By / Sandra Skivsky, Director of Marketing & Business Development for NTCCC member Canada Masonry Centre
The National Trade Contractors Council of Canada (NTCCC) believes the construction industry in Canada has not seen the last of the COVID-19 effects; in fact, the real future of the industry may have only just begun.
To move forward, construction will need a two-phased approach to remaining a leading sector in Canada’s economic recovery. The first is to address the costs and contract issues that are arising from the work being done since mid-March. The second phase addresses the risks that the industry needs to mitigate in order to operate to its fullest potential during the pandemic and following its resolution.
Phase 1 – Survival
Phase I solutions need to be implemented within four to six months and will ensure the sector remains in a stable position to aid in economic recovery.
Although only Quebec and Ontario construction saw partial shutdowns, all provinces experienced project delays and some shutdowns. Those firms who continued to operate underwent major adjustments to keep workers safe and comply with health and safety directives. Four key problems that are particularly challenging for trade contractors have resulted:
- New and unforeseen costs
- Reduced productivity
- Schedule delays
- Liquidity concerns
Keeping workers safe has always been, and will always be, the top priority of the construction industry. However, the contracts under which the industry was and is operating did not include the extraordinary measures required. As companies attempted to obtain the increasingly scarce sanitization and safety items, they have incurred additional costs. Contractors will be expected to absorb additional costs on projects where contracts have already been awarded. There has been a proposal from the Canadian Construction Association for a COVID-19 construction emergency relief fund that would help mitigate these costs.
Worker productivity has also been impacted. The first few weeks were confusing, and the framework provided by public health sources was evolving almost daily. It took time to adapt. There are similarities between jurisdictions, but there persists a variety of rules and guidelines from coast-to-coast. This, along with declined workforce availability, negatively affected productivity. The industry adapted quickly, but it was at a cost to the contractors. Even as construction operations become acclimatized to the ‘new normal’, the procedures in place still have an impact on productivity. It means higher costs to trade contractors, as equipment needs to be on a site longer than budgeted, and the timeframe for completing the work is extended, which means contractors are billing less each month while experiencing higher costs. For those sites that had to shut down contractors incurred de-mobilization costs.
This leads to the issue of contractual obligations around construction schedules. All projects have been delayed, whether they were shut down or continued to operate. Catching up to those schedules while experiencing reduced productivity will be impossible. In some cases, there may be additional damages associated with missing contractual timelines. Not every contract has a force majeure clause, and those that do may not cover a pandemic. The last thing the industry and the government need is an increase in legal actions to try to resolve. It will further weaken the industry and reduce its ability to respond to new work if stakeholders are tied up in court and facing greater financial and time-related pressures.
All these factors lead to a concern about liquidity that the industry will face over the next seven months. In construction, payment terms have been averaging nearly 70+ days, and that issue was a driving force in getting federal and provincial prompt payment legislation enacted.
To illustrate, let us assume payments are made on a 60-day basis. A trade contractor works in month one, submits the invoice to the general contractor, who submits it to the owner, the owner pays promptly, and the money flows to the trade contractor at the end of month two or early in month three. In January 2020, a trade contractor would be collecting receivables from November 2019, and in April 2020 they would be collecting receivables from February 2020. The impact to cashflow will is now obvious. In May 2020, if were well a contractor would be collecting receivables from March 2020 and that is when the first major impacts of the pandemic appeared. May 2020 is also when construction restrictions were lifted in both Ontario and Quebec; however, it will take time and costs to get the projects re-started.
Our industry is playing catch-up. Trade contractors are restarting projects, finishing the ones that should have been completed by now, and looking for new work. New projects require an investment from the trade contractor for the first 60 days as they await payment. In the meantime, they must pay salaries and benefits, rent or allocate their own equipment, ensure all health and safety equipment is there, and pay for materials. At the same time, cashflow is much lower than normal. The cashflow for June will be even worse. There is a strong possibility of payment timelines being stretched, which was increasingly common after the most recent downturn. Longer payment timeframes will further exacerbate the situation.
The spectre of rising insolvencies looms. An April 2020 Ontario Construction Secretariat survey of general and trade contractors showed that, under current conditions, 44% felt they would be facing bankruptcy in three to six months. Banks should be encouraged to take a longer-term view on the financials of contractors, including looking at receivables that are 90+ days. Public sector owners should review payment terms and contract schedules and ease the impact both can have on the industry. We encourage the federal government to bring this recommendation forward to provincial governments.
This “cash crunch” will limit the ability of construction contractors to hire and train workers, invest in new capital, and take on new work. These limitations will hurt the economy in the short term and create scarring over the longer-term. The severity of the impact will depend on individual companies’ balance sheets, their levels of reserves, and other variables . The fact remains that the majority of the industry is made up of small companies who do not have the financial reserves to ameliorate diminished cashflow.
These are the risks and damages that the industry is facing within 8 to12 months. All governments should look at how they can work with the industry to mitigate those in a fair and reasonable manner. The stronger and more financially stable the construction industry emerges from 2020, the better the longer-term prospects will be for the economy as a whole. Construction will also be in a better position to undertake programs that meet governments’ objectives to have a positive impact in a number of socio-economic areas.
Phase II – Recovery
The industry cannot afford to wait until all issues in Phase I are resolved before beginning to look at and embrace future work. The major questions trade contractors and their supply chain are asking are what is coming down the construction project pipeline four to five months from now, what projects will go forward, and which will be postponed or cancelled. Right now, most areas of the country have work in progress. In provinces where construction was shut down there is a back-log, and there are some major multi-year projects that will continue to provide some stability. For the construction industry to increase employment opportunities and invest in training and technology, there needs to be a clear, national vision of the next two to three years.
The three necessary factors that the construction industry needs to drive economic recovery are:
- A tripartite plan between the federal and provincial governments and industry for deploying stream of projects over the next two to three years.
- Liquidity—contractors need enough cashflow to meet current obligations and take on more work.
- A healthy and willing skilled workforce that feels safe on the job.
There are many negative outcomes that trade contractors would like to see mitigated over the months ahead, but actively replacing our aging workforce is absolutely vital. A new apprentice cannot be expected to enter a job site and increase productivity. In fact, the opposite is true. Businesses must be incentivized to train new workers, and having confidence in the availability of new projects is also vital. Increased retirements will reduce the availability of mentors for new apprentices, which is why it is important to advance a near-term strategy to recruit talent into the construction sector.
The construction industry has risen to the occasion and met the challenges it has faced. However, at this point no one has the ability to predict the outcome and interaction of all the issues mentioned. Some very basic things the industry and owners can do is communicate, plan in a more holistic and sustainable manner, and insert some flexibility into the system. ■
