The present study aims to identify and prioritize the criteria influencing the failure of construction industry projects during the operation phase from a project management perspective. In line with the importance of the success of construction projects in the operation phase particularly in civil engineering projects, where this phase is of great significance this research examines and models this concept. Given the lack of indigenous frameworks for construction industry projects in the operation phase, the content analysis based grounded theory method was employed.

In the qualitative stage, through literature review, interviews with 20 experts, and comparative analysis, 59 conceptual codes categorized into 8 components were identified for the factors leading to the failure to achieve success in construction projects during the operation phase. Additionally, 45 conceptual codes classified into 8 components were identified for solutions aimed at optimizing performance and preventing project failure during the operation phase.

The findings indicate that construction projects are generally classified into three main phases: design, construction, and operation. The operation phase occupies the longest period over the project life cycle, and the long-term performance of the building including structural durability, physical quality, quality of life or operation, maintenance costs, and stakeholder satisfaction is primarily determined during this phase. Therefore, the true success of a construction project should not be limited solely to delivery time, cost, or construction progress; rather, the durability, efficiency, and sustainability of the building’s performance during the operation period must also be considered.