Navigating Construction Delays: A Guide to Delay Analysis Methods

Introduction

Claims and disputes are inevitable in the construction industry. To settle claims the liabilities and entitlement must be established and here comes the effectiveness of delay analysis. Delay analysis or Forensic delay analysis is critical in identifying causes, determining liability, and implementing corrective measures. It is the cornerstone to establishing entitlement for most time and money claims.

Types of delay analysis methods :

There are two categories of delay analysis methods: Retrospective and Prospective. The retrospective looks at the past and assesses the causation of the delay, while the prospective looks forward to estimating the impact of the delays on the project completion.

1. As-Planned vs. As-Built (Retrospective):
   This method compares the original schedule (as-planned) with the actual project timeline (as-built). It’s often employed at the end of the project or in straightforward projects or scenarios where detailed records are limited.
2. Impacted As-Planned Analysis (Prospective):
   In this method, delay events are inserted into the as-planned schedule to simulate the impacts. This method neglects the concurrency and the contractor’s delay considerably. Used for simple projects or at a very early stage.
3. Time Impact Analysis (Prospective):
   This approach assesses the effect of each delay event on the project’s completion date. It’s ideal for ongoing projects, allowing for real-time delay assessment and management. TIA is easier if the schedule update is accurate and still reflects the project’s actual situation.
4. Modified Time Impact Analysis (Prospective):
   It is the same as the Time impact analysis, but his method allows the changes in the project logic to reflect the project reality for meaningful analysis and accurate results.
5. Window Analysis (Retrospective):
   In complex projects with multiple delays, window analysis segments the project timeline into distinct periods or ‘windows’ to analyze the delays within each. This method provides a comprehensive view of the delay impacts and concurrency.

An additional method worth noting for the sake of completeness is the “Collapse As-built (But for)” analysis. While not commonly employed due to its tendency for inaccuracies, its inclusion here provides a more comprehensive overview of available techniques.

Choosing the Right Delay Analysis Method

Selecting an appropriate method hinges on several factors:

• Project Complexity: Simpler projects may require less complex methods like Impacted As-Planned or As-Planned vs. As-Built, while complex projects benefit from Window Analysis.
• When the analysis is done: At the end of the project, As-Planned vs. As-Built may be more suitable, while the middle of the project may need further details using Time Impact Analysis.
• Analysis Purpose: Whether the analysis is for litigation, negotiation, or internal assessment can influence the choice. The need to define the concurrency and or the need to establish exact liability will dictate the method.

Challenges in Adapting Delay Analysis Techniques

• Data Accuracy: Reliable data collection is essential. Inaccuracies can lead to misguided conclusions and disputes.
• Changing Project Conditions: Projects evolve, and analysis methods must adapt accordingly. This requires constant updates and reassessment of the chosen method.
• Stakeholders’ perception: Different stakeholders may have varying interpretations of delays. Balancing these perspectives is crucial for an unbiased analysis.

Conclusion

The success of delay analysis in construction management hinges on selecting the right technique, adapting to project evolutions, and applying strategic practices. By understanding these factors and employing expert guidance, construction professionals can mitigate delay impacts effectively, ensuring project success and stakeholder satisfaction.