ABSTRACT

Rework occurs as a result of design, construction changes and also variation which are addition, omission and modification of design. Rework cost is on the increase as a result of this changes and it has indirectly affected contract sum, period of completion and quality of the project. Hence, this study aim at examining the factor that led to the occurrences of rework in a building project with the objective of identifying the element mostly affected by those rework in a building construction project and to ascertain the  effect of rework on construction project delivery. The sources of data for this study were the primary source and secondary source, the primary source consist of information obtained from interviews, well structure questionnaires, physical inspection and observations while the secondary source include the information obtained from textbooks and journal published work on the internet. A well structure questionnaire was used as a principal instrument for a collection data from construction professionals in construction industry. The method of data analysis for this study was a descriptive statistics tool i.e frequency, percentage, means score and ranking. The findings of the study indicate that poor communication with Design consultant and the use of poor quality materials are the greatest factors. The study also showed that cost/time overrun as well as material wastages are the most significant effect of rework in a building project. It’s also showed that finishes and frame/ upper floor are the significant element mostly affected in a building project. The study recommends that there should be adequate site supervision during construction process, good communication with Design consultant, proper use of quality materials during construction project to reduce the occurrences of rework in a building project of not totally eliminated.

TABLE OF CONTENT

Cover Page             –         –         –         –         –         –         –         –         –          i

Title page               –         –         –         –         –         –         –         –         –          ii

Certification            –         –         –         –         –         –         –         –         –          iii

Approval page         –         –         –         –         –         –         –         –         –          iv

Dedication              –         –         –         –         –         –         –         –         –          v

Acknowledgement  –         –         –         –         –         –         –         –         –          vi

Abstract                  –         –         –         –         –         –         –         –         –          vii

Table of Content     –         –         –         –         –         –         –         –         –          viii

List of Table –         –         –         –         –         –         –         –         –         –          ix

CHAPTER ONE: INTRODUCTION

1.1 Background of the study –         –         –         –         –         –         –          1

1.2 Statement of the study –         –         –         –         –         –         –          3

1.3 Aim and Objective of the study –         –         –         –         –         –          4

1.4 Significant of the study –         –         –         –         –         –         –          4

1.5 Research question –         –         –         –         –         –         –         –          5

1.6 Scope of the study –         –         –         –         –         –         –         –          5

1.7 Limitation of the study –         –         –         –         –         –         –          5

1.8 Definition of terms –         –         –         –         –         –         –         –          5

CHAPTER TWO: LITERATURE REVIEW

2.0      Concept of Rework in Construction industry      –         –         –         –          8

2.1      Sources of Rework  –         –         –         –         –         –         –         –          9

2.2     Studies of Rework in Nigerian Construction Industries –         –         –          11

2.3               The Nature of Rework       –         –         –         –         –         –          13

2.4               The Nigerian Construction Industry        –         –         –         –          13

2.5               Problems in the Nigerian Construction Industry –         –         –          14

2.6               The Role of Construction Actors in Construction Project        –          15

2.6.1             The Client     –         –         –         –         –         –         –         –          15

2.6.2             The Consultant        –         –         –         –         –         –         –          16

2.6.3             The Contractor        –         –         –         –         –         –         –          16

2.7                Overview of Rework Factor         –         –         –         –         –          16

2.7.1             Client – Related Factor      –         –         –         –         –         –          16

2.7.2             Design – Related Factor     –         –         –         –         –         –          16

2.7.3             Contractor – Related Factor-         –         –         –         –         –          17

2.7.4             Causes of Rework   –         –         –         –         –         –         –          19

2.7.4.1          Human Resource Capacity –         –         –         –         –         –          21

2.7.4.2           Leadership and communication    –         –         –         –         –          21

2.7.4.3          Engineering and Reviews   –         –         –         –         –         –          22

2.7.4.4          Construction Planning and schedule        –         –         –         –          23

2.8               Classification of Rework    –         –         –         –         –         –          24

2.9               Waste that is often associated with Rework       –         –         –          25

2.10              Factor influencing the Occurrence of Rework    –         –         –          26

2.10.1           Nature of the works –         –         –         –         –         –         –          26

2.10.2           Procurement and tendering method         –         –         –         –          27

2.10.2.1        Traditional Method  –         –         –         –         –         –         –          27

2.10.2.2        Non- Traditional Method   –         –         –         –         –         –          28

2.10.3           Complexity of the Project   –         –         –         –         –         –          29

2.11              Rework Costs         –         –         –         –         –         –         –          30

2.11.2           Direct Cost   –         –         –         –         –         –         –         –          33

2.11.3           Indirect cost  –         –         –         –         –         –         –         –          33

2.12              Impact of Rework on construction project         –         –         –          34

2.12.1           Cost Overrun          –         –         –         –         –         –         –          35

2.12.2           Time Overrun         –         –         –         –         –         –         –          36

2.12.3           Quantity Degradation        –         –         –         –         –         –          37

2.12.4           Professional Relations       –         –         –         –         –         –          38

CHAPTER THREE

3.0               Research Methodology      –         –         –         –         –         –          39

3.1               Research Design     –         –         –         –         –         –         –          39

3.2               Area of the study     –         –         –         –         –         –         –          39

3.3               Population of the study      –         –         –         –         –         –          39

3.4.              Sample .and Sampling Technique –         –         –         –         –          39

3.4.1             Sample Size  –         –         –         –         –         –         –         –          40

3.5               Method of Data Collection –         –         –         –         –         –          41

3.6               Method of Data Analysis   –         –         –         –         –         –          41

3.6.1             Questionnaires        –         –         –         –         –         –         –          42

3.6.2             Interview      –         –         –         –         –         –         –         –          42

3.6.3             Data need and sources       –         –         –         –         –         –          42

3.6.3.1           Primary Data –         –         –         –         –         –         –         –          42

3.6.3.2           Secondary Data       –         –         –         –         –         –         –          42

CHAPTER FOUR

4.0.              Data Presentation and Analysis     –         –         –         –         –          43

4.1.               Introduction  –         –         –         –         –         –         –         –          43

CHAPTER FIVE

5.0.               Summary, conclusion and recommendation        –         –         –          53

5.1.               Introduction   –         –         –         –         –         –         –         –          53

5.2.               Summary of findings –         –         –         –         –         –         –          53

5.3.               Conclusion    –         –         –         –         –         –         –         –          54

5.4.               Recommendation     –         –         –         –         –         –         –          54

Reference

Appendix

LIST OF TABLE

Table 4.1 Summary of the percentage Responses from the Construction firms-          43

Table 4.2 Position of Respondent in construction industry      –         –         –          44

Table 4.3 Respondents Discipline           –         –         –         –         –         –          44

Table 4.4 Level of Education        –         –         –         –         –         –         –          45

Table 4.5 Year of experience in Construction Company         –         –         –          45

Table 4.6 Factor that lead to the occurrence of

rework in a building construction project      –         –         –         –          46

Table 4.7 Element of a building mostly affected by rework     –         –         –          48

Table 4.8 Effect of rework on a building project           –         –         –         –          50

Table 4.9 Solution on how to reduce rework occurrence in a building project-          51

CHAPTER ONE

INTRODUCTION

1.1 Background of the Study

Construction Industry plays a major role in national development, increased construction activities have led to increased economic activities on the path to economic development. In the 1980s it was one of the contributors to the GDP (National Construction Policy, 1989). While in 2007 its contribution dropped to 1.72% of the Gross Domestic Product (GDP), (Federal Bureau of Statistics, 2007). This is an abnormal curve in terms of performance and an indication of an ailing industry which demands attention of the stakeholders. Olomulaye (1990), Aniekwu(1995), Okuwaga (1998) and Oladapo (2007) attributed this to poor performance, low demand and low productivity.

The importance of the construction industry is not limited to the different measures of economic development alone, slumps or upsurges in its activities, have a high multiplier effects on almost every phase in the social and economic structure of the nation. It has been concluded that the higher cost of house ownership in Nigeria and other housing problems of the lower income groups are result of the defect in the construction industry (Ibironke, 2003).

Hence there is need to improve the performance of the industry and enhance its contribution to GDP which is tending toward zero by giving the required attention to solving the problems of the industry. This is because; an efficient construction sector is a pre-requisite to effective national development since civil and industrial engineering works are usually a major contribution to gross fixed capital formation, gross domestic product and national employment.

It was posited that rework costs could be significantly higher than figures reported in the previous literature (Love and Smith, 2006). Indeed, Barber, Sheath, Tomkins and Graves (2000) suggested that rework costs could be as high as 23 percent of the contract value. Typically, previous research effort have focused on determining the performance of Nigeria construction industry with reference to time and cost overrun, of which rework is one of its causes and little or no attention has been directed towards this area whose effect is capable of increasing contract sum and duration significantly. Love (2002) who sought to address this in Australia, found that direct costs of rework could be as much as five times the cost of rectification.

Since rework has been seen as one of the most factors contributing to cost increase and time delays in construction coupled with the fact that it cannot be totally avoided. Therefore, the valuation of rework and identification of significant factors leading to the occurrence or rework with the view to determining its impact on building project to enhance project delivery processes in Nigeria is essential.

In the building industry, word like”, “error”, “fault”, “failure”, “defect”, “quality deviation”, “non-conformance”, “quality failure”, “snag”, “and “rework” are used inter changeably to describe imperfections in buildings (Georgiuos et., 1999; Josephson et al., 2006; Mills et al., 2009). These words are emotive and mean different things to different people. A lack of differentiation between these terms can lead to inaccurate, incomplete measurements and cost determinations, and possibly inappropriate strategies for reducing their occurrence (Mills et al, 2009). Although Davis et al. (1989) consider that no practical difference exists between non-conformance and defects, Non-conformance defines as “the failure to fulfill a requirement”, and defect as “the non-fulfillment of a requirement related to an intended or specified use”. In fact, non-conformance occurs when the finished state of a project and/or its components deviate from established requirements, and decisions must be made regarding acceptance and/or rectification (Battikha, 2008). However, Watt (1999) considers that “defect is the term used to define a failing or short coming in the function, performance, statutory or user requirement of a building, and might manifest itself within the structure, fabric, services or other facilities of the affected building”.

In Nigeria, cost and time overrun are common occurrences in the construction industry and these have continued unabated (Odeyinka, 1993). This is no exception as in the case of rework, as rework contributed to cost and time overruns (Love, 2002). Earlier studies have shown that rework costs vary between 3 and 5 percent of project’s contract value (Burati, Farrington and Ledbetter, 1992; Abdul- Rahman, 1997; Josephson and HammurLud, 1999).

In addition, Aminudi (2006) stated that: up to 30% of construction is rework, labour is used to only 40-60% of potential efficiency and at least 10% of materials are wasted.

1.2 Statement of the Problem

The occurrence and subsequent rectification of a defect can be called rework, which is defined as “the unnecessary effort of redoing an activity or process that was incorrectly implemented the first time” (Love, 2002; Love and Edwards, 2004). Ashford (1992) includes the term repair and defines it as “the process of restoring a non-conforming characteristic to an acceptable condition even though the item may not still conform to the original requirement”. Rework includes items such as design errors/changes, which do not necessarily result in defects (Mills et al., 2009). Consequently, these rework costs as suggested by Baber, Sheath, Tomkins and Graves (2000) could be as high as 23 percent of the contract value, which means a substantial increase between the initial (budget) cost and the final cost of a project. And his substantial increases has brought about lack of client’s confidence in consultant, substantial increase in rental value to the consumers, lack of profit to the contractors and under achievement of the industry as a whole

In consideration of the impact of cost of rework in the construction projects, this research seeks to assess the factor influencing rework occurrences in construction projects.

1.3 Aim And Objectives Of The Study

This study is aimed at finding out the factors that influence the occurrence of rework in a construction project in Nigeria and to proffer solution on how rework occurrence in construction project can be minimized.

The objectives to achieve this aim are as follows:

1. To identify major reworks associated with project rules in the study area.
2. To identify the element mostly affected by those rework in a building project.
3. To proffer solutions on how to minimize rework occurrences in a building construction project.                       

1.4 Significant of the Study

The result of the study will provide the basis for the construction team to control the factors that lead to rework occurrence during design and construction stages in other to have an error-free project thereby reducing the occurrence of cost and time overrun on a building project in particular and the construction industry in general.

This study shall be of immense importance to the construction professionals, especially, the design team, since it will be possible for them to know the causes of rework in a building project and all possible ways of minimizing same through an error-free design as well as detailed and clear specifications to enable the contractors to carry out a less rework occurrence project, if not totally eliminated. Also, the proffer solution would be of importance to not just the construction team but to the industry at large. This is because there will be a reduction in investment risk, reduction in cost/ time overruns reduction in material wastages, restoring client’s confidence in consultants, and increase in quality performance, given client’s true value for money as well as viability and sustainability of the industry

1.5 Research Question

1. What are the factors that influence the occurrence of rework?
2. What are the elements mostly affected by these rework in a building project?
3. What are the solutions on how to minimize rework occurrence in building construction project?

1.6 Scope of the Study

The scope of the study is to access, analyze and examine the factor influencing rework occurrence in construction project in Ikot Ntuen Nsit town, it will be limited to Uyo Local Government Area due to researcher’s familiarity with the local government and resources constraints.

1.7     Limitation of the Study

This study is limited to building project in the Uyo metropolis of Nigeria because there is easy access of information in the Uyo metropolis by the researcher.

Targeted respondents for this study are the construction professionals (Design team, Consultants, and Contractors).

1.8     Definition of the Terms

Rework: mean to make changes to something such as the building that deteriorate or having defect in some parts of the structure.

Occurrence: The fact or frequency of something happening. The fact of something existing or being found in a place or under a particular set of conductions, event, incident, episode, circumstances mean something that happens or take place. Occurrence may apply to a happening without intent, volition or plan an encounter that was a chance of some importance and frequently one having antecedent cause.

Constructions: it’s a general term meaning the art and science to form objects, systems, or organization and old French construction. Construction, however, is to build the nature its structure.

Cost: An amount that has to be paid or spend to buy or obtain something.

Defect: In new building may be classified as cause by non-compliance to the cost and acceptable tolerances. In contrast, older buildings, though they may not conform with the current standards, must be judged according to the time it was constructed (Bakri&Mydin, 2013).

Time Delay: is a practice that focused on fading the use of prompts during instructional activities. It is also a delay that separates the occurrence of two events.

Design: A design is a plan or specification for the construction of an object or system or for the implementation of an activity or process, or the result of that plan or specification in the form of a prototype, product or process.

Cost Overrun: A cost overrun, also known as a cost increase or budget overrun, involves unexpected incurred costs. When these costs are in excess of budgeted amounts due to a value engineering underestimation of the actual cost during budgeting, they are known by these teams.

Project: To extend beyond a surface, a planned endeavor, usually with a specific goal and accomplished in several steps or stages.

Contract Sum: The Contract sum is the price agrees with the contractor and entered into the contract. The agreed contract sum should be calculated and checked very carefully as errors are deemed to have been accepted by both parties.

Contract: It is written or spoken agreement, especially one concerning employment, sales or tenancy that is intended to be enforceable by law.

Activities: The condition in which things are happening or done; the quality or State of being active.

Design Error: Also known as latent human error is a mistake that is waiting to happen because of a poor design. It is increasingly common to view accidents in terms of design as opposed to user error. In some industries, such as aviation Safety, this has been common for decades.

Rectification: The rectification period is the period stated in the contract that provides for the making good of minor faults; and omission or items that fail to perform suitable that may be outstanding or occur after practical completion. Rectification in construction work is when the contractors fail to perform work accordance with the construction contract is a breach of contract and entitles the principal to sue the contractor for damages at common law.

Industry: Industry is a group of productive enterprises or organizations that produce or supply goods services, or sources of income. Industry is a group of manufactures or businesses that produce a particular kind of goods or services.

Non-Conformance: A Non-Conformance means that something went wrong. It could be in a product, service, process and the result does not meet the specifications or requirements in some ways.