A Case Study on Factors Contributing to Time Delays of Government-Funded Affordable Housing Projects: ABC Residencies as a Case Study in Colombo Sri Lanka

Time delays are pervasive in construction projects, posing significant challenges in cost and quality management. This issue is particularly pronounced in government-funded affordable housing initiatives, which operate on limited budgets while striving to maximize community benefits. Such projects often rely on presale models where time overruns breed customer dissatisfaction. By examining a specific project undertaken by the Urban Development Authority, this study aims to uncover the root causes of delays, both internal and external, in ABC Residencies. Data collection was conducted through the study of project documents and interviews with the project team. Data analysis was performed through content analysis. It was found that employer-related factors internal to the project, such as scope changes and changes in external infrastructure work, and contractor-related factors internal to the project, such as the scarcity of skilled labor and project planning delays, contributed to the delays. Other internal factors included communication pitfalls. External factors causing delays included political risks, unexpected adverse weather conditions, unexpected social conditions, immediate neighborhood conditions, and unexpected global conditions. By identifying the causes of time delays, this study aims to inform future projects, enabling better planning and execution to minimize time overruns and their associated impacts.