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Delays in the construction projects are global events and the construction industry in Iran is no exception. The main purpose of this study is to identify the delay factors and their effect on a particular project completion named Ghadir 2206 residential construction project located in Fooladshahr, Iran. It is attempted to analyze the most important causes and their impacts on specific effects. This study identified nine most important causes of delay and effects of delay. Nine most important causes were: 1) Contractor’s improper planning, 2) Design changes, 3) Contractor’s poor site management and mistaken decision in changing managers, 4) Inadequate contractor experience, 5) Inadequate client’s finance and payments for completed work, 6) Problems with subcontractors, 7) Lack of communication between parties, 8) Construction mistakes and defective works ,9) Material price escalation. The causes categories in contractorrelated factors, consultant-related factors, client-related factors and external factors. The high significant causes identified are 1) Design changes 2) Material price escalation Six main effects of delay were: 1) Time overrun 2) Cost overrun, 3) Disputes, 4) Arbitration, 5) Litigation, and 6) Abandonment

The significant Causes and effects of delays in Ghadir 2206 residential project