“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
THANK YOU
