1.1 Introduction
Construction project management refers to the process of planning, coordinating, monitoring, and controlling construction activities to ensure that projects are completed within the specified scope, budget, quality standards, and time schedule (Project Management Institute [PMI], 2021). Among the major indicators of project success, timely completion remains one of the most important because it determines the efficient utilization of resources, minimizes additional costs, and ensures that clients receive the intended benefits of the project as planned. In the building construction industry, time overrun occurs when the actual completion time exceeds the originally agreed project duration due to various technical, financial, managerial, or environmental factors (Olawale & Sun, 2010).
The construction industry plays a significant role in national economic development through the provision of housing, infrastructure, employment opportunities, and investment growth. In Nigeria, the sector contributes substantially to urban development and supports the government's efforts to reduce the housing deficit through public and private housing schemes. However, the industry continues to experience persistent delays in project execution, making time overrun one of the most common challenges affecting project performance. Delayed project completion often results in increased construction costs, contractual disputes, reduced investor confidence, and delayed access to completed facilities by beneficiaries (Aibinu & Jagboro, 2002).
As a prelude to other parts of this study, this chapter will discuss the background upon which this study was initiated, the statement of problems that led to this study, the aim and objectives of the study. Others are significance of the study, scope of work, research hypothesis and questions, limitation of the study and definition of terms.
1.2 Background of Study
Construction is one of the major sectors that contribute significantly to the economic growth and physical development of every nation. It provides residential buildings, commercial facilities, educational institutions, healthcare centres, transportation infrastructure, and other essential public utilities that improve the quality of life. According to the Project Management Institute (PMI, 2021), project management is the application of knowledge, skills, tools, and techniques to project activities in order to meet specified objectives within defined constraints of scope, cost, quality, and time. Time remains one of the most critical indicators of project success because it determines whether a project is completed according to the agreed schedule. Construction projects are generally expected to follow carefully prepared work plans and schedules; however, delays often occur, resulting in what is commonly referred to as time overruns. According to Olawale and Sun (2010), time overrun refers to the extension of a project's completion period beyond the contractual or planned completion date due to factors that disrupt project execution.
Time overrun has become a global concern because it affects construction projects in both developed and developing countries. According to Sambasivan and Soon (2007), delays in construction projects lead to increased project costs, reduced productivity, contractual disputes, and dissatisfaction among project stakeholders. Similarly, Doloi et al. (2012) reported that poor planning, ineffective coordination, inadequate supervision, and financial challenges significantly contribute to project delays in many developing economies. These delays not only affect contractors and clients but also influence the overall economic performance of the construction industry by reducing investment confidence and slowing infrastructure delivery.
The building construction industry operates in a highly dynamic environment where numerous activities must be coordinated effectively to achieve successful project completion. According to Kerzner (2022), effective project scheduling, monitoring, communication, and risk management are fundamental requirements for achieving timely project delivery. In the same vein, Harris, McCaffer, and Edum-Fotwe (2021) asserted that successful construction management depends on proper planning, resource allocation, and continuous monitoring of project activities throughout the construction lifecycle. When these management practices are weak, project schedules become difficult to maintain, thereby increasing the likelihood of time overruns.
Construction delays have remained a recurring challenge in Nigeria despite continuous improvements in project management practices and construction technologies. According to Aibinu and Jagboro (2002), construction delays are among the most serious problems affecting project performance in the Nigerian construction industry because they result in cost escalation, disputes among project participants, abandonment of projects, and inefficient utilization of available resources. Furthermore, Mansfield, Ugwu, and Doran (1994) reported that poor contract administration, inadequate financing, shortage of construction materials, and ineffective communication are common factors responsible for delays in construction projects across Nigeria.
Project planning remains one of the most important stages in construction management. According to Burke (2013), realistic scheduling, effective risk assessment, and proper sequencing of construction activities improve project performance and reduce unnecessary interruptions during implementation. Additionally, Ibrahim, Roy, Ahmed, and Imtiaz (2010) reported that ineffective planning before project commencement often leads to design changes, resource shortages, scheduling conflicts, and inefficient utilization of available resources.
The adoption of mitigation strategies has increasingly become necessary to reduce the occurrence of time overruns in construction projects. According to Olawale and Sun (2010), proactive risk management, proper planning, effective contract administration, and continuous project monitoring are practical measures for minimizing construction delays. Supporting this position, Love, Edwards, and Irani (2008) reported that early identification of project risks and regular performance evaluation improve schedule compliance and overall project delivery.
This study is set against the backdrop of assessing the causes and mitigation strategies of time overruns in building construction projects with particular reference to Lagos State Development and Property Corporation (LSDPC) Estates, Surulere, Lagos State.
1.3 Statement of Problems
Investigation revealed that time overruns have become one of the major challenges affecting the successful delivery of building construction projects in Nigeria. Many projects that are expected to be completed within a specified period often experience delays, resulting in increased construction costs, reduced productivity, disputes among project stakeholders, and inconvenience to intended users. In public housing developments such as those managed by the Lagos State Development and Property Corporation (LSDPC), delays reduce the timely provision of quality housing and limit the government's ability to meet growing housing demands.
On the other hand, studies have shown that factors such as poor project planning, inadequate funding, frequent design modifications, shortage of construction materials, and ineffective coordination among project participants are common contributors to project delays (Doloi et al., 2012; Aibinu & Jagboro, 2002).
Furthermore, although several studies have examined construction project delays in Nigeria, limited attention has been given to assessing the specific causes of time overruns and the practical mitigation strategies within LSDPC housing estates in Surulere, Lagos State. It is against this backdrop that this study seeks to assess the causes and mitigation strategies of time overruns in building construction projects with particular reference to Lagos State Development and Property Corporation (LSDPC) Estates, Surulere, Lagos State.
1.4 Aim and Objectives of Study
The aim of this study is to assess the causes and mitigation strategies of time overruns in building construction projects with reference to Lagos State Development and Property Corporation (LSDPC) Estates, Surulere, Lagos State.
The specific objectives of the study are to:
- Identify the major causes of time overruns in building construction projects at LSDPC Estates, Surulere, Lagos State.
- Examine the effects of time overruns on building construction project performance.
- Determine the level of influence of project management practices on reducing construction delays.
- Assess the challenges affecting the implementation of strategies for controlling time overruns in building construction projects.
- Identify effective mitigation strategies for improving timely completion of building construction projects at LSDPC Estates, Surulere, Lagos State.
1.5 Research Questions
The study came up with research questions so as to be able to ascertain the above stated objectives. The specific research questions for the study are stated below as follows:
- What are the major causes of time overruns in building construction projects at LSDPC Estates, Surulere, Lagos State?
- What are the effects of time overruns on building construction project performance?
- How do project management practices influence the reduction of construction delays?
- What challenges affect the implementation of strategies for controlling time overruns in building construction projects?
- What mitigation strategies are effective in improving timely completion of building construction projects at LSDPC Estates, Surulere, Lagos State?
1.6 Research Hypotheses
In order to pursue the objective of this study, the following generalized statements have been designed to guide and aids in obtaining the result for the experiment to be conducted. For this work, the null hypothesis will be represented with H0 while the alternative hypothesis will be represented with hypothesis H1.
Hypothesis One
- H0: There is no significant relationship between the causes of time overruns and the completion of building construction projects at LSDPC Estates, Surulere, Lagos State.
- H1: There is a significant relationship between the causes of time overruns and the completion of building construction projects at LSDPC Estates, Surulere, Lagos State.
Hypothesis Two
- H0: Time overruns have no significant effect on the performance of building construction projects at LSDPC Estates, Surulere, Lagos State.
- H1: Time overruns have a significant effect on the performance of building construction projects at LSDPC Estates, Surulere, Lagos State.
Hypothesis Three
- H0: Project management practices do not significantly influence the reduction of construction delays in LSDPC Estates, Surulere, Lagos State.
- H1: Project management practices significantly influence the reduction of construction delays in LSDPC Estates, Surulere, Lagos State.
1.7 Significance of Study
The outcome of this research will provide useful information to construction professionals on the causes of project delays and methods for improving construction delivery at LSDPC Estates, Surulere, Lagos State. The research will also assist government housing agencies in improving project planning, funding processes, and monitoring systems for public building projects.
Furthermore, the findings will help contractors understand common delay factors and improve their construction management practices.
Lastly, the research will provide students and researchers with reference materials on construction project delays and mitigation strategies.
1.8 Scope of Study
The scope of the research is focused on the assessment of the causes and mitigation strategies of time overruns in building construction projects at Lagos State Development and Property Corporation (LSDPC) Estates, Surulere, Lagos State.
The study covers issues relating to project planning, funding challenges, construction materials, labour management, communication, project monitoring, and strategies for reducing delays. The study is limited to selected building construction activities within LSDPC Estates, Surulere, Lagos State, Nigeria.
1.9 Limitations of the Study
During the course of this study, there were some problems encountered which stood as limitations to the research work. Some of the limitations include:
- Time Constraint: The time frame given to accomplish this project was very short due to school academic calendar and it was carried out under pressure which made the researcher not to implement some necessary features.
- Financial Constraint: Insufficient fund tends to impede the efficiency of the researcher in sourcing for the relevant materials, literature or information and in the process of data collection (internet, questionnaire and interview).
- Initial Cooperation Delay from Respondents: A particular limitation of this work came as a result of the respondent refusal to offer their cooperation at the initial time they were contacted. This contributed in making the success of this research study difficult.
1.10 Definition of Terms
Building Construction Projects:
Building construction projects refer to planned activities involving the design and construction of structures such as residential buildings, offices, and public facilities.
Time Overrun:
Time overrun refers to a situation where the actual completion period of a construction project exceeds the originally planned completion date.
Causes of Time Overruns:
Causes of time overruns are the factors responsible for delays in completing construction projects within the planned period.
Mitigation Strategies:
Mitigation strategies are planned actions used to reduce or prevent construction delays.
Construction Project Management:
Construction project management is the process of organizing, planning, and controlling construction activities to achieve project objectives.
LSDPC Estates:
LSDPC Estates refer to residential housing developments managed by the Lagos State Development and Property Corporation, a Lagos State government agency responsible for housing development and property management.
Project Delay:
Project delay is the postponement of construction activities beyond the expected completion schedule.
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