BSC Research

UNIVERSITY OF GONDAR
INSTITUTE OF TECHNOLOGY
SCHOOL OF ARCHITECTURE AND CONSTRUCTION
TECHNOLOGY AND MANAGEMENT
DEPARTMENT OF CONSTRUCTION TECHNOLOGY AND MANAGEMENT
ASSESSMENT OF THE CAUSES AND EFFECTS OF DELAY IN CONSTRUCTION

PROJECTS OF UNIVERSITY OF GONDAR
A THESIS SUBMITTED TO THE DEPARTMENT OF CONSTRUCTION TECHNOLOGY

AND MANAGEMENT IN PARTIAL FULFILLMENT OF THE REQUIREMENTS FOR
THE BSC DEGREE IN COTM
PREPARED BY:
ABABO BICHAKA
MERON DEGU
MERON YADESSA
SEADA ABDU
SELAM AMDISA
JANUARY 5th, 2013 E.C.
GONDAR, ETHIOPIA
UNIVERSITY OF GONDAR
INSTITUTE OF TECHNOLOGY
SCHOOL OF ARCHITECTURE AND CONSTRUCTION
TECHNOLOGY AND MANAGEMENT
DEPARTMENT OF CONSTRUCTION TECHNOLOGY AND MANAGEMENT
ASSESSMENT OF THE CAUSES AND EFFECTS OF DELAY IN CONSTRUCTION

PROJECTS OF UNIVERSITY OF GONDAR
A THESIS SUBMITTED TO THE DEPARTMENT OF CONSTRUCTION

TECHNOLOGY AND MANAGEMENT IN PARTIAL FULFILLMENT OF THE
REQUIREMENTS FOR THE BSC DEGREE IN COTM
PREPARED BY ID NUMBER
1. ABABO BICHAKA 4049/08
2. MERON DEGU 5725/08
3. MERON YADESSA 5727/08
4. SEADA ABDU 4848/08
5. SELAM AMDISA 5891/08
JANUARY 5th, 2013 E.C.
GONDAR, ETHIOPIA
ADVISOR: INSTRUCTOR SAMSON WORKU

Senior Essay Approval
A thesis entitled “Assessment of the Causes and Effects of Delay in Construction Projects of
University of Gondar” is conducted by Ababo Bichaka, Meron Degu, Meron Yadessa, Seada
Abdu, and Selam Amdisa for the partial fulfillment of the requirements of Bsc degree
complies with the regulation of the institution and meets the accepted standards with respect
to originality and quality.
__________________ _____________ ___________

Advisor Signature Date
__________________ ____________ ___________

Examiner Signature Date
__________________ ____________ ___________

__________________ ____________ ___________

__________________ ____________ ___________

i
Declaration
We hereby declare that this thesis submitted by us in partial fulfillment of the requirements of
BSc degree in Department of Construction Technology and Management is our original work
carried out with the guidance of our advisor Samson Worku. It does not refer to writing of
others without stating it both in the text and reference. This thesis has not been submitted for
any degree in this or any other University.
Name Signature Date

1. Ababo Bichaka ____________ ___________
2. Meron Degu ____________ ___________
3. Meron Yadessa ____________ ___________
4. Seada Abdu _____________ ___________
5. Selam Amdisa _____________ ___________
ii
Acknowledgment
We would like to show gratitude to our advisor Mr. Samson Worku for his helpful comments,
consistent support and guidance for the completion of this thesis.
We would also like to thank the department of construction technology and management for
giving us support when we needed it.
Last but not least we would like to thank everyone who was willing to answer our questions
and gave us the information we required in the Construction Projects of University of
Gondar.
iii
Abstract
The construction projects in the University of Gondar are delayed due to different reasons.
The fact that the projects are delayed has a negative impact on the client, contractor and
consultant. They need to be questioned for the delay that has occurred since they can control
each activity in the construction.
The general objective of this research paper is to assess the cause and effects of delay in the
construction projects of University of Gondar. And the specific objectives are to identify the
causes and effects of delay, to recommend the possible solutions to minimize delay in the
construction projects of University of Gondar.
Data was collected through self administered questionnaire. The sampling technique is
simple random sampling. The data was analyzed by Relative importance index. The research
is quantitative therefore results were obtained by generalizing numerical data.
The result of this study implied that the client and the contractor have high contribution
factor for the cause of delay. The consultant has medium contribution factor and external
factors have very low contribution factor.
It is recommended that the client shall secure the removal of obstructions that prevents the
building before handing over projects the client should finish on time. The contractor should
work with the other stake holders in cooperation to avoid delay. The consultant should submit
and review designs also approve this design and provide proper inspections on time. And also
more research on construction delays should be done in order to develop guidelines, or
methods of minimizing the effects of construction delays
Keywords: Delay, time overrun, cost overrun, extension of time
Table of Contents
iv
Senior Essay Approval................................................................................................................i
Declaration.................................................................................................................................ii
Acknowledgment......................................................................................................................iii
Abstract.....................................................................................................................................iv
List of Table............................................................................................................................viii
List of Figure.............................................................................................................................ix
CHAPTER ONE.......................................................................................................................1
1. INTRODUCTION................................................................................................................1
1.1. Research Background......................................................................................................1
1.2. Statement of the Problem................................................................................................2
1.3. Objective.........................................................................................................................2
1.3.1. General Objective.....................................................................................................2
1.3.2. Specific Objective....................................................................................................2
1.4. Research Questions.........................................................................................................2
1.5. Significance of the Study................................................................................................2
1.6. Scope and Limitation of the Study..................................................................................3
1.7. Research Structure..........................................................................................................3
CHAPTER TWO.....................................................................................................................5
2. LITERATURE REVIEW....................................................................................................5
2.1. Definition........................................................................................................................5
2.2. Types of Delay................................................................................................................5
2.2.1. Critical or non-critical delay....................................................................................6
2.2.2. Compensable or non-compensable delay.................................................................6
2.2.3. Excusable or non-excusable delay...........................................................................7
2.2.4. Concurrent or non-concurrent..................................................................................7
2.3. The Cause of Delay in Construction Project...................................................................7
2.3.1. The cause of delay in the construction in the contractor side..................................7
v
2.3.2. The cause of construction delay by client..............................................................12
2.3.3. The cause of delay in the consultant side...............................................................14
2.3.4. Other causes that caused delay external factors.....................................................15
2.4. Effects of delay.............................................................................................................16
2.4.1. Time overrun..........................................................................................................17
2.4.2. Cost overrun...........................................................................................................17
2.4.3. Dispute...................................................................................................................17
2.4.4. Arbitration..............................................................................................................18
2.4.5. Litigation................................................................................................................18
2.4.6. Total abandonment.................................................................................................18
2.5. Laws related to delay in construction............................................................................19
2.5.1. According to PPA...................................................................................................19
2.5.2. According to FIDIC...............................................................................................19
2.5.3. According to MoWUD...........................................................................................21
2.6. Methods of minimizing construction delays.................................................................22
CHAPTER THREE...............................................................................................................23
3. RESEARCH METHODOLOGY.....................................................................................23
3.1. Introduction...................................................................................................................23
3.2. Research Design............................................................................................................23
3.3. Research Instrument......................................................................................................24
3.4. Type and Source of Data...............................................................................................24
3.4.1. Primary Data Source..............................................................................................24
3.4.2. Secondary Data Source..........................................................................................25
3.5. Research Sample and Population..................................................................................25
3.6. Questionnaire Methodology..........................................................................................26
3.7. Sampling Techniques....................................................................................................27
3.8. Data analysis.................................................................................................................27
vi
CHAPTER FOUR..................................................................................................................29
4. RESULT AND DISCUSSION...........................................................................................29
4.1. Introductions.................................................................................................................29
4.2. Basic Information of Respondent..................................................................................29
4.2.1. Survey Respondents Experience in Construction Industry....................................30
3.9. The importance and ranking of delay causes by respondents.......................................32
CHAPTER FIVE....................................................................................................................47
CONCLUSION AND RECOMMENDATION...................................................................47
5.1. Conclusion.....................................................................................................................47
5.2. Recommendation...........................................................................................................48
Reference..................................................................................................................................49
Appendix..................................................................................................................................51
Questionnaire.......................................................................................................................51
vii
List of Table
Table 3.1 : Likert scale questionnaire for causes and effect of delay......................................27
Table 4.1 : Survey Response....................................................................................................29
Table 4.2 : Survey respondents’ experience............................................................................30
Table 4.3 : Frequency level of the causes................................................................................33
Table 4.4 : Total value by multiplying frequency by importance degree................................36
Table 4.5 : Determination on average RII................................................................................38
Table 4.6 : Frequency level for each effects of delay..............................................................43
Table 4.7 : Calculating total value by multiplying frequency by importance degree..............44
Table 4.8 : Determination of RII and rank of the effects.........................................................45
List of Figure
viii
Figure 1.1: Research Structure...................................................................................................3
Figure 2.1: Types of delay.........................................................................................................6
Figure 2.2: Effects of Delay.....................................................................................................16
Figure 3.1 : Research Design...................................................................................................24
Figure 4.1 : Experience of respondents per year......................................................................30
Figure 4.2 : Percent of construction building in the present time............................................31
Figure 4.3 : Occurrence of delay of the construction project of University of Gondar...........31
Figure 4.4 : Rank of major causes of delay on the project.......................................................43
Figure 4.5 : Rank of effects of delay on the project.................................................................46
ix
Assessment of the Causes and Effects of Delay in the Construction Projects of University of Gondar 2013 E.C.
CHAPTER ONE
1. INTRODUCTION
1.1. Research Background
The construction industry can highly impact the economic growth of a country. This industry
has a high potential of affecting other industries performance. The construction industry has
laid down the physical and technological foundations upon which modern civilization has
developed. There is no aspect of human life and civilization, upon which the construction
does not have a profound influence.Therefore, problems caused in construction should be
studied critically and the techniques of eliminating the problems should be well known. One
of the most abundant problems in the construction industry is delay. (Karmer, 2018).
A contract document normally includes the commencement and completion date of a project.
However if a problem occurs during construction, the project date is extended beyond the
agreed scheduled completion date, and delay arises. Generally, the delay in the construction
sector is defined as a “time overrun after the completion of a contract or beyond the date
agreed upon by the parties for delivery of the project”. (itzhaki, 2014). Even though the
construction industry is taking a more advanced and technology based approach for
construction delay is still one of the most repeatedly occurring problems in the construction
industry. Delay can negatively affect construction. For instance time overrun, cost overrun,
disputes, arbitration, litigation, total abandonment and others. This reveals that delay is a
chronic problem in construction projects. Delays in the construction sector have become a
global phenomenon. (Haseeb, 2011)
At this time of age planning and scheduling has a huge place in construction. But during
execution of construction projects, the works proceed at a slower pace than planned, and
delays frequently appear. This maybe caused due to budget inaccuracy, labor challenge,
approval, subcontractor schedules and compliance, lack of effective communication, poor
weather condition and others. (Sambasivan, (2007)). When delays do occur, they either
accelerate or extend duration beyond the scheduled completion date. Delays interrupt of
works in progress and decreases productivity. Delay is one of the reasons a contract
terminates.
Other studies show that the main cause of delay is inappropriate project management and
claim administration. (Abd El-Razek, 2008). Due to unexpected occurrence and contract
Department of CoTM 1
management problems, delay occurs. This has the capacity of affecting all parties involved in
the construction. Uncertainties will be eliminated if the project is well planned and scheduled
in every aspect (time, cost, quality, quantity and scope). This senior essay includes studies
concerning causes and effect of delay in an integrated manner in construction projects of
University of Gondar.
1.2. Statement of the Problem
The construction projects in the University of Gondar are delayed due to different reasons.
The fact that the projects are delayed has a negative impact on the client, contractor,
consultant and the environment. The parties responsible for the delay need to be involved in
this type of study. They need to be questioned for the delay that has occurred since they can
control each activity in the construction.
Therefore, this research duly investigates delay causing factors in university of Gondar,
Gondar, Ethiopia to forward visible and scientific solution to improve project performance.
1.3. Objective
1.3.1. General Objective
 Assessment of the Causes and Effects of Delay in Construction Projects of University
of Gondar.
1.3.2. Specific Objective

 To identify the causes of delay in the construction projects of University of Gondar.
 To identify the effects of delay in the construction projects of University of Gondar.
 To recommend the possible solutions to minimize occurrence of delay in the
construction projects of University of Gondar.
1.4. Research Questions

 What are the factors that cause delay in construction projects of University of
Gondar?
 What are effects of delay in the construction projects of University of Gondar?
 What are the possible solutions that could be recommended to minimize occurrence of
delay in the construction projects of University of Gondar?
1.5. Significance of the Study

This study is conducted in construction projects of University of Gondar, in order to give
awareness about the cause and effect delay. This has a significant value in taking preventive
actions for the factors that will cause delay. This will eliminate the effect delay results.
Stakeholders (client, contractors and consultants) require a clear insight on the cause and
effect of delay. This research will be helpful for the construction industry to take a different
and sophisticated approach in preventing delay and minimizing the effects of delay. And also
it will help parties involved in construction to reflect on delay problems that might have
existed throughout their construction experience. Generally, this study points out an
improved technique and system in order to tackle problems that may occur due to delay. This
assists in taking action to prevent delay from occurring repeatedly. And also minimize the
problems that are caused by delay.
1.6. Scope and Limitation of the Study

This research was conducted in the construction projects of the University of Gondar,
Gondar, Ethiopia. The questionary that were prepared for this research were filled out by the
stakeholders of each construction project.
This research is conducted for building construction projects, which had Grade one
contractors.
This study was carried out in December and January of 2013 E.C. Due to the corona virus
pandemic and the short period of time we were given to complete this research was limited to
be conducted in the construction projects that are found in the University of Gondar, Gondar,
Ethiopia.
1.7. Research Structure
Chapter one: Introduction
Chapter Two: Litrature Review
Chapter Three: Methodology
Chapter Four: Result and Discussion
Chapter Five:Conclusion and Recommendation
Figure 1.1 : Research Structure
Chapter one of this reseach contanins Background, Problem statement and Justification,
Objective, Research Question, Scope, Limitation and Research Structure.
Chapter two of this research contains reviews of former researchs and studies that are related
to this topic.
Chapter three of this reseach includes: Introducton, research designing, research Instruments,
source of data, sample size determination, questionnaire design and data analysing method.
Chapter four of this research states the result of this research in a quantitative way. And
discusses some basic points.
Chapter five concludes and gives suggestions on how to stop this problem from occuring in
the future.
CHAPTER TWO
2. LITERATURE REVIEW
2.1. Definition
Enchase et al. 2006 defines construction industry as the tool through which a society achieves
its goals of urban and rural development. It is one of the sectors that provide important
ingredients for the development of an economy. Construction industry is a fast moving
industry and as its growth it encounters many problems and of this many problems one is the
problem of delay.
Delay in construction is a global phenomenon affecting not only the construction industry but
the overall economy of countries as well (Abd El-Razek, 2008)
In construction, delay could be defined as the time overrun either beyond completion date
specified in a contract or beyond the date that the parties agreed upon for delivery of a
project. (Lo, Fung and Tung ,2006) define delay as the slowing down of work without
stopping construction entirely and that can lead to time overrun either beyond the contract
date or beyond the date that the parties have agreed upon for the delivery of the project. Also
according to (Pickavance, 2005) In construction, the word “delay’’ refers to something
happening at a later time than planned, expected, specified in a contract or beyond the date
that the parties agreed upon for the delivery of a project. (Abdul-Rahman H. B., 2006)
2.2. Types of Delay

According to (Alkass, 1996)there are two types of delay non-excusable delays and excusable
delays. A non-excusable delay is delay caused by the contractor or its suppliers, through no
fault by the owner. The contractor is generally not entitled to relief and must either make up
the lost time through acceleration or compensate the owner. Therefore, non-excusable delays
usually result in no additional money and no additional time being granted to the contractor.
According to (Assaf, 2006)Excusable delays are divided into two: compensable and non-
compensable delays. Compensable delays are caused by the owner or the owner's agents.
While non-compensable delays are caused by third parties or incidents beyond the control of
both the owner and the contractor. These delays are commonly called “acts of God” because
they are not the responsibility or fault of any particular party.
(Sambasvian, 2007)Future study has added another type of delay, concurrent delays. If there
is there only one factor is delaying the construction project; it is usually quite easy to
calculate both the time and money resulting from that single issue. Concurrent delay is a
more complicated and this is very typical in construction project. This situation happened
when more than one factor delays the project at the same time or in overlapping periods of
moment.
Figure 2.1 : Types of delay
Also (Yang, 2007)has also categorized delay in to four categories this include Critical or non-
critical delay, Excusable or non-excusable delay, Compensable or non-compensable delay
and Concurrent or non-concurrent delay.
2.2.1. Critical or non-critical delay

Critical delays are delays which prevent the contractor from finishing the work on the
scheduled completion date as agreed upon in the contract. This concept has roots entrenched
in the Critical Path Method (CPM) schedule which helps identify the critical activities in a
construction project, These critical activities are sometimes referred to as the controlling item
of work. This delay causes extension of project duration. A delay that is not the cause for
extended project duration is a non-critical delay; however it will have an effect in terms of
activities getting completed late than scheduled completion date. (Haseeb, 2011)
2.2.2. Compensable or non-compensable delay

A compensable delay is a delay where Contractor is entitled to a time extension and to
additional compensation. Relating back to the excusable and non-excusable delays, only
excusable delays can be compensable. Non compensable delay means that although an
excusable delay may have occurred, the contractor is not entitled to any added compensation
resulting from the excusable delay. (Pourrostam, 2010)
2.2.3. Excusable or non-excusable delay

Excusable Delays is a delay that is due to an unforeseeable event beyond the contractors or
the subcontractor’s control. Non excusable delays are events that are within the contractors
control or that are foreseen. The contractor is fully responsible for the activities getting
delayed and resulted in extending project duration.
2.2.4. Concurrent or non-concurrent

Concurrent delays are two or more delays that occur or overlap within the same period,
either of which occurring alone would have affected the ultimate completion date. True
concurrent delay is the occurrence of two or more delay events at the same time, one an
employer risk event, the other a contractor risk event and the effects of which are felt at the
same time.
2.3. The Cause of Delay in Construction Project

Delays in construction are caused by several factors. Ahmed et al. (2003) grouped delays into
two categories – internal causes and external causes. Internal causes arise from the parties to
the contract (e.g. contractor, client, and consultant). External causes, on the other hand, arise
from events beyond the control of the parties. These include the act of God, government
action, and material suppliers.
According to (Koushki, 2005)survey stated that the most significant cause of delay in the
traditional type of contract, in perspective of contractor and consultant. It is also stated that to
imparting the economic feasibility of capital project, extensive delays provide a fertile ground
for costly deputies and claim. The result indicated the contractor and consultant agreed that
owner interface, inadequate contractor experience, finance and payment, labor productivity,
slow decision making, improper planning and subcontractor are among the top ten important
factor.
2.3.1. The cause of delay in the construction in the contractor side

It’s both frustrating and costly for contractors when a construction project is postponed.
However, delays can happen for various reasons such weather, equipment failures, labor
shortages, missing or incorrect data, project mistakes and conflicts. There are some reasons,
like weather that are beyond your control, but most construction project delays can be
avoided.
(Shewaferawhu, Cause and Effects of Delay on EducationalBuilding Projects in Addis Ababa

University Case Study, 2016)identified the contractor related delay factors as; difficulties in
financing project by contractor, conflicts in sub-contractors schedule in execution of project,
rework due to errors during construction, conflicts between contractor and other parties
(consultant and owner), poor site management and supervision by contractor, poor
communication and coordination by contractor with other parties, ineffective planning and
scheduling of project by contractor, improper construction methods implemented by
contractor, delays in subcontractors work, inadequate contractor’s work, frequent change of
sub-contractors because of their inefficient work, poor qualification of the contractor’s
technical staff, delay in site mobilization. (Al-Kharashi and Skitmore, 2009) contend that
poor qualification of contractor’s technical staff, poor site management and supervision and
difficulty in financing the project were critical. Also (Faridi and El-Sayegh, 2006) identified
shortage of manpower, poor site supervision and management and non-availability of
materials on time as lead causes of delays under contractor related category.
2.3.1.1. Budget Inaccuracies
As a contractor, misquoting a job estimate can be massively detrimental; some jobs are shut
down for weeks, months or even dropped altogether. Accurate estimating ensures there is
always enough money for materials, wages, and more. Using estimating software simplifies
bids, estimates, and financial project planning and makes the process somewhat foolproof.
Moreover, once estimates are complete, contractors need an easy way to get the project in
their construction management platform and get to work.
Once the job is underway, having real-time access to data is critical to see how job progress is
matching up with job costs. Unfortunately, many contractors are still relying on non-
integrated, on-premise software solutions, which often means data reporting is delayed
between the field and office, and those tasked with analyzing project productivity are often
working from information that is days, weeks, even months old. A cloud-based, integrated
construction management solution solves this by automating workflows and delivering
powerful data and analysis tools in real time.
2.3.1.2. Labor Challenges
The biggest challenge in the construction industry today is labor. The recession triggered
more than a decade ago left its mark on the industry, as many skilled workers laid off during
the downturn left to take jobs in other industries. Few have returned, and the younger
generations of workers entering the workforce have been less and less inclined to commit to
construction careers. Technology is helping to change that dynamic, while also streamlining
the HR and labor management workflows across construction organizations.
Correctly allocating a work crew can make or break a construction timeline. Rushing from
project to project is inefficient, and risks cutting corners. Technology is making this is an
easy fix, by streamlining scheduling and time collection for labor in the field and helping
project managers determine what crews are best suited for what projects.
2.3.1.3. Approvals
Everyone at some point in their career has played the dreaded waiting game. Waiting for
someone, somewhere to make a decision that is keeping the entire project from moving
forward. As a leader or project manager on the job, you have to make decisions that keep
projects moving. Coordinating actions and approving items quickly can keep construction
jobs on time (maybe even ahead of time) and in some cases, under budget.
With the real-time accessibility, timely data and powerful functionality that modern, cloud-
based, integrated construction software provides, contractors can automate tasks and
streamline workflows that ensure the right people see the right information at the right time.
If a change request is submitted for example, a project manger gets an alert on his dashboard,
and from his mobile device can approve and create a change order. In the back office, the
accounting team sees the change updated in real time, and in the executive suite, the CFO or
owner looking at real-time job costs can see changes approved changes reflected in the
figures as they occur. This seamless flow of information between the field, office and entire
team is powered by an intuitive collaboration solution designed to connect these once-siloed
operations.
2.3.1.4. Subcontractor Schedules and Compliance
If you’re a general contractor, you typically work with a number of subcontractors for each
project. Effectively managing them, their timelines and schedules, compliance
documentation, collaboration with other contractors and more is vital to a project’s success.
Clearly communicating expectations ahead of time, encouraging collaboration, looping them

into any and all project updates and simplifying their own processes with technology and
automation all help improve efficiency and production. If a subcontractor is spread too thin,
or unaware of a larger project’s timeline, it can cause a delay in every subsequent job on the
build. Or, if a contractor is out of compliance with their bonding, licensing or other

contractual obligation, it increases project risks and makes the project vulnerable to legal
challenges or conflicts. Open communication is essential in keeping projects running without
a hitch.
2.3.1.5. Lack of Effective Communication
When the right hand isn’t talking to the left hand, projects can get delayed, and in some cases,
done incorrectly. Whether it’s communication from an owner, client, in the field or at the
office, everyone should be apprised as new updates like change orders or redesigns, or data
like job progress or job costs become available.
Ensuring all teams are using the same set of data across the project reduces the chances for
errors from a lack of knowledge. And, communication and collaboration audit trails come in
handy if a conflict does arise, giving the general contractor confidence that teams have all the
accurate information they need at all times to resolve issues before they become a project
problem.
2.3.1.6. Poor Weather
One thing that can’t be controlled is the weather (it would be great if we could!).
Understanding that extreme conditions can’t be controlled, allows you to be prepared,
which can make a difference. If weather is hot and humid, or cold and snowy, account for a
slower pace in the timeline, and follow safe practices for crews. When wet weather hits,
providing a work team with waterproof gear and appropriate jobs can keep things moving.
Another weather-related item that can be controlled is how your business will be impacted in
the event of a natural disaster. Should an event like a tornado, hurricane, flood, fire, or
earthquake occur, how well would you be able to carry on operations? On-premise software
and in-house data storage/servers could easily be lost in such an event along with all of your
vital data. However, operating in the cloud, with complete, secure data backups done,
automatically means that your business can continue to function even if the home office isn’t
able to.
Learn more about avoiding delays and keeping your projects running on time with
Viewpoint’s suite of integrated, cloud-based construction software. To explore all Viewpoints
has to offer, get in touch with us. We’ll show you how software can alleviate delays and keep
your construction organization moving forward. (itzhaki, 2014)
2.3.1.7. Ineffective project planning, scheduling or resource

Planning and scheduling is the basic for every construction work. Ineffective planning and
scheduling has a significant impact on construction delays. It should be developed from the
start of the project until completion of a project. The reasons why contractors are not able to
follow the planning and scheduling effectively may be due to inexperience staff and shortage
of workers at the site, financial problem, and poor site management. Found in their research
work Ineffective planning and scheduling by contractors is the significant causes of delay in
construction project.
2.3.1.8. Difficulties in financial project by contractor
This and likes of problems that the owner are creating are leading to financial difficulties to
contractors and the pitfalls on the progress of the projects. Therefore the owners should have
to release payments on time based on contract agreement and prepare sufficient fund in
advance to avoid delay in progress payments for executed work and contractor’s financial
difficulties. So as accelerate the project progress. According to [18] financial difficulty is
defined as getting into a situation where a respondent's credit is adversely impacted, such as
not paying bills. If the contractors have problem in paying money for the materials to be used,
laborers’ salaries and equipment to be used for construction work etc. we can say that they
are really in financial difficulties. A financial difficulty of contractors has reportedly been one
of the important reasons of delay in construction projects, they all found that delay in
payment from the client would eventually cause financial difficulties to the contractor. Thus,
most of the construction works cannot be carried out due to these financial difficulties.
Furthermore, postulated that insufficient capital is one of the major causes of financial
difficulties among contractors. Poor financial control by the contractor can lead to
insufficient capital. Hence, the contractor will have excessive debt, which causes them to face
financial difficulties, as they cannot pay back the debt.
2.3.1.9. Poor coordinating and communication with other parties
Construction projects performance requires improvement to fulfill the complexity of the
stakeholders’ needs and expectations. Coordination process is proposed as an efficient
solution for on time completion of construction projects. Therefore, coordination factors are
vital in ensuring a successful implementation of all project phases.
2.3.1.10. Lack of skilled professional in construction project management
Shortage of talent in the construction sector is a long-term problem and will continue to push
up project time and costs. The education and training capacity given through various higher
institutions, organizations etc. are clearly inadequate to meet the need of the large percentage
of skilled workers in the Ethiopian construction sector. The education system is often not
delivering the required number of specialists across project management, engineering,
surveying, contract management and the skilled/semi-skilled labor. The findings of this
research work is very similar to the findings of those research which were conducted in other
developing countries like for instance, have found delay in progress payments for completed
works, low productivity of labor, infective project planning and scheduling, contractor's’
financial difficulties, and unqualified / inadequate experienced labor were the most
significant factors that causes delay in Egyptian construction projects. Identified low
productivity of labor, escalation of materials price, contractor's’ financial difficulties, and
delay in progress payments for completed works, and infective project planning were among
the significant causes of delay in Malaysian construction industry. In the same manner have
indicated that contractor’s financial difficulty, escalation of materials price, and delay in
progress payments for completed works, and late delivery of materials were among the major
cause of delay in Nigerian construction projects. This similarity in the causes of delay
outcome among different countries shows that the causes are not specific only to some places
rather they are universal.
2.3.2. The cause of construction delay by client

Assaf and Al-Hejji (2006) identified the owner related delay factors as; delay in progress
payments by owner, delay to furnish and deliver the site to the contractor by the owner,
change orders by owner during construction, late in revising and approving design documents
by owner, delay in approving shop drawings and sample materials, poor communication and
coordination by owner and other parties, slowness in decision making process by owner,
conflicts between joint ownership of the project, unavailability of incentives for contractor
for finishing ahead of schedule and suspension of work by owner. Olawale and Sun (2010)
identified the factors of design changes by client, and financing and payment for completed
works as main causes of delays. Also Al-Kharashi and Skitmore (2009) identified lack of
finance to complete the works and slow decision making by the owner as having greatest
impacts to delays. Other causes are:
2.3.2.1. In adequate client’ finance Clients
The possible financial-related factors that lead to delays in Malaysian construction projects
are financial problems of client (Sambasivan, (2007))
2.3.2.2. Delay in site delivery Clients

Unless the project owner delivered the land in time the project may delay.
2.3.2.3. Change/ Variations order
Unfortunately, many of the construction projects fail in achieving desired performance
specifically performance of time and cost as targeted. This is resulted due to various reasons.
One of the reasons for this failure is variation order.
2.3.2.4. Late approval for payment Clients
Late payment is defined as failure of a paymaster to pay within the period of honouring of
certificates as provided in the contract (Harris and McCaffer, 2003). The parties involved in
the process of payment claim such as client. A delayed payment by a party who is involved in
the process of payment claim may have an influence on the supply chain of payment in
whole.
2.3.2.5. Improper project feasibility study
Project feasibility includes the construction of study for project feasibility that includes an
assessment and examination of the possible of a projected project and is depend on wide
examination and study to process of decision-making supportive. Munns and Bjeirmi (1996)
mentioned that the definition of the project and initial decision making is dangerous to whole
success and propose that the wider decisions in choosing a right project in the early time are
more likely to impact the total project success.
2.3.2.6. Lack of experience of owner in construction project
It is particularly in the interest of owners to insure that such problems do not occur. And it
behoves all participants in the process to heed the interests of owners because, in the end, it is
the owners who provide the resources and call the shots.
2.3.2.7. Suspension of work by the owner Clients
A construction project is commonly admitted as successful when it complete on time, with
budget, according the specifications, and stakeholder satisfaction. However, most of the
projects did not finish as the expected timetable. Instead, they completed before or after the
schedule due to uncertainties of events and its uniqueness
2.3.2.8. Delay in progress payments for completed works
Delayed payments of work done by clients on construction projects in the Ethiopian
construction industry are considered to be a factor that causes delay. It causes severe cash-
flow problems to contractors and this can have a devastating effect down the contractual
payment chain Regular monthly payment to contractors for work done removed constraints
which otherwise may have impeded project progress to cause delay and cost overruns. Failure
to provide adequate funding resources to contractors for the job done will make it difficult for
the contractors to meet project objectives.
2.3.2.9. Mistakes during construction and Rework due to error
Design errors indicate the total design effectiveness of a project, major design quality
problems occur during construction when errors, omissions and ambiguities in plans and
specifications become evident (Davis & Ledbetter, 1987). A large amount of country’s
maintenance resources is being expended on corrective or remedial measures to buildings and
their services due to design or construction defects.
2.3.2.10. Inappropriate construction method
Researchers start to explore construction methods, procedures, and technologies when there
is a structural collapse. Project failures related to CMs are normally investigated from
technical or risk perspectives. They are treated as an individual case or incident (e.g., Chase
1998; Delatte 2009).
2.3.2.11. Change orders by owner during construction
Change order is work added to or deleted from the original scope of work of a contract
which alters the original contract amount or completion date. The change has been defined as
any deviation from an agreed upon well-defined scope and schedule the words “Change
Order” conjure strong feelings of negativity for all involved in construction projects
Faridi and El-Sayegh (2006) identified. Slowness in decision making process by owner,:-
slowness in owner’s decision-making process and changes in materials type and specification
during construction by the owner as factors that contribute to causes of delay under this
category.
2.3.2.12. Conflicts between joint ownership of the project
Differences in perceptions among the participants of the projects, conflicts are inevitable. If
conflicts are not well managed, they are quickly turned into disputes. Disputes are one of the
main factors which prevent the successfully completion of the construction project. Thus, it is
important to be aware of the causes of disputes in order to complete the construction project
in the desired time, budget and quality.
2.3.3. The cause of delay in the consultant side

Assaf and Hejji (2006) have identified the consultant related delay factors as; delay in
performing inspection and testing by consultant, slowness in approving drawing and material
samples by the consultant, mistake in consultant drawing ,delay in approving major changes
in the scope of work by consultant, inflexibility (rigidity) of consultant, 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. Sambasivan and Soon (2007) identified contract management,
preparation and approval of drawings, quality assurance and control and waiting time for
approval of tests and inspections as factors causing delays under the consultant-related
categories. Iyer and Jha (2012) identified the factors of inadequate project formulation in the
beginning and reluctance in timely decision by the consultant as key causes of delay. Also
Gündüz (2013) identified delay in performing inspection and testing, poor communication
and coordination with other parties, and conflicts between consultant and design engineer as
the most significant in causing delays.
2.3.4. Other causes that caused delay external factors

Assaf and Al-Hejji (2006) identified the external related delay factors as; effects of
subsurface conditions (e.g. soil, high water table, etc.), delay in obtaining permits from
municipality, hot weather effect on construction activities, rain effect on construction
activities, unavailability of utilities in site (such as, water, electricity, telephone, etc.), effect
of social and cultural factors, traffic control and restriction at job site, accident during
construction, differing site (ground) conditions, changes in government regulations and laws,
delay in providing services from utilities (such as water, electricity), delay in performing final
inspection and certification by a third party. Assaf and Al-Hejji also identified legal disputes
and ineffective delay penalties, shortage of construction materials in market, and delay in
manufacturing special building materials as factors that contributed to delays. Sambasivan
and Soon (2007) identified the main causes under external-related delays as unfavorable
weather conditions, regulatory changes, problems with neighbors and unforeseen site
conditions. Ling and Hoi (2006) assessed external related delays in terms of natural risks
(weather systems and geological systems) and political risks that include war, civil disorder
and industrial relations actions that affect the progress of the project. Also Olawale and Sun
(2010) identified the factors of unpredictable weather conditions, dependency on imported
materials, inflation of prices, weak regulation and control and unstable government policies
as causes of delay.
Other factors Absenteeism Labor, Low motivation and morale of labor, Low productivity of
labor, Personal conflicts among labor, Shortage of labor, Strike Labor, Damage of delivered
materials Material, Delay in manufacturing materials Material, Escalation of materials price

Material, Late delivery of materials Material, Accidents, Changes in government regulations
and laws, Conflict, war, and public enemy and Global financial crisis.
2.4. Effects of delay

There are numerous elements bringing about deferment few of them are: some are inside the
contractual worker's obligation and some are inside proprietor's risk. It is difficult to explain
them due to the overlapping nature of the events of which the project participants are
responsible. It is found that delay problems are cause due to the disputes, cost overrun, time
overrun negotiation total desertion, Litigation, lawsuit, abandonment, etc
Because of these issues project members concurs for the cases for the extra capital and
additional time connected with construction delay. The consequences of delay are different
for different project participants which also depend on the type of project. The general
consequences are cost overrun, time overrun etc. For the owner/client delay is the loss of
money, loss of time, loss of other facilities etc. For the contractor, delay means the loss of
wealth for more expenditure on equipment’s, other materials and for hiring the skilled labor.
(Mr. Tushar Khattri, 2016, p. 566)
According to the study Aibinu and Jagboro, (2002) revealed six effects of delay on project
delivery in construction industry which are: time overrun, cost overrun, dispute, arbitration,
total abandonment and litigation. Haseebet (2011) identify effects of delays in construction
industry as clash, claims, total desertion and slowing down the growth of the construction
sector.
Figure 2.2 : Effects of Delay
2.4.1. Time overrun

Time overrun it mean contractor could not carry out their work within contract period. In
generally, time overrun can be categories into two group which include excusable delays and
non-excusable. Once the project facing time overrun, it will affect the progress of work
cannot finish on time. Besides that, the fault party will take the responsibility to pay the
relevant parties for damages because of delay. one of the effects of delay is time over run it is
the main reason of cost overrun and according to the research conducted by Sun, M. and X.
Meng, (2009) who concluded that schedule delay and budget overrun are directly related to
each other, when there is time overrun in construction; cost of that project will also increase.
The most important factors responsible for time overrun are, fiscal problems and the payment
for the completed work, inadequate contract management, changes in site situations, less
availability and inadequate planning.
2.4.2. Cost overrun
During construction stages, the client and contractor always facing of cost overrun. Cost
overrun is an unexpected cost incurred in excess of a budgeted amount, due to a cost
underestimation. The reason behind cost overrun is the overtime cost which a company has to
bear to accomplish the work which is resulted by delay, Furthermore additional amount of
money is required in order to overcome the construction mistakes committed during the
construction work. Cost overrun is related to time overrun, once a project cannot be done in
time, it will also affect the cost of project over budget. Commonly, cost overrun always
happen due to contractor own fault such as inaccurate of cost estimate and he need to take
responsibility to pay owner loss and expense. Ramabodu and Verster (2010) identify critical
factors that cause cost overruns in construction projects as changes in scope of work on site,
incomplete design at the time of tender, contractual claims (extension of time with cost), lack
of cost planning and monitoring of funds, delays in costing variations and additional works.
These critical factors in turn are the delay factors.
2.4.3. Dispute
In construction industry, some of project delay because of dispute between contractual parties
such as client, consultants, contractor and some relevant parties. Those disputes because of
client failure make payment to the contractor. Once dispute happen, the relevant parties will
go through with mediation. The mediator will make a decision to solve the problem. But if
one of the parties does not accept the decision made by mediator, the parties will appeal the
decision with arbitrator. If both parties accept the decision and the fault parties will take
responsibility to pay damages for project delay.
2.4.4. Arbitration
In current delay project, some of the contractual parties do not accept the mediator decision
and they appeal in arbitration. Arbitrator will also make the decision to solve the problem.
But if one of the parties does not accept the decision again made by Arbitrator, they still can
appeal the decision in litigation.
2.4.5. Litigation
In some delay project, the relevant parties because of still do not accept with the arbitrator
decision. They are appeal the result in litigation which is dispute resolution in the courts. In
litigation, the parties have a trial either by a court alone or by jury. If those parties are not
satisfied judgment again, then they can appeal again if they have any new evidence to proof
their right. But one the parties accept with the judgment, the faulty of parties need take
responsibility to pay the penalty.
2.4.6. Total abandonment
Total abandonment it means the whole project stop immediately because of client facing
financial difficulties. The abandonment of construction projects has resulted in many adverse
consequences to the economy, society and environment. Economically, it is a waste of useful
resources it reduces employment opportunities, slows down economic activities, government
loses revenue and foreign investors get deterred from funding construction projects in the
economy. Some of the current delay project totally abandoned because of client or contractor
problem which include clients bankruptcy, contractor run away, poor marketing and sales
strategies and so on. The effect of project totally abandoned will affect many parties such as
contractual parties which include contractor, consultant, sub-contractor, supplier and some
other relevant parties. Besides those parties, the purchasers will also suffer in cost damages
due to project abandoned. According to Sambasivan and Soon (2007), client based delay,
consultant-based, labor based, and external factors pay to the overall abandonment of the
projects. According to the study, during the period of 1997-2000 several projects were briefly
abandoned due to financial problems.
2.5. Laws related to delay in construction

2.5.1. According to PPA
Under clause 27 Liquidated Damages sub-clause 27.1 states Except as provided under
GCC Clause 18, if the Contractor fails to carry out any or all of the Works within the period
specified in the Contract, the Public Body may without prejudice to all its other remedies
under the Contract, deduct from the Contract Price, as liquidated damages the following;
a) A penalty of 0.1% or 1/1000 of the value of undelivered Service for each day of delay until
actual delivery or performance.
b) The cumulative penalty to be paid by the Contractor shall not exceed 10% of the contract
price.
Under clause 73 Extension of Intended Completion Date sub-clause 73.1 states The
Contractor may request an extension of the Intended Completion Date if he is or will be
delayed in completing the contract by any of the following causes:
a) Exceptional weather conditions in the Federal Democratic Republic of Ethiopia;
b) Artificial obstructions or physical conditions which could not reasonably have been
foreseen by an experienced Contractor;
c) Compensation Event occurs or a change order for modification is issued which makes it
impossible for completion to be achieved by the Intended Completion Date;
d) Administrative orders affecting the date of completion other than those arising from the
Contractor's default;
e) Failure of the Public Body to fulfill his obligations under the Contract;
f) Any suspension of the works which is not due to the Contractor's default;
g) Force majeure;
h) Any other causes referred to in these GCC which are not due to the Contractor's default.
2.5.2. According to FIDIC

Under Sub-Clause 8.2 (Time for Completion) states the Contractor shall complete the
whole of the Works, and each Section (if any), within the Time for Completion for the Works
or Section (as the case may be), including;
a) Achieving the passing of the tests on completion and
b)Completing all work which is stated in the contract as being required for the works or
sections to be considered to be completed for the purpose of taking over.
Under sub-clause 8.4 (Extension of Time for Completion) states the Contractor shall be
entitled subject to Sub-Clause 20.1 [Contractor’s Claims] to an extension of the Time for
Completion if and to the extent that completion for the purposes of Sub-Clause 10.1 [Taking-
Over of the Works and Sections] is or will be delayed by any of the following causes:
(a) Variation (unless an adjustment to the Time for Completion has been agreed under Sub-
Clause 13.3 [Variation Procedure]) or other substantial change in the quantity of an item of
work included in the Contract,
(b) A cause of delay giving an entitlement to extension of time under a Sub-Clause of these
Conditions,
(c) Exceptionally adverse climatic conditions,
(d) Unforeseeable shortages in the availability of personnel or Goods caused by epidemic or

governmental actions, or
(e) Any delay, impediment or prevention caused by or attributable to the Employer, the
Employer’s Personnel, or the Employer’s other contractors.
If the Contractor considers himself to be entitled to an extension of the Time for Completion,
the Contractor shall give notice to the Engineer in accordance with Sub-Clause 20.1
[Contractor’s Claims]. When determining each extension of time under Sub-Clause 20.1, the
Engineer shall review previous determinations and may increase, but shall not decrease, the
total extension of time.
Under sub-clause 8.7 (Delay Damages) If the Contractor fails to comply with Sub-Clause
8.2 [Time for Completion], the Contractor shall subject to notice under Sub-Clause 2.5
[Employer’s Claims] pay delay damages to the Employer for this default. These delay
damages shall be the sum stated in the Contract Data, which shall be paid for every day
which shall elapse between the relevant Time for Completion and the date stated in the
Taking-Over Certificate. However, the total amount due under this Sub-Clause shall not
exceed the maximum amount of delay damages (if any) stated in the Contract Data.
These delay damages shall be the only damages due from the Contractor for such default,
other than in the event of termination under Sub-Clause 15.2 [Termination by Employer]
prior to completion of the Works. These damages shall not relieve the Contractor from his
obligation to complete the Works, or from any other duties, obligations or responsibilities
which he may have under the Contract.
2.5.3. According to MoWUD

Under Clause 43 (Time for Completion) Subject to any requirement in the Contract as to
completion of any section of the Works before completion of the whole, the whole of the
Works shall be completed, in accordance with the provisions of Clause 48 hereof, within the
time stated in the Contract calculated from the last day of the period named in the Appendix
to the Tender as that within which the Works are to be commenced, or such extended time as
may be allowed under Clause 44 hereof.
Under Clause 47 (Liquidated Damages for Delay) If the Contractor shall fail to achieve
completion of the Works within the time prescribed by Clause 43 hereof, then the Contractor
shall pay to the Employer 1/1000 of the contract price per day as liquidated damages for such
default and not as a penalty for every day or part of a day which shall elapse between the time
prescribed by Clause 43 hereof and the date of certified completion of the works. Depending
on the nature of the works, Liquidated damage higher than the minimum limit provided
herein above may be fixed in the contract. The Employer may, without prejudice to any other
method of recovery, deduct the amount of such damages from any monies in his hands, due
or which may become due to the Contractor. The payment or deduction of such damages
shall not relieve the Contractor from any other of his obligations and liabilities under the
Contract.
Under Clause 44 (Extension of Time for Completion) Should the amount of extra or
additional work of any kind or any cause of delay referred to in these Conditions, or
exceptional adverse climatic conditions, or other special circumstances of any kind
whatsoever which may occur, other than through a default of the Contractor, be such as fairly
to entitle the Contractor to an extension of time for the completion of the Works, the
Engineer, after due consultation with the Employer, determine the amount of such extension
and shall notify the Employer and the Contractor accordingly.
2.6. Methods of minimizing construction delays

According to Nguyen, et al. (2004), studied the factors that can be applied as a method of
minimizing of construction delays as follows: competent project manager; frequent progress
meeting; accurate initial cost estimates; accurate initial time estimates; awarding bids to the
right/experience consultant and contractor During pre-construction stage, a client should
employ a depth knowledge project manager to organize a good project team member to
progress the work. Besides that, the project team member should be always discussing with
the problem having during the site progress. On the other hand, contractor should be employs
some employee with experience such as quantity surveyor. So that, during the time or cost
estimate they can add on some unforeseen event to avoid the cost and time overrun.
Furthermore, the developer should be hire some experience consultant and contractor because
once they facing problem, they can refer previous project to solve the problem immediately.
So, the project can process with smoothly.
According to Aibinu and Jagboro (2002), identified two methods to minimize or if possible
eliminate time overrun were: acceleration of site activities, and contingency allowance.
During construction stages, the contractor should carry out his responsibility to make sure the
work progress can complete in time. If found that work progress are not equal to the estimate
schedule. The contractor may carry out with acceleration such as hire additional worker.
Besides that, the client may allow contractor standby some extra cost for unforeseen event
such as accidents.
According to Koushki, et al. (2005), revealed that the minimization of time delays and cost
overruns would require: ensure adequate and available source of finance until project
completion; ensure timely delivery of materials. During pre-construction, a client may
prepare a good cash flow within the contract period. Once the client does not enough money
to cover up construction cost, he can borrow a term loan or bridging loan from the bank to
cover the cost until the whole project completed. It will avoid project delay due to client not
enough capital. Besides that, the contractors make sure that material are order with a reliable
suppliers and can receive it on time. (Karmer, 2018).
CHAPTER THREE
3. RESEARCH METHODOLOGY
3.1. Introduction
This chapter describes the research procedures to be followed in conducting the
study. This will include the research design, research instruments, and sources of
data, sample size determination, questionnaire design, sampling technique and data
analysis. It deals about questionnaire distribution, collection of questionnaire
response and analysis of data from the answers collected. The answers were provided
by the client, consultants and contractors of construction projects in University of
Gondar. The major purpose is to point out the identified causing factors and effects of
delay in the construction the projects and then rank them.
3.2. Research Design

The source of data adopted for this research is primary and secondary source of data.
This research is a quantitative research where numerical data are collected and
analyzed, for the purpose of generalizing results. A sample survey was conducted to
do the research, in which a portion only and not the whole population are surveyed.
The population was determined by mean score analysis and the sample size was
driven from that. And the likert scale questionnaire was used to collect data from the
sample of the research. About five items were given for each likert scale
questionnaire and each item were given a numerical score so that data can be
analyzed quantitatively. The sampling technique used is simple random sampling
where participants were selected by chance from population. And the data analysis
method used is relative importance index which allows identifying most of the
important criteria based on participants’ replies. RII is chosen since it is an
appropriate tool to prioritize indicators rated on likert-type scale.
Problem Identification
Foramtion of Objective
Litrature Review
Design of questionnaire
Destribution of Questionnaire
Data Collection
Preparation of data
Analysis of Data
Conclusion/Recommendaton
Figure 3.1 : Research Design
3.3. Research Instrument

After the careful formulation of research questions and sample selection the next step that
was taken in this research was developing data collection instrument. Since this research is a
quantitative research study questionnaire was chosen as a research instrument. The degree to
which the questionnaire measure what it claims is to measure is valid for this research. The
questionnaire is used as a reliable and stable research instrument over time. It consists of a
serious of questions for the purpose of gathering information from respondents. The
questionnaire are designed in a way that will provide quantifiable answers, easy analysis, low
time consumption and reach the intended sample size easily and economically.
3.4. Type and Source of Data

This research will use quantitative approach. Data is generated in quantitative form. This can
be subject matter to do analysis in a proper and accurate way. The qualitative approach is
concerned with causes and effects of delay in construction projects of University of Gondar.
Questionary being used as a data gathering tool, this study determines the why delays are
caused repeatedly and there effects in the construction projects that were chosen for this
study. The data used in this research were obtained from primary and secondary data sources.
3.4.1. Primary Data Source

The primary data was obtained with questionnaire. The Questionnaire included is list of
questions arranged in a predetermined sequence for the purpose of this research. Self-
administered questionnaires were chosen to conduct this research. The questionnaire is

distributed by hand to the respondents. There response was used as a primary source of data.
3.4.2. Secondary Data Source

As a secondary source materials that has already been collected through primary source and
made readily available for researchers to use for their own research were used. This data has
already been collected in the past.
Researches relevant to this topic which were made available by the researcher as a secondary
source of data were used.
The other secondary source of data used is books (used as a reliable data for the preparation
of literature review), published sources (free published sources), journal (for quantitative
data), website (governmental and private) and other sources that were relevant to the topic of
this study. These sources were easily accessible. This data were helpful in conducting a
successful research. This data contributed in time and cost saving for the research that is
conducted. The data made it easier to carry out further research.
3.5. Research Sample and Population
The research will be conducted in university of Gondar building construction projects; the
target population includes owners, consultants, managers, engineers, and contractors in
building construction projects. A systematic random sample was selected to ensure a
representative sample of all targeted respondents using
There are 26 building construction projects in university of Gondar among this we select 10
building construction randomly because we don’t have enough time to distribute the
questionnaire paper. The population that are found in the seven project are listed below
1. Unity engineering plc., has 1 site engineer and 1 office engineer, 1 consultant
generally they are 3 persons
2. Gondar university lot-21 project by Yirgalem construction, has 1 project manager,
and 1 consultant and 1 client they are 3 persons
3. Gondar university lot-21 project by Zamra construction plc, has 1 office engineer 1
consultant generally 2
4. Gondar university lot-22 project by engineering service directorate, has 1 consultant 1
site engineer 1 client they are 3
5. Gondar university clinic and site work by Seyoum Assefa general contractor, has 1
site engineer 1 office totally 2
6. Gondar university lot-21project natural and computational science laboratory building
and site by Ethiopian construction design and supervision Work Corporation has 1
consultant 1 site engineer, 1 office engineer they are 3 persons
7. Ict building by E.C.D.S.W.CO, has 1 consultant 1 site engineer 2
By using mean score method
X=3+3+2+3+2+3+2/10=1.8
P= 26*1.8=47 total population
n= 47/1+47(0.005)2
n= 46
Fourty six (46) Stakeholders who are found in 26 Building Constructions are our sample size.
Where,
 p is total population
 N is sample size
 E is error margin
3.6. Questionnaire Methodology

The questions were designed related to the research objectives especially on the causes and
effects of construction delays. The Survey is designed based to use Likert Scale on the
objective of the study to find out the causes of delays in construction projects and effect of
the delays on overall project. The Survey is framed in such a way that the personal view of
different people involved in different projects is collected and analyzed. The questionnaire
basically consists of three sections as detailed below.
1. Company Respondent Background - This is to collect the basic information of the

respondent.
2. Delay of the project – the respondent attitude towards the delay
3, cause of delay:-This is used to collect the data on different causes of the delays happened
in that particular project.
4. Effects of Delays - Using these questions the effects of the delays on the project are
identified.
The questionnaire is based on Likert Scale of five ordinal measures from one (1) to five (5)
according to level contributing. According to John F. (2001), Likert Scale is easier to use for
respondent to express their level of opinion. For the frequency of cause’s occurrence, each
scale represents the rating as shown in
Table 3.1 : Likert scale questionnaire for causes and effect of delay
Important degree
1=Very Low 2=Low 3=Medium 4=High 5=Very High
3.7. Sampling Techniques

In this study we use simple random sampling in this case each individual is chosen entirely
by chance and each member of the population has an equal chance, or probability, of being
selected. One way of obtaining a random sample is to give each individual in a population a
number, and then use a table of random numbers to decide which individuals to include we
use this type of sampling techniques because we have limited time to conduct this research so
we don’t have to choose other complicated sampling techniques as the name implies simple
random techniques producing a simple way to gather information. It is less complicated
than other method, which is why it is chosen.
3.8. Data analysis

The data analysis is determined to establish the relative importance of various factors that
contribute to causes and effects of construction delays. Analysis of data consists of
calculating the Relative Importance Index (RII) and Ranking of factors in each category
based on the Relative Importance Index (RII).
RII = 1 n1+ 2n2 +3n3+4n4+5n5
A*N
Where,
RII = Relative Importance Index,
n1, n2, n3, n4, n5 = Number of respondents answer each factor
1, 2, 3, 4, 5 = weight given for each factor (ranging from 1 to 5),
A = highest weight (i.e. 5 in our case),
N = total number of respondents.
The importance indices were calculated for all delay causes and effect were ranked
accordingly. In order to identify how project delay can be mitigated, it is important to identify
the responsible party.
CHAPTER FOUR
4. RESULT AND DISCUSSION
4.1. Introductions
This part of the study deals with the analysis and discussion of the data gathered from the
questionnaire survey that was distributed among the stake holders and project literature
review. It includes the identification of the factors causing delay in building construction
projects of Gondar University, the most responsible party for the occurrence of delay and the
effects this delay has caused in the projects. The procedure used in analyzing the results was
aimed at establishing the relative importance of the various factors that causes delay in the
building projects and their effects. The questionnaire gave each respondent an opportunity to
identify the factor that was likely to cause construction delay and their respective effects by
giving the response for each variables of delay. The percentages of respondents‟ response
were ranked for analysis purpose. On the basis of the ranking of the variables by the various
groups, it was possible to identify the most important factors that caused delay and their
effects in building construction projects of Gondar University.
4.2. Basic Information of Respondent

This section is mainly designed to provide general information about respondents in
Gondar university building construction projects. 18 eighteen questionnaires were distributed
to the respondents, from which 15 fifteen questionnaires were returned.
Table 4.1: Survey Response
Group of Frequency Percentage Percentage
respondents of total of usable
Contractor 9 50% 60%
consultant 5 27.78% 33.33%
Client 1 5.55% 6.67%
Not returned 3 16.67%
Rejected 0 0 0
Total 18 100% 100%
Of the 15 questionnaires returned, 9(60%) were answered by contractors and5 (33.33%) were
responded by consultant and 1(6.67%) were responded by client.
From the above table it can be observed that from the 18 questionnaires distributed 15 were
returned.
4.2.1. Survey Respondents Experience in Construction Industry

The experience possess by the respondents may help in providing a better understanding of
this matter and in better position in giving much precise answer required to the questionnaires
form.
Table 4.2: Survey respondents’' experience
Construction party Frequency Percentage
Less than 2 years 3 18.75%
2-4years 8 50%
More than 4 years 5 31.25%
total 16 100%
Regarding number of years involved in construction, 18.75 percent of respondents have less
than 2 years, 50 percent of those have between 2 to 4 years and 31.25 percent of those have
more than 4 years.
experience of respondants
7
6 6
6
5 5 5
5
4 4 4 4
4
3 3
3
2 2 2 2
2
1
1
0
1 2 3 4 5 6 7 8 9 10
contractor experience in year consultant experience in year
Figure 4.1 : Experience of respondents per year
The respondents Experience in Gondar university building construction projects showed

above in figure 4.2. High numbers of the respondent were with more than two years of
construction work experience.
percent the construction buildings in the present time.

1200%
1000%
800%
600%
400%
200%
0%
0 2 4 6 8 10 12
Figure 4.2: Percent of construction building in the present time
From the date gathered and as shown in the figure above most of the construction projects are
above 50% in construction.
13.33%
86.66%
yes no
Figure 4.3 : Occurrence of delay of the construction project of University of Gondar
From the responses we got and the above figure 87% of the stakeholders have answered that
the project is facing delay where as 13.33% have answered that the project of the construction
buildings is not facing that much of a delay.
3.9. The importance and ranking of delay causes by respondents
The construction delay is universally evident reality and is counted as a common problem in
construction projects. Delays in construction projects happen because of various factors and
causes. In our research a total of 32 delays causing factors were identified and classified in to
four factor groups: client related factors, contractor related factors, consultant related factors,
and external factors.
This section supplements the result from questionnaire survey to have an overview on
the causes of delay in the construction projects of University of Gondar. For the data analysis
we have used RII to determine the major factor that causes the delay. Relative importance
index analysis allows identifying most of the important criteria based on participants' replies.
The contribution of each of the factors to overall delays was examined and the ranking of the
attributes in terms of their criticality as perceived by the respondents was done by use of
Relative Importance Index (RII) which was computed using equation. To determine the
ranking of different factors from the viewpoint of contractors and consultants, the Relative
Importance Index (RII) was computed using RII Equation;
RII = ∑W/ (A x N) where
W = Weight age given to each factor by the respondents
A = Highest weight (i.e., 5 in this case)
N = the total number of respondents
RII = ∑W/ (A x N) = 5n5 + 4n4 +3n3 + 2n2 / A*N
Where n5 = number of respondents for very high
n4= number of respondents for high
n3= number of respondents for medium
n2 = number of respondents for low
n1= number of respondents low
The following are factors causing delay in the building construction project of Gondar
University.
To calculate with RII first we determined the frequency or weight of the cause listed in the
questioners this are the responses given by each respondents. Each listed causes of delay
were given different degree, where the respondents gave answer to by considering their
importance level as causes of delay.
Table 4.3: Frequency level of the causes
No Factors causing delay on frequency of

projects( contactor- related, client-relate, each causes
consultant-related and other external
related factors)
1 2 3 4 5
1 Owner/Client related
1.1 Delay in progress payments by owner 1 1 4 5 4
1.2 Delay to furnish and deliver the site to the 2 3 5 2 3

contractor by the owner.
1.3 Change orders by owner during construction 2 5 2 4 2
1.4 Late revising and approving relevant 2 2 5 3 3

documents
1.5 Conflict in joint ownership 5 5 2 1 2
1.6 Inadequate client’s finance and payments 1 2 2 7 3

for completed works
1.7 Lack of communication & co-ordination 6 2 3 3 1

2 Consultant related
2.1 Delay in performing inspection and testing 2 7 4 1 1

by consultant.
2.2 Slowness in approving drawing & material 1 2 7 1 4

samples by consultant.
2.3 Mistakes in consultant’s drawings 3 1 6 4 1
2.4 Poor communication and coordination with 2 2 5 5 1

other parties.
2.5 Conflicts between consultant and design 2 2 6 1 4

engineer
2.6 Inflexibility of consultant 1 6 6 1 1
2.7 Financial difficulties to the consultant 7 2 4 1 1
2.8 inadequate evaluation of project’s duration 3 2 8 1 1

3 Contractor related
3.1 Contractors inadequate planning & 2 3 4 4 2

scheduling.
3.2 Contractor’s slowness in site mobilization. 2 3 2 7 1
3.3 Difficulties in financing project by 2 1 4 7 1

contractor.
3.4 Rework due to errors during construction. 2 2 6 3 2
3.5 Poor communication and coordination by 1 5 7 1 1

contractor with other parties.
3.6 Improper construction methods 4 2 6 2 1

implemented by contractor.
3.7 Equipment breakdown and maintenance 2 1 7 4 1

problems.
3.8 Conflicts with sub-contractor. 2 4 6 2 1
3.9 Poor managerial skill in contractor. 2 5 3 3 2
3.1 Shortage of manpower and slowness in 1 3 7 3 1

preparation of document & material sample.

4 External related factors
4.1 Effects of subsurface conditions 2 4 6 2 1
4.2 Delay in obtaining permits from 2 8 2 2 1

municipality
4.3 Inclement weather effect 2 5 5 2 1
4.4 Changes in government regulations and 1 5 4 4 1

laws
4.5 Delay in providing services from utilities 3 6 3 2 1

(such as water, electricity)
4.6 Restriction due to site location 3 6 2 2 2
4.7 Dependency on imported materials, 1 1 2 2 3

inflation of prices, weak regulation and
control and unstable government policies.
The above table shows the frequency level given to each of the cause that is listed in the
table.
After this we proceed to calculating 5n5 + 4n4 +3n3 + 2n2, we multiply each frequency by the
degree of importance assigned to each value and calculate the total for each cause. The results
are as follows;
Table 4.4: Total value by multiplying frequency by importance degree
No Factors causing delay on Importance Total
projects( contactor- related, client- degree

relate, consultant-related and other
external related factors)
n=1 n=2 n=3 n=4 n=5
1.1 Delay in progress payments by owner 1 2 12 20 20 55
1.2 Delay to furnish and deliver the site to 2 6 15 8 15 46

the contractor by the owner.
1.3 Change orders by owner during 2 10 6 16 10 44

construction
1.4 Late revising and approving relevant 2 4 15 12 15 48

documents
1.5 Conflict in joint ownership 5 10 6 4 10 35
1.6 Inadequate client’s finance and payments 1 4 6 28 15 54

for completed works
1.7 Lack of communication & co-ordination 6 4 9 12 5 36

2.1 Delay in performing inspection and 2 14 12 4 5 37

testing by consultant.
2.2 Slowness in approving drawing & 1 4 21 4 20 50

material samples by consultant.
2.3 Mistakes in consultant’s drawings 3 2 18 16 5 44
2.4 Poor communication and coordination 2 4 15 20 5 46

with other parties.
2.5 Conflicts between consultant and design 2 4 18 4 20 48
engineer
2.6 Inflexibility of consultant 1 12 18 4 5 40
2.7 Financial difficulties to the consultant 7 4 12 4 5 32
2.8 inadequate evaluation of project’s 3 4 24 4 5 40

duration

3.1 Contractors inadequate planning & 2 6 12 16 10 46

scheduling.
3.2 Contractor’s slowness in site 2 6 6 28 5 47

mobilization.
3.3 Difficulties in financing project by 2 2 12 28 5 49

contractor.
3.4 Rework due to errors during 2 4 18 12 10 46

construction.
3.5 Poor communication and coordination by 1 10 21 4 5 41

3.6 Improper construction methods 4 4 18 8 5 39

3.7 Equipment breakdown and maintenance 2 2 21 16 5 46

problems.
3.8 Conflicts with sub-contractor. 2 8 18 8 5 41
3.9 Poor managerial skill in contractor. 2 10 9 12 10 43
3.1 Shortage of manpower & slowness in preparation 1 6 21 12 5 45

of document & material sample.

4.1 Effects of subsurface conditions 2 8 18 8 5 41
4.2 Delay in obtaining permits from 2 16 6 8 5 37

municipality
4.3 Inclement weather effect 2 10 15 8 5 40
4.4 Changes in government regulations and 1 10 12 16 5 44

laws
4.5 Delay in providing services from utilities 3 12 9 8 5 37

(such as water, electricity)
4.6 Restriction due to site location 3 12 6 8 10 39
4.7 Dependency on imported materials, 1 2 6 8 15 32

control and unstable government policies.
After this we calculate the RII, average RII and rank each causes based on calculating the
average RII of each causes.
Table 4.5: Determination on average RII
No Factors causing delay on Tota Total A*N RII Averag Rank

projects( contactor- related, client- l number e RII
relate, consultant-related and other (N)
external related factors)

1.1 Delay in progress payments by owner 55 15 75 0.733 0.605 1
1.2 Delay to furnish and deliver the site to 46 15 75 0.613

the contractor by the owner.
1.3 Change orders by owner during 44 15 75 0.586
construction
1.4 Late revising and approving relevant 48 15 75 0.64

documents
1.5 Conflict in joint ownership 35 15 75 0.466
1.6 Inadequate client’s finance and 54 15 75 0.72

payments for completed works
1.7 Lack of communication & co- 36 15 75 0.48

ordination

2.1 Delay in performing inspection and 37 15 75 0.493 0.561 3

testing by consultant.
2.2 Slowness in approving drawing & 50 15 75 0.666

material samples by consultant.
2.3 Mistakes in consultant’s drawings 44 15 75 0.586
2.4 Poor communication and coordination 46 15 75 0.613

with other parties.
2.5 Conflicts between consultant and 48 15 75 0.64

design engineer
2.6 Inflexibility of consultant 40 15 75 0.533
2.7 Financial difficulties to the consultant 32 15 75 0.426
2.8 inadequate evaluation of project’s 40 15 75 0.533

duration

3.1 Contractors inadequate planning & 46 15 75 0.613 0.589 2
scheduling.
3.2 Contractor’s slowness in site 47 15 75 0.626

mobilization.
3.3 Difficulties in financing project by 49 15 75 0.653

contractor.
3.4 Rework due to errors during 46 15 75 0.613

construction.
3.5 Poor communication and coordination 41 15 75 0.546

by contractor with other parties.
3.6 Improper construction methods 39 15 75 0.52

3.7 Equipment breakdown and 46 15 75 0.613

maintenance problems.
3.8 Conflicts with sub-contractor. 41 15 75 0.546
3.9 Poor managerial skill in contractor. 43 15 75 0.573
3.1 Shortage of manpower and slowness in 45 15 75 0.6

preparation of document & material
sample.

4.1 Effects of subsurface conditions 41 15 75 0.546 0.514 4
4.2 Delay in obtaining permits from 37 15 75 0.493

municipality
4.3 Inclement weather effect 40 15 75 0.533
4.4 Changes in government regulations and 44 15 75 0.586

laws
4.5 Delay in providing services from 37 15 75 0.493
utilities (such as water, electricity)
4.6 Restriction due to site location 39 15 75 0.52
4.7 Dependency on imported materials, 32 15 75 0.426

control and unstable government
policies.
After calculate the RII of each sub causes and then we calculate the average RII for
each main causes the summation of RII of each sub causes is divided by the number of
sub-cause belonging to the same main factor.
Example of External related factors = (0.54667+0.49333+0.53333+0.58667+0.49333+0.52+

0.42667) / 7= 0.51429 the average RII of the main factors resulted from ranking the factors.
Width = (maximum RII – minimum RII) / highest weight
Average RII 1 = 0.60571 maximum RII
Average RII 2 = 0.58963
Average RII 3 = 0.56167
Average RII 4 = 0.51429 minimum RII
Width = (0.60571 – 0.51429) / 5 = 0.0183
Min RII ≤ RII ≤ Min RII + width
0.51429 ≤ RII ≤ 0.51429+0.0183
1. 0.51429 ≤ RII ≤ 0.53259 very low contribution
2. 0.53259 ≤ RII ≤ 0.55089 low contribution
3. 0.55089 ≤ RII ≤ 0.56919 medium contribution
4. 0.56919 ≤ RII ≤ 0.58749 high contribution
5. 0.58749 ≤ RII ≤ 0.60579 very high contribution
Owner/Client related factors = 0.60571
Consultant related factors = 0.56167
Contractor related factors = 0.58963
External related factors = 0.51429
1. Factors of very high contribution

Owner relates factors with RII = 0.60571 is found in the range this factors include Delay in
progress payments by owner, Delay to furnish and deliver the site to the contractor by the
owner, Change orders by owner during construction, Late revising and approving relevant
documents, Conflict in joint ownership, Inadequate client’s finance and payments for
completed works and Lack of communication & co-ordination.
Contractor related factors with RII = 0.58963 is also found in the range, this factors include
Contractors inadequate planning and scheduling, Contractor’s slowness in site mobilization.

Difficulties in financing project by contractor, Rework due to errors during construction. Poor
communication and coordination of contractor with other parties, Improper construction
methods implemented by contractor, Equipment breakdown and maintenance problems,
Conflicts with sub-contractor, Poor managerial skill in contractor and Shortage of manpower
and slowness in preparation of document & material sample.
2. Factors of medium contribution
Consultant related factors with RII = 0.56167 is found in this range this factors include Delay
in performing inspection and testing by consultant, Slowness in approving drawing &
material samples by consultant, Mistakes in consultant’s drawings, Poor communication and
coordination with other parties, Conflicts between consultant and design engineer,
Inflexibility of consultant, Financial difficulties to the consultant and Inadequate evaluation
of project’s duration.
3. Factors of very low contribution
External related factors with RII = 0.51429 is found in this range this factors include Effects
of subsurface conditions, Delay in obtaining permits from municipality, Inclement weather
effect, Changes in government regulations and laws, Delay in providing services from
utilities (such as water, electricity), Restriction due to site location Dependency on imported
materials, inflation of prices, weak regulation and control and unstable government policies.
As we can see from the above explanation factors related to owner and contractor have a very
high contribution for the causes of the delay on the project with RII values of 0.60571 and
0.58963 respectively. Whereas consultant related factors have medium contribution to the
cause of the delay in the construction with RII value of 0.56167 and external related factors
have low contribution to the delay with RII value of 0.51429.
RII
0.62
0.605710000000001
0.6 0.58963
0.58
0.561670000000002
0.56
0.54
0.52 0.51429
0.5
0.48
0.46
Owner/Client related fac- Contractor related factors Consultant related factors External related factors
tors
Figure 4.4 : Rank of major causes of delay on the project
The following are factors effects of delay in the building construction project of Gondar
University.
To calculate with RII first we determined the frequency or weight of the effects listed in the
questioners this are the responses given by each respondents. Each listed effect of delay were
given different degree, where the respondents gave answer to by considering their importance
level as effect of delay.
Table 4.6: Frequency level for each effects of delay
No Effects of delay in the construction Importance degree

project
1 2 3 4 5
1 Time overrun that will affect the progress of 2 2 6 3 2

work cannot finish on time.
2 Cost overrun additional amount of money 2 2 1 9 1

required in order to compete the project.
3 Total abandonment of the project. the whole 2 1 3 6 3
project stop
4 Dispute among the contracting parties 2 2 5 4 2
5 Lawsuits 2 2 7 2 2
6 Litigation 2 2 7 1 3
7 Negotiation 1 3 3 7 1
After this we proceed to calculating 5n5 + 4n4 +3n3 + 2n2, we multiply each frequency by the
degree of importance assigned to each value and calculate the total for each effect. The
results are as follows;
Table 4.7 : Calculating total value by multiplying frequency by importance degree
No Effects of delay in the construction Importance

project degree
n=1 n=2 n=3 n=4 n=5
1 Time overrun that will affect the 2 4 18 12 10 55

progress of work cannot finish on time.
2 Cost overrun additional amount of 4 4 3 36 5 52

money required in order to compete the
project.
3 Total abandonment of the project. the 1 2 9 24 15 46

whole project stop
4 Dispute among the contracting parties 2 4 15 16 10 47
5 Lawsuits 2 4 21 8 10 45
6 Litigation 2 4 21 4 15 46
7 Negotiation 1 6 9 28 5 49
After this we calculate the RII, average RII and rank each causes based on calculating the
average RII of each effects.
Table 4.8: Determination of RII and rank of the effects
No Effects of delay in the construction project
Total Total A*N RII Rank

number
(N)
1 Time overrun that will affect the progress of 55 15 75 0.733 1

2 Cost overrun additional amount of money 52 15 75 0.693 2

required in order to compete the project.
3 Total abandonment of the project. the whole 46 15 75 0.613 5

project stop.
4 Dispute among the contracting parties 47 15 75 0.626 4
5 Lawsuits 45 15 75 0.6 6
6 Litigation 46 15 75 0.613 5
7 Negotiation 49 15 75 0.653 3
RII
0.733333333333334
0.8 0.693333333333334
0.7 0.626666666666667
0.613333333333334 0.653333333333334
0.613333333333334
0.600000000000001
0.6
0.5
0.4
0.3
0.2
0.1
0
Figure 4.5 : Rank of effects of delay on the project
From above we can see that time overrun is the major effect of delay on the projects affecting
the progress of the work. Cost overrun is also the next biggest effect chosen by the
respondents casing additional amount of money in order to complete the project. The other
factors are negotiation, dispute among the contracting parties, litigation, total abandonment of
the project and lawsuits in adverse cases.
CHAPTER FIVE
CONCLUSION AND RECOMMENDATION
This chapter includes the conclusions and recommendations that would help in solving the
occurrence of delay and its effects in the University of Gondar construction projects. The
objective of this study was to determine the delay causing factors, effects of delays and to
recommend solutions to minimize delay in the construction projects the research was
conducted. This chapter gives also direction on how delays can be minimized in construction.
5.1. Conclusion
Based on the literature reviews and the results of questionnaire responses the following
conclusions were drawn.
1. The following causes are identified as a potential delay causes in the university of
Gondar construction projects.
Factors of very high contribution
i. The first factor implies the highly rated delays are caused by the Owner. For instance:
Delay in progress payments by owner, inadequate client’s finance and payments for
completed works are the most influential delay causing factors in university of Gondar
construction projects.
ii. Difficulties in financing project by contractor Contractor’s slowness in site mobilization.
Rework due to errors during construction and Equipment breakdown and maintenance
problems are causes of delay that occur due to contractor.
Factors of medium contribution
i. Slowness in approving drawing & material samples by consultant. Conflicts between

consultant and design engineer.
Factors of very low contribution
i. Changes in government regulations and laws and Effects of subsurface conditions are
some causes of delay due to external factor.
2. The highly rated effect of delay is time overrun. It affects the progress of work and results
extension of time. Cost overrun additional amount of money required in order to compete
the project, Negotiation Dispute among the contracting parties and, abandonment are
effects that encountered of the delay.
5.2. Recommendation
The purpose of the following recommendation is not to deeply address areas that need
improvement in the University of Gondar construction projects. The analysis of the
questionnaires has suggested the client, the contractors and the consultants have contributed
their own share in causing delay to the project. Hence the following recommendations are
focused towards improvements to be made on these causes.
Recommendation for the client
The client shall secure the removal of obstructions that prevents the building before handing
over projects the client should finish on time. So when construction begins it will not bring
any challenges. And also the client should follow up the timely submission of design review
and approval by the engineer.
Recommendation for the contractor
As the contractor is also one of the parties involved in the construction process they also have
a stake on the successful completion of the project. So, they are directly involved in the
construction process completing the project on time also means the success of their work. So
for the project to be completed on time the contractor should work with the other stake
holders in cooperation to avoid delay.
Recommendation for the consultant
The consultant is also one of the stake holders involved in the construction process .It is also
responsible for the timely completion of the project so as the client won’t incur additional
cost. So the consultant should submit and review designs also approve this design and
provide proper inspections on time so the works will be executed according to the scheduled
time. They should have a proper and good communication with the client and the contractor
in order to achieve their objectives properly.
Recommendations for future studies
More research on construction delays should be done in order to develop guidelines, or

methods of minimizing the effects of construction delays in Ethiopia. Furthermore, similar
research should be performed in various provinces or cities. In order to providing more
reliable data, it is required to carry out studies for each specific type of construction projects,
including highways, dam construction projects, utilities and e.t.c
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Appendix
Questionnaire
University of Gondar
Institute of Technology
School of architecture and construction technology and management
Department of construction technology and management
Questionnaire
Dear madam/sir___________________________________________
We are fifth year students at University of Gondar, Institute of Technology. And we are
currently undertaking our Bachelor of Science degree in Construction Technology and
Management. And as graduating students we are conducting out thesis research on assessing
the causes and effects of delay in the construction buildings of University of Gondar. The
main objective of our research is to identify the major causes and effects of delay in the
construction projects that are conducted in the University of Gondar.
The research will be conducted by five group members with the guidance of our advisor Mr.
Samson Worku.
And as your firm is one of the stakeholders participating in this construction projects we
kindly ask for you cooperation in filling out questionnaires and answering our pending
questions. And we firmly assure you that any information you provide us is strictly
confidential and used only for our research or academic purposes. Please take a good look at
our questionnaires and fill out all the questions. Thank you very much for your time and
cooperation.
Contact phone- 0980-51-88-76
0912-21-05-67
0936-23-47-55
Section 1; Profile of company

1. Organization or company
name______________________________________________
2. Year of company
establishment______________________________________________
3. Your position in the
company_______________________________________________
4. Project your currently working
on____________________________________________
5. Number of year you have worked in the
company_______________________________
6. Commencement date of the
project___________________________________________
7. Completion date of the
project_______________________________________________
8. Percent the project is at
now________________________________________________
9. Company classification
Grade one Grade two Grade three Grade four
10. Number of properly executed projects in the past five years
Less than 5 5-10 15-20 more than 20
Section 2; delay of the project
1. In your own way how do you define

delay______________________________________
_____________________________________________________________________
___
_____________________________________________________________________
___
2. Have you experienced delay in your previous projects
Yes No
3. Do you think the project is facing delay
Yes No
4. State the percentage of delay from estimated project duration of the

project___________
5. Who do you think is responsible for the delay
The owner
The consultant
The contractor
Other external factors
Can you give explanation for the above answer
_________________________________
_____________________________________________________________________
_____________________________________________________________________
______
6. What do you think is the major cause of delay in the project

_______________________
_____________________________________________________________________
___
_____________________________________________________________________
___
7. What do you think is the adverse effect of delay in construction
Time overrun
Cost overrun
Dispute
Abandonment
Lawsuit
Litigation
8. What adverse effect of delay is your project currently
facing_______________________
_____________________________________________________________________
_____________________________________________________________________
______
9. What do you recommend to minimize the effects of delay in construction projects
_____________________________________________________________________
_____________________________________________________________________
______
Section 3; factors causing construction delay in construction projects
1) In the table below there are some factors that cause delay in the construction projects.
Please define the degree of importance of this causes in resulting delay in construction
projects.
1=Very low 2= Low 3=Medium 4=High 5=very high
No Factors causing delay on projects( contactor- Importance degree

related, client-relate, consultant-related and
1 2 3 4 5
other external related factors)
1.1 Delay in progress payments by owner
1.2 Delay to furnish and deliver the site to the

contractor by the owner.
1.3 Change orders by owner during construction
1.4 Late revising and approving relevant documents
1.5 Conflict in joint ownership
1.6 Inadequate client’s finance and payments for

completed works
1.7 Lack of communication & co-ordination
2.1 Delay in performing inspection and testing by

consultant.
2.2 Slowness in approving drawing & material

samples by consultant.
2.3 Mistakes in consultant’s drawings
2.4 Poor communication and coordination with

other parties.
2.5 Conflicts between consultant and design

engineer
2.6 Inflexibility of consultant
2.7 Financial difficulties to the consultant
2.8 inadequate evaluation of project’s duration
3.1 Contractors inadequate planning & scheduling.
3.2 Contractor’s slowness in site mobilization.
3.3 Difficulties in financing project by contractor.
3.4 Rework due to errors during construction.
3.5 Poor communication and coordination by

3.6 Improper construction methods implemented by

contractor.
3.7 Equipment breakdown and maintenance

problems.
3.8 Conflicts with sub-contractor.
3.9 Poor managerial skill in contractor.
3.10 Shortage of manpower and slowness in

preparation of document & material sample.

4.1 Effects of subsurface conditions
4.2 Delay in obtaining permits from municipality
4.3 Inclement weather effect
4.4 Changes in government regulations and laws
4.5 Delay in providing services from utilities (such

as water, electricity)
4.6 Restriction due to site location
4.7 Dependency on imported materials, inflation of
prices, weak regulation and control and unstable
government policies.
2) In the table below are some of the effects of delay in the construction projects. Please
define the degree of importance of these effects of delay in construction projects.
1=Very low 2= Low 3=Medium 4=High 5=very high
No Effects of delay in the construction project Importance degree
1 2 3 4 5
1 Time overrun that will affect the progress of

2 Cost overrun additional amount of money

required in order to comlpete the project.
3 Total abandonment of the project. The whole
project stop
4 Dispute among the contracting parties
5 Lawsuits
6 Litigation
7 Negotiation
Thank you for your time and cooperation.

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UNIVERSITY OF GONDAR

DEPARTMENT OF CONSTRUCTION TECHNOLOGY AND MANAGEMENT

ASSESSMENT OF THE CAUSES AND EFFECTS OF DELAY IN CONSTRUCTION

A THESIS SUBMITTED TO THE DEPARTMENT OF CONSTRUCTION TECHNOLOGY

JANUARY 5th, 2013 E.C.

DEPARTMENT OF CONSTRUCTION TECHNOLOGY AND MANAGEMENT

ASSESSMENT OF THE CAUSES AND EFFECTS OF DELAY IN CONSTRUCTION

A THESIS SUBMITTED TO THE DEPARTMENT OF CONSTRUCTION

1. ABABO BICHAKA 4049/08

2. MERON DEGU 5725/08

3. MERON YADESSA 5727/08

4. SEADA ABDU 4848/08

5. SELAM AMDISA 5891/08

JANUARY 5th, 2013 E.C.

ADVISOR: INSTRUCTOR SAMSON WORKU

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Name Signature Date

Keywords: Delay, time overrun, cost overrun, extension of time

1.1. Research Background......................................................................................................1

1.2. Statement of the Problem................................................................................................2

1.3.1. General Objective.....................................................................................................2

1.3.2. Specific Objective....................................................................................................2

1.4. Research Questions.........................................................................................................2

1.5. Significance of the Study................................................................................................2

1.6. Scope and Limitation of the Study..................................................................................3

1.7. Research Structure..........................................................................................................3

2.2. Types of Delay................................................................................................................5

2.2.1. Critical or non-critical delay....................................................................................6

2.2.2. Compensable or non-compensable delay.................................................................6

2.2.3. Excusable or non-excusable delay...........................................................................7

2.2.4. Concurrent or non-concurrent..................................................................................7

2.3. The Cause of Delay in Construction Project...................................................................7

2.3.1. The cause of delay in the construction in the contractor side..................................7

2.3.3. The cause of delay in the consultant side...............................................................14

2.3.4. Other causes that caused delay external factors.....................................................15

2.4. Effects of delay.............................................................................................................16

2.4.1. Time overrun..........................................................................................................17

2.4.2. Cost overrun...........................................................................................................17

2.4.6. Total abandonment.................................................................................................18

2.5. Laws related to delay in construction............................................................................19

2.5.1. According to PPA...................................................................................................19

2.5.2. According to FIDIC...............................................................................................19

2.5.3. According to MoWUD...........................................................................................21

2.6. Methods of minimizing construction delays.................................................................22

3.2. Research Design............................................................................................................23

3.3. Research Instrument......................................................................................................24

3.4. Type and Source of Data...............................................................................................24

3.4.1. Primary Data Source..............................................................................................24

3.4.2. Secondary Data Source..........................................................................................25

3.5. Research Sample and Population..................................................................................25

3.6. Questionnaire Methodology..........................................................................................26

3.7. Sampling Techniques....................................................................................................27

3.8. Data analysis.................................................................................................................27

4. RESULT AND DISCUSSION...........................................................................................29

4.2. Basic Information of Respondent..................................................................................29

4.2.1. Survey Respondents Experience in Construction Industry....................................30

3.9. The importance and ranking of delay causes by respondents.......................................32

CONCLUSION AND RECOMMENDATION...................................................................47

1.3.2. Specific Objective

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