Empirical Analysis of the Causes and Costs of Rework in Building Construction Projects in Abuja, FCT

Rework in building construction, defined as the correction of defective work, represents a significant but underquantified cost burden on Nigerian construction projects, and empirical investigation of its causes and costs in Abuja, Federal Capital Territory, fills an important gap. This study empirically analysed the causes and direct costs of rework in 30 building construction projects in Abuja, combining project monitoring data, quantity surveyor records, and contractor rework logs over an 18-month observation period. Rework events were documented, categorised by cause and trade, and costed using measured bill of quantities methods. The Relative Importance Index was used to rank rework causes. Results showed that the mean rework cost was 6.8% of total project contract value, ranging from 2.4% to 14.6% across projects. Rework was most prevalent in reinforced concrete work (28% of total rework cost), masonry work (22%), and finishing trades (21%). Design errors and omissions were the highest-ranked rework cause (RII = 0.88), followed by communication failures between design and construction teams (RII = 0.84), and substandard materials (RII = 0.81). Projects with resident professional supervision recorded significantly lower rework costs (mean: 4.1%) than those without (mean: 9.4%). Schedule pressure was cited as contributing to 61% of rework events reported by site managers. The study concludes that design quality, professional supervision, and communication are the primary rework reduction levers in Abuja construction, and recommends integrated project team management and design reviews before construction commencement.

Keywords: rework, construction projects, Abuja, cost of rework, design errors