Cape Peninsula University of Technology Digital Knowledge CPUT Theses & Dissertations Theses & Dissertations 1-1-2008 An investigation into the effectiveness of theinspectorate in the South African home buildingindustry Sinethemba Mpambane Cape Peninsula University of Technology Recommended Citation Mpambane, Sinethemba, "An investigation into the effectiveness of the inspectorate in the South African home building industry" (2008). CPUT Theses & Dissertations. Paper 40. http://dk.cput.ac.za/td_cput/40 This Text is brought to you for free and open access by the Theses & Dissertations at Digital Knowledge. It has been accepted for inclusion in CPUT Theses & Dissertations by an authorized administrator of Digital Knowledge. For more information, please contact barendsc@cput.ac.za. AN INVESTIGATION INTO THE EFFECTIVENESS OF THE INSPECTORATE IN THE SOUTH AFRICAN HOME BUILDING INDUSTRY By SINETHEMBA MPAMBANE A DISSERTATION PRESENTED TO THE HIGHER DEGREES COMMITTEE OF CAPE PENINSULA UNIVERSITY OF TECHNOLOGY IN FULFILMENT OF THE REQUIREMENTS FOR THE DEGREE OF MAGISTER TECHNOLOGIAE: CONSTRUCTION MANAGEMENT CAPE PENINSULA UNIVERSITY OF TECHNOLOGY 2008 i Copyright 2008 By SINETHEMBA MPAMBANE ii DDEDICATION This Dissertation is dedicated to my late grandmother Makhomba. iii ACKNOWLEDGMENTS On completion of this dissertation I would like to acknowledge the following people: I am thankful to Prof Theo C. Haupt, my supervisor for giving me guidance and advice, and for having faith and confidence in me. His patience in reading draft after draft of every paper, proposal and idea I wrote did not go in vain. No one should be subjected to the torture of reading my first attempts at technical writing, and thanks for doing that Many people in the faculty and staff of the Cape Peninsula University of Technology assisted and encouraged me in various ways during the course of my studies. Special thanks go to Charlene May for everything she has done in ensuring that this study is successful. My studies would not have been the same without the social and academic challenges and diversion provided by all my student-colleagues in the Department of Built Environment from undergraduate, special thanks go to David, Sarah, Ndihokubwayo, William, Ferdinand, Kholosa and Coleen. My gratitude is extended to my mother Lindiwe, my sister Jabulile, my brother Lwandile (Mhlaba) and who have always been around me providing support as required. Special thanks to Thumeka, Ntsiki, Vuyelwa, Babalwa, Nazo, Bekithemba,Yanga,Khaya, Masilakhe, Andile, Bubele, Langeni and Luncedo thank you for your support . My sincere appreciation to Nolundi thank you for your continuous support and encouragement To Oriel Matlaupane thank you Sir you are the best. iv TABLE OF CONTENTS page ACKNOWLEDGMENTS ............................................................................................................. iv LIST OF TABLES......................................................................................................................... ix LIST OF FIGURES .........................................................................................................................x LIST OF ABBREVIATIONS........................................................................................................ xi ABSTRACT................................................................................................................................. xii INTRODUCTION ...........................................................................................................................1 Background to the Study ..........................................................................................................1 Criteria necessary for an effective inspectorate.................................................................2 Knowledge of legislation ...........................................................................................2 Qualifications, education and experience...................................................................3 Methods and styles of enforcing compliance.............................................................5 Problem statement ....................................................................................................................6 Hypothesis ...............................................................................................................................6 Objectives ................................................................................................................................7 Research Methodology .............................................................................................................7 Limitations...............................................................................................................................8 Assumptions .............................................................................................................................8 Significance of the Research ....................................................................................................8 Ethical Statement ......................................................................................................................8 Structure of the Thesis..............................................................................................................9 Definitions of Key Terms and Concepts ..................................................................................9 CHAPTER TWO ...........................................................................................................................10 REVIEW OF RELATED LITERATURE.....................................................................................10 Introduction............................................................................................................................10 Housing crisis .........................................................................................................................10 Housing quality ...............................................................................................................12 Construction quality failure.............................................................................................14 Housing inspection .................................................................................................................15 Role of Inspections..........................................................................................................16 Benefits of inspection......................................................................................................17 The inspection process ....................................................................................................18 Building inspectors..........................................................................................................20 Barriers to inspection.......................................................................................................20 v Skills shortage .................................................................................................................20 Administrative Conflicts .................................................................................................21 Administrative Delay.......................................................................................................21 Excessive Fees.................................................................................................................21 Other Challenges .............................................................................................................21 Sources of inspection process barriers ............................................................................22 Criteria necessary for an effective inspectorate......................................................................22 Knowledge of legislation.................................................................................................22 Building regulations and standards .................................................................................22 The Purpose of Regulations .....................................................................................24 Benefits of Building Regulations .............................................................................25 Building Code Enforcement Practices and Strategies.....................................................25 Enforcement of Building Regulations......................................................................26 Local municipal enforcement,..................................................................................27 State agency enforcement.........................................................................................27 Privatization .............................................................................................................28 Enforcement ....................................................................................................................29 Regulators that do not enforce.........................................................................................30 Conciliators.....................................................................................................................30 Diagnostic Inspectorates..................................................................................................31 State Government Regulators..........................................................................................31 Regulators that Enforce ...................................................................................................31 Token enforcers...............................................................................................................31 Modest enforcers .............................................................................................................31 Mandatory and voluntary enforcement approaches .................................................32 Consensual neglect...................................................................................................33 Regulatory overload .................................................................................................33 Cutting corners .........................................................................................................34 Penalties are little known .........................................................................................34 Inappropriate enforcement regime ...........................................................................34 Inadequate resources for enforcement......................................................................34 Qualifications, education and experience........................................................................35 Population Serviced..................................................................................................36 The Role of Education.....................................................................................................36 Chapter Summary ...................................................................................................................37 CHAPTER 3 .................................................................................................................................38 RESEARCH DESIGN...................................................................................................................38 Introduction............................................................................................................................38 Research Design .....................................................................................................................39 Qualitative research.........................................................................................................39 Types of qualitative research....................................................................................40 Qualitative data ........................................................................................................40 Quantitative Research......................................................................................................41 Combining qualitative and quantitative approaches........................................................43 vi Research interviews.........................................................................................................45 Semi- structured interview .......................................................................................48 Survey Research ..............................................................................................................49 Credibility..............................................................................................................................49 The Role of the Researcher.....................................................................................................50 Bias ........................................................................................................................................51 Data Collection .......................................................................................................................51 The choice of data collection method.....................................................................................51 Sampling procedures ..............................................................................................................52 Rational for the Questioner design .........................................................................................52 Chapter summary....................................................................................................................53 CHAPTER 4 .................................................................................................................................54 EMPIRICAL ANALYSIS OF PRIMARY DATA - CONTRACTORS .......................................54 Introduction............................................................................................................................54 Contractor Sample profile ...............................................................................................54 Source of work ................................................................................................................55 Contractors interaction with inspectors...........................................................................55 Frequency of visits to sites by inspectors........................................................................56 Information typically required during inspection............................................................57 Communication of feedback by inspectors to contractors ..............................................57 Co-ordination of inspection programmes........................................................................58 Frequency of useful advice from inspectors....................................................................59 Level of competence and/or knowledge of inspectors ....................................................60 Type of Approach used by inspectors .............................................................................61 Consistency of inspectors ................................................................................................61 Regulatory enforcement ..................................................................................................64 Characteristics of inspectors............................................................................................65 Chapter summary....................................................................................................................66 CHAPTER 5 .................................................................................................................................67 EMPIRICAL ANALYSIS OF PRIMARY DATA - INSPECTORS ............................................67 Inspector Sample profile.........................................................................................................67 Experience .......................................................................................................................67 Inspectorate functions......................................................................................................69 Execution of responsibilities ...........................................................................................71 Improvement of workmanship ........................................................................................71 Stylistic differences of inspectors....................................................................................72 Experience and Education ...............................................................................................73 Elements important for effective inspectorate.................................................................74 Chapter Summary ...................................................................................................................76 CHAPTER 6: ................................................................................................................................77 vii SUMMARY, CONCLUSIONS AND RECOMMENDATIONS..................................................77 Summary................................................................................................................................77 Hypothesis Testing .................................................................................................................78 Hypothesis 1 ....................................................................................................................78 Hypothesis 2 ....................................................................................................................78 Hypothesis 3 ....................................................................................................................79 Hypothesis 4 ....................................................................................................................80 Conclusion ..............................................................................................................................80 Recommendations..................................................................................................................82 APPENDIX A:..............................................................................................................................83 PERMISSION OF THE USE OF INFORMATION .....................................................................83 APPENDIX B ...............................................................................................................................84 CONTRACTOR QUESTIONNAIRE ...........................................................................................84 APPENDIX C ...............................................................................................................................94 INSPECTORS QUESTIONNAIRE ..............................................................................................94 REFERENCES ..............................................................................................................................99 viii LIST OF TABLES Table page Table: 3.1 Comparisons of Qualitative and Quantitative Methodologies......................................44 Table 4.1 Interaction with inspectors.............................................................................................56 Table: 4.2 Frequency of visits to sites by inspectors .....................................................................56 Table 4.3 Co-ordination of inspection programmes ......................................................................59 Table 4.4 Frequency of useful advice from inspectors..................................................................60 Table 4.6 Level of consistency ......................................................................................................63 Table 8: Characteristics of inspectors............................................................................................65 Table 5.1 Inspectorate function......................................................................................................70 Table 5.2 Execution of inspectorate responsibility........................................................................71 Table 5.3 Extent to which inspectors could improve workmanship..............................................72 Table 5.4 Stylistic differences of inspectors..................................................................................72 Table 5.6 Elements important for effective inspectorate...............................................................75 Table 5.7 Familiarity with document.............................................................................................76 ix LIST OF FIGURES Figure page Figure 4.1 Source of work .............................................................................................................55 Figure 4.3 Communication of feedback by inspectors to contractors ...........................................58 Figure.5.1 Inspector qualifications ................................................................................................68 Figure 5.2 Years of experience as inspectors.................................................................................69 Figure 5.3 Years of experience in construction .............................................................................69 x LIST OF ABBREVIATIONS NHBRC National Home Building Registration Council SANS South African National Standards NBR National Building Regulations xi Abstract of Dissertation Presented to the Higher Degrees Committee of the Cape Peninsula University of Technology in Fulfillment of the Requirements for the Degree of Magister Technologiae: Construction Management AN INVESTIGATION INTO THE EFFECTIVENESS OF THE INSPECTORATE IN THE SOUTH AFRICAN HOME BUILDING INDUSTRY By SINETHEMBA MPAMBANE December 2007 Supervisor: Prof. Theodore Conrad Haupt Faculty: Engineering Department: Built Environment The lack of protection for prospective homeowners from inferior workmanship in homebuilding has led the South African government to introduce legislation that give inspectors powers to enforce compliance with building regulations in order to address this shortcoming. In spite of this endeavor the home building industry still produces houses built with many structural problems caused by poor workmanship. The National Home Building Registration Council (NHBRC) has spent large sums annually on remedial works. It is against this background that this research project has been conducted. The study sought to establish criteria necessary for and barriers to an effective inspectorate function in the South African home building industry. Both qualitative and quantitative research methods were used for the study, including interviews, and knowledge, attitudes, and perception (KAP) surveys of relevant stakeholders such as inspectors and homebuilders. The study presents the perceptions and opinions of building contractors on their interactions with building inspectors in the housing industry. The study demonstrates that having dealings with the inspectorate at various levels does not necessarily mean that, for example, newly constructed houses will be inspected on a more regular basis. xii The findings of this study provide baseline data for inspectorate departments and researchers, thereby contributing to understanding the importance of an effective inspectorate in the homebuilding industry. The primary study conclusion is that homebuilding contractors do not have regard for the competence and levels of knowledge of inspectors given that these are evidently lacking. The preferred characteristics of inspectors were helpfulness, trustworthiness, fairness and being knowledgeable and thorough. It is clear that one of the major challenges facing the home building inspectorate in South Africa is the lack of competent and knowledgeable inspectors to insure adherence to the National Building Regulations and specifications by building contractors. Considering that the majority of South African contractor in the housing sector are emerging contractors it is imperative that the inspectorate play a developmental role by providing them with useful advice more frequently than is currently the case. If continuous training on technical maters of both inspectors and contractors is applied the desired quality standards and workmanship in the homebuilding industry can be attained. xiii CHAPTER 1 INTRODUCTION Background to the Study One of the major socio-economical challenges facing South African society is the provision of adequate housing for a large proportion of its population. Over the past several years millions of Rands have had to be allocated by the South African government to facilitate repairs. These funds should never have been necessary in the first place, while hundreds of thousands of people were still waiting for houses, which had not been built. A case in point is that the National Home Building Registration Council (NHBRC) spent more than R10 million on remedial works during the 2004 year (NHBRC, 2005). When so many persons are without a shelter it is unacceptable that funds, which should have gone towards first time shelter, are being diverted to repairs of existing dwellings (Cole, 2003). Despite the fact that there is a large pool of technical and legislative information on the structural aspects of house construction, (namely the correct application of materials and technologies as well as the relevant minimum standard requirements), intolerable construction quality affecting the integrity of buildings is evident throughout the entire spectrum of the housing market from low- to high- income housing. (Mahachi et al, 2001). It is generally understood that the purpose of building legislation is to protect the public against inferior workmanship and inappropriate construction methods (SABS 0400, 1990). Building inspectors are an integral part of the construction process, ensuring that the quality of construction and health and safety of occupancy remain top priorities (National Technical Information Service, 2000). They work to ensure that National 1 Building Regulations are followed and met by construction contractors. They also act as advisors to contractors and the general public with respect to the proper procedures in matters dealing with construction and building regulatory requirements (Pheng, 2004). Inspectors are responsible for overseeing the healthy and safe construction of buildings, residential dwellings and other structures. As partners in the effort to improve worker appreciation of appropriate building practices in construction, the role and the importance of building inspectors cannot be overlooked (Robinson 2000). According to Caldeira (2005) inspections are worthless if they do not help solve current quality issues. Because all buildings are complex structures comprising many different interacting elements, defects and deficiencies in one element will usually have an impact on others. It is therefore not enough just to analyze defects in isolation. Building inspectors also consider the consequences that may follow from an obvious defect or deficiency. Criteria necessary for an effective inspectorate Knowledge of legislation "The best legislation and contracts will be of little use if those responsible for monitoring compliance with the workplace fail to carry out their tasks." (Yates, 2002: 04) Expertise in any one area in the building industry is commonplace. Unfortunately this is usually limited to knowledge of technical issues. It is rare to find someone with technical expertise and a sound understanding of the applicable legislation. It is for this reason, that if a building inspectorate organization decides to go down the path of enforcing its legislation, then it is more efficient to provide technical support to trained inspectors than to try and train technical experts in the skill of investigation. A technical 2 expert can easily identify a technical breach. However, linking that breach to the legislation and preparing the case for presentation at a court or other formal hearing in a legally admissible form is not so simple. Simply knowing that a homebuilder has done something wrong is not good enough (King, 2002). Research has shown that the effectiveness and implementation of regulations largely determines the risks to which society is exposed (Otway et al., 1985). In South Africa, the SANS 10400:1990 formally known as SABS 0400 (1990) that is a document issued by the South African Bureau of Standards contains the relevant regulations and the deemed-to-satisfy rules relative to construction. These formed the basis for the development of the National Home Building Registration Council (NHBRC) home building manual. The intent of the building regulations in South Africa is to provide an acceptable level of safety, health and welfare during the design, construction and use of buildings. However, it has been observed that the prescriptive approach to health and safety assurance has worked well for certain hazards but failed to address others. Furthermore, it lacks mechanisms for balancing efforts to address many sources of potential risks (Mahachi, 2001). According to Parker (1994) workmanship is at least as important (if not more so) as any other factors in structural damage. If enforced, building regulations may ensure that key techniques are followed, and high standards of workmanship are obtained. Qualifications, education and experience In almost any field of endeavor, it is widely accepted that education plays a key role in professional development. The qualifications and professional status of building inspectors were identified as a major concern in a study by the Business Roundtable 3 (1989) that examined factors affecting the ability of building departments to administer and enforce building regulations effectively. A lack of adequately trained personnel in building departments contributed to inconsistent administration and enforcement of building codes and unwarranted delays resulting in increased project costs and needless aggravation. According to the Business Roundtable (1989) building regulation- enforcement education and in-service technical training can increase and standardize skills of the inspectors. Sigcawu (2000) pointed out that appropriate training of both inspectors and built environment professionals is of the utmost importance to understanding building regulations. Inspectors, standards setting bodies and the professions not only ensure that standards are adhered to but that they remain relevant. In the technical functions of enforcement of regulations, namely plans examination and inspection. It is not uncommon for a local government to require a background in the construction trades when recruiting and appointing building inspectors. Many small localities also require the building inspector to be responsible for fire, electrical, plumbing, and other inspections. Though an inspector may be proficient in his own field of expertise, a lone construction journeyman is unlikely to have adequate experience in all these areas. The average inspector typically is one without intensive academic qualifications but with experience working as a construction tradesperson. Many inspectors were formerly plumbers, electricians, or builders. In recent years, as colleges and universities developed relevant courses, some practitioners have come into the field directly from associate degree programs in construction technology. For the most part, however, the inspector ranks are comprised of persons with little formal education beyond a high 4 school certificate. All this underscores the need for education and training of the inspectorate (The Business Roundtable, 1989). Methods and styles of enforcing compliance May (2003) defines enforcement styles as the character of the day- to – day interaction of inspectors with homebuilders. Are they friendly and helpful, skeptical and questioning, or threatening and picky? Like any other regulatory setting inspection is primarily aimed at preventing harm in the first place. Building inspections aim at identifying and rectifying problems. Stated differently, inspectors expect to find problems for which the inspection process is typically viewed by both inspectors and homebuilders as a form of quality control. The setting of this research project is the regulation of the safety of buildings, with particular attention to requirements for the construction of new homes. The study examines the influence of different styles or philosophy of building inspectors and the factors affecting compliance of homebuilders with building regulations. There are two recognizable styles of enforcement of regulations which are apparent and have been in practice over the last number of years, namely “the compliance” style (business-friendly) based on maintaining mutually beneficial relationship between the inspector and the homebuilder to encourage compliance and the “formalism” style (by the book), being clear about the rules and expectations, which focuses on imposing punishment for breach of regulations to prevent future transgression. According to Burby et al., (1999) the issue of regulatory burden relates less to enforcement efforts and more to choices about the philosophy and strategy for enforcement. Enforcement philosophy is the more fundamental consideration in the 5 inspection process. Inspectors are not always explicitly decisive with the philosophy that they choose to use but their actions and the strategies of enforcement that they use set the overall tone and signal the inspector’s philosophies of enforcement. Problem statement The research problem may be stated as: In spite of relevant legislation that give building inspectors powers to enforce building regulations, ensure the quality of houses built and the health, safety and welfare of occupants or end users, the home building industry still produces houses built with many structural problems that can potentially endanger the lives of the occupants. Hypothesis Hypothesis 1 Lack of inspections by the building inspectorate results in poor workmanship. Hypothesis 2 Inspectors are not adequately and appropriately qualified to conduct effective inspections of houses. Hypothesis 3 Inspectors do not know the National Building Regulations well enough to enforce them effectively. Hypothesis 4 The manner in which building inspectors enforce regulations influences compliance with building regulations 6 Objectives The primary objective of the study is to investigate the effectiveness of the inspectorate within the South African home building industry. This goal will be achieved through the following specific objectives, namely 1. To examine the role and responsibilities of inspectors in home building and barriers to effective functioning of the inspectorate to determine the extent to which inspectors carry their responsibilities. 2. To establish the current status of inspectorate qualifications, educational and experience background to determine the level of competence within the inspectorate. 3. To study the importance of knowing the National Building Regulations in the inspectorate function. 4. To investigate the stylistic differences among inspectors in regulatory compliance to explore a wide range of instruments and tools to apply and enforce building regulations. Research Methodology A triangulated approach will be used in the research. Both quantitative and qualitative research methodologies will be used. The purpose of this approach is to bring different viewpoints to the research, which may ultimately influence its findings. The triangulated approach has the potential of enriching as well as cross-validating the research findings (Irumba et al., 2004). An extensive review of relevant literature will be conducted to develop a theoretical framework against which the findings of the study can be compared. During the research, questionnaires and interviews and will be the primary instruments to collect quantitative data from selected representatives samples that will include inspectors and contractors in the housing construction sector. Conclusions will be drawn from the recommendations formulated from the findings of the research. 7 Limitations The study will be restricted to the Western Cape and Gauteng provinces, and focus on the housing sector of the construction sector. The time period for this research is between February 2005 and December 2007. Assumptions It is assumed that industry stakeholders will provide meaningful information with respect to the research topic. Significance of the Research In many developing countries including South Africa housing is one of the challenges facing government daily. Building inspectors are an integral part of the construction process of houses, ensuring that safety of occupancy remains top priorities. This study intends to contribute to increasing existing knowledge in the field of building regulatory enforcement. The findings of the research can assist in addressing the challenges of poor workmanship and non-compliance with National Building Regulations in the housing sector Ethical Statement To comply with internationally accepted ethical standards no names of individuals or organizations will be recorded on research instruments. In this way no individual or organization will be linked to a particular completed research instrument, thus assuring anonymity. No compensation will be paid to any respondents for participating in the study. Quality assurance will be done with respect to the following aspects: • General conduct and competence of interviewers; • Correctness and completeness of questionnaires if used, especially where open ended questions are concerned; • Quality of data capturing done by encoders; and 8 • Frequency distributions will be run to check that all variables contain only values in the accepted range and variable labels. Structure of the Thesis The thesis is structured as follows • Chapter one - presents the introduction and the background of the research study. • Chapter two - the relevant literature review to develop a theoretical framework against which the findings of the study can be compared. • Chapter three - the methodology used in the study and the choice of research technique employed are described in detail. • Chapter four and five - key findings are presented, discussed and compared against the reviewed literature. • Chapter six – the hypotheses are tested, the study concluded, recommendations formulated and areas for future study suggested. Definitions of Key Terms and Concepts The following definitions are specifically explained in the context in which they are used within the study: • House/home means any dwelling unit constructed for residential purposes (NHBRC, 1998). • Homebuilder means a person who carries on the business of home building (NHBRC, 1998).. • Inspector refers to any one whose task is to asses the compliance, adequacy and eligibility of housing projects with the laws and regulations in force (NHBRC, 1998). • National Building Regulations means The National Building Regulations promulgated in terms of the National Building Regulations and Standards Act, 1977 and published in Government Gazette No 9613 dated 1 March 1985 and any subsequent revisions published (SABS, 1990) • SABS 0401-1990: Code of Practice for the construction of dwelling house in accordance with the national building regulations (Freeman,1985 ) 9 CHAPTER TWO REVIEW OF RELATED LITERATURE Introduction This chapter provides the theoretical framework to the study by reviewing the existing literature and justifies the necessity of this research. One of the major socioeconomical challenges facing South African society is the provision of adequate housing for a large proportion of its population. The lack of protection for prospective homeowners from inferior workmanship in homebuilding has led the South African government to introduce legislation (National Building Regulations and Building Standards Act 103 of 1977 and Housing Consumer Protection Measures Act No.95 of 1998) to empower inspectors to enforce compliance with building regulations in order to address this shortcoming. In spite of this endeavor the home building industry still produces houses built with many structural problems caused by poor workmanship. In this chapter literature is reviewed concerning various housing and building inspectorate functions. This review will highlight issues and guide the research study to clarify building regulatory enforcement and compliance issues and determine if the building inspectorate is effectively carrying out their duties. Housing crisis According to the Housing White Paper of December 1994, the South African government aimed to establish a sustainable housing process to eventually enable all South Africans to obtain housing with secure tenure in a safe and healthy environment and. this should be done in a manner that would make a positive contribution to a non- racial, non-sexist, democratic and integrated society within the shortest possible time frame. There is broad consensus on the fact that housing plays an importance role in 10 everyone’s quality of life and health, with respect to considerable economic, social, cultural and personal significance (Erguden, 2001).The provision of adequate shelter for an ever-increasing population is a high priority on the agenda of the South African government, because it also creates jobs, improves productivity and raises income (Watermeyer, et al, 2003). The home building industry in South Africa accounts for more than 25 % of the expenditure on construction. With the current rates of urban growth and the inability of housing delivery systems to cope with the need in developing countries, the housing crisis is likely to increase in the future. It is estimated that in the next 2 decades, about 35 million units need to be constructed annually to accommodate newly formed households and replacement of inadequate units in urban areas. About 95,000 housing units need to be completed daily in the urban areas of developing countries. Roughly two thirds of this development is estimated to take place in the Asia and the Pacific region, 16 per cent in South America and the Caribbean, 11 per cent in Sub Saharan Africa and 8 per cent in North Africa and the Middle East. Africa, being the least urbanized but fastest urbanizing continent has, needless to say, a great challenge in improving housing conditions. While there were 8 cities in Africa with populations of more than 1 million in 1975, there are now 40 cities in this category (Erguden, 2001). According to van der Bos and Meijer (2005) promoting sufficient housing is an important responsibility of the government. This responsibility is not only limited to the amount of housing but also concerns the quality of housing. In the past decades, the concern more and more shifted from the quantity of housing to the quality of housing. 11 Despite considerable progress that has been achieved in the South African housing sector in the past decade in policy formulation, there is a widening gap between policy formulation and the implementation process, and the status of low- cost housing delivery is far beyond being satisfactory (Watermeyer et al, 2003). A study by Mbachu and Nkado (2004) recommends a critical review of the functions of the National Home Builders Registration Council (NHBRC) in respect of the routine inspections of the quality of materials and workmanships by the team of the NHBRC inspectors. Such a review is needed to address the problems of poor quality materials and workmanship complained about by housing beneficiaries. In South Africa many instances of unacceptable construction quality within the home building industry are apparent throughout the low to high – income spectrum of the housing industry (Mahachi, 2004). Studies have showed that 40% of faults in home building relate to site work and fewer than 10% to materials quality. Housing quality Achievement of acceptable levels of quality in the construction industry has long been a problem. Considerable amounts of time, money and resources are spent inefficiently to construct inferior quality and less durable houses. The situation is even worse in the case of mass housing projects targeted at low and middle income groups (Kazaz, et al., 2005). According to Djebarni and Al-Abed (1998) the word and the concept of “quality” means different things to different people. This difference has to the production of various interpretations of its meaning and countless definitions. Actually, “quality” has been given almost any interpretation that a researcher, a writer, or a reader put on it. As a result, there is no consensus on the definition used to define and measure housing quality. 12 Definitions of “quality” have often been reliant on the approach of the researcher and consequently, they are most of the time operational definitions. Each definition attempts to be comprehensive. However, each one has its own problems and shortcomings in some respects, as each one views quality from a particular angle. It must be recognised that these many definitions are important threads which run towards the same purpose to widen and enlarge the human understanding on the subject. Lawrence (1995) summarized different research approaches to quality as follows: • Research that places emphasis on the individual’s opinion, be it that of an architect, a contractor, or an occupier. By this approach, people are meant to assess a particular environment using behavioral research methods; • Research about the material/quantifiable characteristics of housing, especially in terms of the external appearance of residential buildings and their functional, technical, and construction components; • Research of the supply of housing in terms of the annual construction output, of the cost of new residential buildings, of the rationale and effects of housing construction grants to public authorities and private firms, and of housing subsidies and allowances to households. Lawrence suggests that an integrated approach to housing quality should be adopted and it is best to use multiple criteria to measure “quality”. Morris (1972) identified three areas of housing quality: • Structural quality, which refers primarily to durability of the house; • Service quality, which is concerned with the kinds of equipment, facilities, and conveniences which the dwelling provides; and • The state of maintenance and caretaking. While quality has many meanings, at the end of the day it is a “bottom line” issue. It might be incorrect to think of quality as only gold plating, or as a “degree of excellence”. In housing construction, providing quality control requires an expenditure which has been reported to range from approximately 1% to 5% of total project costs. 13 From the study by Naoum and Behbehani (2005) it is evident that quality is the key for achieving customer satisfaction. In the extremely competitive housing market many contractors offer broadly the same range of houses. The principal differentiating factor, in the eyes of consumers is often the quality of the final product. Construction quality failure When a structural failure occurs in a house it often does not denote failire in the entire structure rather implies performance of remedial works. Remedial work, when in process, may cause damage to other work, which has already been completed. The costs, which have to be considered regarding faults in construction, inter alia, include the following: • Repair in cases where it is possible and replacement with new work in cases where repair is not possible • Reconstruction in cases where actual demolition may be necessary. • Reconstruction following demolition can also interfere with adjacent new work, and lead to problems of damage, dust, access, and making good the join between old and new work. • Delay in progress of the project may be one of the less obvious costs but is certainly a real one. A study conducted by Barber et al. (2000) reports rework as percentages of total value of work for a range of types of work on one major contract for the construction of residential apartment blocks. They show that the percentages are well below 10 per cent for most types, although percentages of 36 % and 11 % are reported. The study indicates that rework costs fell from 5 per cent to less than 1 per cent on the introduction of quality certification within one Australian contractor. Under the traditional prevention-appraisal failure (PAF) approach to cost of quality analysis, non-conformance costs are normally grouped into the following four categories: 14 • Prevention costs: stopping non-conformance from occurring, including education, training and process study; • Appraisal costs: stopping non-conforming products being shipped, including checks and grading to ensure specifications have been met; • Internal failures: costs incurred due to scrapping or reworking defective product or compensation for delays in delivery, etc.; and • External failures: costs incurred after delivery of a product to the customer ± costs of repairs, returns, dealing with complaints and compensation (ideally, this should also include loss of future business through customer Dissatisfaction Improperly constructed buildings can result in hazardous situations, or substantially reduce the life of buildings. The following hazards are highlighted by Blanford, Nelson and Wilcox, (1997) as hazards which result from improper construction they include the following: • Unstable or poorly installed foundations that can result in unsafe structures; • Structures which do not meet minimum weight-bearing requirements or seismic- related standards that could collapse; • Buildings not built to codes that may not withstand the force of winds. • Improper electrical installations and use of unapproved materials cause injury, deaths, and property loss. • Improper plumbing installations also create hazards within a structure and can contaminate water supplies. Housing inspection The term "housing inspection" is generally understood to mean a close-up observation of actual conditions that exist in a dwelling and on its premises. It is usually carried out by a trained, qualified, and competent appointed official to determine whether the observed conditions meet the minimum requirements specified by the local housing regulations or authorities. In cases where the minimum requirements are not met, the inspection procedure offers an opportunity to begin the necessary action to bring the existing conditions up to a level that will be acceptable under provisions of the regulations (NCEH, 2000). Inspectors are in the front line of service delivery, charged 15 with the day to day interpretation of building regulations and enforcement of regulations. Inspectors decide, subject to the purpose of any given inspection, what to inspect, what changes to require, and whether or not to issue stop work orders or formal notification of violation (May and Wood ,2003). May and Wood (2003) further state that building inspection differs in two key respects from other regulatory functions. For most regulatory functions the frequency and timing of inspections are highly variable because of employment limitations. Building inspections differ from the norm in that inspection of compliance to building regulations are both certain and frequent. Each newly constructed building structure is inspected at several points in the construction process in order to obtain an occupancy permit. A second difference is that whereas for most regulatory settings inspection is primarily aimed at preventing harm in the first place, building inspection is aimed at identifying and rectifying problems. Inspectors expect to find problems for which the inspection process is typically viewed by both inspector and homebuilders as a form of quality control. Role of Inspections According to Cordova and Webb (2005) the proper functioning of a society and economy is dependent upon the existence of appropriate approaches for ensuring that businesses comply with legislation and regulations. If these approaches are not in place, the protection of the public welfare can be significantly jeopardized, and the ability of citizens and businesses to carry on their everyday activities in a normal manner can be effectively undermined. Inspections conducted by public officials, when carried out in a fair, efficient and effective manner, with appropriate accountability, accessibility and transparency, play an important role. 16 Cordova and Webb (2005) also state that for inspections to be effective and credible, public transparency, accessibility, and accountability of the initiative and its ongoing operation is to be nurtured from the beginning. These concepts are expanded below namely: • Public transparency refers to the ability of members of the public, the private sector, and other interested stakeholders to obtain accurate and comprehensive information concerning how the program operates. Failure to provide such information leaves the program open to assertions that it is undermining public policy objectives, and that special arrangements are being made that favor some parties over others. • Accessibility refers to the ability of firms who are subject to the program or potentially so, and those that are benefited by the program, to participate in program decision-making in a meaningful and appropriate manner, including establishing the level of the standard. If, for example, a particular factory cannot determine who is administering a program, and cannot obtain the appropriate information to obtain a certificate, then the program is not accessible to that factory. If a worker or community member is negatively affected by the program’s operation, or wishes to bring a possible incident of non-conformity to the attention of those responsible for program administration, and cannot do so, then the program is not accessible to that stakeholder either. • Accountability refers to the answerability for a program’s operation, should problems arise. It is essential that the government and non-governmental parties responsible for program operation are clearly identified. In addition the consequence for failure to properly administer the process to ensure that the bodies responsible for program operation properly administer the program is provided. Whether based on a legislative framework or not, all alternative inspections should also consider an effective and visible government oversight function, often coupled with additional specialized inspection and review powers, in order to properly carry out the oversight function. Benefits of inspection The inspection procedure is considered a technique, which is used in concert with other techniques. It intended to improve continually the housing quality throughout the 17 housing sector. The inspection procedure, if properly used, is an effective tool in achieving code compliance. The following are the benefits of inspection identified by the National Center for Environmental Health (2000): • It provides a reasonably accurate measurement of actual dwelling and premises conditions to indicate improvement or slippage in housing quality when compared with previously collected data. • It provides a convenient opportunity for consultation to take place between the occupant and the inspector regarding conditions that do not meet code requirements. • It provides a means of measuring the effectiveness of techniques, such as use of neighbourhood improvement projects, which may also be employed to help improve community housing quality. • It provides information that can be later used if some form of legal action becomes necessary to bring about code compliance. The main focus of the inspection process is primarily related to the improvement of the housing quality rather than to the mere enforcement of a housing regulation (NCEH, 2000). The inspection process A comprehensive program of inspections is essential to successful code enforcement. An inspection is the single most effective way of insuring compliance with the building regulations (Blanford, et al, 1997). In addition, a program of inspections performs several other useful functions. It alerts building owners and users to the fact that the community is serious about building and fire safety standards. Building inspectors can be instrumental in educating building owners about proper construction practices and proper fire safety practices. Proper inspections help to protect the honest citizen from being victimized by the occasional builder who may wish to take ill advised short cuts. They also enable the unwary citizen using a private or public building to have confidence that regulations provisions designed for public safety have been met. 18 Once permits are issued and plans approved, the inspectors start conducting site inspections. Inspection staff is located in and work within their assigned geographic regions. Typically each site is to be visited periodically during construction or installation to monitor compliance with building codes. Routine inspections of building construction; and electrical, mechanical, and plumbing installations are done when the inspector is in the area. These visits are not scheduled. However, electrical permit holders must call to schedule rough-in and final inspections of electrical installations. These inspections are done to ensure electrical installations are inspected before the work is covered with insulation and wallboard (Blanford, et al, 1997). The minimum standards require local government code enforcement programs to provide for inspections during the course of construction for the purposes of observing the foundation, the structural elements, the electrical systems, the plumbing systems, the heating, ventilation and air conditioning systems, the fire protection and detection systems, and the exit features. In addition an inspection is required prior to the issuance of a certificate of occupancy or certificate of compliance where such is required by the minimum standards. A series of inspections conducted during the process of construction of a new structure or the alteration of an existing one is an effective method of enforcing the building construction provisions of the National Building Regulations (NBR). Ideally, the first construction “inspection” is a review of the construction drawings and plans. Careful attention by the reviewer at this stage can prevent difficulties at a later time. Subsequent discovery of problems which should have been found during plan review can result in embarrassment for the local code enforcement program and extra costs for the builder or owner. Problems may remain totally undetected and eventually 19 result in injury or economic loss. After plan review, construction inspections should be carried out at such times as will permit the observation of all critical elements of construction before they are hidden from view. The final inspection in the series will be one conducted prior to the issuance of a certificate of occupancy or certificate of compliance (Pataki and Treadwell, 1998) Building inspectors The inspectors are expected to be physically fit and adequately equipped to carry out inspections. Suitable equipment must be taken to site such as the tape measure. A checklist can be found in any text book or the guidelines issued by the relevant professional body. Inspector need to clear their minds before coming to site and understand the assessing criteria of the building safety attributes. The inspector must quickly become familiar with the layout and the conditions of the premises to be inspected (Lo and Cheng, 2003). Barriers to inspection Listokin and Hattis (2004) consider the following as potential administrative barriers related to building inspections Skills shortage Inspectors may not be adequately trained for their often technically demanding jobs. That, and inadequate experience, may foster inconsistent interpretation. Insufficient preparation and experience, and a fear of liability, may make inspectors “go by the book” instead of properly granting variations where necessary. 20 Administrative Conflicts Compounding the problem is the potential for administrative conflicts. The field versus back-office staff of the same code-administering office may not see eye to eye. The potential for disagreement is even greater between staff of different departments charged with code oversight, for example in South Africa the municipal inspectors and NHBRC inspectors. Administrative Delay Code administrative delays can add to costs. It may take far too long to issue a permit, schedule an inspection, or have a variation request reviewed. The threat of a stop- work order prompted by a code disagreement is frightening because it can stop the progress of construction in its tracks. Delays also may ensue if the building regulations requirements are not well coordinated with other regulations (for example, zoning and environmental) imposed on the housing development industry. Excessive Fees Excessive fees can unnecessarily add to costs. Theoretically, the building code fees should merely recover outlays for code review, inspection, and other services. In fact, local units of government may impose high building code fees as a separate profit center. Other Challenges Corruption may further becloud building code administration. Sadly, bribery is a recurring scourge in building code enforcement, and that both adds to costs and undermines the integrity of the system. Corruption is described by Ogus (2004: 331) as “the use of public office for private gains where an official entrusted with carrying out a task by the public engages in some sort of malfeasance for private enrichment” 21 Sources of inspection process barriers The following have also been considered as the sources of inspection obstacles: • Regulatory approvals - these consist of delays associated with permit processes and approvals that arise from cumbersome decision making processes and duplication of regulations. The delays associated with these processes are central concerns of the development community. • Regulatory enforcement strategies and practices - these consist of too rigid practices that promote an uncooperative regulatory environment for the development of housing. These considerations also add delays in construction and discourage development. • Patchwork of administrative arrangements - these results from the duplication of administrative structures and gaps in regulatory decision processes. These mixes frustrate inspectors and add to the complexity of regulation (May 2004). Criteria necessary for an effective inspectorate Knowledge of legislation Since the enactment of Hammurabi’s Code in ancient Babylon, building regulations have been relied upon to protect the public from the hazards of substandard building materials and shoddy construction techniques (Burby, et al 2000). Legislation relating to the building industry is wide-ranging and often complex. However, without adequate regulation and enforcement the application of such legislation is limited (Dryden, 2003). Building regulations and standards The need for minimum standards and administering and enforcing regulations is directly related to providing structural integrity, protecting building occupants and neighboring structures, and safeguarding the public in general. For example, foundations and footings support the weight of a structure. Regulations set the requirements for constructing footings and foundations. Improperly designed footing and foundation systems have lead to the collapse of buildings. Regulations also set standards for weight 22 bearing capacity of a roof. Improperly constructed roof structures have collapsed under the weight of heavy snows. Among other requirements, the National Electrical Code sets the standards for grounding a residential electrical system. Improper grounding has caused electrocutions and fires. Besides protecting the structure under construction, complying with fire-related codes also protects neighboring structures. The Uniform Plumbing Code of the United State of America requires the use of back-flow prevention devices to prevent contamination of potable water supply in a home. For example, if a hot water heating system has a faulty valve and no back-flow to prevent that is installed, a back-flow of boiler water could contaminate a fresh water system. Improper plumbing installations have also contaminated community water systems affecting many different homes (Blanford, et al 1997). In South Africa, the SABS 0400 (1990) a document issued by the South African Bureau of Standards contains the relevant regulations and the deemed-to-satisfy rules relative to construction. These formed the basis for the development of the National Home Building Registration Council (NHBRC) home building manual. The NHBRC technical requirements are expressed qualitatively in terms of structural strength and stability, fire, materials performance, drainage and storm water disposal. They do not specify the method of construction, techniques, dimensions or materials to be used. By law, all home builders are required to comply with the minimum building standards contained in the Home Building Manual. The Home Building Manuals are based on the standard construction procedures and recommended practices, which have proved satisfactory and acceptable over the time. Provisions have been made for alternative and/or innovative methods of construction. The intent of the building regulations in South 23 Africa is to provide an acceptable level of safety, health and welfare during the design, construction and use of building (Mahachi, 2001). Regulations embody the public expectations for how buildings and facilities are expected to perform and as such represent public policy. Regulators, who develop and enforce regulations, are empowered to act in the public interest to set this policy and are ultimately responsible to the public in this regard. The main objective of any building regulation is to create a base line standard with respect to a particular aspect of design and construction (Bell and Lowe, 2000). The regulations that have an effect on most buildings relate to basic construction of the housing structure and installation of electrical, plumbing and mechanical systems. For example, regulations specify how deep a foundation must be placed, footing and foundation requirements, grading the slope around the foundation, placement of floor joists, anchoring the floor to the foundation, construction of exterior walls, placement of roof beams and rafters, roof covering assembly, and energy requirements. Electrical codes contain requirements for the electrical service entrance, service panel, wire size and type, over-current protection devices, and electrical circuits. Codes also specify how plumbing and mechanical systems should be installed and what materials are approved for use (Blanford, et al 1997). The Purpose of Regulations Blanford, et al (1997) identified the following as the function of building regulations : • Allocate rights – water rights, for example. • Certify or license a product, person, or place. 24 • Identify an organisation as a certain type – for example, unions and sporting clubs • Register • Set industry standards • Provide ‘protective’ social policy • Collect taxes, fees or other revenue. Benefits of Building Regulations Regulations are aimed at preventing harms or providing benefits for segments of society. Potential harms include such things as threats to public health, safety, welfare, the environment, or well-being. Potential benefits from regulations include such things as provision of open space, access to coastal areas, and the provision of affordable housing. Building Code Enforcement Practices and Strategies Burby, May and Malizia (1999) focus on three related enforcement concepts: practice, strategy, and effort. Agency practice is the most fundamental of these concepts. Practices can be easily observed in the field. These consist of such things as supervising field staff, carrying out inspections, issuing notices of violation and field citations, and providing technical assistance. Agency strategy consists of combinations of the practices that agencies pursue, either explicitly or implicitly, to enhance their effectiveness in bringing about compliance. For example, an agency can pursue a strict enforcement strategy that involves the use of a number of coercive practices, or it can emphasize other practices, such as the use of incentives. Effort refers to the vigor with which agencies pursue enforcement. In this regard, some agencies are proactive in employing enforcement practices and strategies while others are more dormant. 25 Enforcement of Building Regulations Most countries adopt building regulations that are enforced by local government. Inspectors are at the front line of service delivery, charged with the day to day interpretation of building regulations and departmental enforcement policies. Inspectors are relatively powerful in this position, they decide, subject to the purpose of any given inspection, what to inspect, what changes to request and whether or not to issue stop work or formal notification of violation of building regulation(May and Wood,2003). According to Burby and May (1999) stronger standards for building regulations are often suggested despite the uncertainty of inadequacies in the enforcement of building regulation. These failures in enforcement undermine the effectiveness of building codes and present a challenge in figuring out how to bring about stronger implementation of code provisions. Burby and May (1999) also state that without adequate capacity to understand and interpret correctly various code provisions, building inspectors are likely to pay little attention to their enforcement duties. Indeed, a study of local capacity to enforce code provisions related to hurricane hazards by the Southern Building Code Congress (1992) found that many building inspectors did not know what the code required, and that their ignorance was a key obstacle to effective enforcement. According to the Public Utilities Commission (2004) the enforcement methods typically used across the housing industry, in South Africa the following are normally used: 26 Local municipal enforcement, In this model, code enforcement is performed by municipal officials, who review plans and conduct site inspections as the municipality deems appropriate. • Advantages Local enforcement is the most cost-effective enforcement model because traveling and coordination between building owners and officials are made easier by geographic proximity, energy inspections can be done at the same time that other inspections occur, and notification is simplified when it is done as part of the normal building permit process. • Disadvantages The disadvantage of local enforcement is that small municipalities, often with only one code official, must maintain expertise in a wide range of sometimes complex codes and have limited scheduling flexibility. State agency enforcement In this model, building inspectors enforce codes and provide consistent information and code interpretation, typically supplementing but not replacing local code officials (e.g. Department of Housing inspectors). • Advantages The advantage of government enforcement is that building inspectors can focus on only one or a few complex areas. • Disadvantages State enforcement is less cost effective than local enforcement because traveling and coordination between building owners and officials are made more difficult by distance. In addition, local enforcement may be timelier than waiting for one of a few government employees to schedule a visit to a construction site. 27 Privatization In this model, a state agency certifies private companies to perform site inspections. The builder hires a certified inspector, or municipalities may supplement their own staff with an inspector. Privatized enforcement generally has the advantages and disadvantages of state agency enforcement, but entails less state infrastructure and cost (model used by the National Building Registration Council). • Advantages In general, privatization has the advantages and disadvantages of the previous model. It is less cost-effective than local enforcement because travel and coordination between building owners and officials is necessary, it may be less timely than local enforcement (but may be timelier than state enforcement). • Disadvantages Advantage of privatized enforcement is that private inspectors can focus on one or a few complex areas. Privatization has an advantage over state inspection in that it avoids a level of state infrastructure and cost. Compliance with building codes is fostered through various means for which the actions of building inspectors and the code enforcement agencies that they work for are critical elements. May (2003) argue that complexity of prescriptive building regulations has worsened code enforcement in that building inspectors cannot possibly enforce all provisions. 28 As a consequence, inspectors choose the provisions that they deem most important to enforce. Inevitably this has lead to inconsistencies in enforcement practices among jurisdictions and among inspectors that frustrate contractors Enforcement Enforcement style is the concept that is explained by May (2003) as the street – level behaviors of inspection and the way in which inspectors relates to the building contractors. May (2003) goes on to define enforcement style as the character of the day to day interaction of inspectors with the homebuilders. Hutter (1997) states that the term “compliance”, which is defined in the dictionary as “a desired state of conformity with the law or a regulation or a demand” has a much broader meaning in the regulatory context. Regulatory compliance is a “complex, flexible, dynamic and interactive” process that can include various states of affairs, from ongoing efforts to achieve and maintain regulatory requirements, to phased-in progress toward compliance in the future, and even to justifiable temporary non-compliance. Similarly, “enforcement” involves more than prosecutions. It also includes mandatory reporting requirements, site inspections, and administrative remedial orders/penalties, and so on. Building inspectors make a number of decisions in deciding how to enforce building regulations. One key choice made at the agency level is the amount of effort put into enforcement of National Building Regulations. The number of inspectorate staff and their workloads in part determines enforcement effort. This can vary from aggressive enforcement involving numerous repeat inspections of a given site to more limited efforts emphasizing checks of paper records and limited on-site inspection. The consensus of the 29 regulatory literature is that strong enforcement in general, and the frequencies of inspection in particular, are critical elements in obtaining compliance with regulatory provisions (Burby, et al 2000). The literature describes two strategies of regulatory compliance and enforcement. Hawkins calls them the “compliance” and “sanctioning” strategies, May (2003). May’s classification has become the accepted usage. “Compliance” strategies describe a cooperative, problem-solving approach in an ongoing working relationship between the inspector and contractor. The objective is to achieve (or approximate) conformity with regulatory requirements, with penal sanctions used only as a last resort because they are viewed as a failure of the regulatory system to achieve compliance. “Formalism” strategies, on the other hand, describe an arm’s length regulatory style in which contractors are obliged to meet regulatory requirements or face punitive sanctions, typically prosecution. The objectives are retribution for breach of prescribed regulatory requirements, and specific or general deterrence against future violations, with disciplinary sanctions viewed as the success of the regulatory system to enforce legal requirements. Adams (2002) agues that there are two types of bodies that can enforce building regulations namely: Regulators that do not enforce Conciliators These agencies use conciliation or mediation to resolve disputes between competing parties. Governing legislation generally has limited penal provisions, on which agency officials tend not to rely. 30 Diagnostic Inspectorates Diagnostic inspectorates promote industry self-regulation, while providing technical assistance on a ‘professional’ basis. Prosecution is an option, although it is seldom used. State Government Regulators These agencies regulate what are predominantly ‘state government’ functions. They do not actively enforce. Regulators that Enforce Token enforcers Token enforcers tend to have limited penalties at their disposal but are likely to actively pursue regulatory violations than are the previously mentioned bodies. When they prosecute, they tend to focus on breaches rules rather than diagnostic issues. Penalties, in most cases, are not severe but the fact that action is taken can have a significant impact on individuals and organizations. Modest enforcers These bodies undertake more prosecutions that generate greater penalties and exhibit enforcement styles ranging from the unassuming to the punitive. They are the most active enforcers and violators often face powerful penalty provisions. These regulators also make greater use of alternative means of enforcement – license suspension, shutting down production, injunctions and adverse publicity. Rather than regulating from ‘arm’s-length’ these agencies work closely with their particular industry (Adams, 2002). 31 Mandatory and voluntary enforcement approaches Mandatory regulations constitute the traditional toolkit for motivating action to address potential harms and to protect public welfare. Compliance with regulatory requirements is compelled through enforcement actions and imposition of sanctions for those who do not comply. From mandatory approaches perspective, building contractors comply because they fear the consequences of being found in violation of regulatory requirements. Inherent in this approach is the presumption that building contractors are unwilling to take necessary actions to comply with regulations and therefore they must be compelled to do so. Obtaining greater compliance is brought about by reinforcing deterrent fears The voluntary approach involves a very different role and different assumptions about the willingness of homebuilders to address noncompliance to building regulations. Rather than mandating action, the mandatory approach promulgates guidelines for best management practices and encourages adherence to them as a means of achieving compliance. Desired actions are encouraged through education, financial assistance, technical assistance, and other inducements. The assumption is that those contractors that contribute to noncompliance are willing to comply but they fail to do so because of various complications. Their failure to do so is either because they do not recognize the existence of a problem (requiring information), do not understand what can be done to address the problem (requiring education), or they do not have the capacity to take desired actions (requiring financial or technical assistance) (May, 2004). Business friendly ways of accomplishing the same ends include the use of severe sanctions for only the most dangerous construction practices, allowances for deviations from building standards when the standards make little sense in particular applications, 32 and the use of rewards rather than punishment to foster compliance. Examples of overly- strict supervision of inspectors include rotating inspection territories frequently to prevent inspectors from becoming too friendly with contractors, requiring inspectors to adhere without deviation to formal inspection routines, and sending out supervisors to review inspector compliance with building department policy. Business-friendly supervisory practices emphasize the attainment of enforcement goals while giving inspectors a considerable degree of freedom in how they attain those goals in their interactions with contractors and developers (May, 2000). Yates (2002) believes there are many reasons why building regulations are not properly enforced such as, for example, Consensual neglect Consensual neglect takes place when contractors know that the regulations are out of date, inappropriate or conflicting, and consequently, don’t follow them. The regulators are also aware of this and know that enforcing them will make them look silly. So both sides agree not to enforce them. Regulatory overload Regulatory overload occurs when contractors are not meeting the relevant regulations because they are unaware of a recent change or what regulations apply. In a regulatory overload situation, the company is simply flooded in a confusing cloud of regulations, guidelines and codes of practice. Regulatory overload often occurs in areas where there are many stakeholders, each with a different perspective and each wanting to ensure that their interest is regulated. 33 Cutting corners Cutting corners occurs when contractors take a little short-cut here and there, which in themselves have little effect. But when these are all added up, the quality can be seriously compromised. Nearly always, there is no deliberate decision to avoid meeting regulatory intent. They just occur because of incremental drift. Penalties are little known People may not do what is expected of them unless incorrect behaviour is punished and is seen to be punished. This means that prosecutions for failing to comply actually have to occur and be seen to occur. Most prosecutions occur in the legal system with a suit for negligence or breach of contract, rather than being taken by governments for breaches of Acts, regulation, codes etc. Inappropriate enforcement regime Appropriate behaviour may only occur if the enforcement mechanism chosen by the people who developed the system is appropriate. Inadequate resources for enforcement Another reason for a lack of enforcement is that the regulator does not have the capability to actually enforce the regulations. This capability may not be available because the regulator has insufficient skilled people, inadequate financial resources, ineffective powers, or an inappropriate detection strategy. Increasing the skill of inspectors, as well as their numbers, is essential. Any program to tackle this requires recognition that there are two main regulator skills – subject matter expertise and regulation expertise. Focusing on one to the exclusion of the other will not achieve much. According to Sepat and Birkland (2004) important aspect of building codes at the local level is in enforcement. In their study they estimated that one-quarter of the losses 34 in America by Hurricane Andrew were caused by shoddy workmanship and poor enforcement of building codes and this highlight the need for more qualified and experienced inspectors in the housing sector. Qualifications, education and experience In almost any field of endeavor, it is widely accepted that education plays a key role in professional development. The qualifications and professional status of building inspectors were identified as a major concern in a study by the Business Roundtable (1989) that examined factors affecting the ability of building departments to administer and enforce building regulations effectively. A lack of adequately trained personnel in building departments contributed to inconsistent administration and enforcement of building codes and unwarranted delays resulting in increased project costs and needless aggravation (Business Roundtable, 1989). According to the SABS 0400 (1990) for anyone to carry the duties of an inspector and enforce national building regulations he or she must be in possession of a three year post-matriculation certificate in the Built Environment. According to Blanford, et al (1997) inspectors need to become proficient in understanding the basic principles of the codes and methods for conducting inspections to verify code compliance. Building regulations are quite complex and lengthy. Some sections are technically demanding. Having qualified staff and providing training are key elements for a successful building inspection program. Qualified and well-trained staff also helps to ensure consistency in the application of building regulations. Contractors and individuals are purchasing permits and anticipating receiving a service in exchange. They look at inspectors as the code "experts" and expect them to be proficient and able to check work to ensure compliance with code provisions. 35 The following data derived from the study in the United State of America by the Business Roundtable (1989) examined the competencies required for code enforcement of those responding: Population Serviced • 83% served local authority of less than 100,000 populations. • 70% were from areas of less than 50,000. • 50% worked with staffs of three or less, half of whom (25% of the total) performed all functions themselves. Length of Employment • 18% had been inspecting for less than three years, • 33% for less than five years. Education • 31% had a high school certificate, or less education. • 33% had trade school or two-year college degree. • 26% had either four or five year (architectural and engineering) university degrees. Previous Code Experience • 80% had previously worked as building trades craftsmen or contractors. • 50% had previously worked as inspectors. Extrapolating from the above data the average inspector came to this technical job by way of the construction trades. Many inspectors were formerly plumbers, electricians, or builders, some from universities relevant courses, some inspectors have come into the field directly from associate degree programs in construction technology. For the most part, however, the inspector ranks are comprised of persons with little formal education beyond a high school certificate. The Role of Education According to the Business Roundtable (1989) education and training is needed to help prevent sub-standard enforcement and to open doors to careers in code enforcement, 36 Though many localities require the inspectors to be a licensed architect or engineer, the technical skill involved in code administration does not always require the degree of engineering competence and professional development of a licensed architect or engineer, A good inspector is to be well versed in management and code-related legal concepts. Training in these regard is rarely included in professional design curricula. Chapter Summary This literature review examined the research evidence on the effectiveness of inspectors and how they could achieve good workmanship and improve quality standards in the homebuilding industry. The review was driven by the need to establish the context in which a comprehensive evaluation of the legislations that give inspectors powers to ensure that building regulations are enforced and structurally sound buildings are constructed in the housing sector. Although there was relatively little research published in any of the areas, which were addressed in the review, and the quality of the studies included wide-ranging, the results of the review identified a number of themes that can be used to inform debate around key issues such as importance of experience, educational for building inspectors and stylistic differences in code enforcement to complete the building inspectorate cycle. 37 CHAPTER 3 RESEARCH DESIGN Introduction Michaelsen (1998) describes research as a careful investigation leading to the discovery and interpretation of information. Many different methods can be used to discover or reinterpret information and suggest practical applications or theoretical implications of that information. Research can also involve investigating findings of other researchers. Pinsonneaul and Kraemer (1991) define research design as the strategy for answering the questions or testing the hypotheses that stimulated the research in the first place. Dunn, et al, (2003) believes that researchers research with a primary goal of arriving at valid conclusions through scientific enquiry. According to Amaratunga et al, (2002) the starting point in research in the built environment is to focus clearly on the fact that the ultimate purpose is to add something of value to the body of accumulated knowledge. This chapter is designed to introduce, explain and illustrate the research process, methods and methodologies that are utilized in the research process which are necessary to define the research problem; formulate and investigate research questions and hypotheses; and collect, analyze, and present data in its various forms (Cnossen and Smith, 1997). This chapter presents an outline of the research approach and methodology of the study. In order to establish the guidelines and recommendations to the research problems, 38 the research methodology is applied using different methods. The underlying principle in the procedure is to demonstrate validity and in the process provide adequate guidelines to current role players in this active research area. This research operates under the principles of proposing hypotheses, then gathering, evaluating and interpreting information or data to test them. Research Design Qualitative research Qualitative research establishes the meaning of relationships in terms of influences and actions. It is not concerned with the scale of activities, such as is the case with quantitative research, where for example 65 per cent of people had a particular opinion. The aim of qualitative research is to articulate the range of scenarios which may occur under different circumstances. A qualitative approach is concerned about the depth of information required to make sense of an individual's actions and experiences (Murphy, 1995). Eldabi et al., (2002) view qualitative research as a systematic, empirical strategy for answering questions about people in their own bounded social context with the researcher interfering as little as humanly possible during the research process. McDowell and MacLean (1998) believes that qualitative methods provide explanatory insights, helping to understand the world as seen by the respondents. Qualitative replies can provide a freer response framework, capturing people’s responses in a way that more accurately reflects their true feelings and perceptions. Qualitative research methods There are several qualitative methods but the fundamental approach is through open-structured questions which allow for opinionated responses from the participants. 39 For example, face-to-face interviews, diary techniques, direct observation and discussion groups. In the use of any of these methods the aim is to let the participant set the terms of understanding through which the analysis can take place. The important thing to note is that the starting point for any research will be initiated by the analyst. The subject of enquiry will be specified by the study aims and used as the focus for the methods. Thorough research will use a triangulation approach in terms of what a number of methods are incorporated under different circumstances (Murphy, 2005. Types of qualitative research Murphy, (1995) give the following three qualitative approaches; namely • Related quality – an approach whereby qualitative data is coded and statistically tested for evidence of a relationship; • Contextual quality – an approach whereby actions are exclusively understood within their context; and • Theoretical quality - an approach whereby the optimum conditions for the practice of relationships are modeled. Qualitative data Amaratunga et al., (2002) describe qualitative data as a source of well- grounded rich description and explanation of processes in identifiable local contexts. With qualitative data one can preserve chronological flow, see precisely which events led to which consequences, and derive fruitful explanations. Qualitative data consist of detailed descriptions of events, situations and interactions between people and things providing depth and details. Such data are symbolic, contextually embedded, cryptic, and reflexive, standing for nothing so much as their readiness or stubbornness to yield to a meaningful interpretation and response. In addition, the longitudinal aspect of many qualitative studies permits data to be gathered over a period of time and thus allows the researcher time to develop experiential understanding of the phenomena. Qualitative data presents 40 the opportunity to generate “thick description” and explanation of phenomena, actions, processes and experiences within a holistic context. That is, describing the context in which behaviors take place, incorporating cultural meaning into the written text, and “thick interpretation”, providing the reader with “a road map” to help him or her understand the complex nature of the field. Therefore, a qualitative data will describe things that really happen in context, as researcher experience them (Gilmore and Carson, 1996) Advantages of qualitative research Gilmore and Carson (1996) give the following advantages of qualitative research: • It permits research to evolve, develop and build on earlier pre-understanding. • It allows researchers to directly experience the world of informants and all of its variations. Qualitative research focuses on the unfolding of the process rather than social structures that are often the focus of quantitative researchers. Qualitative research is more ideal for this research since it is not only concerned with how many inspectors adhere to certain practices or not rather it sets out to explain why (Murphy,1995). Quantitative Research Amaratunga et al., (2002) define quantitative philosophy as an extreme of empiricism according to which theories are not only to be justified by the extent to which they can be verified but also by an application to facts enquiry. Quantitative investigation look for distinguishing characteristics, elemental properties, empirical boundaries and tend to measure how much and how often. Quantitative information is usually gathered by asking the same set of questions to a specific sample of a reference population, with answers recorded in numeric codes or actual numbers (Maxwell, 1998) 41 Quantitative research places emphasis on methodology, procedure and statistical measures of validity. Quantitative research also relies on measurements and analysis of statistical data to determine the relationship between one set of data to another (Eldabi 2002). Edem (1994) argues that quantitative methodology authenticates research findings and gives the researcher a sense of fulfillment or assurance in contributing to the growth of knowledge. Bryman (1993) identifies a number of preoccupations in the use of quantitative research methods and argues those who subscribe to this subjective stance tend to adopt the following concepts: • Concepts and their mechanism for measurement: each hypothesis need to be observed, so that they can be measured. In the social research quantitative data collection often involve the use of questioners as a source of measurement. • Causality - quantitative research is concerned with establishing the casual relationship between concepts. • Generalization - This process is applying the results of the study beyond the confines of the research. A quantitative survey approach seeks to identify the relationships that are common across organizations and provide a general statement or theory about the subject being researched. • Replication - the experiment performed under the same conditions should lead to the same results. • Individualism - quantitative research instruments focuses on an individual. For example a questioner is given to an individual as discrete object of inquiry. The responses are then totaled even though the respondents often do not know each other Quantitative research refers to the implementation of measurements and in gathering and analyzing them assigns numerical values to the research subjects or to their attitude, opinions, and other attributes. It involves several data gathering and analytic methods such as survey techniques, experiments, structured observation, content analysis and parametric and non-parametric statistical analysis. It emphasizes causality, measurement and generalizability (Bryman, 1992). 42 Quantitative methods tackle the data reduction challenge by focusing on the common and discarding the unique variance the mean becomes the principal descriptive statistic. Variance between groups is of more interest than variance within groups. This may be because the analytic methods that are use are derived from the hard sciences in which the ratio of within subject variability to variability between groups is different. The advantage is that quantitative methods are cost-effective and straight to the point. They distil the characteristics of the group at the potential risk of missing insights from outliers. Quantitative methods and statistical data give a parsimonious summary of patterns. Quantitative research also imposes external standards, results are coded and analyzed as values, while qualitative data are analyzed using the language or actions of the respondents. The reality is that quantitative methods may submerge the meaning of the data, letting the form of the numbers that encode the meaning take a steering role in the analysis (McDowell and MacLean, 1998). Combining qualitative and quantitative approaches While quantitative approaches are characterized as having breadth, and qualitative approaches as having depth, the key is to combine the breadth of one and the depth of the other (Carvalho and Whyte 1997). This process is referred to as triangulation According to Quaglia, (2005) the argument of which method is best is no longer relevant to the reality of the research. Combining both methods is an obvious advantage for the quality of data produced. The two methods do not ask the same questions and therefore produce answers on different themes, therefore refining knowledge. When multiple methods are combined it enlarges the researcher’s point of view, enriches the method and tools for a better analysis of the situations. This discussion has more to do 43 with the researcher’s point of view and the political and social demand that exists in the country where the research is conducted. Denzin (1978) suggested that triangulation can involve a variety of data sources, multiple theoretical perspectives to interpret a single set of data, multiple methodologies to study a single problem and several different researchers or evaluators. Mixed research (Tashakkori & Teddlie, 2003) is a procedure for collecting and analyzing both quantitative and qualitative data in a single study or in a series of studies, based on priority and sequence of information. According to Moccia(1988) there are three rationales that are frequently given for using methodological triangulation: completeness, adductive inspiration, and confirmation. Moccia(1988) also states that triangulation yields completeness because quantitative methods can further develop findings derived from qualitative research and vice versa. The methods complement each other, providing richness or detail that would be unavailable from one method alone. According to Murphy (1995) both qualitative and quantitative methods involve different strengths and weakness when they are compared. According to Yin (1994) a research strategy may be chosen based on the nature of the research. Each research strategy has its specific approach to collect and analyze data and therefore has advantages and disadvantages. 44 Table: 3.1 Comparisons of Qualitative and Quantitative Methodologies Qualitative Quantitative Advocates the use of qualitative methods Advocates the use of quantitative method Naturalistic and uncontrolled observation Obtrusive and controlled measurement Subjective Objective Close to the data: the insider perspective Removed from the data: the outsider perspective Grounded, discovery-oriented, descriptive Ungrounded, verification-oriented, explanatory Process-oriented Outcome-oriented Valid: real, rich, and deep data Reliable: hard and replicable data Ungeneralisable: single case studies Generalizable: multiple case studies Holistic Particularistic Source: Murphy (1995) Research interviews The purpose of interviewing has been defined by Hannabuss (1996) as an instrument that can be used to find out what is on someone’s mind, people are interviewed to find out from them those things that cannot be directly observe. Hannabuss (1996) also recommends interview as one of the suitable method for gathering information. Interviews have their natural basis in human conversation and allow the researcher to adjust the pace and style of asking questions so as to bring out the best in 45 the respondents. It may be a very convenient way of gathering the information and opinions of the people. The interview is the most extensively used qualitative method in built environment research (Amaratunga et al., 2002). The following guidelines suggest the circumstances in which research interviews are best suited (Amaratunga et al., 2002), namely: • A study that focuses in the meaning of particular phenomena to the participant • Individual perceptions of processes within a social unit are to be studied • Exploratory work is required before a study can be carried out • Individual’s historical accounts are required of how a particular phenomenon developed The purpose of interviewing has been defined by Patton (1990) as being “to find out what is on someone’s mind” people are interviewed to find out from them those things that cannot be directly observe”. Many people setting out on research have an increasingly clear idea of what the key research questions are. Neutens and Rubinson (2002) give the following advantages and disadvantage of interviews: Advantages • Personalization of the study to the survey participants; • Flexibility so that further probing may occur or questions can be repeated and explained to participant; • A respondent rate is usually high; • Observation of both verbal and non verbal behavior; and • Ability to use more involve and complex questionnaires. Disadvantages • Cost in terms of money and time; • Open to manipulation or interviewer bias; • Vulnerability to personality clashes; and • Inconvenience to the respondent as well as lack of opportunity to consult records. 46 • Technique used for interviewing people Another important factor differentiating the qualitative and the quantitative approaches is the technique used for conducting interviews. The quantitative method often relies on professional interviewers to administer questionnaires. They often comprise closed questions that only allow pre-defined responses. The qualitative method is based on a sometimes non-structured and often semi-structured technique. During these semi-structured interviews, researchers follow a guide that they have prepared in advance, and which includes all the topics that they wish to cover. This technique enables, and even encourages, a free, spontaneous response, and therefore reveals the behaviour, attitudes and reasoning of the individuals being interviewed. The standardized questionnaire used in quantitative surveys, long considered to be ill-adapted to the populations under study, now frequently includes a qualitative phase. The questions are piloted, situations are explored, thus enabling wording to be revised and poor descriptions within the questionnaire to be corrected (Quaglia, 2005) According to Hannabuss (1996) many of the skills or techniques the researcher needs to use in the interview appear easy because they have their origins in natural human encounters. But, in the formal, and often very self-conscious and self monitoring setting of a research interview, they become quite hard to employ well and deliberately. For instance, letting people talk and paying attention to what they say are difficult at the best of times for some of us, while in the research interview the goal of eliciting relevant research information serves to pressure us into doing this as a deliberate and chosen set of actions. It is easy to let a research interview degenerate into a conversation, or even chat, which is an opportunity wasted. Techniques which are useful include the following: 47 • Establishing rapport; • Keeping the discussion going; • Avoiding jargon and abstractions; • Avoiding double negatives and loaded expressions; • Knowing when not to interrupt and even letting silences work for you; • Being non-judgmental, and • Knowing how to focus and pace the interview. Semi- structured interview Semi-structured interviewing lies between structured and unstructured interviews. It refers to a situation in which the interviewer sets up a general structure for the interview, but details this structure by asking extra, spontaneous questions depending on the interaction process during the interview. The interviewer extends questions using prompts, probes, and follow up questions to get the interviewees to clarify and expand their answers (Drever, 1995). This is more flexible than structured interviewing and provides the opportunity to probe and expand the interviewee’s responses. The interviewer remains almost free to build up on interaction within a particular subject area, to ask questions spontaneously and to establish conversation relating to particular predetermined issues (Patton, 1987). According to Thomas (2003) the term “questionnaire” is used in a very general manner to mean any printed set of questions that participant in a survey. They are used to collect two types of information that respondents are equipped to furnish, namely facts and opinions. In this study the meaning of questioners is limited to printed forms on which respondents are asked to express attitudes, opinion and preferences. Neutens and Rubinson (2002) state that generally questionnaires forms are closed, open or a combination of the two. The restricted or closed questionnaires provide fixed alternative questions that can be answered by simply saying yes or no or by checking an 48 appropriate box. Open or unrestricted questionnaires provide response categories that are not specified, and the respondent is allowed to answer in his or her own words. The combination of both closed and open questions is also used.. Survey Research Surveys conducted for research purposes have three distinct characteristics. First, the purpose of survey is to produce qualitative and quantitative descriptions of some aspects of the study population. Survey analysis may be primarily concerned either with relationships between variables, or with projecting findings descriptively to a predefined population. Survey research method, requires standardized information from and/or about the subjects being studied. The subjects studied might be individuals, groups, organizations or communities; they also might be projects, applications, or systems. Second, the main way of collecting information is by asking people structured and predefined questions. Their answers, which might refer to themselves or some other unit of analysis, constitute the data to be analyzed. Third, information is generally collected about only a fraction of the study population a sample but it is collected in such a way as to be able to generalize the findings to the population. Usually, the sample is large enough to allow extensive statistical analyses. Credibility Credibility refers to the accuracy or credibility of the findings, or it can be described as a “truth formulating process” between the researcher and the informants (Lincoln and Guba, 1985). The goal is to demonstrate that inquiry was conducted in a 49 way which ensures the subject was accurately described. To maximize credibility, Lincoln and Guba (1985) suggest a number of techniques namely: • Increase the likelihood that credible findings and interpretations are produced through prolonged engagement, persistent observation, and triangulation. • Use peer (stakeholder) debriefing to provide an external check on the inquiry process. • Use negative case analysis to refine the emerging results. • Make a direct test of findings and interpretations by checking them with participant The Role of the Researcher All research depends on interpretation as part of its method but this differs and this difference is linked to the research question. In quantitative studies the researcher seeks to develop a relationship among a small number of variables. This requires that the researcher have considerable expertise and time to develop an instrument prior to gathering data. The researcher also controls the redundancy of observation through sampling. The role of personal interpretation is limited between the time the research design is set and the time the data are collected and analyzed statistically. The results produced by the researcher tend to be viewed as objective. In qualitative studies the researcher typically seeks to develop expected as well as unanticipated patterns among many variables. This requires that the researcher develop an initial set of questions for collecting data but, once the researcher starts collecting the data, he/she plays an interpretive role, making observations, exercising subjective judgment, analyzing and synthesizing, realizing all the while his/her own consciousness. The results produced reflect the individual researcher as he/she makes more subjective claims about the meaning of data and may produce multiple realities (Harling, 2002). 50 Bias The primary goal of research is to arrive at valid conclusions through scientific enquiry. Valid conclusions can only be reached in observational or experimental research if bias can be eliminated. Bias is defined as a systematic deviation from the truth which can potentially take place in the design, implementation, or analysis of a study. In most cases, bias cannot be completely eliminated, but it can be minimized (Dunn et al., 2003). According to Dunn et al., (2003) there are strategies that can be used to reduce bias. If the study goal and purpose are established prior to gathering the data, bias is reduced and matching controls is also useful. Data Collection Data collection in this research is from individuals. Individual responses are aggregated for larger units of analysis such as role, work group, department, or organization. Depending upon the nature of the research, it may be sufficient to have a single individual as respondent for each of these units of analysis. However, it is necessary to have several individuals as respondents because people function in different roles and at different levels of the hierarchy and, consequently, have differing experiences and perceptions. The choice of data collection method Mail questionnaire, telephone interviews, or face to- face interviews, are significant because they affect the quality and cost of the data collected. For example, mail questionnaires are very good for gathering factual data, but they are less effective when 51 sensitive data and complex data are needed. In general, quality and cost are highest with face-to-face interviews or telephone interviews whereas quality and cost are lower with mail questionnaires and group administration. Sampling procedures Sampling is concerned with drawing individuals or entities in a population in such a way as to permit generalization about the subject of interest from the sample to the population. The most critical element of the sampling procedures is the choice of the sample frame which constitutes a representative subset of the population from which the sample is drawn. The sample frame adequately represents the unit of analysis. The sample size was selected randomly because the full population could not be surveyed because of cost and time factors, which meant that the sample size has to be randomly selected in order to present a true representation of the total population. This was done by first identifying the various stakeholders such as architects, local authority housing departments, low-cost housing sites, and selected households. In each of these categories, lists were produced and each name on the list was folded and put in to a bag after which the desired sample size was drawn blinded for each of the categories. The selected areas for the research are Gauteng and Western Cape provinces. Rational for the Questionnaire design The questionnaire was subdivides into two sections, one addressed to the contractors and the other to inspectors in the housing industry. 52 Chapter summary In this chapter Research methods has been clearly defined and discussed and the characteristics of the research process were also discussed. In the next chapter research results will be statistically and qualitatively analyzed to link the theoretical foundation of the preceding chapter to certain suggested practical application. 53 CHAPTER 4 EMPIRICAL ANALYSIS OF PRIMARY DATA - CONTRACTORS Introduction In this chapter the analysis of the collected data is presented. The SPSS (Statistical Program for the Social Sciences) computer software was used to analyze the data from the surveys of various stakeholders. In particular the aggregate measures of the descriptive statistics are presented such as the mean, standard deviation, and other measures of central tendency. The findings are presented and comments are made based on them. Completed survey instruments were received from 30 registered building contractors and 30 inspectors in the demographic regions of the Western Cape and Gauteng Provinces of South Africa. Each participant was interviewed on either construction sites or visited at their work places. Contractor Sample profile In each of the Gauteng and Western Cape provinces, 25 questionnaires were distributed to home building contractors. In Gauteng 19 contractors and in the Western Cape 11 contractors responded, representing response rates of 76% and 44% respectively. These contractors had been operating in the housing sector for a mean of 12 years, with experience ranging from 2 years to 77 years. Given the sensitive nature of the investigation respondents were generally unwilling to provide any further profiling information. 54 Source of work Most contractors (60%) sourced the bulk of their work from the public sector as evidenced from Figure 4.1. Source of work Private sector 40% Public Sector 60% Public Sector Private sector Figure 4.1 Source of work Contractors’ interaction with inspectors Given the nature of the industry sector, home building contractors have to interact on some basis with inspectors from relevant local authorities, the NHBRC and various Departments of Housing. From Table 4.1 it is evident that all the contractors (100%) interacted with local authority inspectors while 93% and 70% respectively interacted with inspectors of the NHBRC and Department of Housing. It is likely that this is the case given that • All building plans are approved by the various local authorities; • Not all builders registered their projects with the NHBRC; and • Most of the contractors sourced their work from the public sector, namely the Department of Housing. 55 Table 4.1 Interaction with inspectors Type of Inspectors Interaction with inspectorate Percentage (%) Local authority inspectors 100 NHBRC inspectors 93 Department of housing inspectors 70 Frequency of visits to sites by inspectors On a 5-point Likert scale where 1 = never, 2 = seldom, 3 = sometimes, 4 = often and 5 = always, contractors were requested to indicate how frequently these interactions/inspections took place on site. From Table 4.2 it is evident that the inspections by the Department of Housing predominated with a mean score of 3.23 (sometimes to often). The other inspectors either seldom to sometimes visited construction sites. The NHBRC were the only inspectors that were reportedly never visiting sites during construction. Table: 4.2 Frequency of visits to sites by inspectors Types of inspectors 1 (%) 2 (%) 3 (%) 4 (%) 5 (%) N (%) Mean Dept of Housing - - 4 20.0 9 30.0 5 25.0 2 10.0 20 100.0 3.23 Local authority - - 12 40.0 10 33.3 6 20.0 2 6.7 30 100.0 2.90 NHBRC 2 7.1 11 39.3 8 28.6 5 17.9 2 7.1 28 100.0 2.85 56 Information typically required during inspection During inspections building inspectors require contractors to provide certain information to assist them with their administrative tasks. Figure 4.2 suggests that building plans are typically the documents likely to be required by the Department of Housing (87.0%), local authority (85.7%) and the NHBRC (33.3%). Additionally, the NHBRC (54.2%) requires each contractor to have a NHBRC enrolment certificate number. This finding suggests that inspectors of the Department of Housing were more likely to request the production of approved building plans than any of the other inspectors. Evidently, the NHBRC inspectors also checked or confirmed the registration of contractors, the enrolment of houses under construction and material test results. Local authority inspectors also inspected site instruction books. Dept of Housing NHBRC Local authority 85.7 33.3 87 0 54.2 0 0 4.2 0 0 4.2 0 3.6 0 0 10.7 4.2 12 Nothing Site Instruction Book Material test results NHBRC registration number Enrolment number/certificate Building Plans Figure 4.2 Information required during inspection Communication of feedback by inspectors to contractors Figure 3 suggests that telephone calls by inspectors to contractors are the most used form of feedback by local authority (96.6%), the NHBRC (89.7%) and Department of 57 Housing inspectors (11.1%). Correspondence/written reports were another form of communication by inspectors. This form was mostly used by inspectors from the Department of Housing (75%), the local authority (69%) and the NHBRC (65.5%). Discussions on site were the least prevalent means of communication used by local authority (28.6%), the NHBRC (24.1%) and Department of Housing inspectors (10.7%). Feedback format 28.6 24.1 10.7 96.6 89.7 11.1 69 65.5 75 Correspondence/ Written report Telephone calls On site discussion Organisation 0 50 100 150 Percent (% ) Based on 28 Responses Figure 4.3 Communication of feedback by inspectors to contractors Co-ordination of inspection programmes Table 4.3 indicates on a 5-point Likert scale where 1 = very poor, 2 = poor, 3 = average, 4 = well, and 5 = very well, the extent to which inspectors coordinated their inspections. Evidently, the Department of Housing inspectors co-ordinated their inspections better than the other inspection authorities, namely with a mean score of 3.23 58 (average to well). Local authority and NBRC inspectors were reported to co-coordinate their inspections average to poorly respectively. Approximately 70% indicated that lack of commitment and competences of inspectors contribute to poor coordination of inspections, indicating that “inspectors do not tackle problems on the sport and don’t follow up” and “their knowledge of the building industry is not good enough”. Table 4.3 Co-ordination of inspection programmes Types of inspectors 1 (%) 2 (%) 3 (%) 4 (%) 5 (%) N (%) Mean Dept of Housing 1 5.6 5 27.8 8 44.4 4 22.2 - - 18 100.0 3.23 Local authority - - 9 30.0 14 46.7 5 16.7 2 6.6 30 100.0 3.00 NHBRC 5 17.9 7 25.0 8 28.6 7 25.0 1 3.5 28 100.0 2.78 Frequency of useful advice from inspectors On a 5-point Likert scale where 1 = never, 2 = seldom, 3 = sometimes, 4 = often and 5 = always, contractors were asked to indicate how frequently during and following an inspection they received advice that was useful to improve their operations. It appears from Table4.4 that while the Department of Housing inspectors did not always give useful advice they did so more frequently than their counterparts with a mean score of 3.23 (sometimes to often). However, the other inspectors seldom to sometimes gave such advice. 59 Table 4.4 Frequency of useful advice from inspectors Type of inspectors 1 (%) 2 (%) 3 (%) 4 (%) 5 (%) N (%) Mean Dept of Housing 3 15.8 5 26.3 8 42.1 3 15.8 - - 19 100.0 3.23 Local authority 7 23.3 12 40.0 6 20.0 2 6.7 3 10.0 30 100.0 2.90 NHBRC 7 25.0 6 21.4 7 25.0 6 21.4 2 7.2 28 100.0 2.85 Level of competence and/or knowledge of inspectors Table 4.5 indicates on a 5-point Likert scale where 1 = very poor, 2 = poor, 3 = average, 4 = well, and 5 = very well, the level of competence of inspectors. Inspectors from the local authority were perceived to be more competent and knowledgeable than their counterparts with a mean score of 3.20 (average to well). The other inspectors had poor to average levels of competence and knowledge. Department of Housing inspectors were reported to be the least competent. Table 4.5 Level of competence and/or knowledge of inspectors Inspectors 1 (%) 2 (%) 3 (%) 4 (%) 5 (%) N (%) Mean Local authority - - 7 23.3 14 46.7 6 20.0 3 10.0 30 100.0 3.20 NHBRC 1 3.7 9 33.3 6 22.2 10 37.0 1 3.8 27 100.0 3.11 Dept of Housing 7 33.3 2 9.5 7 33.3 5 23.9 - - 21 100.0 2.54 60 Type of Approach used by inspectors Contractors were presented with four statements about the approach that inspectors used during their visits to construction sites and the approach they preferred inspectors to use when conducting their inspections. All respondents (100%) reported that they preferred inspectors that can give expect advises on the port even if they are not asked to do so and inspectors that are patient with the rules, helpful and forgiving to those that do not understand the regulations. inspectors that give expect advice when asked to do so were also reported as the most (93.3%) preferred type of inspector. Inspectors that are clear and rigid with the rules, arrest or fine those who do not comply with the regulations were reported as the least popular inspectorate with just 6.9% response on their favour. Most (86.2%) Inspectors who visit construction sites are reported to be more clear and rigid with the rules also arrest or fine those who do not comply with the regulations. It is also reported that the is a lack of expect advise from the inspectors with just (34.50%) contractors that have received such advises on the sport from inspectors. Consistency of inspectors Contractors were presented with six statements about the consistency of inspectors and requested to indicate to what extent they either agreed or disagreed with them. A 5point Likert scale was used where 1 = strongly disagree, 2 = disagree, 3 = neutral, 4 = agree, and 5 = strongly agree. From Table 4.6 it is evident that contractors agreed mostly that there are other means of receiving information beside inspectors. Table shows that inspectors from different towns or Province applies different building standards this activity is mostly practiced by Local Authority (3.73) followed by housing inspectors (3.3) NHBRC were reported to be more consistent in applying building regulation with a mean score of 2.85 (disagree to neutral), this practice is in contrary to the fact that South 61 Africa have got only one National Building Standard (NBS) which must be applied across the country. Respondents seam to be neutral (disagree to agree) when asked if inspectors do not treat contractors equally, in relation to Local Authority and the Housing department contractors agreed with this statement however disagree about the NHBRC which there fore means NHBRC inspectors treats most contractors more equally than their counterparts . It is widely agree by contractor that Housing and local authority inspectors give conflicting advice to contractors with a mean score of 3.90 (neutral to agree) and 3.5 (neutral to agree) respectively, at the sometime this data suggest that NHBRC inspectors are more consistent with their advises to contractors with a mean score of 2.96 (agree to neutral). Approach/Type of Inspector 66.70% 80% 86.20% 34.50% 93.30% 100% 6.90% 100% 0.00% 20.00% 40.00% 60.00% 80.00% 100.00% 120.00% Expertise advisers w hen required. Patient w ith roles, helpful and forgiving. Clear and rigidity w ith rules arrest or fine non- complicacy. Expert advisers on the spot. Statement Percent ( %) Based on 29 Responses Visited Prefer Figure 4.4 Type of Approach used by inspectors 62 Respondents agreed (3.28 mean) that most useful advices are received from the NHBRC and less advises coming from the Department of housing and Local authority, it is also noted from table that NHBRC and Department of housing inspectors are approachable by contractors when they are not sure of the regulations and local authorities are reported as less approachable. These results indicate low levels of consistence from Local authority and department of housing inspectors in their interaction with contractors on the other hand NHBRC inspectors were reported to more consistent by contractors. Table 4.6 Level of consistency Statement Local Authority Rank NHBRC Rank Housing Rank There are other sources beside inspectors that give advice on issues of compliance 3.93 1 4.18 1 4.00 1 Inspectors apply different regulatory standards different of the Provinces or Towns 3.73 2 2.85 5 3.30 3 Inspectors do not treat everyone equitable 3.56 3 2.71 6 3.10 4 Inspectors give conflicting advice 3.5 4 2.96 4 3.90 2 Inspectors provide useful advice and guidance for compliance with regulations 2.76 5 3.28 2 2.95 5 Inspectors are approachable when one is not sure of the regulations 2.66 6 3.21 3 3.1 4 Mean 3.36 3.50 3.20 3.50 3.39 3.17 63 Regulatory enforcement Contractors were presented with seven statements (questions) about enforcement of regulations by inspectors and requested to indicate to what extent they either agreed or disagreed with them. A 5-point Likert scale was used where 1 = strongly disagree, 2 = disagree, 3 = neutral, 4 = agree, and 5 = strongly agree. Table 4.7 Regulatory enforcement Statement Local authority Rank NHBRC Rank Housing Rank Have you been subject to a formal warning or enforcement notice from an inspector 1.8 3 1.64 3 1.9 3 Have you been fined or prosecuted as a result of noncompliance with regulatory standards? 1.9 2 1.89 2 1.95 1 Have you featured in a regulatory ‘league table’ or suffered adverse media coverage as a result of noncompliance? 1.96 1 1.96 1 1.95 1 Are inspectors sufficiently tough at clamping down on poor performers? 1.43 6 1.57 4 1.65 Is there any case for tougher fines and penalties? 1.56 5 1.64 3 1.85 4 Do you feel that inspectors treat you fairly compared to your competitors? 1.6 4 1.53 5 1.4 5 Do inspectors sufficiently recognise good business performance through awards, best practice case studies etc? 1.9 2 1.46 6 1,95 1 Mean 1.74 3.29 1.67 3.43 1.53 2.14 A large proportion of respondents strongly disagree with the statements regarding enforcement of regulation for all inspectorate (Local Authority, NHBRC, and Department 64 of Housing) organisations chosen by the study. These sentiments were shared by the majority of contractors sampled confirm low level of regulatory enforcement by inspectors in the homebuilding industry. The response’s mean score distribution are shown in table 4.7. Characteristics of inspectors Contractors were presented with six statements about the characteristics of inspectors and requested to indicate to what extent they either agreed or disagreed with them. A 5-point Likert scale was used where 1 = strongly disagree, 2 = disagree, 3 = neutral, 4 = agree, and 5 = strongly agree. From Table 6 it is evident that contractors agreed mostly that inspectors had to be helpful, followed by being trustworthy and fair. However, contractors had mostly neutral (disagree to agree) sentiments about the characteristics of inspectors suggesting that they did not have high levels of confidence in inspectors Table 4.8: Characteristics of inspectors Characteristic 1 2 3 4 5 N Mean (%) (%) (%) (%) (%) (%) Helpful 1 4 12 10 3 30 3.3 13.3 40.0 33.3 10.1 100.0 3.33 Trustworthy -6 13 10 1 30 20.0 43.3 33.3 3.4 100.0 3.20 Fair -6 17 5 2 30 20.0 56.7 16.7 6.6 100.0 3.10 Thorough 1 4 18 6 1 30 3.3 13.3 60.1 20.0 3.3 100.0 3.07 Hard to work with 1 8 14 6 1 30 3.3 26.7 46.7 20.0 3.3 100.0 2.93 Knowledgeable 2 13 11 3 1 30 6.5 43.3 36.7 10.1 3.4 100.0 2.60 65 Improvements suggested by contractors included “Inspectors should be trained and familiarize themselves more with building regulations and standards;” “They must stop taking bribes and/or money from contractors;” “NHBRC inspectors are never on site. They should go to site more often:” and “Most inspectors do not have technical experience, they just left school.” Chapter summary This study confirmed that highly competent and knowledgeable inspectors in the public and private sector are needed to, inter alia, ensure compliance to building standards or regulations. The frequency of visits to sites during construction by inspectors is unsatisfactory. The findings suggest that interacting with inspectorate organizations did not necessarily mean newly constructed houses would be inspected regularly. Contractors reported that coordination of inspection programs was poor. Further, considering that building contractors need useful advice and guidance on issues regarding compliance to the National Building Regulations and other quality related issues, inspectors infrequently gave useful advice during inspections. 66 CHAPTER 5 EMPIRICAL ANALYSIS OF PRIMARY DATA - INSPECTORS Inspector Sample profile The sample of inspectors was drawn from two South African provinces, namely Gauteng and the Western Cape where 50 questionnaires were distributed to various inspectors. Given that 29 inspectors responded the response rate was 58%. The inspectors were from different organizations namely local authorities, the NHBRC and Department of Housing. This chapter presents the data gathered and discussion of the findings in terms of the knowledge, attitudes, and perceptions (KAP) of inspectors. Educational background The majority of inspectors (48.3%) had National Diplomas as their highest qualification, followed by Bachelors Degrees (31.1%), trade certificates (17.2%), National Higher Diplomas (10.3%), and Matriculation Certificates (10.3%). One inspector reported having a master’s degree. The details of the qualifications of the response are shown in Figure 5.1. Experience Respondents reported working as inspectors for between 1 and 31 years. The median years of experience of inspectors were 4.50 years. These findings are presented in Figure 5.2. 67 Qualification Matric Certificate 10.3% (3) Trade Certificate 17.2% (5) National Higher Diploma 10.3% (3) Bachelors Degree 31.1% (9) Masters Degree 3.4% (1) National Diploma 48.3% (14) N3 Carpentry 6.9% (2) N6 Building Practices 13.8% (4) Carpentry and Plumbing (BIFSA) 13.8% (4) Building 6.9% (2) Construction Supervision 10.3% (3) Civil Engineering 13.8% (4) Electrical Engineerin g 3.4% (1) Building Science -N6 3.4% (1) Construction Supervision 10.3% (3) Btech: Civil Engineering 3.4% ( 1) Btech: Construction Management 3.4% ( 1) BTech Quantity Surveyor 13.8% ( 4) BSc Quantity Surveyor 6.9% ( 2) MSc: Arch. Studies 3.4% (1) SABS ISO 9001 13.8% (4) Qualification Matric Certificate 10.3% (3) Trade Certificate 17.2% (5) National Higher Diploma 10.3% (3) Bachelors Degree 31.1% (9) Masters Degree 3.4% (1) National Diploma 48.3% (14) N3 Carpentry 6.9% (2) N6 Building Practices 13.8% (4) Carpentry and Plumbing (BIFSA) 13.8% (4) Building 6.9% (2) Construction Supervision 10.3% (3) Civil Engineering 13.8% (4) Electrical Engineerin g 3.4% (1) Building Science -N6 3.4% (1) Construction Supervision 10.3% (3) Btech: Civil Engineering 3.4% ( 1) Btech: Construction Management 3.4% ( 1) BTech Quantity Surveyor 13.8% ( 4) BSc Quantity Surveyor 6.9% ( 2) MSc: Arch. Studies 3.4% (1) SABS ISO 9001 13.8% (4) Figure.5.1 Inspector qualifications 68 Inspectorate Exeperiance 53.6 10.8 30.6 3.6 3.6 0 20 40 60 % Number of Years % Based on 29responses Series1 53.6 10.8 30.6 3.6 3.6 1>5 Years 6>10 Years 11>15 Years 16>20 Years >20 Years Figure 5.2 Years of experience as inspectors Inspectors had worked in construction for between 4 and 34 years with the median years of experience of 12 years. These findings are presented in Figure 5.3. Industry Experiance 13.8 31 10.2 27.5 17.9 0 20 40 Number of Years % Based on 29Responses Series1 13.8 31 10.2 27.5 17.9 1>5 Years 6>10 Years 11>15 16>20 >20 Years Figure 5.3 Years of experience as inspectors in construction Inspectorate functions Inspectors were asked to respond to five statements about their understanding of the main functions of a building inspector on a 5-point Likert scale of agreement where 1 = strongly disagree, 2 = disagree, 3 = neutral, 4 = agree, and 5 = strongly agree. From Table 5.1 is evident that inspector perceived themselves as an integral part of the construction industry, that they 69 ensured the safety and welfare of occupancy, and being advisors to contractors and the general public with respect to the proper construction procedures. However, inspectors had mostly neutral (disagree to agree) sentiments about their role as officials responsible for ensuring workmanship and quality of construction (mean=3.27) and compliance with minimum building standards and regulations (mean=3.24). This finding suggests that inspectors are uncertain about their responsibilities. When inspectors were asked to give their own opinion regarding their main functions, a majority (82%) of the respondents defined inspectors as someone who only ensure compliance indicating that “Building inspectors must ensure that contractors are complying to quality standards and national building regulations” and “Inspectors do not ensure anything they inspect compliance to building regulation”. Table 5.1 Inspectorate function 1 2 3 4 5 N Mean (%) (%) (%) (%) (%) (%) Building inspectors are an integral 11 18 29 part of the construction process 37.9 62.1 100 4.62 Building inspectors ensure the 3 2 5 13 6 29 safety and welfare of occupancy 10.3 6.9 17.2 44.8 20.7 100 3.58 Building inspectors are advisors to 8 2 12 6 28 contractors and the general public 28.6 7.1 42.9 21.4 100 with respect to the proper construction procedures 3.57 Building inspectors ensure 5 5 4 7 8 29 workmanship and quality of 17.2 17.2 13.8 24.1 24.4 100 construction 3.27 Building inspectors ensure 4 6 5 7 7 29 compliance with minimum building 13.8 20.7 17.2 24.1 24.4 100 standards and regulations 3.24 70 Execution of responsibilities Table 5.2 indicates on a 5-point Likert scale where 1 = very poor, 2 = poor, 3 = average, 4 = well, and 5 = very well, the extent to which respondents executed their responsibilities as inspectors. They reported that they performed their responsibilities (average to well) with a mean score of 3.21. This finding suggests that some inspectors do not execute their responsibilities adequately. Table 5.2 Execution of inspectorate responsibility 1 2 3 4 5 N Mean (%) (%) (%) (%) (%) (%) 0 7 10 9 2 28 25 35 32 7.1 100 3.21 Improvement of workmanship Respondents were requested to respond to two statements about their contribution to the quality of the workmanship in the housing sector on a 5-point Likert scale where 1 = strongly disagree, 2 = disagree, 3 = neutral, 4 = agree, and 5 = strongly agree. From Table 5.3 it is evident that more than half (55%) of the respondents reported that inspectors could improve workmanship in housing construction by enforcing compliance with building standards. In response to whether the lack of inspection contributed to poor workmanship respondents expressed ‘neutral to agree’ sentiments (3.78). 71 Table 5.3 Extent to which inspectors could improve workmanship Statement 1 2 3 4 5 N Mean (%) (%) (%) (%) (%) (%) Building inspectors can improve workmanship in housing construction by enforcing compliance with building 1 3 2 7 16 29 regulations 3.4 10.3 6.9 24.1 55.2 100 4.17 Lack of inspection contribute to poor 4 5 6 8 23 workmanship on the construction of 17.4 21.7 26.1 34.8 100 houses 3.78 Stylistic differences of inspectors Similarly, respondents were requested to respond to two statements relative to styles of inspectors, namely facilitation and formalism on a 5-point Likert scale where 1 = totally disagree, 2 = slightly disagree, 3 = neutral, 4 = slightly agree, and 5 = totally agree. Most (68.9%) of the respondents reported that inspectors should educate, help, and be patient with contractors who do not know the rules. On the other hand, only 27.4% reported that inspectors should be clear about the rules, be rigid and arrest or fine in the case of non-compliances. These findings suggest that inspectors prefer to use a more facilitating business friendly approach than a formal policing and punitive approach. Table 5.4 Stylistic differences of inspectors Statement 1 2 3 4 5 N Mean (%) (%) (%) (% (%) (%) ) Facilitation – being patient with those 2 4 3 13 7 29 who do not know the roles, willingness of 6.9 13.8 10.3 44. 24. 100 inspectors to help builders, is also known 8 1 3.65 as the “business friendly” strategy (educational approach) Formalism – being clear about the rules 8 4 9 5 3 29 and expectations, rigidity with which 27.6 13.8 31.0 17. 10. 100 rules are interpreted and applied, in case 1 3 of non-compliance, arrest or fine. Also known as the “by-the-book” strategy 2.68 (formal approach) 72 Experience and Education To establish the perceptions and opinions of respondents regarding education and experience they were presented with seven (7) statements to which they had to respond on a 5point Likert scale where 1 = totally disagree, 2 = slightly disagree, 3 = neutral, 4 = slightly agree, and 5 = totally agree. The majority of respondents (86.2%) reported that lack of experience and technical expertise led to poor inspections, Further, 82.7% of respondents reported that lack of qualified inspectorate professionals also contributed to poor inspections. Furthermore, 76.9% of respondents reported that they were not receiving enough training to fulfil their responsibilities effectively. A third (33.3%) of respondents was generally unsure about whether inspectors were relevantly qualified. It is possible that these sentiments potentially flow from inspectors not openly discussing their qualifications. Less than half (44.8%) of respondents reported that available education was not appropriate for building inspectors, 56.5% reported being unsure about whether inspectors were experienced enough to execute their duties effectively. Less than a quarter (24.1%) of respondents reported that construction knowledge gained experientially without formal education was more important to building inspectors. These findings suggest that qualifications or education and experience must be combined to ensure an effective and competent inspectorate 73 Table 5.5 Experience and Education Statement 1 (%) 2 (%) 3 (%) 4 (%) 5 (%) N (%) Mea n Lack of qualified inspectorate professionals leads to poor inspections 1 3.4 1 3.4 3 10.3 7 24.1 17 58.6 29 100 4.31 Lack of experience and technical expertise leads to poor inspections 1 3.4 1 3.4 2 6.9 10 34.5 15 51.7 29 100 4.27 Building inspectors are not getting enough training 8 27.6 3 10.3 12 41.4 6 20.7 29 100 3.55 inspectors are relevantly qualified to carry their duties 6 28.6 7 33.3 6 28.6 2 9.5 21 100 3.19 Available education is not appropriate for building inspectors 4 13.8 7 24.1 5 17.2 12 41.4 1 3.4 29 100 2.96 Inspectors are experienced enough to carry their duties effectively 6 26.1 13 56.5 4 17.4 23 100 2.91 Construction knowledge gained experientially without formal education is more important for building inspectors. 4 13.8 13 44.8 5 17.2 5 17.2 2 6.9 29 100 2.58 Elements important for effective inspectorate Table 5.6 indicates on a 5-point Likert scale where 1 = not important, 2 = unimportant, 3 = neutral, 4 = important, and 5 = extremely important. An overwhelming proportion of the sample (100) rated Knowledge of National Building Standards (NBS) as most important element of an effective inspectorate followed by progress training (96.6%), experience in the construction industry (96.5%), Knowledge Legislations (93.1%) education and qualifications (89.6%) and lastly Approach or interaction with homebuilders (85.7%) it is noted that majority of the respondents rated all the statements very important. 74 Table 5.6 Elements important for effective inspectorate Statement 1 (%) 2 (%) 3 (%) 4 (%) 5 (%) N (%) Mean Experience in the construction industry 1 3.4 5 17.2 23 79.3 29 100 4.74 Knowledge of National Building Regulations (NBR) 9 31.0 20 69.0 29 100 4.68 Education and Qualifications 3 10.3 9 31.0 17 58.6 29 100 4.48 Training (progress) 1 3.4 8 27.6 20 69.0 29 100 4.65 Approach or interaction with homebuilders 1 3.6 3 10.7 6 21.4 18 64.3 28 100 4.46 Knowledge Legislations (i.e. National Building Regulations and Building Standards Act 103 of 1977) 2 6.9 12 41.4 15 51.7 29 100 4.44 Table 5.7 indicates on a 5-point Likert scale where 1= not familiar, 2 = slightly familiar, 3 = neutral, 4 = familiar, and 5 = extremely familiar. Most respondents (81.6%) reported that they were more familiar with SANS 10400:1990 formally known as SABS 0400 (1990), followed by National Building Standards (NBS) (68.1%), Legislation (i.e. National Building Regulations and Building Standards Act 103 of 1977) (59.1%), and Housing Consumer Protection Measures Act (NHBRC Home builders Manual) is the least popular document with 36.4% not familiar with the documents however another 36.4% were neutral or not sure if they are familiar or not with this document. 75 Table 5.7 Familiarity with document 1 (%) 2 (%) 3 (%) 4 (%) 5 (%) N (%) Mean SANS 10400:1990 formally known as SABS 0400 (1990) 4 18.2 15 68 3 13.6 22 100 3.95 National Building Standards (NBS) 1 4.5 6 27.3 12 54.5 3 13.6 22 100 3.77 Legislation (i.e. National Building Regulations and Building Standards Act 103 of 1977) 2 9.1 4 18.2 3 13.6 11 50 2 9.1 22 100 3.31 Housing Consumer Protection Measures Act (NHBRC Home builders Manual) 4 18.2 4 18.2 1 4.5 8 36.4 5 22.7 22 100 3.27 Chapter Summary This chapter summarized the views of inspectors with regard to the inspectorate function in the home building industry, different approaches that inspectors use to enforce compliance. Inspectors also expressed their position on issues relating to legislation, building codes and standards. Education and experience prevailed as the most important elements of the inspectorate sector. 76 CHAPTER 6: SUMMARY, CONCLUSIONS AND RECOMMENDATIONS Summary The primary objective of the study was to investigate the effectiveness of the inspectorate within the South African home building industry. This objective was to be achieved by: • Examining the role and responsibilities of inspectors in home building and barriers to effective functioning of the inspectorate; • Determining the extent to which inspectors carry their responsibilities; • Establishing the current status of inspectorate qualifications, educational and experience background in order to determine the level of competence within the inspectorate; • Studying the importance of knowing the National Building Regulations in the inspectorate function; and • Investigating the stylistic differences among inspectors in regulatory compliance. The study reviewed the available literature to support the objectives. Questionnaires were designed to return primarily a quantitative response although when necessary, respondents were requested to substantiate their answers and thus some qualitative response was also obtained. The data was analyzed using the Statistical Package for Social Sciences (SPSS) software package, and the findings were recorded. This chapter reviews and summarizes the findings relative to the hypotheses to be tested and the objectives of the study. Conclusions are drawn from the findings and recommendations are made based on these conclusions. 77 Hypothesis Testing Hypothesis 1 The literature (Mbachu and Nkado 2004) suggests that there is a direct relationship between inspectors or inspections and housing quality and workmanship. This study by Mbachu and Nkado (2004) recommends a critical review of the functions of the National Home Builders Registration Council (NHBRC) in respect of the routine inspections of the quality of materials and workmanships by the team of the NHBRC inspectors. This review was necessary to address the problems of poor quality materials and workmanship complained about by housing beneficiaries. In this study contractors were requested to indicate how frequently interactions/inspections took place on site. The results revealed that the inspections by the Department of Housing predominated with a mean score of 3.23 (sometimes to often). The other inspectors either seldom to sometimes visited sites. NHBRC were the only inspectors that were reportedly never visiting sites during construction The hypothesis that the lack of inspection by the building inspectorate results in poor workmanship cannot be rejected. Hypothesis 2 The qualifications and professional status of building inspectors were identified as a major concern in a study by the Business Roundtable (1989) that examined factors affecting the ability of building departments to administer and enforce building regulations effectively. According to the SABS 0400 (1990) for any one to carry the duties of an inspector and enforce National Building Regulations he or she must be in position of a three year post-matriculation certificate in the Built Environment. 78 This study found that most inspectors (48.3%) had National Diplomas as their highest qualification, followed by Bachelors Degrees (31.1%), trade certificates (17.2%), National Higher Diplomas (10.3%), and Matriculation Certificates (10.3%). One inspector reported having a masters degree. These results suggest that inspectors are relevantly qualified to conduct effective inspections of houses. The hypothesis that inspectors are not adequately and appropriately qualified to conduct effective inspections of houses can be rejected. Hypothesis 3 The literature (Burby and May, 1999) supports that without adequate capacity to understand and interpret correctly various code provisions, building inspectors are likely to pay little attention to their enforcement duties. A study of local capacity to enforce building regulations by the Southern Building Code Congress (1992) found that many building inspectors did not know what the code required, and that their ignorance was a key obstacle to effective enforcement. This study looked at the level of competence of inspectors. Inspectors from the local authority were perceived to be more competent and knowledgeable than their counterparts with a mean score of 3.20 (average to well). The other inspectors had poor to average levels of competence and knowledge. Department of Housing inspectors were reported to be the least competent. This study also investigated the levels of familiarity with documents, Most respondents (81.6%) reported that they were more familiar with SANS 10400:1990 formally known as SABS 0400 (1990), followed by National Building Standards (NBS) (68.1%), Legislation (i.e. National Building Regulations and Building Standards Act 103 of 1977) (59.1%), and Housing Consumer Protection Measures Act (NHBRC Home builders Manual) is 79 the least popular document with 36.4% not familiar with the documents. However another 36.4% were neutral or not sure if they were familiar or not with this document. The hypothesis that inspectors do not know the National Building Regulations well enough to enforce them effectively cannot be rejected. Hypothesis 4 According to Burby, May, Malaizia and Levine (1999) the issue of regulatory burden relates less to enforcement efforts and more to choices about the philosophy and strategy for enforcement. Enforcement philosophy is the more fundamental consideration in the inspection process. Inspectors are not always explicitly decisive with the philosophy that they chose to use but their actions and the strategies of enforcement that they use set the overall tone and signal the inspector’s philosophies of enforcement. All contractors (100%) reported that they preferred inspectors that can give expect advises on the sport even if they are not asked to do so and inspectors that are patient with the rules, helpful and forgiving to those that do not understand the regulations. Most (86.2%) Inspectors who visited construction sites were reported to be more clear and rigid with the rules. They arrested or fined those who do not comply with the regulations. A general lack of expect advise from the inspectors was reported. With just (34.50%) contractors that have received such advises on the sport from inspectors. The hypothesis that the manners in which building inspectors enforce regulations influences compliance with building regulations cannot be rejected. Conclusion This study confirmed that highly competent and knowledgeable inspectors in the public and private sector are needed to, inter alia, ensure compliance to building standards or regulations. The frequency of visits to sites during construction by inspectors was unsatisfactory. 80 The findings suggest that interacting with inspectorate organizations did not necessarily mean newly constructed houses would be inspected regularly. Contractors reported that coordination of inspection programs was poor. Further, considering that building contractors need useful advice and guidance on issues regarding compliance to the National Building Regulations and other quality related issues, inspectors infrequently gave useful advice during inspections. Contractors did not regard the competence and levels of knowledge of inspectors highly. The preferred characteristics of inspectors were helpfulness, trustworthiness, being fair and thorough. Of concern is the experience of contractors relative to the NHBRC with respect to their infrequent (seldom to sometimes), poor to average coordinated inspections, and infrequent useful advice (seldom to sometimes). One of the major objectives for the establishment of the NHBRC and the inspectorate in general was to improve the quality standards and reduce remedial work in the home building industry. However, these objectives can only be achieved by an effective housing inspectorate. This study suggest average to low levels of competence and knowledge in the housing inspectorate within the South African home building industry which makes the attainment of this objective more difficult. Clearly, one of the challenges facing the home building inspectorate in South African is the lack of competent and knowledgeable inspectors to insure that National Building Regulations and specifications are adhered to by building contractors. Considering that the majority of South African contractors in the housing sector are emerging contractors it is imperative that they get useful advice more frequently than at present. Building inspectors were found to be inconsistent in their responses when respond to statements regarding their understanding of the main functions of a building inspector. This finding shows that there are uncertainties within the inspectorate regarding their responsibilities. 81 Building inspectors reported that they performed their responsibilities average to well. This finding suggests that some inspectors do not execute their responsibilities adequately. The findings of this study suggest that inspectors prefer to use a more facilitating business friendly approach than a formal policing and punitive approach when enforcing building regulation. It is also suggest that qualifications or education and experience must be combined to ensure an effective and competent inspectorate. Continuous training on technical maters of both inspectors and contractors is paramount to attain the desired quality standards and workmanship in the homebuilding industry. Recommendations Although it is accepted practice that inspectors must ensure that they acquaint themselves with legislation and code of practice that govern the home building industry, the finding that close to a half (46 %) of respondents were not familiar with the legislations suggests that there is a need for awareness campaigns within the inspectorate sector on legislation. Based on the finding the study also recommends the following: • A critical review of the inspectorate functions with regards to the duties and responsibilities of the inspectors; and • The improvement of the levels of knowledge of inspectors complained about by the contractors’ inspectors needs drastic attention. Further research The literature review was systematic and thorough. Consequently the most relevant published research was identified and included. However, there were gaps as a result of little published research on the subject, few studies in the subject area in South Africa and internationally. In particular there was very little research on the role of education and experience within the inspectorate. Clearly more research is required in this area. 82 APPENDIX A: PERMISSION OF THE USE OF INFORMATION CAPE PENINSULA UNIVERSITY OF TECHNOLOGY Cape Town Bellville Campus Campus P O Box 1906 OFFICE OF THE RESEARCH COORDINATOR: FACULTY OF ENGINEERING 2005-08-18 To Whom It May Concern: Dear Sirs HOME BUILDING AND INSPECTIONS Sinethemba Mpambane is currently reading for a M.Tech degree in Construction Management at the Cape Peninsula University of Technology and is investigating the effectiveness of inspectors in the homebuilding industry. Your participation in this study is pivotal to its success. The attached questionnaire will take about 10-15 minutes to complete. Your confidentiality and anonymity is assured. The results of this survey will be summarized in a report and sent to you upon request. Should you have any questions about the study you may contact Dr Theo Haupt or Sinethemba Mpambane on the numbers provided. Yours faithfully, Dr. Theo Haupt Research Coordinator 83 APPENDIX B CONTRACTOR QUESTIONNAIRE CONTRACTOR QUESTIONNAIRE TO INVESTIGATE THE EFFECTIVENESS OF THE INSPECTORATE IN THE SOUTH AFRICAN HOME BUILDING INDUSTRY ABOUT YOUR BUSINESS/ ORGANISATION 1. How many employees does your company have within South Africa__________ 2. What is you company’s annual turnover? _______________ 3. Where are your key operations located? (Province or Town) Province Town/ City Gauteng Western Cape Eastern Cape Limpompo Mpumalanga North West Province Northen Cape Free State Kwazulu- Natal 4. How long has your organization been established? ______________years 5. What is your major source of work? Please indicate the PERCENTAGE split. Private sector Public sector (government) INTERACTIONS WITH INSPECTORS 6. Which inspectorate do you have dealings with? please indicate by putting an X next to the organisation. Inspectors Local authority inspector (municipality) NHBRC inspector Bank inspector Housing inspector Health and Safety Private inspectors Others 84 If OTHER, please specify below 7. How often do these contacts take place? (1 = never, 2 = seldom, 3 = sometimes, 4 = often, and 5 = always) Inspectors Never Seldom Sometimes Often Always Local authority inspector NHBRC inspector Bank inspector Health & safety inspector Housing inspector Private inspector Other 8. Have you estimated the administrative costs of compliance with regulatory demands? Yes No 9. What information are you typically required to provide during inspection? Local authority inspector: NHBRC inspector : Bank inspector : Housing inspector: Health & safety inspector: Private inspector : 85 10. During inspections how are non – compliances recorded? Inspectors Local authority inspector (municipality) NHBRC inspector Bank inspector Housing inspector Health and Safety inspector Private inspectors Others 11. What format does feedback from inspectors take? Inspectors Telephone calls On site discussion Written report Local authority inspector (municipality) NHBRC inspector Bank inspector Housing inspector Health and Safety inspector Private inspectors Others INSPECTION 12. How often are your sites inspected? (1 = never, 2 = seldom, 3 = sometimes, 4 =often, and 5 = always) Inspectors Never Seldom Sometimes Often Always Local authority inspector NHBRC inspector Bank inspector Health & safety inspector Housing inspector Private inspector Other 86 13. To what extent do inspectors you deal with co-ordinate their inspection programmes? (1 = Very poor, 2 = Poor 3 = Average, 4 = Well, and 5 = Very Well) Inspectors Very Poor Poor Average Well Very Well Local authority inspector NHBRC inspector Bank inspector Health & safety inspector Housing inspector Private inspector Other 14. Give reasons for your response: Local authority inspector: NHBRC inspector : Bank inspector : Housing inspector: Health & safety inspector: Private inspector : 15. How often do you received useful advice on improving aspects of your operations during and following a visit from an inspector? (1 = never, 2 = seldom, 3 = sometimes, 4 = often, and 5 = always) Inspectors Never Seldom Sometimes Often Always Local authority inspector NHBRC inspectors Bank inspectors Health & safety inspectors Housing inspectors Private inspectors Other 87 16. Give reasons for your response Local authority inspector: NHBRC inspector : Bank inspector : Housing inspector: Health & safety inspector: Private inspector : 17. How would you rate the competency and/or knowledge of the inspectors you deal with? (1 = Very poor, 2 = Poor, 3 = Average, 4 = Good, and 5 = Very Good) Which type of inspector has visited you and which would you prefer a visit from? Inspector Very poor Poor Good Good Very good Local authority inspector NHBRC inspector Bank inspector Health & safety inspector Housing inspector Private inspector Other 18. Which type of inspector has visited you and which would you prefer a visit from Visited Prefer A general inspector who could subsequently draw in expertise as required. Those that are patient with those who do not know the roles, willingness of inspectors to help regulates and be forgiving. Those that are being clear about the rules and expectations, rigidity with which rules are interpreted and applied in case of non- complicacy arrest or fine. Specialised inspectors who could provide expert advice on the spot. 19. Give reasons for your response : 88 ENFORCEMENT Local authority inspector Statement yes no Have you been subject to a formal warning or enforcement notice from an inspector Have you been fined or prosecuted as a result of non-compliance with regulatory standards? Have you featured in a regulatory ‘league table’ or suffered adverse media coverage as a result of non-compliance? Are inspectors sufficiently tough at clamping down on poor performers? Is there any case for tougher fines and penalties? Do you feel that inspectors treat you fairly compared to your competitors? Do inspectors sufficiently recognise good business performance through awards, best practice case studies etc? NHBRC inspector Statement yes no Have you been subject to a formal warning or enforcement notice from an inspector Have you been fined or prosecuted as a result of non-compliance with regulatory standards? Have you featured in a regulatory ‘league table’ or suffered adverse media coverage as a result of non-compliance? Are inspectors sufficiently tough at clamping down on poor performers? Is there any case for tougher fines and penalties? Do you feel that inspectors treat you fairly compared to your competitors? Do inspectors sufficiently recognise good business performance through awards, best practice case studies etc? Housing inspector Statement yes no Have you been subject to a formal warning or enforcement notice from an inspector Have you been fined or prosecuted as a result of non-compliance with regulatory standards? Have you featured in a regulatory ‘league table’ or suffered adverse media coverage as a result of non-compliance? Are inspectors sufficiently tough at clamping down on poor performers? Is there any case for tougher fines and penalties? 89 Housing inspector (cont’d) Do you feel that inspectors treat you fairly compared to your competitors? Do inspectors sufficiently recognise good business performance through awards, best practice case studies etc? Bank inspector Statement yes no Have you been subject to a formal warning or enforcement notice from an inspector Have you been fined or prosecuted as a result of non-compliance with regulatory standards? Have you featured in a regulatory ‘league table’ or suffered adverse media coverage as a result of non-compliance? Are inspectors sufficiently tough at clamping down on poor performers? Is there any case for tougher fines and penalties? Do you feel that inspectors treat you fairly compared to your competitors? Do inspectors sufficiently recognise good business performance through awards, best practice case studies etc? Private inspector Statement yes no Have you been subject to a formal warning or enforcement notice from an inspector Have you been fined or prosecuted as a result of non-compliance with regulatory standards? Have you featured in a regulatory ‘league table’ or suffered adverse media coverage as a result of non-compliance? Are inspectors sufficiently tough at clamping down on poor performers? Is there any case for tougher fines and penalties? Do you feel that inspectors treat you fairly compared to your competitors? Do inspectors sufficiently recognise good business performance through awards, best practice case studies etc? 90 CONSISTENCY 20.To what extent do you agree with the following statements? (1 = totally disagree, 2 = slightly disagree, 3 = neutral, 4 = slightly agree, and 5 = totally agree) please mark with an X where applicable Local authority inspector Td Sd N Sa Ta Statement 1 2 3 4 5 Inspectors give conflicting advice Inspectors do not treat everyone equitable Inspectors apply different regulatory standards different of the Provinces or Towns Inspectors provide useful advice and guidance for compliance with regulations There are other sources beside inspectors that give advice on issues of compliance except inspectors Inspectors are approachable when one is not sure of the regulations NHBRC Td Sd N Sa Ta Statement 1 2 3 4 5 Inspectors give conflicting advice Inspectors do not treat everyone equitable Inspectors apply different regulatory standards different of the Provinces or Towns Inspectors provide useful advice and guidance for compliance with regulations There are other sources beside inspectors that give advice on issues of compliance except inspectors Inspectors are approachable when one is not sure of the regulations Housing Td Sd N Sa Ta Statement 1 2 3 4 5 Inspectors give conflicting advice Inspectors do not treat everyone equitable Inspectors apply different regulatory standards different of the Provinces or Towns Inspectors provide useful advice and guidance for compliance with regulations There are other sources beside inspectors that give advice on issues of compliance except inspectors Inspectors are approachable when one is not sure of the regulations 91 Bank Td Sd N Sa Ta Statement 1 2 3 4 5 Inspectors give conflicting advice Inspectors do not treat everyone equitable Inspectors apply different regulatory standards different of the Provinces or Towns Inspectors provide useful advice and guidance for compliance with regulations There are other sources beside inspectors that give advice on issues of compliance except inspectors Inspectors are approachable when one is not sure of the regulations Private Td Sd N Sa Ta Statement 1 2 3 4 5 Inspectors give conflicting advice Inspectors do not treat everyone equitable Inspectors apply different regulatory standards different of the Provinces or Towns Inspectors provide useful advice and guidance for compliance with regulations There are other sources beside inspectors that give advice on issues of compliance except inspectors Inspectors are approachable when one is not sure of the regulations INSPECTION CHARACTERISTICS 21. To what extent do you agree with the following statements? (1 = Strongly disagree, 2 = Disagree, 3 = Neutral, 4 = Agree, and 5 = Strongly agree) Issue 1 2 3 4 5 Inspectors are trustworthy Inspectors are fair Inspectors are helpful Inspectors are knowledgeable Inspectors are hard to work with Inspectors are thorough 92 RECOMMENDATIONS FOR CHANGE 22. Are there any other changes or improvements to regulatory inspection and enforcement regimes that you would like to see? Thank you 93 APPENDIX C INSPECTORS QUESTIONNAIRE INSPECTORS QUESTIONNAIRE TO INVESTIGATE THE EFFECTIVENESS OF THE INSPECTORATE IN THE SOUTH AFRICAN HOME BUILDING INDUSTRY Building inspectors are an integral part of the construction process, ensuring compliance with minimum building standards and regulations, quality of construction, the safety and welfare of occupancy remain top priorities SECTION A: INSPECTORATE FUNCTIONS 1. To what extent do you agree with the following statements? (1 = totally disagree, 2 = slightly disagree, 3 = neutral, 4 = slightly agree, and 5 = totally agree) please mark with an X where applicable Td Sd N Sa Ta Statement 1 2 3 4 5 Building inspectors are an integral part of the construction process Building inspectors ensure compliance with minimum building standards and regulations Building inspectors ensure workmanship and quality of construction Building inspectors ensure the safety and welfare of occupancy Building inspectors are advisors to contractors and the general public with respect to the proper construction procedures 2. In your opinion what are the main functions of a building inspector? 3. To what extent does building inspectors carry their responsibilities? (1 = very poor, 2 = poorly, 3 = average, 4 = well, and 5 = very good) please mark with an X where applicable 1 2 3 4 5 94 4. Provide reasons for your answer: 5. To what extent do you agree with the following statements? (1 = totally disagree, 2 = slightly disagree, 3 = neutral, 4 = slightly agree, and 5 = totally agree) please mark with an X where applicable Td Sd N Sa Ta Statement 1 2 3 4 5 Building inspectors can improve workmanship in housing construction by enforcing compliance with building regulations lack of inspection contribute to poor workmanship on the construction of houses SECTION B: REGULATORY ENFORCEMENT APPROACH 6 In order to enforce compliance with regulations inspectors need to adopt certain approaches. To what extent do you agree with the following statements? (1 = totally disagree, 2 = slightly disagree, 3 = neutral, 4 = slightly agree, and 5 = totally agree) Td Sd N Sa Ta Statement 1 2 3 4 5 Facilitation – being patient with those who do not know the roles, willingness of inspectors to help builders, is also known as the “business friendly” strategy (educational approach) Formalism – being clear about the rules and expectations, rigidity with which rules are interpreted and applied, in case of noncompliance, arrest or fine. Also known as the “by-the-book” strategy (formal approach) 7 Give reasons for your response: Facilitation: formalisation 95 SECTION C: EDUCATION 8 To what extent do you agree with the following statements? (1 = totally disagree, 2 = slightly disagree, 3 = neutral, 4 = slightly agree, and 5 = totally agree) please mark with an X where applicable Td Sd N Sa Ta Statement 1 2 3 4 5 Lack of experience and technical expertise leads to poor inspections Lack of qualified inspectorate professionals leads to poor inspections Available education does is not appropriate for building inspectors Building inspectors are not getting enough training Construction knowledge gained experientially without formal education is more important for building inspectors. inspectors are relevantly qualified to carry their duties Inspectors are experienced enough to carry their duties effectively Provide reasons for your answer: 10. On a scale of 1 to 5 which one of the following do you think is important for inspectors? (1 = not important, 2 = unimportant, 3 = neutral, 4 = important, and 5 = extremely important) please mark with an X where applicable Eu Su N Si Ei Issue 1 2 3 4 5 Experience in the construction industry Education and Qualifications Training (progress) Knowledge of National Building Regulations (NBR) Knowledge Legislations (i.e. National Building Regulations and Building Standards Act 103 of 1977) Approach or interaction with homebuilders 11 Provide reasons for your answer: 96 12 What is your educational background? Please give details of your qualifications Education Background Details Standard 8-10(grade 10-12) Matric Certificates National Diploma Degree Post Degree Other 13 How long have you been working in the construction industry? years 14 On a scale of 1 to 5 which one of the following documents are you familiar with? (1 = not familiar, 2 = slightly familiar, 3 = neutral, 4 = familiar, and 5 = extremely familiar) please mark with an X where applicable Nf Sf N f Ef Issue 1 2 3 4 5 Housing Consumer Protection Measures Act (NHBRC Home builders Manual) National Building Regulations (NBR) Legislation (i.e. National Building Regulations and Building Standards Act 103 of 1977) SABS 0400 15 Indicate your previous job before becoming an inspector in current department Architect (consultant) Contractor Engineer (consultant) Electrician Project Manager (consultant) Quantity Surveyor (consultant) Plumber Property valuations Labour broker Other 16 If OTHER, please specify below 97 17 How long have you been working as an inspector years Thank you 98 REFERENCES Almaraz, J. and Margulies, N. (1998): ‘The Relationship between Organizational Culture and Quality Management Programs,’ International Journal of Applied Quality Management, vol. 1, no. 2, pp. 129-152 Blanford, L. Nelson, J. and Wilcox, K. 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(1994): Case Study Research: Design and Method, Thousand Oaks, California, Sage Publications, 104 BIOGRAPHY OF SINETHEMBA MPAMBANE Sinethemba Mpambane was born on November 25, 1981, in Mount Frere, South Africa. In 1999 he matriculated from Luhlaza High School in Khayelitsha, Cape Town. He completed the National Diploma in Building and the Bachelor of Technology degree in Construction Management at the Peninsula Technikon in Cape Town. He worked for the Department of Public Works and Housing respectively before joining Communicare where he is currently working as a project coordinator. His research interests are housing delivery, the enforcement of Building Regulations by the inspectorate in the home building industry 105