Restoring project control following the transition from subcontracted to contractor takeover in residential construction: A case study of communication, progress verification, and stakeholder management

Ramadhansyah; Andreas Arianto Pramudya

doi:10.24036/jptk.v9i3.51423

Authors

Ramadhansyah Professional Engineer Study Program, Faculty of Engineering, Universitas Katolik Parahyangan
Andreas Arianto Pramudya Professional Engineer Study Program, Faculty of Engineering, Universitas Katolik Parahyangan

DOI:

https://doi.org/10.24036/jptk.v9i3.51423

Keywords:

construction project control, contractor takeover, project communication, project performance recovery, stakeholder management

Abstract

This study examines project performance recovery following the transition from subcontracted execution to direct main-contractor control in a two-story residential construction project in Taman Simpruk, Lippo Cikarang, Indonesia. A descriptive-evaluative single-case study used project documents, progress reports, quantity-verification records (opname), payment claims, schedules, communication records, stakeholder complaints, field observations, and photographic evidence. The findings indicate that project disruption was associated with weak communication discipline, irregular progress reporting, discrepancies between reported or claimed progress and verified work, and insufficient responsiveness to external stakeholders. At approximately 30% verified physical progress, the subcontracting arrangement was terminated, and execution of the remaining work was transferred to direct main-contractor control. Post-transition recovery involved re-verification of completed quantities, work resequencing, closer field supervision, payment-claim review, and stronger stakeholder coordination, with monitored physical progress subsequently reaching approximately 60%. The evidence indicates improved managerial visibility, a more traceable schedule and cost control, and greater attention to environmental protection, documentation, payment accountability, and professional responsibility. However, the study does not establish quantified schedule or monetary savings, nor does it confirm comprehensive SMKK/K3 compliance. Overall, the findings indicate that transferring execution control to the main contractor can support project recovery when accompanied by verified progress control, communication discipline, stakeholder responsiveness, direct supervision, and accountable managerial oversight.

References

Abdallah, A. A., Shaawat, M. E., & Almohassen, A. S. (2024). Causes of miscommunication leading to project delays and low work quality in the construction industry of Saudi Arabia. Ain Shams Engineering Journal, 15(3), 102447. https://doi.org/10.1016/j.asej.2023.102447

Abolghasemi, M., Al-Mhdawi, M. K. S., Rahimian, F., & Qazi, A. (2026). Exploring the nexus of stakeholder management, project performance and stakeholder satisfaction in Malaysian residential building projects: a PLS-SEM approach. Engineering, Construction and Architectural Management, 33(3), 2089–2117. https://doi.org/10.1108/ECAM-03-2024-0367

Al Naqbi, K. K. M., Ojiako, U., Al-Mhdawi, M. K. S., Chipulu, M., & Dweiri, F. T. (2025). How Different Stakeholders Perceive Benefits, Challenges, and Barriers in the Implementation of Green Technology Projects. Sustainability (Switzerland), 17(21), 1–25. https://doi.org/10.3390/su17219849

Ali, F., & Haapasalo, H. (2023). Development levels of stakeholder relationships in collaborative projects: challenges and preconditions. International Journal of Managing Projects in Business, 16(8), 58–76. https://doi.org/10.1108/IJMPB-03-2022-0066

Banobi, E. T., & Jung, W. (2019). Causes and mitigation strategies of delay in power construction projects: Gaps between owners and contractors in successful and unsuccessful projects. Sustainability (Switzerland), 11(21), 1–16. https://doi.org/10.3390/su11215973

Bowen, G. A. (2009). Document Analysis as a Qualitative Research Method. Qualitative Research Journal, 9(2), 27–40. https://doi.org/10.3316/QRJ0902027

Celik, T., & Budayan, C. (2016). How the Residents are Affected from Construction Operations Conducted in Residential Areas. Procedia Engineering, 161, 394–398. https://doi.org/10.1016/j.proeng.2016.08.580

Creswell, J. W., & Poth, C. N. (2024). Qualitative Inquiry and Research Design: Choosing Among Five Approaches (p. 552). SAGE Publications.

Debelo, E. D., & Weldegebriel, Z. B. (2022). Effect of Contractor – Subcontractor Relationship on the Performance of Construction Project: A Case Study of Dire Dawa Construction Projects. American Journal of Civil Engineering, 10(2), 31. https://doi.org/10.11648/j.ajce.20221002.11

Fridkin, S., & Kordova, S. (2022). Examining Criteria for Choosing Subcontractors for Complex and Multi-Systems Projects. Sustainability (Switzerland), 14(22), 1–16. https://doi.org/10.3390/su142214988

Gamage, A. N. K. K. (2022). Importance of Effective Communication to Minimize Disputes in Construction Projects. Scholars Journal of Engineering and Technology, 10(7), 128–140. https://doi.org/10.36347/sjet.2022.v10i07.002

Hua, Y., Wang, Y., Fu, Y., & Guo, W. (2025). Mitigating the Transaction Costs of Project Subcontracting Management: The Heterogeneous Effect of Behavior Control and Outcome Control. Buildings, 15(18), 1–19. https://doi.org/10.3390/buildings15183300

Huo, X., Gao, S., & Zhang, H. (2025). The impacts of project uncertainty and relationship conflict on relationship continuity in construction: The role of political skill. Plos One, 20, 1–17. https://doi.org/10.1371/journal.pone.0334555

Irfan, M., Thaheem, M. J., Gabriel, H. F., Malik, M. S. A., & Nasir, A. R. (2019). Effect of stakeholder's conflicts on project constraints: a tale of the construction industry. International Journal of Conflict Management, 30(4), 538–565. https://doi.org/10.1108/IJCMA-04-2019-0074

Manuputty, N. A., & Nursin, A. (2023). The Effect of Project Communications Management on Project Time Performance. Applied Research on Civil Engineering and Environment (ARCEE), 4(1), 9–21. https://doi.org/10.32722/arcee.v4i01.4798

Ng, S. T., & Tang, Z. (2010). Labour-intensive construction sub-contractors: Their critical success factors. International Journal of Project Management, 28(7), 732–740. https://doi.org/10.1016/j.ijproman.2009.11.005

Olawale, Y. A., & Sun, M. (2010). Cost and time control of construction projects: Inhibiting factors and mitigating measures in practice. Construction Management and Economics, 28(5), 509–526. https://doi.org/10.1080/01446191003674519

Rajapakshe, W. (2025). Critical risk factors influencing the management of disruptions in construction projects: Insights from recent challenges in Sri Lanka. Social Sciences and Humanities Open, 12, 101748. https://doi.org/10.1016/j.ssaho.2025.101748

Shehadeh, A., & Alshboul, O. (2025). Game Theory Integration in Construction Management: A Comprehensive Approach to Cost, Risk, and Coordination under Uncertainty. Journal of Construction Engineering and Management, 151(5). https://doi.org/10.1061/JCEMD4.COENG-15109

Sourav, M. M. I., Russedul Islam, M., Mohibur Rahman, S., & Istiak Jahan, M. (2025). Heterogeneity in stakeholder's perceptions on delays in infrastructure projects: scenario of Bangladesh. Engineering, Construction and Architectural Management, 32(6), 3883–3913. https://doi.org/10.1108/ECAM-04-2023-0330

Tariq, J., & Gardezi, S. S. S. (2023). Study the delays and conflicts for construction projects and their mutual relationship: A review. Ain Shams Engineering Journal, 14(1), 101815. https://doi.org/10.1016/j.asej.2022.101815

Utama, W. P., Sikumbang, N., Warman, H., Zulherman, Z., Fuadi, A. B., & Agus, E. (2024). Kajian Eksploratori Hubungan Praktik Komunikasi dan Hasil Proyek Konstruksi di Sumatera Barat. Jurnal Teknik Sipil, 31(2), 219–226. https://doi.org/10.5614/jts.2024.31.2.12

Yang, Y., Wei, Z., & Zhang, Z. (2023). Stakeholder Relationship in Construction Projects: A Mixed Methods Review. Buildings, 13(12), 1–20. https://doi.org/10.3390/buildings13123122

Yin, R. K. (2018). Case Study Research and Applications: Design and Methods (p. 319). SAGE Publications.

Zara, J., Nordin, S. M., & Isha, A. S. N. (2023). Influence of communication determinants on safety commitment in a high-risk workplace: a systematic literature review of four communication dimensions. Frontiers in Public Health, 11, 1–24. https://doi.org/10.3389/fpubh.2023.1225995