Construction delays are an all-too-common issue in the construction industry. They typically relate to unforeseen circumstances and events that caused the project to be extended or made it impossible for the work to be completed on schedule. If a critical path delay is sufficiently large enough or that there are multiple delays through the project, it typically results in construction delay claims and disputes.
Whether you’re a developer, a real estate investor, or a contractor, understanding what causes construction delays is essential in order to ensure your project can avoid them and meet its deadlines. In order to help you do just that, we have asked the specialists at VERTEX to list some of the most common causes of delays in construction and how to prevent them from occurring. Read on.
What are some key reasons for delays in construction projects?
Even relatively simple construction projects can be quickly thrown off-course by a variety of unexpected circumstances. Understanding how this happens can help you avoid time-consuming disputes and ensure your project stays on schedule.
Common reasons for construction delay claims include:
- Mismanagement and maladministration
- Unexpected changes to the work
- Financial complications
- Unforeseen conditions at the construction site
- Permits and approval problems
- Defective specifications and plans
- Slow document review or approvals
- Labor productivity issues
- Issues found in testing and inspections
- Site access restrictions
- Unusually harsh weather
- Natural catastrophes (landslide, earthquake, flood, wildfire, etc.)
The most common points of contention in schedule delay claims include:
- Whether an event or circumstance impacted the “critical path” of the project
- Whether there’s a contractual entitlement to a time extension or additional compensation
- How the delay is quantified
How to prevent delays in construction projects?
There are countless reasons why a setback may occur during a project. Fortunately, delays in most construction projects can actually be avoided through proper planning and project study.
Here are 4 reliable ways to prevent construction delays:
1. Improve your management methods
The job of a construction manager (CM) is to assign responsibilities and roles within a construction project and to coordinate materials and labor to the job site so that work can be completed in a timely manner. A well-organized CM can anticipate challenges and address them effectively. Needless to say, incompetent management greatly increases the risk of project failure.
Hiring an experienced team of construction experts who are able to provide management services at all stages of the project will greatly reduce the chance of delays.
2. Prepare a detailed plan and schedule
A well-made and exhaustive construction project plan and schedule includes every detail (no matter how small) that’s needed to finalize the project, while also accounting for variables in the execution process that could lead to delays.
What’s more, a robust project plan and schedule is designed in a way that makes it easy to update as the project moves forward. Taking steps to ensure your project plan is made by seasoned and knowledgeable construction experts is one of the most important things you can do to prevent delays.
3. Identify and minimize blockers and delays
In construction lingo, delays are what occurs when things don’t go as planned, while blockers are tasks that have to be completed before other tasks can be undertaken (for example, you need to pour a foundation before bricks can be laid). If construction tasks are scheduled in the wrong order, it can cause delays that cascade.
Again, you need an experienced project manager who is able to identify and address both delays and blockers long before they can significantly impact the course of the project.
4. Define excusable and inexcusable delays
This should always be done at the very onset of a project and clearly written in the construction contract documents. Inexcusable delays are the fault of the contractor, so the contractor is liable for any losses they may cause. They could also include any delays caused by subcontractors and suppliers who fall under the responsibility of the contractor.
Excusable delays are delays that are outside the contractor’s control. Clearly defining what counts as an excusable delay and how it’s addressed is key to ensuring the success of your project and preventing disagreements with the contractor.
