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Types of Delays

The document outlines various types of construction delays, categorizing them into excusable and non-excusable delays, with examples and outcomes for each type. It discusses critical and non-critical delays, concurrent delays, pacing delays, acceleration-related delays, compensable delays, and cumulative delays, emphasizing their impacts on project timelines. Additionally, it provides strategies for dispute mitigation, including maintaining records and using scheduling tools.

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ALVARO MIGUEL LORENZO MORILLO
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75 views17 pages

Types of Delays

The document outlines various types of construction delays, categorizing them into excusable and non-excusable delays, with examples and outcomes for each type. It discusses critical and non-critical delays, concurrent delays, pacing delays, acceleration-related delays, compensable delays, and cumulative delays, emphasizing their impacts on project timelines. Additionally, it provides strategies for dispute mitigation, including maintaining records and using scheduling tools.

Uploaded by

ALVARO MIGUEL LORENZO MORILLO
Copyright
© © All Rights Reserved
We take content rights seriously. If you suspect this is your content, claim it here.
Available Formats
Download as PDF, TXT or read online on Scribd
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1.

Excusable Delays
These are delays that occur due
to unforeseen circumstances
beyond the contractor's control.
They may or may not entitle the
contractor to additional time or
compensation. Examples include:
Force Majeure Events:
Natural disasters, war,
or pandemics.
Acts of God:
Earthquakes, floods, or
severe weather.
Owner-Related Delays:
Late approvals, design
changes, or failure to
provide site access.
Government Actions:
Regulatory changes,
permits delay, or
inspections.
Outcomes:
Excusable, Non-Compensable Delays:
Entitles the contractor to time
extension but not additional costs.
Excusable, Compensable Delays:
Entitles the contractor to both time
extension and monetary
compensation.
2. Non-Excusable Delays
These delays are caused by
the contractor’s fault or
negligence, such as:

Poor project management.


Inadequate workforce or resources.
Delay in material procurement.
Subcontractor issues.
Outcomes:
The contractor is typically responsible for
the consequences, including liquidated
damages or penalties for late delivery.
Importance:
These directly affect the project's critical path,
delaying the overall project completion. Examples
include:

3. Critical Delay in completing a foundation that prevents


Delays subsequent structural work.
Delay in material delivery affecting critical tasks.

Critical delays often result in time extensions or


disputes, as they have significant impacts on the
entire schedule.
4. Non-Critical Delays
These delays do not impact
the project's critical path and
can often be managed
without extending the
project completion date. For
example:
Delays in non-essential tasks that have float in the
schedule.
Outcomes:
This occurs when two or more delays happen
simultaneously, affecting the project
completion. For example:

5. Concurrent The contractor delays material procurement


Delays
while the owner delays design approvals.

The responsibility and compensation for


concurrent delays can be complex and often
require careful analysis.
6. Pacing Delays
These are intentional
delays where one party
slows down their work in
response to a delay
caused by the other
party. For example:
A contractor reduces the pace of work when the
owner delays site readiness.
7. Acceleration-Related Delays
Constructive Acceleration: When the contractor is
forced to accelerate work to overcome excusable
delays without formal agreement.
Directed Acceleration: When the owner instructs the
contractor to speed up work, potentially leading to
inefficiencies.
8. Compensable Delays
These are delays for which
the contractor is entitled to
compensation due to the
owner's actions or
omissions, such as:
Design errors.
Delayed site handover.
Late approvals.
9. Cumulative Delays
A series of minor delays that collectively
result in significant project delays. These
are harder to analyze because the impact
builds up over time.
Dispute Mitigation:
To manage delays
effectively:

Maintain detailed records of project activities.


Use a robust scheduling tool (e.g., CPM schedules).
Include clear delay-related clauses in contracts.
Conduct regular project progress reviews.

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