Designing and constructing a project is a complex process that requires careful planning and execution to ensure timely completion. However, delays can occur for various reasons, impacting the project's timeline and increasing costs. Identifying the factors that can increase timelines during the design and construction phases of a project is essential to lessen their impact effectively. Here are some of the most common factors that can impact project timelines, along with ways to alleviate them:

1. Changes in Scope Due to Site Conditions:
Unforeseen site conditions that reveal themselves during construction can impact project timelines. Poor soil conditions, contaminated soil or water, unstable ground, or unexpected environmental conditions, such as hazardous materials like asbestos and lead, can cause changes in the scope of the project and prolong the timeline.

Strategy: It's recommended to conduct a geotechnical investigation to understand the soil conditions before a building's foundations are designed. Additionally, the identification of any hazardous materials that may require testing, removal, or mitigation measures should be conducted during this phase to avoid unexpected delays during construction.

All manner of surprises can lurk underground - and within existing buildings - which can seriously impact project timelines if not detected early. These can range from undocumented structures and utilities, to hazardous materials, to geological features that have been there all along for millions of years before we decided to start building overtop of them.

2. Design Coordination:
Coordination between the design team, construction team, and other stakeholders is crucial to ensure the timely completion of the project. Poor coordination between teams can lead to mistakes, misunderstandings, and the need for rework, which can increase the project timeline.

Strategy: To alleviate these issues, all teams involved in the project should collaborate closely and establish clear communication channels.

All team members should be rowing in the same direction, and communicating well throughout the process about roles and goals.

3. Additional Submissions to and Approvals from Third-Party Stakeholders:
Landlords, creditors, and other stakeholders can require additional submissions and approvals, which can delay the project timeline.

Strategy: To minimize the risk of delays, it's important to engage with stakeholders early on in the project and establish clear lines of communication to address any concerns or requirements they may have.

4. Permitting:
Obtaining the necessary permits from regulatory agencies can be a lengthy process, and several approvals are required before construction can begin.

Strategy: Taking advantage of programs such as the City of Winnipeg's Optional Professional Designers Certification Program, which Amphora is approved for participation in, can cut down the permit approval process by several weeks. Similar programs may exist in other cities and permitting authorities.

Understand permit timelines and requirements.

4. Changes in Government Regulations Mid-Project:
Changes in government regulations during a project’s design phases, including changes to zoning bylaws, building codes, or other guiding documents (e.g. childcare design standards) can require modifications to the project design, further prolonging the timeline.

Strategy: To lessen the impact of these changes, it's crucial to engage regulatory authorities early in the project and stay informed of any potential regulatory changes that could impact the project.

5. Material Availability:
The timely availability of construction materials can have a major impact on a project's timeline. Delays in material delivery or the unavailability of specific materials can lead to significant project delays.

Strategy: It's essential to proactively address this risk by ordering materials as early as possible and establishing clear communication with suppliers to ensure timely delivery.

6. Labor Shortages:
Shortages in skilled labor can also cause project delays. When there is a shortage of skilled labor, contractors may need to hire less experienced workers, leading to increased errors and rework, further prolonging the timeline.

Strategy: To mitigate this risk, it's important to work with experienced contractors and establish a clear project timeline to ensure labor is available when needed.

7. Construction-related Delays: Finally, construction-related delays, such as inclement weather or unexpected construction issues, can cause project delays.

Strategy: While some of these factors are beyond the control of the design and construction teams, careful planning, communication, and collaboration can help minimize their impact and ensure timely completion of the project.

In conclusion, project planning and design require a well-thought-out approach to identifying and mitigating risks to complete projects on time and on budget. Effective communication between stakeholders, experienced professionals, and early engagement with regulatory authorities are crucial steps to achieve successful project outcomes. At Amphora, we understand that project management is as much an art as a science, and our experienced professionals are well positioned to take on the challenges that arise in the design and construction phases of any project.