“Delay Analysis Methods :

Technical Which one to use?”

Session

05-Mar-2016 By: Dev Tamboli CCP, PSP, PMP

Objective:

This technical session aims to

elaborate major methods for
delay analysis and its pros
and cons. Also Focusing on
different factors influencing
selection of appropriate
method for delay analysis.

Workshop Outlines
 Presentation Outlines

Topics
 Introduction
 Common Methods of Delay Analysis
 Plan Vs Actual or Plan Vs As Built
 Impacted Baseline or Impacted as Planned
 Collapsed As Built or As Built Less Delay
 Window Analysis or Contemporaneous Period
Analysis
 Time Impact Analysis
 Comparison of Methods
 Selection Factors
 Conclusion

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Introduction

 Delays on Construction Projects

 Compensation for Delays

 Causes of Delay (Owner, Contractor)

 Delay Analysis

 Identify Reasons for Delays

 Categorization of delays

 Relevance to Contractual Clauses

 Supporting Documents

 Quantification

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Common Methods of Delay Analysis

 Planned Vs Actual or Planned Vs As-Built

 Impacted Baseline or Impacted As Planned

 Collapsed As-Built or As Built Less Delay

 Window Analysis or Contemporaneous Period Analysis

 Time Impact Analysis

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Plan Vs Actual or Plan Vs As Built

Strengths:

 Easy to Understand and simple to present

 Can be performed with only rudimentary schedules and as-built data

Weaknesses:

 Not useful for projects that were built significantly differently than planned
 Does not necessarily consider the critical path
 Static analysis, which means it does not consider the possibility of critical path shifts
 May improperly consider non-critical delays as critical project delays
 Typically does not consider concurrency and pacing issues
 Does not consider changes that were not included in the as-planned schedule

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Impacted Baseline or Impacted As Planned

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Impacted Baseline or Impacted As Planned

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Impacted Baseline or Impacted As Planned

Strengths:

 Relatively quick and easy to perform

 Only requires as-planned schedule or original plan

Weaknesses:

 Subjective, one-sided: typically only considers owner

delay(s)
 Typically does not consider contractor delay(s)
 Only considers effect of inserted delay(s)
 Static analysis
 Hypothetical model: results do not consider actual
events
 Cannot account for concurrency or pacing

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Collapsed As Built or As Built Less Delay

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Collapsed As Built or As Built Less Delay

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Collapsed As Built or As Built Less Delay

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Collapsed As Built or As Built Less Delay

Strengths:

 Easy to understand
 Do not need contemporaneous schedules
 Relies on historical record

Weaknesses:

 Often relies on CPM schedule developed after the fact

 Development of as-built schedule is very fact and labor intensive
 Subjective, relies on logic created after the fact
 Does not rely on schedule updates used during the project
 Static analysis, because as-built critical path does not necessarily reflect
changes in the critical path represented in the contemporaneous schedule
updates
 Easily manipulated
 Does not identify or quantify acceleration

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Window Analysis or Contemporaneous Period Analysis

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Window Analysis or Contemporaneous Period Analysis

Strengths
 It divides the project into manageable time periods, and therefore reflects the
impacts on a periodic basis.
 Accounts for changing critical paths through the life of the project.
 It identifies critical delays in chronological order thus supporting the evaluation of
cumulative impacts on subsequent time periods.
 It accurately quantifies and shows when delays and gains, which impact the
project completion date, occurred.
 It demonstrates the contractors mitigation through acceleration or revised logic.
 It demonstrates concurrent delay.
 It fairly allocates delays among the project participants, and defines excusability
and compensability.
 It considers resource allocation as the cause of a production gain or delay. And,
 It provides a clear and compelling presentation before the court, arbitration
panel, or hearing board.

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Window Analysis or Contemporaneous Period Analysis

Weakness

 Requires accurate and detailed contemporaneous project documentation.

 Systematic schedule updates are required for the analysis to be valid.
 Manipulation of outcomes is possible selection of arbitrary windows can affect
the outcome ignores the methodology which is applied to select the windows.
 Expensive and time consuming;
 Shunned by lawyers because of its data intensive nature;
 this may not be completely accurate

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Time Impact Analysis

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Time Impact Analysis

 Same as Impacted As Planned

 Models Effect of Single Delay
 Works to Proximate Performance no reality
 Prospective not Retrospective
 Analysis in Near-Real Time
 Requires CPM Schedule
 Accuracy of Recently Accepted Monthly Update Schedule
 Best to quantify Potential Delay rather than Actual Delays
 Ill Suited to Quantify Compensable Delays

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Time Impact Analysis

Strengths:

 Dynamic analysis
 Relies on the contemporaneous schedule
 Considers changes to the critical path

Weaknesses:

 Requires reliable periodic schedule updates

 Typically does not consider concurrency and pacing issues
 Subjective, when only the delays of one party are considered, because the
method cannot account for delays that are not inserted
 Susceptible to manipulation when actual or as-built durations are compared to
estimated durations
 Extremely sensitive to the order of fragnet and logic insertion
 Results rely on schedules that did not exist during the project

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Comparison
Factor TIA Planned Impacted Collapsed Window
Vs As Baseline As Built Analysis
Built
Time Required Moderate to Minimal Lesser Time Moderate to Most Time
High depends unless as-built required High consuming
on data creation compared to compared to
required TIA other
methods
Level of Effort High Minimal unless Moderate High High
as-built
creation
required

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Comparison
Comparing TIA Planned Impacted Collapsed Window
Factor Vs As Baseline As Built Analysis
Built
Expertise Level High Moderate Moderate Moderate High
Required

Complexity High Low Low Moderate High

Data High Low to Moderate High High

Requirement Moderate

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Comparison
Comparing TIA Planned Vs Impacted Collapsed Window
Factor As Built Baseline As Built Analysis
Accuracy of More Low Moderate High High
Result accurate with
Perspective
Analysis

Prospective or Both, Retrospective Both, Retrospective Retrospectiv

Retrospective Prospective Prospective e
Application and and
Retrospective Retrospective

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Selection Factors

 Data, Information and Records Availability

 Correspondence
 Progress reports
 Meeting Minutes
 Site Inspection records
 Transmittal sheets
 Videos
 Photos

 Baseline programme availability

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Selection Factors

 Nature & quality of baseline programme

 What, When & dependency
 Collapsed as built in absence of proper baseline schedule

 Updated programme availability

 To create as built schedules
 Window Analysis

 Time of the delay

 Prospective or Retrospective Analysis
 At the beginning of project – Impacted baseline
 Middle of the project – TIA
 After completion – As Built Less Delay

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Selection Factors

 Reason for the delay analysis

 Extension of Time
 Prolongation Cost
 Acceleration
 Forecast

 The other party to the claim

 Attitude
 Knowledge about Analysis
 Willingness

 Applicable legislation
 Acceptance by local court

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Selection Factors

 The form of contract

 Schedule Specifications
 First thing to consider

 Time, Cost and Resource Constraints

 Deadline for Submission
 Cost to Claim Vs Cost of preparing claim
 Availability of technology
 Availability of Skilled Resources

 More complex method – more efforts, time, cost, resources

 Size of project

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Selection Factors
 Duration of the project
 Complexity of the project
 Nature of the delaying events
 Direct Delays Vs Indirect Delays
 Simple Delays Vs Complex delays

 The number of delaying events

 Skills of the analyst
 Strengths and Weaknesses of Methods
 Concurrent Delays, Disruption and Acceleration Issues
 No Concurrency – Simple method
 Disruption and Acceleration issues – Sophisticated methods

International-
AACE Dispute resolution forum
Qatar Section. “Delay Analysis Methods: Which one to use?”
 Selection Factors
 Ownership of The Float
 Float Owned by the Project
 Float ownership have direct effect on results

 Software Used and Scheduling Settings

 Impact on calculation and determination of critical path
 Retained Logic Vs Progress Override
 Calender Settings
 Definition of Critical Path

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
 Conclusion

 Many Methods available for Delay Analysis

 Each method could give different results
 Many factors to be considered while selecting one
 Most Important – contractual requirement
 Owners should give more options
 Contractors should not always go for simplest one

AACE International- Qatar Section. “Delay Analysis Methods: Which one to use?”
QUESTIONS AND ANSWERS
 THE END

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