Arising from Planning and
Execution Gaps
in South-East Nigeria
FEATURED PAPER
By Izuchukwu A. Maduka, Henry C. Ajaelu, PhD
and Chukwuebuka I Onyia, PhD
Department of Quantity Surveying
Enugu State University of Science and Technology
Enugu State, Nigeria
Abstract
Cost overrun in construction projects is a persistent issue in South-East Nigeria, often leading to project delays, reduced quality, or outright abandonment. This study examines the major reasons of cost overrun arising from planning and execution gaps in the study area. Using a well-thought-out questionnaire, data were collected from 80 construction professionals including architects, builders, quantity surveyors, and engineers across five states: Abia, Anambra, Ebonyi, Enugu, and Imo. Respondents valued the impact of 20 cost overrun factors on a five-point Likert scale. The analysis exposed that poor cost estimation, frequent design fluctuations, and lowly site investigation are the most serious planning-related causes, while late fund distribution, unskilled contractors, and poor site monitoring dominate at the performance phase. A substantial positive correlation (r = 0.68, p < 0.01) was found between planning deficiencies and execution-stage cost increases. These findings emphasize the need for calculated pre-construction planning, well-timed funding, and capable contractor selection. The study endorses policy reform to implement feasibility reviews, stakeholder engagement, and early-stage risk valuations. Addressing these systemic shortfalls can reduce cost overruns and improve the success rate of infrastructure provision in South-East Nigeria.
1.0 Introduction
Price overrun remains the most common and disruptive challenges in the Nigerian construction sector, especially in the South-East geopolitical zone. Despite improvements in design technology, quantity surveying, and financial controls, project delivery in this region frequently suffers from significant cost escalation (Ameh & Osegbo, 2011). These overruns are not only mirroring the systemic inadequacies but also of gaps in preparation and implementation phases, often aggravated by inadequate stakeholder harmonization, deficient project documentation, and inconsistent funding regimes.
The occurrence of cost overrun has important socio-economic consequences. Projects that exceed budget allocations often experience extended delivery timelines, reduced scope, and in some cases, total desertion (Omoregie & Radford, 2006). These effects are especially pronounced in public sector construction where funding is rigid and politically sensitive. In the context of South-East Nigeria, these increases also disrupt infrastructure development, affect public sureness, and increase the financial exposure of government institutions.
Numerous studies have recognized the role of planning shortages including poor estimation, late design changes, and immature feasibility studies as precursors to cost overrun (Kaming et al., 1997; Elinwa & Joshua, 2001). Execution gaps such as improper sequencing, resource misallocation, and little technical supervision worsen these problems (Olatunji, 2010). Yet, limited experiential work exists that separates these planning and execution gaps within the regional context of the South-East. This study fills this gap by analyzing specific factors contributing to cost overrun using data obtained from experienced specialists operating within the region.
The aim is to explore the link between planning and execution lapses and their direct impact on cost outcomes in building projects. By identifying the leading cost overrun factors rooted in the early and execution phases of projects, the study supports efforts to develop context-based interventions that can enhance financial control and project performance in the Nigerian construction sector.
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How to cite this paper: Maduka, I. A., Ajaelu, C. H., Onyia, C. I. (2026). Major Causes of Cost Overrun in Construction Projects Arising from Planning and Execution Gaps in South-East Nigeria; PM World Journal, Vol. XV, Issue II, February. Available online at https://pmworldjournal.com/wp-content/uploads/2026/02/pmwj161-Feb2026-Maduka-Ajaelu-Onyia-planning-and-executiion-gaps.pdf
About the Authors
Izuchukwu A. Maduka
Enugu State, Nigeria
Izuchukwu A. Maduka is a dedicated construction project manager with over 15 years of experience and an MSc in Project management. He serves as the MD at Zucameg Engineering services Ltd, a construction company based in Nigeria. With a strong background in value engineering and agile technology, Izuchukwu A. Maduka is a strategic, results-oriented leader with an advanced expertise in planning, executing and closing complex projects Mr. Maduka can be contacted at maduka.alex@yahoo.com
Dr. Henry C. Ajaelu, PhD
Enugu State, Nigeria
Dr. Henry Chidiebere Ajaelu is an accomplished academic with Ph.D. degrees in Quantity Surveying and Environmental Management. He served as Head of the Department of Quantity Surveying at Enugu State University of Science and Technology (ESUT), Nigeria from 2023 to 2025. With over 50 published journal articles, his research focuses on project management, sustainable construction, and public-private partnerships. He actively supervises postgraduate research and participates in national and international conferences. Dr. Ajaelu is a member of several professional bodies and is committed to applying research to solve real-world construction challenges while advancing academic excellence. Dr. Ajaelu can be contacted at ajaelu.henry@esut.edu.ng
Dr. Chukwuebuka Ibebuike Onyia, PhD
Enugu State, Nigeria
Chukwuebuka Ibebuike Onyia is an academia with Ph.D. degree in Construction Management. He is a lecturer in the Department of Quantity Surveying at Enugu State University of Science and Technology (ESUT), Nigeria. With quite a number of publications, focusing on project management, sustainable construction, ICT in construction management and infrastructure finance, He actively supervises postgraduate research and participates in national and international conferences. Onyia, is a member of several professional bodies and is committed to applying research to solve real-life construction challenges while advancing academic excellence. Dr. Onyia can be contacted at mailonyia@ymail.com
