Exploration of Benefits of Design Changes in Building Construction Projects

Abstract

There exists a general understanding in the building construction practice that any design change to the project will logically be beneficial to the project. Based on that premise, this study aimed to explore benefits obtained through design changes instituted in the building construction projects. It was objectively set out to identify the types and causes, their targets as well as the resulting benefits of the design changes instituted in the course of execution of building construction projects. To this effect, four case projects were evaluated through documentary reviews. In-depth interviews were also conducted with stakeholders such as project Architects, Engineers, Project Managers and Quantity Surveyors involved in those projects to correlate and corroborate as well as comprehend data obtained through documentary reviews. Data were collected and recorded electronically, transcribed and analyzed by using computer software. Qualitative data were analyzed using MAXQDA program. On the other hand, the Microsoft excel software was used to produce charts and tables for some of the numerical data gathered. Findings indicated that design changes originated from the inadequate detailing of works, inexperience in specialty works, laxity in managing design and construction works, lack of understanding of design works and uncertainty related to project requirements. The benefits obtained through design changes instituted included improvement of the projects performance, enhancement of both the clients’ and end-user satisfaction, reduction of the project’s construction and whole life costs. However, these benefits were hampered by the higher expenses incurred in attaining them. Higher expenses were due to late institution of design changes in the course of construction of the case projects. Indisputably, design changes would be more beneficial if instituted up to the scheme design stage as long as both the consulting team and the client play their roles accordingly. Beyond that, it would be very difficult to control their reactive effects which are evidently very expensive and disruptive. However, Value Engineering (VE) applied after the scheme design stage and before commencement of the project detailing stage can highly be used to limit the number of adverse design changes in the subsequent stages of construction projects. The notable benefits of design change in construction project highly depend on the stage at which they are initiated and instituted. Design Changes instituted at early stages of design involves less personnel and result into less or no extra payment to consultants, lead to less material and time waste and therefore are deemed to be more beneficial. The study recommends that design changes should be controlled at early design stages of the project through diligent design and detailing works. It also recommends application of value concepts such as Value Engineering (VE) and Value Audit (VA) as early as the scheme design stage of works is completed and before commencement of detailing works of the same. That would tremendously limit likely and unnecessary design changes, costs escalations, material wastes as well as lead to enhancement of project performance and quality.