the owner by the contractor.
2.2. Excusable delays
There are two kinds of excusable delays discussed
as bellow:
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Imperial Journal of Interdisciplinary Research (IJIR)
Vol-3, Issue-5, 2017
ISSN: 2454-1362, http://www.onlinejournal.in
2.1.1. Non-compensable delays: It is a delay
which is not caused by the owner and the contractor
rather it is acted by third party. Examples include
natural calamity, unhealthy weather and wrong doing
by masses (strikes, fires, acts of government in its
sovereign capacity, etc). Due to this, contractor gets
extension in tie and does not pay any compensation
to the owner and contractor for delay damages.
2.1.2. Compensable delays: It is a delay which is
not caused by third party but it is acted by the owner
or the owner's agents. An example of non-
completion of drawings in the required time by the
architect of the owner and it leads to the extension of
the schedule and it imposes economical da mages to
the owner by the contractor. In this condition, the
contractor will have to face extra indirect costs for
both extended field office and home office.
3. Previous Studies on Time Overrun
Many researchers have examined the main causes
of construction delay in various types of construction
project. In Egypt a study conducted by Gündüz, et.
al., [7] in which he indicate that in the construction
industry, The contractors increased their market
share for achieving the maximum profit. To achieve
this plan, the contractors examined the factors wh ich
are responsible for estimated impacts for the success
of project before the bidding stage. These projects
may differ in size, range, objectivity, ambiguity,
complexity, deadlines, etc. Delay means is a situation
where the actual work does not complete in an
estimated time period which is agreed by the
contractor.
In Saudi Arabia, Assaf et al. [ 8] conducted a
research about time overrun (delay) in different kinds
of construction project in the state. It was
summarized that only 30% of construction projects
were complete within the time while 70% of
construction projects experience time overrun. This
Imperial Journal of Interdisciplinary Research (IJIR)
survey was investigated by 23 contractors, 19
consultant and 15 owners. In this researcher 73
factors of delays were identified and these factors
were grouped into 9 categories. It was concluded in
survey that all factors related to the labour,
contractor, project, owner and consultant are on the
highest rank and all three parties agreed to change
order.
Sambasivan and Soon [9] has surveyed the causes
of time overrun in Malaysian construction projects
by surveying about 150 respondents. In this study he
examined those 10 most important causes out of 28
different causes of delay. The ten most important
causes were as bellow: Lack of communication
between parties, improper planning, poor site
management, inadequate contractor experience,
inadequate client’s finance and payments for
completed work, problems with subcontractors,
shortage in material, labor supply, Equipment
availability and failure and mistakes during the
construction stage.
In this research Abdullah et. al., [10] classify the
dominant causes of delay in large MA RA (Majlis
Amanah Rakyat) construction project from the
viewpoint of project management consultant (PMC).
The method used is questionnaires surveys which are
12 large MARA construction project were selected
for the survey. The data collected was analyzed by
using SPSS software. The result shown the five most
significant cause of construction delay are (1) cash
flow and financial difficulties by contractors, (2)
contractor's poor site management, (3) inadequate
contractor experience, (4) shortage of site workers
and (5) ineffective planning and scheduling by
contractors.
Chan and Kumaraswamy [11] conducted a
research survey in Hong Kong to evaluate and
established the relative importance of significant
factors which were responsible for delays in
construction projects. They evaluated and listed the
main causes of delays in two categories (a ) the role
of the clients, consultants and contractor in the local
construction project and (b) projects type. This
research concluded that there were five main causes
for delay in construction projects were: poor site
management and supervision, unforeseen ground
conditions, low speed of decision making involving
all project teams, client initiated variations and
necessary variations of works.
In Lebanon Mezher [12] took a survey from the
owners, contractors, and architectural/engineering
firms to find out the causes of delays in construction
project. It was analyzed that economical issues were
most concerned with owners and contractors give
more importance to contractual relationships and
consultants give priority to the project management
issues.
Frimpong et al., [13] conducted a research survey
in Ghana to evaluate and established the relative
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Imperial Journal of Interdisciplinary Research (IJIR)
Vol-3, Issue-5, 2017
ISSN: 2454-1362, http://www.onlinejournal.in

importance of significant factors which were

responsible for delays in ground water construction
projects. A research of 26 factors on ground water Table.1. Average index value and rank of each factor
drilling projects in Ghana through questionnaire was causing time overrun
setup from the preliminary investigations conducted
1970 and 1999. The questionnaire was conducted No. Factors of Time Overrun A.I Rank
from the three groups working in ground water
projects were contractors, owners and consultants. Non-Excusable Delay
The questionnaire was distributed in 125 respondents
randomly out of which 55 respondents were owners, Delay in shop drawings and
1 3.89 1
sample materials
40respondants were contractors and 30respondants
were consultants. The outcome of survey revealed Poor communication and
2 3.89 1
the main factors of delays in ground water coordination between parties
construction projects were monthly payment Slowness in decision making
3 3.25 2
process.
difficulties from agencies; poor contractor
management; material procurement; poor technical 4 Suspension of work 3.10 3
performance; and inflation of material prices. 5 Inflexibility of consultants 3.05 4
In Jordan , a quantitative study carried out by Al- 6 Late in reviewing and approving 3.05 4
Momani [ 14] for identifying the delay causes in Design documentary by the
construction projects. It was summarized that there 7 2.99 5
consultants
were 7 main causes of construction delay were the
Conflicts between consultants and
designers, user changes, climatic changes, and site 8 2.99 5
design engineers
conditions, late deliveries of material, economic
9 Absence of consultants at site 2.95 6
conditions and increase in quantity.
Similarly, Odeh and Battaineh [15] a lso Delay to finish and deliver the
10 2.93 7
surveyed from the construction contractors and site work to the contractor
consultants to sort out main causes of delays in Change orders during
11 2.83 8
construction projects. It was concluded that the construction by the owners
contractors and consultant indicated that the top ten Financial problems (delayed
most important factors were owner interference, 12 Payments, financial difficulties, 2.80 9
inadequate contractor experience, financing and and economic problems).
payments, labor productivity, slow decision making, Contract modifications (replace
improper planning, and subcontractors. 13 and add new works to the project; 2.60 10
change in specifications)
4. Data Collection and Analysis Lack of consultant’s site staff
14 Experience (managerial and 2.60 10
Data collection was carried out using a structured supervisory personnel)
questionnaire survey to understand the opinion of the Supervision too late and slowness
15 2.60 10
construction practitioners to the time overrun in making decisions.
factors. The targeted respondents were the Unavailability of incentives for
stockholders registered with Pakistan Engineering 16 Contractor for finishing ahead of 2.58 11
Council (PEC). A five likert scale was adopted as 1- schedule
5 (Not Significant - Extremely Significant). Level of
significance were assessed with Statistical Software Excusable Delay (Non-Compensable)
Package SPSS using frequency and Average Index
(A I) method calculated with formula adopted from 1 Fire 2.99 1
Memon, A.H et a l., [16]. AI is calculated by using 2 Natural changing in environment 2.80 2
the following formula. The ranking of all factors are
3 Wind 2.78 3
shown in table. 1.
4 Snow fall 2.70 4
5 Delay in Transportation 2.70 4
AI = (1X1 + 2X2 + 3X3 + 4X4 + 5X5) 6 Contractor modification 2.10 5
 (X1 + X2 + X3 + X4 + X5) 7 Labour dispute and strike 2.95 6
8 Suspension in construction works 2.95 6

Excusable Delay (Compensable Delay)

1 Poor site management and 4.05 1

Imperial Journal of Interdisciplinary Research (IJIR) Page 126

Imperial Journal of Interdisciplinary Research (IJIR)
Vol-3, Issue-5, 2017
ISSN: 2454-1362, http://www.onlinejournal.in

supervision by contractor Non-Excusable Delay

Poor communication and 1. Delay in shop drawings and sample
2 coordination by contractor with 4.05 1 materials.
other parties
2. Poor communication and coordination
between parties.
3 Delays in sub-contractors work 4 2
3. Slowness in decision making process.
4 Frequent design changes 4 2 4. Suspension of work.
Inadequate planning and Non-Compensable Delay
5 4 2
scheduling 1. Fire
6 Lack of coordination on site 3.98 3 2. Natural changing in environment
Difficulties in financing project by 3. Wind
7 3.95 4 4. Snow fall
contractor
Compensable
Improper construction methods
8 3.92 5 1. Poor site management and supervision by
implemented by contractors
contractor.
Poor communication between 2. Poor communication and coordination by
9 3.92 5
contractors and other parties contractor with other parties.
Rework due to error during 3. Delays in sub-contractors work.
10 3.92 5
construction 4. Delays in sub-contractors work.
Underestimation of productivity
11 3.78 6
and inadequate review The results of table 1: showing that, “Delay in shop
12 Material Procurement 3.75 7 drawings and sample materials” is the top most
13 Material and fabrication Delays 3.75 7 causative factor of time overrun (Non-Excusable
Delay), similarly fire and Poor site management and
14 Poor skill labour 3.70 8
supervision by contractor are also the top most
15 Lack of high technology 3.68 9 causative factor of time overrun (Excusable Delays)
16 Underestimation of productivity 3.65 10 with an average index 3.89, 2.70 and 4.05
Conflicts in sub-contractors respectively.
17 3.40 11
Schedule in execution of project
Poor qualifications of the 6. Conclusion
contractors and sub-contractors
18 3.39 12
and technical staff at construction
The issue of time overrun in construction projects
site
has been unavoidable for many years. Its impacts are
so numerous that it leads to slow down the
5. Result and Discussion completion of plans of any country. The
improvement of time overruns causes both technical
A total of 160 questionnaires were distributed and project management related factors. This
randomly in different practitioners involved in improvement may also improve the influence of
construction industry in Pakistan. The resulting human attitudes, behavior, skills and mentality.
showing of received questionnaire set responses is Similarly, taking the same issues and problems the
106, of which 10 questionnaire sets were filled delay network has been proposed by a different angle
incomplete and invalid for analysis. Table 2 shows as shown in figure 2. The purpose of this study is to
the summary of data collection. provide positive and negative factors which cause
time overrun in a construction projects by the
Table.2. Summary of data collection theoretical frame work for the future study. To
No. of questionnaires were distributed to 160
respondents
validate the significant of the frame work it is
No. of questionnaires were received from 106 required the reliability and criticality of the
respondents framework.
No. of incomplete filled questionnaires from 10
respondents 7. Suggestion
No. of questionnaires valid for analysis 96
Suggestions’ to stockholders for controlling these
On the basis of average index the top most excusable and non-excusable delays of time overrun
factors of time overrun in the form of non- in construction industry of Pakistan.
excusable, non-compensable and compensable delay
found on construction industry site as follows. Stockholders playing a vital role for controlling
the time overrun issues by applying these methods to
the construction site.

Imperial Journal of Interdisciplinary Research (IJIR) Page 127

 Imperial Journal of Interdisciplinary Research (IJIR)
Vol-3, Issue-5, 2017
ISSN: 2454-1362, http://www.onlinejournal.in

Effective site management and supervision,

Proper site investigation, Effective communication,
Frequent progress meeting, Effective planning and
scheduling, Effective site management and
supervision, Establish system for design, Quality
and experienced labor, On time delivery of materials,
Effective communication, Effective financial
management and control.
Acknowledgements
The authors are thankful to the Chairman,
Department of Civil Engineering, Mehran University
of Engineering and Technology, Jamshoro, Sindh,
Pakistan for his support in completing this research
work.

Time overrun (Delay)

Non-Excusable Delay
Excusable Delay

Non-Excusable Delay
Non-Compensable Compensable

 Delay in shop drawings and

sample materials.
 Poor communication and
coordination between parties.
 Slowness in decision making
process.
 Suspension of work.
 Inflexibility of consultants.
 Late in reviewing and approving.
 Design documentary by the
consultants.
 Conflicts between consultants and
design engineers.
 Absence of consultants at site.
 Delay to finish and deliver the site
work to the contractor.
 Change orders during construction
by the owners.
 Financial problems (delayed
Payments, financial difficulties,
and economic problems).
 Contract modifications (replace
and add new works to the project;
change in specifications).
 Lack of consultant’s site staff
Experience (managerial and
supervisory personnel).
 Supervision too late and slowness
in making decisions.
 Unavailability of incentives for
Contractor for finishing ahead of
schedule.
Imperial Journal of Interdisciplinary Research (IJIR)
Fire. Poor site management and supervision
Natural changing in environment. by contractor.
Wind. Poor communication and coordination
Snow fall. by contractor with other parties.
Delay in Transportation. Delays in sub-contractors work.
Contractor modification. Frequent design changes.
Labour dispute and strike. Inadequate planning and scheduling.
Suspension in construction works. Lack of coordination on site.
Difficulties in financing project by
contractor.
Improper construction methods
implemented by contractors.
Poor communication between
contractors and other parties.
Rework due to error during
construction.
Underestimation of productivity and
inadequate review.
Material Procurement.
Material and fabrication Delays.
Poor skill labour.
Lack of high technology.
Underestimation of productivity.
Conflicts in sub-contractors Schedule in
execution of project.
Poor qualifications of the contractors
and sub-contractors and technical staff
at construction site.
Page 128

Figure 2: Frame-Work of Time Overrun

Imperial Journal of Interdisciplinary Research (IJIR)
Vol-3, Issue-5, 2017
ISSN: 2454-1362, http://www.onlinejournal.in

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