Construction Progress Delays in High-Rise Residential Developments: Evidence from a Malaysian Development Project

Abstract

Construction delay in Malaysia’s high-rise residential sector is widely documented, yet the gap between what project governance systems record and what actually drives slippage on the ground remains poorly understood. This paper examines the gap through a case study of an urban high-rise residential development in the Klang Valley. Approximately valued in excess of RM110 million, this ongoing serviced apartment project was being constructed by a private developer at the time of the study. The project was 21 months into a 24-month contract and had a schedule deviation of 36%, equivalent to 219 calendar days. The architectural work was 40% complete against a programmed target of 85% and the mechanical and electrical (M&E) work were 55% complete against a target of 90%. Using internal project data throughout the study period, the paper identifies and evaluates the factors behind these shortfalls, which include insufficient workforce deployment, disruption in material supply chain in M&E trades, fragmented nominated subcontractor (NSC) performance and lengthy statutory approval processes. The findings carry implications for how procurement frameworks, NSC accountability mechanisms, and regulatory compliance programmes are structured in comparable urban high-rise developments across Malaysia.