Choosing a Delay Analysis Methodology

Whether you need to support a claim or facilitate dispute resolution, delay analysis is an important process. Delay analysis quantifies the impact a delay has on a construction project. It enables contractors or owners to identify what went wrong in a project timeline, how it affected project progression, and which party is responsible for a claim. A delay analysis can clarify a claim and help the affected parties negotiate a fair resolution.

Carefully selecting a delay analysis method helps to ensure the assessment is the most practical and timely option for a specific project.

Common Delay Analysis Methodologies

Numerous analysis methods can be used to quantify delays. The most common delay analysis methods are as follows:

Impacted As-Planned

The impacted as-planned method involves inserting delays into the as-planned or baseline schedule, comparing the modified schedule to the original baseline, and assessing how the event affected the project completion date.

The impact as-planned technique does not require an as-built schedule, so it can be simple. However, since it doesn’t depend on data that captures actual project progress, it’s considered a hypothetical model.

Collapsed As-Built

Collapsed as-built or “but for” analysis involves removing delays from the as-built schedule to see when the project should have been completed “but for” the delays.

This technique does not require an as-planned schedule and is easy to understand. However, it can be manipulated by inserting after-the-fact logic ties and delay events.

As-Planned vs. As-Built

The as-planned vs. as-built or as-conducted technique compares the planned timelines in the as-planned schedule to the actual timelines in the as-built schedule. It allows the analyst to identify late starts or finishes and extended durations.

The as-planned vs. as-built method suits short, simple projects with a consistent critical path. It can be less accurate with more complex projects.

Time Impact Analysis (TIA)

The time impact analysis (TIA) involves analyzing delay events individually and chronologically to calculate their impact. It quantifies each delay by comparing the baseline schedule to updates made to the schedule’s project completion date before and after each delay occurs. 

TIA is typically easy and quick to perform and doesn’t require an as-built schedule. However, it is considered a hypothetical model as it does not rely on as-built data, and it can be overwhelming to perform if there are numerous delay events.

Windows Analysis

The windows analysis method segments the total project duration into “windows,” or smaller periods, and quantifies critical path delays for each period. This technique is relatively easy to understand and calculate. It considers actual construction progress and real-time circumstances, enhancing accuracy. However, it can be time-consuming, depends on reliable schedule updates, and requires complete project records.

Factors to Consider in Selecting a Delay Analysis Technique 

Several factors must be considered when selecting a delay analysis methodology:

Contractual Requirements

What does your contract say about delay or disruption analysis methods? Contracts often contain clauses regarding delays since they are so common in the construction industry.

For example, contracts typically require that delay analysis be based on The Critical Path Method. Some contracts may state which specific analysis method can be used or require the technique to be prospective or retrospective.

Before investing time and effort into a particular delay analysis method, be sure to review your contract.

Data Availability 

Consider whether you have the data or records to conduct a particular delay analysis method. This includes considering whether you have a quality baseline schedule or as-built data available. For instance, you will need as-built records to conduct an as-planned vs. as-built analysis, but you won’t need them for a TIA or impact-as-planned analysis.

If you need help deciding what method to choose based on data, you can gather the documentation you have readily available and consult an expert to assess and quantify delays.

Skills and Capability

Determine whether the person conducting the analysis has the technical skills to analyze data accurately and judge the results.

The as-planned vs. as-built method is easier since it involves comparing schedules rather than creating models. The TIA method, by contrast, can be more complex and may not be the best option if skills are a concern and if your contract allows other analysis techniques.

Time Allowed for Analysis

Contracts typically specify deadlines for notifying a project owner of a delay and submitting a time extension claim. For example, a contractor might have seven days to notify an owner of a delay event and describe the impact if they want a time extension.

While reviewing your contract, consider how much time you have to conduct an analysis and whether a particular method can realistically be performed by the deadline.

Project Complexity

How complex is your project? If the project is simple and relatively short, it probably would not be worth investing the time and resources into a complex analysis method. However, if the project is large and has many stakeholders, you may need to conduct a more thorough analysis to capture the cause and effect of delays accurately.

Why Rely on Spire Consulting Group’s Expertise?

As a multidisciplinary construction consulting firm with decades of real-world experience, we understand how to pinpoint the root causes of delays and quantify them accurately and objectively. We have helped businesses across various industries conduct delay analyses aligned with contractual obligations, helping them substantiate claims and resolve disputes promptly. With our dedicated, customer-focused approach, you can rely on us to share our expertise and help move your project forward.

Choose the Right Delay Analysis Method With Spire

Appropriately selecting a delay analysis method is important to quantify delays accurately. Analysts must be aware of each method’s strengths and limitations to determine which is most suitable for the case at hand. 

If you need assistance selecting the appropriate delay analysis method for your claim, or if your project is suffering from delays or other issues, don’t hesitate to contact us. Our team of delay analysis and resolution experts can help you get your project back on track.

The content included in this article is for informational purposes only and does not reflect the opinions or recommendations expressed by any individual unless otherwise stated.