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The rapid urbanization in Nigeria has led to an increased demand for high-rise buildings, yet the construction industry continues to grapple with significant delays that impede project timelines, budgets, performance and the efficiency of post-construction facilities management (FM). Therefore, this study aims to investigate the key delay factors undermining high-rise project delivery in Nigeria using a case study approach to establish fundamental delay causes.

This paper adopted a mixed-method approach using questionnaires and interviews. Questions were formulated on the identified 38 common delay factors from the literature. Data acquired were analyzed using Relative Importance Index (RII), mean score, Kruskal–Wallis test and content analysis.

Key findings revealed 16 critical delay causal factors classified into 4 groups. This study unveils client-related and external factors as the most predominant causative groups. The top five most significant delay causative factors impacting high-rise projects’ performance were identified. Revealed lack of credit facilities and cash flow problems as the main factors inducing unanticipated delay events in high-rise projects. This study found delay factors experienced are excusable and compensable, particularly prominent during the finishing and procurement stages in high-rise projects.

This study unveils the critical delay causes undermining high-rise building project delivery in Nigeria, focusing on both construction and FM perspectives. Through a case study approach, it establishes fundamental delay causative factors and highlights their long-term impact on the operational efficiency and maintenance of high-rise buildings. This study provides built environment professionals insights into key delay factors, offering guidance on modifying work practices to improve project delivery and FM postcompletion.