ASSESSMENT OF QUALITY OF CONSTRUCTION WORK IN MASS HOUSING PROJECT WITH MULTIPLE CONTRACTORS IN KANO, NIGERIA.

Abstract

Housing across societies is one of the indices for measuring people‘s standard of living.  Poor quality in construction projects is a common phenomenon, and could be seen as lack of conformity or incompliance with contract agreement. This study assessed the influence of multiple contractors on the quality of construction work in Kwankwasiyya city Housing project Kano. In order to achieve this, the study focuses on the assessment of quality workmanship using multiple contractors, and determines the uniformity or otherwise of work executed by multiple contractors. The quantitative research approach was adopted, using field survey; the population size used was 16 number contractors, and Purposive sampling was used in selecting the contractors. Checklist was the instrument used for the data collection. Analysis was done using both descriptive and inferential statistics using computer software. Finding shows that, the quality rating for workmanship of Kwankwasiyya project for Floor, wall and Ceiling is 55%, 86% and 58% respectively and are rated moderate quality. However, quality rated of workmanship for doors and windows for all the contractors was found to be of high quality for up to 64%. Therefore, KruskalWallis test was used for inferential analysis discovered that, there is no uniformity in the quality of workmanship of the Kwankwasiyya contractor‘s projects. The study established quality rating of workmanship to be generally below the selection requirement of competent contractors and monitoring of the projects. Recommended that, there is need for artisan skill improvement, most especially in floor tiling and floor finishing. There should be proper check of quality construction material, to ensure usage of correct material during construction work.

 

 

 

 

 

 

 

 

 

 

 

 

 

 

Table of Contents

Declaration ………………………………………………………………………………………………….. i

Certification ………………………………………………………………………………………………… ii

Dedication …………………………………………………………………………………………………… iii

Acknowledgements ………………………………………………………………………………………. iv

Abstract ………………………………………………………………………………………………………. v

Table of Contents …………………………………………………………………………………………. vi

List of Tables ………………………………………………………………………………………………. ix

List of Figures ……………………………………………………………………………………………… x

List of Appendices ……………………………………………………………………………………….. xi

 

1.0 INTRODUCTION ………………………………………………………………………………… 1

1.1 Background of the Study ……………………………………………………………………….. 1 1.2 Statement of the Research Problem ……………………………………………………….. 4

1.3 Justification of the Study ……………………………………………………………………….. 5

1.4 Aim and Objectives ……………………………………………………………………………….. 6

1.4.1 Aim ……………………………………………………………………………………………………. 6

1.4.2 Objectives …………………………………………………………………………………………… 6 1.5 Research Hypothesis ……………………………………………………………………………… 7

1.6 Scope and Limitation …………………………………………………………………………….. 8

1.6.1Scope …………………………………………………………………………………………………… 8

1.6.2 Limitations ………………………………………………………………………………………….. 8

 

2.0 LITERATURE REVIEW ……………………………………………………………………… 9

2.1 Introduction ………………………………………………………………………………………….. 9

2.2 Mass Housing Projects……………………………………………………………………………11

2.2.1 Housing Situation in Nigeria …………………………………………………………………. 12

2.2.2 Needs for Affordable Housing ……………………………………………………………….. 12

2.2.1 Housing Programme and Building Industry …………………………………………….. 13

2.3   Concept of Quality ………………………………………………………………………………. 14

2.3.1Quality Management in Construction ………………………………………………………. 15

2.3.1 Poor Quality in Construction Projects …………………………………………………….. 15 2.4 Quality of Workmanship……………………………………………………………………….. 17

2.4.1 Factors that Contribute to Poor Workmanship in Construction ………………….. 17

2.4.2 Workmanship in construction Process……………………………………………………..20

2.4.2.1 Quality …………………………………………………………………………………………….. 20 2.5Total Quality Management Theory …………………………………………………………. 22 2.5.1 Theory of Competence ………………………………………………………………………….. 23

2.5.2 Project Quality Plan ……………………………………………………………………………… 24

2.5.3 Quality Control ……………………………………………………………………………………. 24

2.4.4 Quality Control Documents: Standard and Specification …………………………… 27

2.4.5 Documentation of the Quality System …………………………………………………….. 29

2.4.6 Quality Inspection ………………………………………………………………………………… 30 2.4.7 Quality Performance …………………………………………………………………………….. 30 2.4.8 Quality Standard ………………………………………………………………………………….. 31 2.5 Indigenous Contracting In Nigeria ………………………………………………………… 33 2.5.1 Indigenous Contractors Participation in the Nigerian Construction Industry … 34

 

3.0 RESEARCH METHODOLOGY …………………………………………………………… 36

3.1 Research Design ……………………………………………………………………………………. 363.2 Study Area ……………………………………………………………………………………………. 363.3 Population, sample size and Sampling Technique …………………………………… 36

3.3.1 Instrument of Data Collection ………………………………………………………………… 37

3.4 Method of Data Analysis and presentation …………………………………………….. 38

 

4.0 DATA REPRESENTATIONAND ANALYSIS ………………………………………. 43 4.1Preamble ……………………………………………………………………………………………….. 43

4.2 Demographic Data ………………………………………………………………………………… 43 4.3 Criteria for Assessing Quality of Building Projects ………………………………… 43 4.4 Quality Rating of Workmanship ……………………………………………………………. 44

4.4.1 Floor Related Finishes ………………………………………………………………………….. 44

4.4.2 Wall Related Finishes                                               …………………………………. 49

4.4.3 Ceiling Related Finishes ……………………………………………………………………….. 55

4. 4Doors & Windows Related Finishes ………………………………………………………… 59 4.5 Overall Components Level of Compliance ……………………………………………… 63

4.6 Assessment of Workmanship Uniformity ……………………………………………….. 63

 

5.0 SUMMARY, CONCLUSION AND RECOMMENDATIONS ………………… 67

5.1 Summary of Major Findings …………………………………………………………………. 67 5.2 Conclusion ……………………………………………………………………………………………. 67 5.3 Recommendations       ……………………………. 68

5.4Contributionsto Knowledge ……………………………………………………………………. 68 REFERENCES …………………………………………………………………………………………… 69 APPENDICES ……………………………………………………………………………………………. 76

CHAPTER ONE

1.0INTRODUCTION

1.1 Background to the Study

Housing is described as the most basic human needs and has no doubt impact on the health, welfare and productivity of the people. It is so important that it impacts on the physical, social and mental wellbeing of individuals irrespective of socio-economic status, colour or creed (Muhammad and Mukhtar, 2014). Without being affected by the importance of housing to mankind, there is nevertheless a universal shortage of needed dwelling units especially inNigeriaand developing countries, where population and urbanization are quickly increasing and the gap between housing supply and housing demand is very wide. Perhaps, this informed the land use act 1979 that vested all lands in designated urban centres of Nigeria in the Governors of the respective states. This is to ensure a way in andfairnessin the allocation and efficient use of land resources (Muhammad and Mukhtar, 2014).

Sunusi (2003) identified housing as a very important durable consumer item, which impacts positively on productivity, as decent housing significantly increases workers‘ health, growth and wellbeing.  Consequently, it is one of the means for measuring the standard of living of people across societies. In the National Housing policy (NHP, 1991) Housing has been universally taken as the second most important essential human need, after food. Housing in its whole ramification is more than shelter since it embraces all the social services utilities that go to make a community or neighbourhood a livable environment.

Jinadu (2007), observed that the varied definitions and conceptions given to housing portray it is an important and indispensable element of human settlement. Housing is therefore seen as a basic human need, which provides for work, sleep and recreation as well as social requirement. It is one of the indices for measuring the standard of living of people across societies.

The National Council on Housing established in 1971, recommended amongst others, the establishment of Federal Housing Authority (FHA) in 1973 to handle Federal Government housing programme in Nigeria. In the same vein, Kano state government established the

Kano state Housing Corporation to initiate and execute state government housing scheme (Muhammad and Mukhtar, 2014). Kano grew to prominence as a centre of a prosperous trade and an important terminus of trans-Saharan trade route and a rich and fertile agricultural district. Today, it is a major commercial, industrial, administrative and religious centre. As commercial and industrial activities grow, there is a corresponding growth in population, which creates high demand for land and housing (Muhammed, 2013).

Decent housing accommodation has gone at the reach of most households and even the construction materials are so exorbitantly priced that only a privileged few are able to afford a new house. There is rapid growth of informal settlements with the attendant problems of lack of drainages, access roads, electricity, water supply and conformity to building regulations; as pressure of increasing demand for housing in the metropolis (Muhammad and Mukhtar, 2014).

Building construction process is capital intensive, and that from inception to completion, cost is incurred at every stage (Ugochukwu and Onyekwena 2014). Nevertheless, the major cost is incurred during the actual construction stage where irreversible commitment of fund is undertaken in the procurement and development of resources such as labour, plant, materials and managerial expertise to achieve the finish product. The contractor is the party who uses these stocks to bring the works to fruition. Contractors offer their skills and services and accept the challenge of executing the works in exchange for financial reward. Olateju (1991) and Ademoroti (1997) revealed that relative to the volume of work available in Nigeria, the percentage of in value of contract handled by the indigenous contractors is still too low compared to those handle by foreign and multi-national companies.

In reaction to the need to cater for the housing demand of the city, the state government in 2012 embarked on a capital intensive housing development project of building three new satellite towns on the urban fringes namely; Kwankwasiyya, Amana and Bandarawo.Under the Governor Rabi‘u Musa Kwankwaso‘s administration effort to address the housing shortage in the city (Muhammad and Mukhtar, 2014).

In response to the poor quality workmanship by small and medium sized construction firms in Nigeria, Shittu, Adamu, Mohammed, Suleiman, Isa, Ibrahim and Shehu (2013), show the combination of small and medium sized construction firms to make up 90 percent of the total registered contractors in Nigeria.  These indigenous contractors are characterized by under-capitalization, under-capacity utilization, under staffing and are generally handicapped.

The Kwankwasiyya housing is one of the three number new satellite towns, recently completed, in which multiple contractors were engaged. The quality of construction work of different contractors engaged on the project delivered similar and desired quality of work.  In view of this, the study addressed the problem of using multiple contractors on the quality of building construction on the same projects (Design and specification). The assessment working quality standards of the workmanship used for the study was the compliance with the approved standard by CIS 7: 2006 quality assessment system for building construction work.

1.2 Statement of Research Problems

The frequent quality related problems that occur during the construction process and during or at the end of defect liability period, usually result in failure of part or the whole of the structure. These problems are considered by experts in the building construction industry. Thus, Alkison (1978) blames the problem on the unpardonable laxity of building contractors through their tendency to neglect the building specification. A number of contributing factors to the poor quality of building products have been identified by many authorities, Cornick (1991), posit that many qualities related even/problems in the construction process with multiple contractors are the result of poor communication during the design process.

The construction industry today has undergone setback of decrease in standards of quality. Othman, Othuman and Mydinn (2014), Poor quality work on construction projects is a common phenomenon in throughout the world. Countless disputes take place between clients, homeowners and other parties involved in construction (especially contractors), typically over cases of building defects. Defective work in construction projects could be seen as incompliance or lack of conformity with contract agreements which include: project drawings, specifications, quality of workmanship, and any other conditions not expressly stated such as ―durability, aesthetics, performance or design. Over the years, the poor performance of this category of contractors has been a source of concern and disturb particularly when compared with their foreign counterparts (Shittu et al., 2013).

Quality is becoming an essential aspect and in the coming years, it would be an essential requirement or the survival of organization (Arora, 2004). In construction context, quality of construction projects can be considered as poor when project objectives cannot be met. Usually, quality is one of the constraints in project success and most of the time because of poor workmanship during construction period. As a result, many issues relate to time, cost and other indices are raised (Low and Tan, 1994).

It is therefore suggested to investigate the quality related to some component of Kwankwasiyya city mass housing project to ascertain the level of quality in the delivery with respect to different contractors.

1.3 Justification of the Study

The relevance and the contribution of construction firms in construction quality in Nigeria can well be understood considering the various reporting cases of collapsed building across the country.Quality in building construction, in its widest definition affects every stakeholder; client, designers, contractors, construction industries and general public. Poor and bad design, non-conformity with the standard and bad or inadequate maintenance all come under heading of level of quality in structure. Therefore a general consensus is that there is a need to further improve the performance of firms. The improvement of performance and quality has an essential role to play in the competiveness of the industry, more especially the use of multiple firms in housing estate projects.

It is of vital importance to satisfying quality culture in the firms with view to raising awareness in the proper understanding of quality in housing building projects. Thus, section 2.1.32. of the National Building Code (NBC, 2006)defined the contract document to include project quality management plan to be prepared by professional Builder.

Dimuna (2010) stated that, the incidents rising of building collapse are due toincompetent professionalsand substandard building materials in construction activities. These problems have contributed setbacks in the construction industry. Most of the authors only discovered that the major problem of defects is due to poor workmanship quality but have not carried out an in-depth study of this problem. Hence it becomes essential to carry out a research that would examine problem of poor quality workmanship critically in order to help in providing solutions to the problem of quality of workmanship in housing estate where multiplecontractorsare engaged in the projects.

In view of the above issues raised there is need to conduct a studyto assess the impact of multiple contractors practice the delivery of housing project among the firms in Nigeria. This would enable control and overcome potential deviation in construction, specification and indeed its consequential effect. Construction organizations need to implement quality practice within their processes (Bubshait., Farooq and Jannadi 1999). Moreover, attention must be paid by organizations to all relevant areas needed to attain quality comprehensively in order for this to be achieved.

1.4 Aim and Objectives

1.4.1 Aim

The aim of the study is to assess the quality of construction work in mass housing project with multiple contractors, with a view to enhancing quality of housing project delivery in Kwankwasiyya city, Kano.

1.4.2 Objectives

The aim of the study was achieved through the following objectives; to;

1. Articulate the criteria for assessing quality of building projects.
2. Assess quality of workmanship of the multiple contractors engaged in the selected mass housing project; and iii. Determine the uniformity or otherwise of work executed by contractors in the mass housing project.

1.5 Research Hypothesis

The main purpose of this work is to establish whether the quality of work executed by several contractors on the housing project is similar or varies significantly. In order to establish this fact, a hypothesis was developed and tested. The Null and Alternative hypothesis are stated as follow:

Ho: There is no significant difference in the quality of work executed by the different contractors.

H₁: There is significant difference in the quality of work executed by the different contractors.

1.6 Scope and Limitations

1.6.1 Scope

The study was conducted in Kwankwasiyya city Kano where three mass housing projects with multiple contractors were identified; this is because it was at high level of completion as at the time of conducting the study. It consists of various unit ranging from 2-bedroom to 5-bedroom duplex. The 5-bedroom duplexes are selected for the assessment, because of its advance level of completion, complexity and higher number of units built in the estate. The study covered assessment quality of workmanship and some selected building materials component quality such as Paints, Doors and Windows. This was due to the fact that, the project was about completion at the time of conducting the study.

1.6.2 Limitations

The area of constraint in carrying out this research was the difficulty in obtaining keys to access the housing units; two numbers of housing units were not assessed. Not all the housing units were fully assessed, and quite few were partially assessed due to uncompleted units (omitted item) from few of the project contractor‘s work.

ASSESSMENT OF QUALITY OF CONSTRUCTION WORK IN MASS HOUSING PROJECT WITH MULTIPLE CONTRACTORS IN KANO, NIGERIA.

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