GYO İnşaat Yatırımlarında Mal Sahibi Kaynaklı Değişiklik Talepleri

Betül Güler Ergül; Burcu Balaban Ökten

doi:10.29064/ijma.1318685

Araştırma Makalesi

Owner-Sourced Change Requests in REIT Construction Investments

Yıl 2023, Cilt: 7 Sayı: 14, 141 - 162, 25.09.2023

Betül Güler Ergül Burcu Balaban Ökten

https://doi.org/10.29064/ijma.1318685

Öz

One of the most important problems encountered in the construction investments of real estate investment trusts (REITs) is the changes in the project caused by the owner. In order to increase performance in the construction investments of REITs, first of all, the reasons underlying the changes caused by the owner should be investigated. The aim of this study is to investigate the causes of changes in construction projects and their effects on the project by researching existing studies in the literatüre. It is an examination of the subject of "owner-induced project changes" through a field study in the light of the causes and effects found in the literature. In the study, the data were obtained from the observations of the researcher working as an architect in a Real Estate Investment Trust (REIT), projects, meeting notes and literature. It is known that the biggest impact of project change requests is usually cost and time lapse. Five of the six project changes requested by the owner examined in the fieldwork were realized during the implementation phase of the construction site. For this reason, in the field study the "chain effect of the changes" mentioned in the literature was observed and it was determined that these change requests cause cost and time increases in the project.

Anahtar Kelimeler

REIT, Owner, Change Request, Reasons for Change Request, Effects of Change Request.

Kaynakça

Alnuaimi, A.S., Taha, R.A., Al Mohsin, M. & Al-Harthi, A. (2010). “Causes, Effects, Benefits, and Remedies of Change Orderson Public Construction Projects in Oman” Journal of Construction Engineerıng and Management, s.615-622. https://doi.org/10.1061/(ASCE)CO .1943-7862.0000154
Assaf, S.A., Al-Hejji,S. (2006). “Causes of delay in large construction projects”, International Journal of Project Management 24,s.349–357, http://dx.doi.org/10.37265/japiv.v7i1.55
Aydınoğlu,C.(2004). Turkish REITs: An Overview of the Industry and its Performance, Yüksek Lisans Tezi
Aytekin, Y.E., Aygün M.(2016). “Finansta Yeni Bir Alan Davranışsal Finans”, Yüzüncü Yıl Üniversitesi İktisadi ve İdari İlimler Fakültesi Dergisi, Bahar 2, s.143-155
Barak, O. (2008). Davranışsal Finans Teori ve Uygulama, Ankara, Gazi Kitapevi
Bubshait, A. (1997). “Owner İnvolvement in Project Quality” International Journal of Project Management, 12(2), s.115-117. https://doi.org/10.1016/0263-7863(94)90018-3
Çolak, A. E. & Alıcı A. (2001). Gayrimenkul Yatırım Ortaklıkları A’dan Z’ye, TŞOF Plaka Matbaacılık, Ankara, s.35
Gökçe G.(1998), Gayrimenkul Yatırım Fonları, Gayrimenkul Yatırım Ortaklıkları, Gayrimenkul Sertifikaları ve Hazine Taşınmaz Mallarının Bu Yollarla Değerlendirilmesi, Ankara, T.C. Maliye Bakanlığı Milli Emlak Genel Müdürlüğü
GYODER Gösterge | Gyo´lar. (n.d.). Retrieved June 22, 2023, from https://gyodergosterge.com/detay/gyo%C2%B4lar
Hanna, A. S., Camlic, R., Peterson, P. A., & Nordheim, E. V. (2002). “Quantitative Definition of Projects Impacted by Change Orders.” Journal of Construction Engineering and Management, 128(1), 57–64. https://doi.org/10.1061/(ASCE)0733-9364(2002)128:1(57)
Hansen, S., Rostiyanti, S. & Rif’at, A.(2020). “Causes, Effects, and Mitigations Frameworkof Contract Change Orders: LessonsLearned from GBK AquaticStadium” Project, Journal of Legal Affairs and Dispute Resolution in Engineering and Construction, 12(1), https://doi.org/10.1061/(ASCE)LA.1943-4170.0000341
Hao, Q., Shen, W.; Neelamkavil, J. & Thomass, R.(2008). “International Conference on Information Technology in Construction Santiago” Managing Changes in Construction, Retrieved from: https://itc.scix.net/pdfs/w78-2008-3-07.pdf
Hayta, Ö.(2009). Gayrimenkul Yatırım Ortaklıkları ve Gayrimenkul Yatırım Ortaklıkları Performans Değerlendirmesi: İMKB’de Bir Uygulama, Yüksek Lisans Tezi
Jadhav, O.U. & Bhirud, A.N.(2015). “An Analysis Of Causes and Effects Of Change Orders On Construction Projects In Pune”, International Journal of Engineering Research and General Science, 3(6), s.795-799. https://www.scribd.com/document/281036867/
Khalifa, W. & Mahamid, I.(2019). “Causes of Change Order in Construction projects”, Journel of Engineering, Technology & Applied Science Research (ETASR), 9(6), s.4956-4961, https://doi.org/10.48084/etasr.3168
Kömürlü, R & Toltar L.(2018). “İnşaatta Proje Yönetimi; Projenin Başarısına Etkisi” Mimarlık ve Yaşam Dergisi, 3(2),249-258. https://doi.org/10.26835/my.488853
Love, P. E. D., Ika, L. A., Ahiaga-Dagbui, D. D., Locatelli, G., & Sing, M. C. P. (2019). “Make-or-break during production: shedding light on change-orders, rework and contractors margin in construction”. Production Planning & Control, 30(4), 285–298. https://doi.org/10.1080/09537287.2018.1535675
Memon, A.H., Rahman I.A. & Hasan, M.F.A.(2014). “Significant Causes and Effects of Variation Orders in Construction Projects”, Research Journal of Applied Sciences, Engineering and Technology, 7(21), s.4494-4502. http://dx.doi.org/10.19026/rjaset.7.826
Motawa, I.(2005). “A systematic approach to modelling change processes in construction projects”, Australian Journal of Construction Economics and Building, 5(1), s.23-29. http://dx.doi.org/10.5130/ajceb.v5i1.2940
Okada, R. C., Simons, A. E., & Sattineni, A. (2017). Owner-requested Changes in the Design and Construction of Government Healthcare Facilities. Procedia Engineering, 196, 592–606. https://doi.org/10.1016/J.PROENG.2017.08.047
Olsson, N.O.E.(2018). “Elaborations On The Role Of Project Owner:İntroducing Project Owners Type 1 and 2” International Journal of Managing Projects in Business,11(3), s.827-844. http://dx.doi.org/10.1108/IJMPB-08-2017-0102
Özkul, S.(2001).Gayrimenkul Yatırım Ortaklıkları ve Türkiye Değerlendirmesi, İstanbul Teknik Üniversitesi
Padala, S. , Maheswari J. & Hirani, H. (2020). “Identification and classification of change causesand effects in construction projects”, International Journal of Construction Management, https://doi.org/10.1080/15623599.2020.1827186
Porwal, A., Parsamehr, M., Szostopal, D., Ruparathna, R., & Hewage, K. (2020). “The integration of building information modeling (BIM) and system dynamic modeling to minimize construction waste generation from change orders”. International Journal of Construction Management. https://doi.org/10.1080/15623599.2020.1854930
Rath, S., Mahapatra, M.S. & De,A.(2014). Behavioral Factors and their Influence on Property Investment Decisions: a study of Investors' Perspective, 2nd International Conference on Business and Infonnation Management (lCBIM),s.64-68. http://dx.doi.org/10.1109/ICBIM.2014.6970952
Sepasgozar, E., Razkenari M.,A., & Barati K. (2015). “The Importance of New Technology for Delay Mitigation in Construction Projects”, American Journal of Civil Engineering and Architecture, 3(1), s.15-19. http://pubs.sciepub.com/ajcea/3/1/3
Sermaye Piyasası Kurulu (SPK). (2022). “Gayrimenkul Yatırım Ortaklıkları: Yatırımcı Bilgilendirme Kitapçıkları.” Sermaye Piyasası Kurulu (SPK). https://spk.gov.tr/data/61e34f9a1b41c61270320792/16-Gayrimenkul%20Ortakları.pdf
Shalaby, Y., Khalafallah, A., “Construction Research Congress” Change Order Disputes: Technical Causes and Negative Effects in Kuwait, Construction Research Council and the Construction Institute of ASCE, 2-4 April 2018 , s319-324
Staiti, M., M. (2015). Assessing the Impact of Change OrdersInConstruction Engineering Sector In The West Bank, Master Thesis, s.13-127
Staiti, M., Othman, M. & Jaaron, A. (2016). “Impact of Change Orders In Construction Sector In The West Bank” International Conference on Industrial Engineering and Operations Management Kuala Lumpur, Malaysia, March 8-10, s.1690-1697
Sun, M. & Meng, X. (2009). “Taxonomy for change causes and effects in construction projects”, International Journal of Project Management, s.560–572. https://doi.org/10.1016/j.ijproman.2008.10.005
Sun, M., Fleming A., Senaratne S., Motawa I. & Yeoh M. (2006). “A Change Management Toolkit for Construction Projects,” Architectural Engineering and Design Management, 2(4), s.261-271. https://doi.org/10.1080/17452007.2006.9684621
Susar, Ö. (2004). Tüm Yönleriyle Gayrimenkul Yatırım Ortaklıkları, Adalet Yayınevi,Ankara
Taylor, T. R. B., Uddin, M., Goodrum, P. M., McCoy, A., & Shan, Y. (2012). “Change Orders and Lessons Learned: Knowledge from Statistical Analyses of Engineering Change Orders on Kentucky Highway Projects.” Journal of Construction Engineering and Management, 138(12), 1360–1369. https://doi.org/https://doi.org/10.1061/(ASCE)CO.1943-7862.0000550
Uğur, L.O. (2006). İnşaat Sektöründe Riskler ve Risk Yönetimi Seminer Notları, TMB, Ankara, 3-16 Erişim Adresi: https://www.tmb.org.tr/arastirma_yayinlar/risk_yonetimi_10112006.pdf
Yenigün, M.(2014). Sorunlar ve Çözüm Önerileri, Türkiye Müteahhitler Birliği İnşaat Sektörü Bildirgesi, Ankara, Erişim Adresi: https://www.tmb.org.tr/duyurular/2014_tmb_530_bildirgeduyurusu.pdf
Yeşilbağ, M. (2020). “İnşaat Sektörünün Kriz Dinamikleri: Güncel Bir Değerlendirme”, Mülkiye Dergisi, 44 (1), s.101-130, https://dergipark.org.tr/en/pub/mulkiye/issue/56328/778546

GYO İnşaat Yatırımlarında Mal Sahibi Kaynaklı Değişiklik Talepleri

Yıl 2023, Cilt: 7 Sayı: 14, 141 - 162, 25.09.2023

Betül Güler Ergül Burcu Balaban Ökten

https://doi.org/10.29064/ijma.1318685

Öz

Gayrimenkul yatırım ortaklıklarının (GYO) inşaat yatırımlarında karşılaşılan en önemli problemlerden biri mal sahibi kaynaklı proje değişiklikleridir. GYO’ların inşaat yatırımlarında, performans artışı sağlanabilmesi için ilk önce, mal sahibi kaynaklı değişikliklerin altında yatan nedenlerin araştırılması gerekmektedir. Bu çalışmanın amacı, inşaat projelerinde meydana gelen değişikliklerin nedenlerini ve projeye etkilerini literatürde mevcut çalışmalar araştırılarak; “mal sahibi kaynaklı proje değişiklikleri” konusunun, literatürde bulunan neden ve etkiler ışığında, alan çalışması üzerinden incelenmesidir. Yapılan çalışmada veriler, bir Gayrimenkul Yatırım Ortaklığı (GYO) bünyesinde mimar olarak çalışan araştırmacının gözlemlerinden, projelerden, toplantı notlarından ve literatürden elde edilmiştir. Proje değişiklik taleplerinin en büyük etkisinin genellikle maliyet ve zaman aşımı olduğu bilinmektedir. Alan çalışmasında incelenen mal sahibi tarafından talep edilen altı proje değişikliğinin beş adedi şantiyenin uygulama aşamasında gerçekleşmiştir. Bundan ötürü alan çalışmasında literatürde bahsi geçen “değişikliklerin zincirleme etkisi” gözlemlenmiş ve bu değişiklik talepleri projede maliyet ve süre artışlarına sebep olduğu tespit edilmiştir.

Anahtar Kelimeler

GYO, Mal Sahibi, Değişiklik Talebi, Değişiklik Talebi Nedenleri, Değişiklik Talebi Etkileri.

Kaynakça

Alnuaimi, A.S., Taha, R.A., Al Mohsin, M. & Al-Harthi, A. (2010). “Causes, Effects, Benefits, and Remedies of Change Orderson Public Construction Projects in Oman” Journal of Construction Engineerıng and Management, s.615-622. https://doi.org/10.1061/(ASCE)CO .1943-7862.0000154
Assaf, S.A., Al-Hejji,S. (2006). “Causes of delay in large construction projects”, International Journal of Project Management 24,s.349–357, http://dx.doi.org/10.37265/japiv.v7i1.55
Aydınoğlu,C.(2004). Turkish REITs: An Overview of the Industry and its Performance, Yüksek Lisans Tezi
Aytekin, Y.E., Aygün M.(2016). “Finansta Yeni Bir Alan Davranışsal Finans”, Yüzüncü Yıl Üniversitesi İktisadi ve İdari İlimler Fakültesi Dergisi, Bahar 2, s.143-155
Barak, O. (2008). Davranışsal Finans Teori ve Uygulama, Ankara, Gazi Kitapevi
Bubshait, A. (1997). “Owner İnvolvement in Project Quality” International Journal of Project Management, 12(2), s.115-117. https://doi.org/10.1016/0263-7863(94)90018-3
Çolak, A. E. & Alıcı A. (2001). Gayrimenkul Yatırım Ortaklıkları A’dan Z’ye, TŞOF Plaka Matbaacılık, Ankara, s.35
Gökçe G.(1998), Gayrimenkul Yatırım Fonları, Gayrimenkul Yatırım Ortaklıkları, Gayrimenkul Sertifikaları ve Hazine Taşınmaz Mallarının Bu Yollarla Değerlendirilmesi, Ankara, T.C. Maliye Bakanlığı Milli Emlak Genel Müdürlüğü
GYODER Gösterge | Gyo´lar. (n.d.). Retrieved June 22, 2023, from https://gyodergosterge.com/detay/gyo%C2%B4lar
Hanna, A. S., Camlic, R., Peterson, P. A., & Nordheim, E. V. (2002). “Quantitative Definition of Projects Impacted by Change Orders.” Journal of Construction Engineering and Management, 128(1), 57–64. https://doi.org/10.1061/(ASCE)0733-9364(2002)128:1(57)
Hansen, S., Rostiyanti, S. & Rif’at, A.(2020). “Causes, Effects, and Mitigations Frameworkof Contract Change Orders: LessonsLearned from GBK AquaticStadium” Project, Journal of Legal Affairs and Dispute Resolution in Engineering and Construction, 12(1), https://doi.org/10.1061/(ASCE)LA.1943-4170.0000341
Hao, Q., Shen, W.; Neelamkavil, J. & Thomass, R.(2008). “International Conference on Information Technology in Construction Santiago” Managing Changes in Construction, Retrieved from: https://itc.scix.net/pdfs/w78-2008-3-07.pdf
Hayta, Ö.(2009). Gayrimenkul Yatırım Ortaklıkları ve Gayrimenkul Yatırım Ortaklıkları Performans Değerlendirmesi: İMKB’de Bir Uygulama, Yüksek Lisans Tezi
Jadhav, O.U. & Bhirud, A.N.(2015). “An Analysis Of Causes and Effects Of Change Orders On Construction Projects In Pune”, International Journal of Engineering Research and General Science, 3(6), s.795-799. https://www.scribd.com/document/281036867/
Khalifa, W. & Mahamid, I.(2019). “Causes of Change Order in Construction projects”, Journel of Engineering, Technology & Applied Science Research (ETASR), 9(6), s.4956-4961, https://doi.org/10.48084/etasr.3168
Kömürlü, R & Toltar L.(2018). “İnşaatta Proje Yönetimi; Projenin Başarısına Etkisi” Mimarlık ve Yaşam Dergisi, 3(2),249-258. https://doi.org/10.26835/my.488853
Love, P. E. D., Ika, L. A., Ahiaga-Dagbui, D. D., Locatelli, G., & Sing, M. C. P. (2019). “Make-or-break during production: shedding light on change-orders, rework and contractors margin in construction”. Production Planning & Control, 30(4), 285–298. https://doi.org/10.1080/09537287.2018.1535675
Memon, A.H., Rahman I.A. & Hasan, M.F.A.(2014). “Significant Causes and Effects of Variation Orders in Construction Projects”, Research Journal of Applied Sciences, Engineering and Technology, 7(21), s.4494-4502. http://dx.doi.org/10.19026/rjaset.7.826
Motawa, I.(2005). “A systematic approach to modelling change processes in construction projects”, Australian Journal of Construction Economics and Building, 5(1), s.23-29. http://dx.doi.org/10.5130/ajceb.v5i1.2940
Okada, R. C., Simons, A. E., & Sattineni, A. (2017). Owner-requested Changes in the Design and Construction of Government Healthcare Facilities. Procedia Engineering, 196, 592–606. https://doi.org/10.1016/J.PROENG.2017.08.047
Olsson, N.O.E.(2018). “Elaborations On The Role Of Project Owner:İntroducing Project Owners Type 1 and 2” International Journal of Managing Projects in Business,11(3), s.827-844. http://dx.doi.org/10.1108/IJMPB-08-2017-0102
Özkul, S.(2001).Gayrimenkul Yatırım Ortaklıkları ve Türkiye Değerlendirmesi, İstanbul Teknik Üniversitesi
Padala, S. , Maheswari J. & Hirani, H. (2020). “Identification and classification of change causesand effects in construction projects”, International Journal of Construction Management, https://doi.org/10.1080/15623599.2020.1827186
Porwal, A., Parsamehr, M., Szostopal, D., Ruparathna, R., & Hewage, K. (2020). “The integration of building information modeling (BIM) and system dynamic modeling to minimize construction waste generation from change orders”. International Journal of Construction Management. https://doi.org/10.1080/15623599.2020.1854930
Rath, S., Mahapatra, M.S. & De,A.(2014). Behavioral Factors and their Influence on Property Investment Decisions: a study of Investors' Perspective, 2nd International Conference on Business and Infonnation Management (lCBIM),s.64-68. http://dx.doi.org/10.1109/ICBIM.2014.6970952
Sepasgozar, E., Razkenari M.,A., & Barati K. (2015). “The Importance of New Technology for Delay Mitigation in Construction Projects”, American Journal of Civil Engineering and Architecture, 3(1), s.15-19. http://pubs.sciepub.com/ajcea/3/1/3
Sermaye Piyasası Kurulu (SPK). (2022). “Gayrimenkul Yatırım Ortaklıkları: Yatırımcı Bilgilendirme Kitapçıkları.” Sermaye Piyasası Kurulu (SPK). https://spk.gov.tr/data/61e34f9a1b41c61270320792/16-Gayrimenkul%20Ortakları.pdf
Shalaby, Y., Khalafallah, A., “Construction Research Congress” Change Order Disputes: Technical Causes and Negative Effects in Kuwait, Construction Research Council and the Construction Institute of ASCE, 2-4 April 2018 , s319-324
Staiti, M., M. (2015). Assessing the Impact of Change OrdersInConstruction Engineering Sector In The West Bank, Master Thesis, s.13-127
Staiti, M., Othman, M. & Jaaron, A. (2016). “Impact of Change Orders In Construction Sector In The West Bank” International Conference on Industrial Engineering and Operations Management Kuala Lumpur, Malaysia, March 8-10, s.1690-1697
Sun, M. & Meng, X. (2009). “Taxonomy for change causes and effects in construction projects”, International Journal of Project Management, s.560–572. https://doi.org/10.1016/j.ijproman.2008.10.005
Sun, M., Fleming A., Senaratne S., Motawa I. & Yeoh M. (2006). “A Change Management Toolkit for Construction Projects,” Architectural Engineering and Design Management, 2(4), s.261-271. https://doi.org/10.1080/17452007.2006.9684621
Susar, Ö. (2004). Tüm Yönleriyle Gayrimenkul Yatırım Ortaklıkları, Adalet Yayınevi,Ankara
Taylor, T. R. B., Uddin, M., Goodrum, P. M., McCoy, A., & Shan, Y. (2012). “Change Orders and Lessons Learned: Knowledge from Statistical Analyses of Engineering Change Orders on Kentucky Highway Projects.” Journal of Construction Engineering and Management, 138(12), 1360–1369. https://doi.org/https://doi.org/10.1061/(ASCE)CO.1943-7862.0000550
Uğur, L.O. (2006). İnşaat Sektöründe Riskler ve Risk Yönetimi Seminer Notları, TMB, Ankara, 3-16 Erişim Adresi: https://www.tmb.org.tr/arastirma_yayinlar/risk_yonetimi_10112006.pdf
Yenigün, M.(2014). Sorunlar ve Çözüm Önerileri, Türkiye Müteahhitler Birliği İnşaat Sektörü Bildirgesi, Ankara, Erişim Adresi: https://www.tmb.org.tr/duyurular/2014_tmb_530_bildirgeduyurusu.pdf
Yeşilbağ, M. (2020). “İnşaat Sektörünün Kriz Dinamikleri: Güncel Bir Değerlendirme”, Mülkiye Dergisi, 44 (1), s.101-130, https://dergipark.org.tr/en/pub/mulkiye/issue/56328/778546

Toplam 37 adet kaynakça vardır.

Ayrıntılar

Birincil Dil	Türkçe
Konular	Örgütsel Davranış
Bölüm	Araştırma Makalesi
Yazarlar	Betül Güler Ergül 0000-0002-2077-2628 Burcu Balaban Ökten 0000-0001-6916-8475
Yayımlanma Tarihi	25 Eylül 2023
Gönderilme Tarihi	22 Haziran 2023
Kabul Tarihi	15 Ağustos 2023
Yayımlandığı Sayı	Yıl 2023 Cilt: 7 Sayı: 14

Kaynak Göster

APA	Güler Ergül, B., & Balaban Ökten, B. (2023). GYO İnşaat Yatırımlarında Mal Sahibi Kaynaklı Değişiklik Talepleri. International Journal of Management and Administration, 7(14), 141-162. https://doi.org/10.29064/ijma.1318685

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