How to Handle Late Payments in Construction Projects in Bahrain
Late payments are one of the most common and disruptive challenges in Bahrain’s construction sector. Whether the project involves residential, commercial, or infrastructure works, delayed payments can lead to cash flow problems, stalled progress, subcontractor disputes, and even legal battles.
If not managed properly, a single late payment can threaten the viability of an entire project. This blog explains the legal steps you can take when facing late payments, the contractual tools that protect your rights, and how early legal action can prevent escalation.
Why Do Late Payments Happen?
Late payments may occur for several reasons, including:
- Disputes over work quality or completion
- Poor project cash flow management
- Delays in obtaining approvals or financing
- Lack of clear documentation or formal invoices
- Employers withholding payments as leverage
Regardless of the reason, contractors and subcontractors must know how to respond within the legal framework of their contracts and Bahraini law.
Legal Rights of Contractors Under Bahraini Law
Under Bahraini construction law and most standard contracts (including FIDIC), the contractor has a legal right to receive timely payments as per the agreed schedule. If payments are not made:
- The contractor may issue formal payment reminders or notices.
- Interest or penalties may be claimed if allowed by the contract.
- Legal action, arbitration, or suspension of work may be considered.
However, these steps must be done strategically — with clear documentation, compliance with notice requirements, and a full understanding of the dispute resolution process.
Step-by-Step Guide to Handling Late Payments
- Review
the Contract
Start by reviewing your contract terms, including the payment schedule, due dates, interest clauses, and notice procedures. Many contracts include timelines for submission, certification, and payment. - Verify
Your Work and Documentation
Ensure that all deliverables, invoices, and variation approvals are submitted correctly. In some cases, payment is delayed due to incomplete or incorrect submissions. - Issue
a Formal Payment Notice
If the payment date has passed, send an official notice requesting payment. Reference the contract clause, amount due, and attach supporting documents. - Engage
Legal Counsel Early
A lawyer can draft or review the payment notice to ensure it meets legal requirements. They can also advise on next steps, such as escalation clauses or interim dispute resolution. - Escalate
Using Dispute Resolution Channels
If the payment remains outstanding, escalate through the agreed process — often mediation or arbitration under the contract. Legal advisors can represent your position effectively in these forums. - Suspend
Work (Only if Legally Permitted)
If the contract allows, and non-payment continues, the contractor may suspend further work. This step must be taken cautiously and with full legal consultation to avoid breach claims. - Pursue
Litigation or Arbitration
When all else fails, a formal claim may be filed before the court or arbitral body. Legal representation is essential to ensure that damages, penalties, and fees are properly claimed.
Example
A subcontractor working on a mid-size residential project completed the agreed structural works and submitted the final invoice. Despite several follow-ups, the payment was delayed for over 60 days.
The subcontractor engaged a lawyer who first reviewed the contract and confirmed the payment timeline had passed without valid justification. The lawyer then issued a formal legal notice to the main contractor demanding payment within seven days, citing the specific breach clause and attaching the invoice history.
When the payment was still not made, the lawyer triggered the contract’s dispute resolution clause and initiated mediation. Within three weeks, both parties reached a settlement, and the subcontractor received the full amount — avoiding a costly court process.
This example illustrates how timely legal action, supported by documentation and contractual awareness, can lead to successful resolution without the need for litigation.
Tips for Contractors to Prevent Late Payments
- Use clear and enforceable contracts with defined payment terms
- Submit complete invoices with proper documentation
- Keep detailed records of work performed and correspondence
- Include interest clauses in case of delays
- Engage legal support at the first sign of payment default
Tips for Project Owners to Avoid Legal Issues
- Respect agreed payment timelines to maintain trust and progress
- Communicate promptly if there’s a legitimate reason for delay
- Avoid withholding payments without written justification
- Respond to legal notices professionally to avoid escalation
- Maintain full transparency in the certification and release process