Building Production Management: A Recipe for Effective Project Delivery in an Emerging

Economy

Godwin Ehis Oseghale

Department of Building, Faculty of Environmental Design and Management, Obafemi Awolowo University, Ile-Ife, Nigeria.

Abstract
Increasing client expectations, high demands related to effective construction project delivery in
terms of time, quality and cost, and the growing complexity of construction methods have made
the building industry dynamic and multifaceted. This paper appraised building production
management as a recipe for effective project delivery in an emerging economy. Efficient and
effective practice of Building Production Management (BPM) is required to successfully execute
projects and achieve project goals upon completion as well as functionality. Ineffective building
production management (BPM) can negatively impact the national economy. Ineffective BPM has
negative implications on construction companies as well as effective project delivery in an
emerging economy, and can only result in rework, budget overruns, project delays, premature
project termination, poor workmanship and in extreme cases building failure/collapse. This paper
recommends that “builders” adopt buildability and maintainability in planning, design, and
outright construction activities. Also, the preparations of Building Production Management
documents for building projects should be made mandatory in Nigeria and it should start from the
planning and design stage.

Keywords: Building production management, buildability issues; maintainability analysis,

Project delivery, Emerging economy

1.0. INTRODUCTION
The construction industry is diverse because construction professionals come together from
different backgrounds, with varied training and experience to deliver common project goals.
According to Odusami, et al., 2007 construction companies must develop plans to survive in a
competitive environment filled with client demands and be competent in identifying those client
requirements. The Nigerian construction industry plays a vital role in economic development
(Ugwu & Attah, 2016), which in turn increases the demand for building projects. According to
Nwachukwu and Emoh (2011), the construction sector has proven to be the backbone of national
economic growth; therefore, building projects must be managed efficiently and effectively. This

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indicates the need for effective and efficient practice of building production management (BPM)
in the building sector.

The issue of building production management service as the core area of practice for builders cannot be
over-emphasized because it is the primary duty of a Builder. It is one of the services that are unique to
the builder just like architecture is unique to the architect.
At the first stage of building production, that is, at the design stage; the builder will provide a service called
"Buildability / Maintainablity Assessment: This entails the study of the production documents meant for a
building project and produced by the other consultants on the project; such as: Working drawings, BOQ,
Specifications etc.
The main purpose of doing this is to assess if the building on paper can stand in reality. Value Management
is all about producing the cheapest building that will fulfil all the functions it is required to perform; so,
Buildability/Maintainability can pass for the value-engineering management of a proposed building. Design
can be regarded as guiding what one wants to build before it is built. It is thinking out the solution to a
problem before one builds rather than changing the actual building during construction at great expense
until one finally gets what one needs. This statement encapsulates the need for Buildability/ maintainability
assessment of design documents.
This is to ensure that the builder has the wherewithal to construct the building in accordance with the
objectives of building production management, which are: Quality optimization, Cost optimization,
Time optimization and getting it right at the first attempt (i.e. no repetition, and no trial by error)
which are parameters for effective project delivery.

2.0 BUILDING PRODUCTION MANAGEMENT (BPM)

Building Production Management (BPM) has been defined as the management of building
production information, equipment, materials, labour and other resources that are used in the
physical realisation of a building project, at the same time adhering to building codes and
contractual conditions (NIOB, 2002; Osuizugbo, 2020). It follows that BPM is the overall
management of building production on site. Building Production Management is the core professional
service offered by Builders to clients on building projects both in the public and private sectors of
our national economy (The Nigerian Institute of Building (NIOB, 2002). The scope of services
under BPM includes the analysis of building production information (Buildability and
Maintainability assessment), construction planning and the management of the production process
on site.
3.0. The Stages of Building Production Management
Building Production Management has three stages: The stages are STAGE I: "Buildability and
Maintainability Stage" (Studying Production Information), stage 2 is called the "Construction Planning
Stage" and Stage 3 is managing site production process "Actual Construction Stage" where the fixing,
handling, mixing and setting take place.

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3.1. Buildability and Maintainability Stage (Studying Production Information):

The Construction Industry Research and Information Association (CIRIA) (1983) defined
buildability as the extent to which a building design facilitates ease of construction subject to the
overall requirement of the completed building (Fadoul et al., 2017; Ansyorie, 2019; Fadoul et al.,
2020). Deductions from this definition imply that there are key design considerations that pass as
buildability requirements, given the input of construction knowledge during the design phase
(Motsa, Oladapo and Othman, 2008). These design considerations have to start and be in force at
the same time as the initial project planning and should continue through the entire life of the
project (Russell, Gugel and Radke, 1992; Bell and Waters, 2018; Hartley, 2017). Buildability has
also been defined as the ability to construct a building efficiently, economically and to an agreed
or specified quality standard from its constituent material components and sub-assemblies
(Ferguson, 1989; Bamisile, 2004). The concept is increasingly becoming a major requirement in
building practice (Wong, Lam and Shen, 2003; Wong, Lam, Chan and Shen, 2007; Wong, Lam,
Chan and Wong, 2011) due to persistent demand by clients for the best value for money, in terms
of the efficiency with which building production is executed (Bakti et al, 2003). However, its
achievement depends upon both designers and builders being able to see the whole construction
process through each other’s eyes i.e. “what designers think, contractors do” (Gobinath and Babu,
2019).

On the other hand, maintainability can be defined as the degree to which ease of maintenance has
been incorporated into a proposed building to optimize access and cost-effectiveness during the
use of the building. Maintenance is defined as work done to keep a building or facility or to restore
it to an initially or currently acceptable standard. Therefore, maintenance should not be an
afterthought, it should be taken into consideration at the design stage of the building
(Bamisile,2004; Ikpo, 2009).

The first phase where the Professional Builder contributes to the planning and design stage is by studying
the production information (i.e. drawings, specifications, schedules etc). It involves a comprehensive study
of the production information and taking note of Interface details, Discrepancies, Omissions, Errors,
Over/under design, etc. This is a major professional practice omission in Nigeria.
Secondly, is the issue of future maintenance of the proposed building. For a building to function effectively,
planned and periodic maintenance must be carried out. Maintainability must therefore be designed into the
building construction process. A Professional Builder will assess the production information for
maintainability in terms of access for maintenance, fixing details, replacement of materials and components
etc.

According to Bamisile (2004), the buildability and maintainability report of a building should
include among others the following: dimensional coordination, tolerance, discrepancies,
omissions, errors, conversion, handling, personal skills, details, spare parts, access for
maintenance, guidelines for maintenance, buildability and maintainability factors and general
comments/suggestions (Bamisile, 2013). Still, buildability issues include omitted design details in
the working drawing, incomplete specification, physical features, restricted or no access to the site,
material selection and storage problems, procurement method and unfavourable geotechnical
condition of the proposed foundation soil.

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The Professional Builder will respond comprehensively to the production information by seeking an
audience with the designers to ensure effective site execution of a project, which is a major determinant of
efficient and economical building production. The basic function of studying the production information
by a Professional Builder is to identify the most effective method of site execution (Production), and future
maintenance and to draw the attention of the designers to any part of the design, working drawings,
schedules and specifications that could impede achieving the client's objectives of effective construction
and future maintenance.
At the end of studying the Production Information, the Professional Builder will prepare a report which will
include advice on efficient, economical and effective solutions to building production and guidelines for
future maintenance. The report will then be presented by the Professional Builder to the Project Co-
ordinator/Manager or Client. Therefore, engaging a Professional Builder at the same time as architects,
engineers and quantity Surveyors, will significantly improve the effectiveness and smoother planning,
administration and execution of building projects. It would also ensure optimal maintainability of the
building.
3.2 Construction Planning:
The present system of building development process in Nigeria allows communication to work in one
direction only. Thus, while design affects Construction Planning, Construction Planning has not been
allowed to officially affect design. These adversely increase construction costs and time overrun. This is
the case in Nigeria today despite the benefits that would have been derived by the client and the Nigerian
Construction Industry. In the majority of projects, the construction period is either too long or too short
compared with a carefully calculated programme, based on the most effective and appropriate construction
methodology.
The services by Professional Builders will allow construction planning to influence design with accrued
benefits. The popular saying, "If you fail to plan, you plan to fail" is equally true in the Production
process of building projects. Construction planning of building projects should start with the preparation
of the sequence of operation. For any building project to be successfully executed on-site, the constructors
must forecast, plan and put in place various Production Management Documents (Builder's documents).
The Professional Builder will prepare the following Production Management documents or vet those
submitted by the main contractor or subcontractors:
- Construction Methodology
- Construction Programme(s)
- Project Quality Management Plan
- Project Health and Safety Plan
- Early Warning System Chart
- Information Requirement Schedule.

If the project is to be executed by direct labour or Labour Only Contracts, the Professional Builder,
responsible for Building Production Management of such a project will also perform the following
additional functions:
- Prepare the Builder's estimate
- Establish a line of communication.
- Select site team including preparation of organization Structure.

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 - Prepare project construction budget and cash flow including breaking down the project into labour,
plant and material contents.
- Prepare requisite output standards for site operatives
- Develop incentive Scheme(s)

The Production Management Documents mentioned above which are the aspects of Construction Planning
should be produced as a must by the team responsible for the physical site execution of a building projects
(i.e. Constructors). In the UK, USA and other developed nations, the preparation and provision of these
documents by the Professional Builders have become part of the conditions of the contract.
The documents are required to be examined, reviewed and monitored by a member of the client's team.
There is no doubt that the most appropriate professional to prepare or examine, review and monitor the
Constructor's Production Management Documents' is the Professional Builder. Both the preparation and/or
the review of these documents should be carried out by a Professional Registered Builder before work
commences on site. A report of it should be prepared and presented to the project coordinator or the client
as the case may be. The call for the provision of Construction Methodology at the planning and design
stages of housing schemes is in line with the building development process in developed nations and it
supports The Nigerian Institute of Building (NIOB) call that Building Production Management of
building projects should be made mandatory in Nigeria and it should start from the planning and
design stage.
While the designer's drawings, schedules, calculations, specifications etc give the Production Information
and the bill of quantities gives the quantitative information; the Production Management Documents
(PMD) of Professional Builders set out construction planning and physical actualization of building
projects.
3.3. Managing site production process:
At the beginning of the Industrial Revolution in Europe and America, emphasis was placed on quality
control. With the advancement in science, technology and management in all facets of human endeavours,
emphases have shifted to total quality management. If this is applied to the site execution of building
projects, it would be found that while quality control relates to the rejection of works not in compliance
with design and specifications, quality management involves getting all site activities right at First attempt
leading to no rejection of works carried out.
To achieve specified quality standards at the first attempt, the site production process, as it would have been
set out at the construction planning stage, must be managed by Professional Builders. This includes ensuring
on-site, and/or off-site the implementation (reviewing where necessary) of all the "Production Management
Documents". This is the area where the involvement of a Professional Builder in building production
management is felt most in today's execution and administration of building projects.
One of the major roles of a Professional Builder during the construction stage of building projects is to
assess the quality of workmanship skills of craftsmen. At the commencement on site of each element of a
building project, the Professional Builder must assess the workmanship skill of all the craftsmen. The role
is necessary in total quality management to ensure that the craftsmen have the necessary skills to achieve
the workmanship specified by the designers. The Professional Builders are also expected to suggest
solutions to technical problems for the observation and consideration of other design consultants.
The Institute recognizes that the building development process is a shared commitment between the
Architects for architectural Services, Quantity Surveyors for cost management, Structural Engineer for

5
structural design, Mechanical/Electrical Engineers for building services designs, Builders for Building
Production Management, and of course the expert professional inputs of Surveyors, Town Planners and
Estate Surveyors and Valuers. During site execution of building projects, the designers are expected to carry
out inspections, in general, to ascertain that the works carried out on site are in accordance with designs
and specifications.
This may require periodic site visits by the designers or their representatives. In some cases, the nature, size
or complexity of the project may necessitate the engagement of resident architects and resident engineers.
On the other hand, Professional Builders are responsible for managing the site production process of
building projects. If the site production process is closely managed and monitored by Professional
Builders, the works will be carried out safely, on time, and within cost and it will conform to designs
and specified quality standards which are the parameters for measuring project success.. The process
will lead to no rejection by designers of works carried out on-site. This aspect of Building Production
Management is for the Professional Builder's firm to appoint a Resident Professional Builder to be on-site
continuously. The functions of Resident Builders are normally carried out without prejudice to the functions
of other consultants on site. The efforts of the Resident Builder and those of resident architects and resident
engineers as the case may be are complementary. Each has his unique professional service to offer towards
successful administration and execution of building projects on site.
Some of the major duties of a Resident Builder under the management of the site production process include
the following:
● Ensuring that the contractor(s) have a competent and adequate number of technical personnel on
the project.
● Using Check Lists for inspecting site operations continuously.
● Monitoring the effectiveness of site management.
● Examining work in the contractors, and/or subcontractor's and suppliers' yards as necessary.
● Checking that work proceeds regularly and diligently according to the programme.
● Keeping a diary of events, a file of instructions received, with relevant observations.
● Checking production information for errors, discrepancies and divergences and notifying his firm
and other consultants.
● Monitoring the correct application of specified techniques.
● Notifying his firm and/or other consultants promptly of problems arising, and decisions needed.
● Checking/co-ordination of work by trades on installations, etc.
● Taking site photographs regularly and systematically ensuring that the dates are endorsed and
counter signed.
● Attending site meetings.

It can be seen from the above-stated unique roles of Professional Builders that the Builders' services are
contiguous and central to the successful planning, administration and execution of all building projects; and
that there is a need to make the services mandatory for all building projects in Nigeria.
4.0. Building production management and effective Project Delivery

According to Henrich and Koskela (2006), ineffective production management methods practice
could be responsible for many construction project failures. In most construction firms, a high rate
of business failure results from the lack of skills and knowledge (Kanyago, Shukla& Kibachia,

6
2017) as well as the insufficient understanding among stakeholders of duties and responsibilities
ascribed to industry professionals or experts managing building projects in Nigeria (Anyanwu,
2013). These issues and general negligence may cause; project delays and budget overruns,
economically unviable design and solutions, inadequate specifications, poor workmanship, and
rework.

Ineffective building production management (BPM) can negatively impact the national economy.
Osuizugbo (2020), noted that ineffective BPM has negative implications on construction
companies as well as the economy, and can only result in rework, budget overruns, project delays,
premature project termination, poor workmanship and building failure/collapse which will impede
effective delivery of construction projects. Aliyu, et.al., (2015) pointed out that ineffective work
was the leading cause of poor project performance in the construction sector. Furthermore, the
impact of the construction industry on the economy is directly associated with project
performance. Ineffective BPM practice may also damage the reputation of the project team.
According to Odediran et al. (2012), ineffective project management affects the company’s
competitive position in the market.

Osuizugbo (2020) defined ineffective BPM as using inefficient operating methods, competence
deficiencies among management and construction workers; or poor design and specifications,
which lead to extra work. Most Nigerian cases of BPM are executed by unqualified people, such
as artisans, craftsmen and technicians, who have no knowledge of technological or construction
processes including the construction phase (Anyanwu, 2013). Ineffective BPM obstructs
innovation, creativity, and the sector’s growth (Osuizugbo, 2020). According to Anyanwu (2013),
ineffective BPM wastes time, money, material and human resources, and generates an immense
loss to the economy. Consequently, there is a pressing need to call for a solution because,
construction failures, and abandoned and collapsing buildings impede development, especially in
an emerging economy such as Nigeria. Therefore, the choice of building production management
as a recipe for Effective Project Delivery in an Emerging Economy by the Oyo State chapter
of NIOB under the renewed hope of the present government is crucial and timely.
Design and construction must be considered together, the constructor (Builder) is extra-mile
distant from the design stage in the prevailing traditional contracting situation in Nigeria. The
integration of design and construction will result in clearly spelt-out client requirements and
promote cooperation between designers and constructors (Harris et al., 2021; Gruneberg, 2018).
The design has to facilitate progress on site, take account of buildability and obtain contributions

7
from specialist consultants, contractors, subcontractors and suppliers. Thus, fostering
interdisciplinary relationships. Also, buildability should emphasize the optimum use of
construction knowledge and experience in planning, design, procurement and site execution to
achieve project objectives (Construction Industry Institute, 1983: Griffith and Sidwell, 1997;
Olamoju & Olagoke-Salami, 2017; Kifokeris & Xenidis, 2017, Shash & Almufadhi, 2021).

5.0 CONCLUSION AND RECOMMENDATIONS

The construction industry is a major contributor to any country’s economy. The impact of this
contribution largely depends on the successful and efficient delivery of construction projects. One
of the critical success factors in any construction project is the managerial decision of the project
delivery method. This is because it has a direct effect on key performance indicators such as cost,
schedule, quality, project execution and safety which can only be achieved by effective Building
production management. Arising from the issues raised in the paper, it is recommended that Design
and construction must be considered together, the constructor (Builder) has to play her role during
the planning and design stage of the building project for maximum benefit to the client and to
achieve effective project delivery. Builders adopt buildability and maintainability in planning,
design, and outright construction activities. Also, the preparations of Building Production
Management documents for building projects should be made mandatory in Nigeria and it should
start from the planning and design stage.

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