Examining the dynamics of contract incompleteness in building project : a case study of Myanmar | |
| Author | Shoon Lae Thu |
| Call Number | AIT Thesis no.CM-26-09 |
| Subject(s) | Construction contracts--Myanmar--Case studies Construction industry--Myanmar--Case studies Social responsibility of business--Myanmar |
| Note | A thesis submitted in partial fulfillment of the requirements for the Degree of Master of Engineering in Construction, Engineering and Infrastructure Management |
| Publisher | Asian Institute of Technology |
| Abstract | This study investigates the prevalence and impact of contract incompleteness within building projects in Myanmar’s construction industry. As industry experiences growth, local firms frequently rely on poorly drafted in-house contracts that fail to address critical project contingencies, leading to systemic risks in time, cost, and quality. The primary objectives were to analyze common forms of incompleteness, examine their effects on project performance, and provide practical recommendations for improvement while comparing the dynamics between Yangon and Mandalay.A qualitative multiple-case study design was employed, focusing on six building projects exceeding five stories. Data collection involved semi-structured interviews with 12 project managers and engineers, supplemented by site observations and the analysis of contract documents and project reports. The qualitative data was processed using thematic analysis to identify recurring patterns of contractual gaps and outcomes.The results reveal several gaps of the cases studied, including a total lack of payment security mechanisms, no late payment interest provisions, and the absence of objective quality testing protocols. Design inconsistencies, specifically clashes between architectural and structural drawings, were identified as a leading factor of incompleteness. These contractual failures serve as a primary driver for poor outcomes, resulting in schedule delays and average cost overruns. Regional analysis highlights that Yangon projects are more affected by dense urban site constraints and government budget cycles, whereas Mandalay projects frequently encounter underground unforeseen conditions and administrative role ambiguity regarding permits and as-built documentation. Furthermore, the lack of structured financial formulas and formal change management protocols forces a heavy reliance on informal verbal instructions and reactive negotiations.To mitigate these risks, the research recommends the mandatory inclusion of financial guardrails, such as price adjustment formulas and formal variation protocols. These findings demonstrate the value of the study by providing a clear framework for improving contractual clarity and project success in Myanmar\'s evolving construction landscape. |
| Year | 2026 |
| Type | Thesis |
| School | Faculty of Civil and Environmental Engineering (2026) |
| Department | Other Field of Studies (No Department) |
| Academic Program/FoS | Construction Engineering and Infrastructure Management (CEIM) |
| Chairperson(s) | Santoso, Djoen San; |
| Examination Committee(s) | Avirut Puttiwongrak;Bhatt, Ayushman; |
| Scholarship Donor(s) | Loom Nam Khong Pijai (GMS) Scholarship; |
| Degree | Thesis (M. Eng.) - Asian Institute of Technology, 2026 |
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