INFLUENCE OF PROJECT CHARTER ON IMPLEMENTATION OF LOW-COST HOUSING CONSTRUCTION PROJECTS IN KICUKIRO DISTRICT, RWANDA
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Abstract
This study examines the influence of the project charter on the implementation of low-cost housing construction projects in Kicukiro District, Rwanda. Using a mixed-methods approach, data were collected from 125 stakeholders—including project managers, contractors, government officials, and NGO representatives—through structured questionnaires, interviews, and document reviews. The findings reveal a statistically significant positive relationship between the project charter and project implementation, with regression results showing that the charter explains 35.2% of the variance in implementation outcomes such as the number of houses constructed, affordability, and payment plan effectiveness. The unstandardized coefficient (B = 0.529, p < 0.001) indicates that stronger, more comprehensive charters—featuring clear deliverables, scope definition, and budget estimates—substantially enhance housing project performance. The study concludes that the project charter is not merely a procedural document but a critical enabler of efficient, transparent, and accountable low-cost housing delivery in Rwanda’s rapidly urbanizing context.
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References
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Bizimana, J. C., & Nsengiyumva, J. B. (2021). Urban housing delivery challenges in Rwanda: The case of Kigali City. Journal of African Real Estate Research, 6(2), 78–95.
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Field, A. (2022). Discovering statistics using IBM SPSS Statistics (5th ed.). SAGE Publications.
Freeman, R. E. (1984). Strategic management: A stakeholder approach. Boston: Pitman.
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Huchzermeyer, M. (2022). South Africa’s housing policy 28 years into democracy: Progress, contradictions, and new directions. Development Southern Africa, 39(4), 567–582.
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Kong, L., & Luo, W. (2021). Project governance through documentation: The evolving role of the project charter in organizational alignment. International Journal of Managing Projects in Business, 14(6), 1327–1343.
Lee, S., & Park, J. (2022). The influence of project charters on implementation performance in infrastructure projects: Evidence from South Korea. Engineering, Construction and Architectural Management, 29(5), 1781–1799.
Lemanski, C. (2021). The role of project documentation in South African housing delivery: Gaps between policy and practice. Urban Forum, 32(2), 189–207. https://doi.org/10.1007/s12132-021-09420-1
Martínez, P., & García, M. (2023). Project charters and resource management in non-profit project implementation: Evidence from Spain. Nonprofit Management & Leadership, 34(1), 56–74. https://doi.org/10.1002/nml.21576
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Opiyo, F., & Were, M. (2021). Project governance and low-cost housing delivery in Kenya: The missing link. Journal of Construction Project Management and Innovation, 11(2), 2567–2584.
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Saunders, M., Lewis, P., & Thornhill, A. (2023). Research methods for business students (9th ed.). Pearson.
Schwartz, A. F. (2022). Housing policy in the United States (4th ed.). Routledge.
Slovin, M. (2020). Sampling techniques for finite populations. Academic Press.
Smith, D., & Brown, L. (2021). The role of project charters in healthcare project implementation: Linking scope clarity and stakeholder engagement to success. Health Services Management Research, 34(4), 234–248.
Smith, J., & Zhao, Q. (2022). Stakeholder engagement and project charters: Insights from affordable housing projects in Africa. Journal of Project Management and Development Studies, 7(2), 65–83. https://doi.org/10.1057/jpmds.2022.12
Tavakol, M., & Dennick, R. (2021). Making sense of Cronbach’s alpha. International Journal of Medical Education, 2, 53–55.
Teddlie, C., & Yu, F. (2020). Mixed methods sampling: A typology with examples. Journal of Mixed Methods Research, 1(1), 77–100.
Tissington, K. (2023). From RDP houses to integrated human settlements: Evolving housing policy in South Africa. Transformation: Critical Perspectives on Southern Africa, 110, 1–24.
Turner, B., & Kingsley, G. (2021). The role of project charters in U.S. affordable housing development. Housing Policy Debate, 31(5), 801–819.
Turner, J. R., & Keegan, A. (2020). Project charters and success in software development: Evidence from UK firms. International Journal of Information Systems and Project Management, 8(3), 24–42.
Turner, J. R., & Müller, R. (2020). On the nature of the project as a temporary organization: Governance and control. International Journal of Project Management, 38(1), 3–15.
UN-Habitat. (2022). World cities report 2022: Envisaging the future of cities. United Nations Human Settlements Programme.
UN-Habitat. (2023). The state of housing in Africa 2023. United Nations Human Settlements Programme.
World Bank. (2023). Inclusionary housing and urban development: Global lessons for equitable cities. World Bank Group. https://doi.org/10.1596/978-1-4648-1987-5
Wu, F., & He, S. (2021). China’s affordable housing policy: Achievements, problems, and prospects. Land Use Policy, 104, 105367. https://doi.org/10.1016/j.landusepol.2021.105367
Zhang, H., & Li, X. (2023). Formalization of project charters and project execution success: Evidence from Chinese construction firms. Journal of Construction Project Management, 15(1), 1–18.
Zhang, Y., & Wu, F. (2023). State-led housing provision in urban China: Scale, speed, and social implications. Urban Studies, 60(4), 701–719. https://doi.org/10.1177/00420980221103456
Bizimana, J. C., & Nsengiyumva, J. B. (2021). Urban housing delivery challenges in Rwanda: The case of Kigali City. Journal of African Real Estate Research, 6(2), 78–95.
Bredillet, C., Vachon, N., & Saint-Laurent, J. (2023). Revisiting the project charter: Foundations for effective project governance. Project Management Journal, 54(2), 101–119.
Bryman, A. (2022). Social research methods (6th ed.). Oxford University Press.
Chen, J., & Deng, X. (2022). Governance of China’s affordable housing program: Central mandates and local adaptations. Habitat International, 120, 102487. https://doi.org/10.1016/j.habitatint.2021.102487
Chen, Y., Lee, H., & Zhang, L. (2022). Project documentation and governance effectiveness: Evidence from Asian infrastructure projects. Journal of Construction Engineering and Management, 148(9), 1–13. https://doi.org/10.1061/(ASCE)CO.1943-7862.0002314
Creswell, J. W., & Poth, C. N. (2021). Qualitative inquiry and research design: Choosing among five approaches (5th ed.). SAGE Publications.
Fetters, M. D., & Moloney, M. F. (2024). The mixed methods research integration framework: A comprehensive approach to rigor. Journal of Mixed Methods Research, 18(1), 5–24. https://doi.org/10.1177/15586898231204567
Field, A. (2022). Discovering statistics using IBM SPSS Statistics (5th ed.). SAGE Publications.
Freeman, R. E. (1984). Strategic management: A stakeholder approach. Boston: Pitman.
Goodall, B., & Tipple, G. (2021). Housing policy and practice in Sub-Saharan Africa: A review of challenges and opportunities. International Journal of Housing Policy, 21(3), 401–420.
Huchzermeyer, M. (2022). South Africa’s housing policy 28 years into democracy: Progress, contradictions, and new directions. Development Southern Africa, 39(4), 567–582.
Kendrick, T. (2020). Identifying and managing project risk: Essential tools for failure-proofing your project (3rd ed.). New York, NY: AMACOM.
Kerzner, H. (2017). Project management: A systems approach to planning, scheduling, and controlling (12th ed.). Wiley.
Kerzner, H. (2022). Project management: A systems approach to planning, scheduling, and controlling (13th ed.). Wiley.
KNBS (Kenya National Bureau of Statistics). (2023). Economic survey 2023. Government of Kenya.
Kong, L., & Luo, W. (2021). Project governance through documentation: The evolving role of the project charter in organizational alignment. International Journal of Managing Projects in Business, 14(6), 1327–1343.
Lee, S., & Park, J. (2022). The influence of project charters on implementation performance in infrastructure projects: Evidence from South Korea. Engineering, Construction and Architectural Management, 29(5), 1781–1799.
Lemanski, C. (2021). The role of project documentation in South African housing delivery: Gaps between policy and practice. Urban Forum, 32(2), 189–207. https://doi.org/10.1007/s12132-021-09420-1
Martínez, P., & García, M. (2023). Project charters and resource management in non-profit project implementation: Evidence from Spain. Nonprofit Management & Leadership, 34(1), 56–74. https://doi.org/10.1002/nml.21576
Marx, C., Stoker, G., & Suri, A. (2022). Urban housing challenges in Sub-Saharan Africa: A systematic review. Cities, 121, 103492.
MININFRA (Ministry of Infrastructure, Rwanda). (2023). Annual housing sector performance report 2023. Republic of Rwanda.
Ministry of Infrastructure (MININFRA). (2023). Annual housing sector performance report 2023. Republic of Rwanda.
Müller, R., & Turner, J. R. (2021). Leadership and stakeholder engagement in construction projects: Applying stakeholder theory to low-cost housing initiatives. International Journal of Project Management, 39(8), 919–932.
Mwamba, C., & Njoroge, P. (2022). Implementation challenges of Kenya’s Affordable Housing Programme: A Nairobi case study. Journal of African Real Estate Research, 7(1), 45–62.
National Low Income Housing Coalition. (2023). The gap: A shortage of affordable homes. https://nlihc.org/gap
Niyonzima, I., & Uwimana, J. (2022). Urban housing delivery in Rwanda: Policy ambitions versus on-ground realities. African Review of Economics and Finance, 14(1), 112–134.
Opiyo, F., & Were, M. (2021). Project governance and low-cost housing delivery in Kenya: The missing link. Journal of Construction Project Management and Innovation, 11(2), 2567–2584.
Pallant, J. (2021). SPSS survival manual: A step by step guide to data analysis using IBM SPSS (7th ed.). McGraw-Hill Education.
Project Management Institute. (2021). A guide to the project management body of knowledge (PMBOK® guide) (7th ed.).
Rugwiza, E., Bizimana, C., & Habiyaremye, A. (2023). Project initiation practices and housing delivery outcomes in Kigali City, Rwanda. East African Journal of Built Environment, 2(1), 33–49.
Saunders, M., Lewis, P., & Thornhill, A. (2023). Research methods for business students (9th ed.). Pearson.
Schwartz, A. F. (2022). Housing policy in the United States (4th ed.). Routledge.
Slovin, M. (2020). Sampling techniques for finite populations. Academic Press.
Smith, D., & Brown, L. (2021). The role of project charters in healthcare project implementation: Linking scope clarity and stakeholder engagement to success. Health Services Management Research, 34(4), 234–248.
Smith, J., & Zhao, Q. (2022). Stakeholder engagement and project charters: Insights from affordable housing projects in Africa. Journal of Project Management and Development Studies, 7(2), 65–83. https://doi.org/10.1057/jpmds.2022.12
Tavakol, M., & Dennick, R. (2021). Making sense of Cronbach’s alpha. International Journal of Medical Education, 2, 53–55.
Teddlie, C., & Yu, F. (2020). Mixed methods sampling: A typology with examples. Journal of Mixed Methods Research, 1(1), 77–100.
Tissington, K. (2023). From RDP houses to integrated human settlements: Evolving housing policy in South Africa. Transformation: Critical Perspectives on Southern Africa, 110, 1–24.
Turner, B., & Kingsley, G. (2021). The role of project charters in U.S. affordable housing development. Housing Policy Debate, 31(5), 801–819.
Turner, J. R., & Keegan, A. (2020). Project charters and success in software development: Evidence from UK firms. International Journal of Information Systems and Project Management, 8(3), 24–42.
Turner, J. R., & Müller, R. (2020). On the nature of the project as a temporary organization: Governance and control. International Journal of Project Management, 38(1), 3–15.
UN-Habitat. (2022). World cities report 2022: Envisaging the future of cities. United Nations Human Settlements Programme.
UN-Habitat. (2023). The state of housing in Africa 2023. United Nations Human Settlements Programme.
World Bank. (2023). Inclusionary housing and urban development: Global lessons for equitable cities. World Bank Group. https://doi.org/10.1596/978-1-4648-1987-5
Wu, F., & He, S. (2021). China’s affordable housing policy: Achievements, problems, and prospects. Land Use Policy, 104, 105367. https://doi.org/10.1016/j.landusepol.2021.105367
Zhang, H., & Li, X. (2023). Formalization of project charters and project execution success: Evidence from Chinese construction firms. Journal of Construction Project Management, 15(1), 1–18.
Zhang, Y., & Wu, F. (2023). State-led housing provision in urban China: Scale, speed, and social implications. Urban Studies, 60(4), 701–719. https://doi.org/10.1177/00420980221103456