THE EFFECT OF CONSTRUCTION DEFECT ON THE RATE OF MAINTENANCE OF EDUCATIONAL PROPERTIES

THE EFFECT OF CONSTRUCTION DEFECT ON THE RATE OF MAINTENANCE OF EDUCATIONAL PROPERTIES

(A CASE STUDY OF FEDERAL POLYTECHNIC NASARAWA)

ABSTRACT

The success of a building project depends on its performance which is measured based on the cost of maintenance and the quality and standard of workmanship. This study examine the effect of construction defect on the rate of maintenance of educational properties (a case study of Federal Polytechnic Nasarawa). To achieve the objectives of this study the research identify the types of properties, causes of construction defect, examine the construction defects in federal polytechnic Nasarawa and find the possible measures in minimizing construction defect on educational properties. The research adopted the survey design which offers the opportunity to gather information through the use of questionnaires, personal interview and observation. A structured questionnaire was administered to the respondents which comprise the staff and student of Federal Polytechnic Nasarawa. Data were presented and analysed using simple statistical tools. The studies revealed that proper construction management and quality control measures are required during execution of projects, to improve the productivity of building construction workers, building training and education would be necessary. Training of workers should be on a regular basis. The school maintenance department should maintain competent professionals in the relevant areas for design approval and from a long term perspective, provide the necessary training. Finally, the study recommend that there should be regular monitoring visits to all the construction sites with a view to ensuring compliance with the approved building plans. And that there is a need for further awareness raising on the danger in patronizing incompetent people for construction activities.

CHAPTER ONE

1.0                                                             INTRODUCTION

1.1       BACKGROUND OF THE STUDY

Defective construction is not limited to developing economies alone. Pole (1997) stressed that there had been claims of defective construction in the California housing market which focused on the development of condominium subdivisions; this has resulted to rapid increase of “Construction Defects Litigation” since the “building boom” of the 1980’s”. This is a proof of the existence of the problem of construction defect in developed counties. It is however not astonishing that it is a significant challenge found in the Nigerian building industry. “Construction Defect can be as a result of inadequate design, faulty workmanship or poor materials – or some combination of these failings. Someone is actually to blame, either the builder (or artisan) or one or more of the professional consultants, or even the entire project team. It is important therefore that the project team should possess a good working knowledge of their responsibilities and liabilities” (Barrett, 2008).

In construction projects the nature and type of defects can vary strikingly, as it can come to the point at which they become obvious or readily perceived (Outlaw, 2011). Sometimes minor defects can simply be corrected before the building is handed over to the employer, at other times significant defects may occur long after the original work has been finished and require large remedial works to repair. In instances where these defects are abandoned on account of being unnoticed or they are beyond correction, such buildings are left to the clients or users to maintain, endure the unpleasant aesthetics, and risk possible failures in very terrible cases (Outlaw, 2011).

Defects within buildings are areas of non-compliance with the building code, various standards and published acceptable tolerances and standards. Defective building construction not only contributes to the final cost of the product but also to the cost of maintenance which can be substantial. Defective construction may lead to complete failure of structure. The construction industry all around the world is getting modern, advance and growing day by day with the help of information technology age.

Construction defects become a global issue faced by practitioners and researchers around the world. Defects can affect success of construction project significantly. More specifically, it has major impact on construction cost, construction time, and rates of maintenance, productivity and sustainability aspects also on customer satisfaction. In the entire life cycle of any building, construction defect can be both a bane and a burden to that building, its users and its neighbourhood. Generally, this deficiency can be traced to design errors, poor or inferior materials, supervision lapses, and the incompetence of artisans. Sometimes, designers may not be conscious of the implication of their design decisions and the ability of contractors to meet or fulfill them safely.

Certain educational properties and office buildings of institutions, lecture halls, auditoriums have seen right significant rate of maintenance as a result of construction defects. The lack of maintenance by authorities and occupants of these facilities often leads to reduced lifespan of these buildings as mention by Melvin (1992), which invariably defeat the purpose for which they are put i.e. to ensure that the nation’s stock of buildings, both as a factor of production and accommodation, was used effectively as possible.

Although the building is a capital asset of the education institution, instead of building owners assume maintenance of the building as a vain liability and not a priority. In a particular occasion, the building owners often find themselves are no longer comfortable with building cracks on walls and floors, leaking water pipes and corrosion of steel structures. Maintenance made not only to maintain the building but also for the sake of public safety, including safe consumer building occupants. The  researcher in a bit to address seek to examine the effect of construction defect on the rate of maintenance of educational properties, a study of Federal Polytechnic Nasarawa.

1.2       STATEMENT OF THE PROBLEM

In the building industry today, building collapse has been one of the major problem faced by both the private and public developers, whether for personal use and for investment purposes. In recent time there has been incidence of building collapse in Nigeria cities which are majorly attributed to construction defects as even properties under construction collapsed destroying property and killing men at work. This has posed a very serious challenge to those in the building industry, the government and the individuals who are into property development in the country and above adversely affects the rate of maintenance of such buildings if peradventure they were ever completed. Several factors have been associated with this, some of which are negligence, greed, deficient foundations, inadequate or faulty steel reinforcement, hasty construction, no soil test, poor supervision and non-adherence to the building codes (Ede, 2010). The condition of educational institution buildings leaves much to be desired. The satisfaction derived from buildings in fulfilling the function and aesthetics properties is somehow missing in most institution as a result of construction defects and it’s attending effect on maintenance. Thus, this study focus on examining the effect of construction defects on the rate of maintenance of educational property in Nigeria with a particular interest in Federal Polytechnic Nasarawa.

1.3       AIM AND OBJECTIVES

The aim of this study is to examine the effect of construction defect on the rate of maintenance of educational properties.

To achieve the desired aim of this research the following specific objectives shall be pursued:

1. To identify the types of properties in federal polytechnic Nasarawa
2. To identify the causes of construction defects
3. To examine the construction defects in federal polytechnic Nasarawa
4. To determine the possible measures in minimizing construction defect on educational properties

1.4   RESEARCH QUESTIONS

In embarking on this study, the researcher in line with the aims and objective of the study try to find answer to the following research questions

1. What are the construction defects in educational properties of Federal Polytechnic Nasarawa?
2. What is the factor responsible for the current defect in the educational properties (Buildings)?
3. What are the causes of construction defect in educational properties of Federal Polytechnic Nasarawa?
4. What is effect of Construction defect on the rate of maintenance of educational properties in the institution?
5. What are the problems affecting maintenance of educational property in the study area?

1.5       SIGNIFICANCE OF THE STUDY

This study is essential in the sense that it would not only contribute to knowledge and theory, but will also contribute to good design and maintenance practice in the public institutions in Nigeria. This is because the study will attempt to find out the causes that have contributed to construction defect and its effect on maintenance of educational properties and recommend appropriate remedial actions to be taken.

Furthermore the study will assist Architects, builders and other stakeholders in Nigeria Building Industry and managers of educational institutions to become aware of the effect of construction defect on maintenance and also to put in place adequate innovative measures to prevent construction errors which adversely affect maintenance work both new and aging buildings.

1.7       SCOPE AND LIMITATIONS OF THE STUDY

The study was limited to educational properties in Federal Polytechnic Nasarawa, Nasarawa State. It examined the effect of construction defects on the maintenance of educational properties of Federal Polytechnic Nasarawa.

Some limitations encountered in the course of carrying out this research are as follow:

1. Time factor was the major constrain couple with multiplicity of other classroom work and lecture requirement were a set back to the research.
2. Un-cooperating attitude of some respondents as they were busy to attend to the researcher.
3. In accessibility of adequate information from research respondent due to illiteracy among them, some find it difficult to understand some question they were asked.
4. Finance was also a limiting factor in the course of the research.

1.8       DEFINITION OF OPERATIONAL TERMS

Education: According to Dictionary.com education is the act or process of imparting or acquiring general knowledge, developing the powers of reasoning and judgment, and generally preparing oneself or other intellectually for mature life.

Property: Property is by property dictionary as anything that is owned by a person or entity, which be divided into “real property” and personal property.

Defects: Defect is defined as a fault or problem in something or someone that spoils that thing or person or causes it, him or her not to work correctly. (dictionary.cambridge.org)

Maintenance: Maintenance is defined as the work needed to keep a road, building, machine, etc in good condition (dictionary.cambridge.org).

Construction: This is the work of building or making something especially buildings, bridges etc.  (Dictionary.cambridge.org).

1.9       HISTORICAL BACKGROUND OF THE STUDY AREA

The Federal Polytechnic Nasarawa was established in 1983 by the Federal Government of Nigeria. The intention of the Federal government to establish the polytechnic was predicted by the governments desire to revolutionize the society technologically. This is spelt out in the objective Decree No. 28 of 1987. Amongst the important objectives is:To train people to acquire technical and vocational skills which are needed for the economic and social development of Nigeria especially in the field of agriculture, industry and commerce.

At the Federal Polytechnic Nasarawa academic work commenced in January 1984 at the Central Primary School dubbed temporary site with an initial intake of 220 students enrolled in two schools: School of environmental and business studies. A department of liberal studies course and administration of pre-national diploma programmes. An important land mark in the development of the polytechnic was initial accreditation of all the programmes in 1985 and commencement of HND programmes in 1986 in business administration and management, accountancy, secretarial studies, town and regional planning.

In 1986, the minister of education, Professor Jibril Aminu cut the sod to begin the physical development at the permanent site, with the completion of classroom blocks and offices or school of environmental studies, the permanent site was commissioned for use in December 1984. During this period, national diploma (ND) programmes in Architectural technology, Building and Quantity Surveying (BOS), Town and Regional Planning and Estate Management, school of business and management studies; Accountancy and secretarial studies were initiated.

The rapid academic development continued in 1992 / 1993 session with commencement of ND programmes in Electrical Electronic Engineering Technology, Science Laboratory Technology and Statistics. These programmes had associated with them requisite laboratories and workshops fully equipped to meet the requirements or accreditation. Indeed with this development, the polytechnic can now be said to be a full-fledged technical institution offering programme in core engineering, Applied Science, environmental and business studies.Now, the polytechnic has a student population of 17,234 student spread over 21 academic departments in four schools.

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