Delay Analysis Techniques: Dr. Khalid Al-Gahtani, A Specialized Short Course, King Saud University

Delay Analysis Techniques
Dr. Khalid Al-Gahtani, A specialized short course, King Saud University
Contractor Delay:
In construction claims, a Delay is the time during which some part of the construction projects has been extended or not performed due to an unanticipated circumstance.
March 2007
Disruption and Delay
Disruption is an interruption in the planned work sequence or flow of work. It is distinguished from delay in that the duration of work activities or the overall project completion may not be extended.
March 2007
Parties Responsible for Delay

Contractor Owner Subcontractors Suppliers Labor unions Utility companies Nature
March 2007
Most common causes

Differing site conditions Change in requirements or design Inclement weather Unavailability of labor, material, or equipment Defective plans or specifications, or Owner caused delay: permits, ownersupplied, equipment, materials, ..etc.
March 2007
Construction Delay Types:
Excusable Delay
Compensable
Delay (EC), Non-compensable Delay (EN)
time+$ time
Nonexcusable Delay (NE)
March 2007
Critical and Noncritical Delays

Delays that result in extended project completion are known as critical delays, and Delays that do not extend the project completion date are called noncritical delays.
March 2007
Critical and Noncritical Delays

a contractor will not be entitled to a time extension for an excusable delay unless the delay extends the overall project completion. an owner-caused delay need not delay the overall contract performance time for a contractor to recover its costs of delay. The delay need only affect the contractor's cost of performance.
March 2007
Types of Schedules In Court

Network
schedule. Bar charts :

less
effective than network schedules for measuring delays. High visibility of bar charts
Fragnet
Is
March 2007
Schedule
a small part of a larger network diagram.

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University 9
Schedule must be
Reliable Reflect the Intended Plan Approved Free from Mistakes Free from Manipulations.
March 2007
10
Ways to prove Schedule Reliability

Show the unaffected part of planned schedule matched the actual progress. Showing how past similar projects were completed as originally schedule. Showing the original sequences or duration match industry standard. A schedule may also be found to be not reliable if the logic dose not consider practical field restraints that control the construction sequence.
March 2007
11
Schedule Manipulations
Sometimes difficult to discover. Only an expert scheduler can discover these changes. Hard to convince a judge or jury.
Do
computers lie?
March 2007
12
Schedules Mistakes
Dangling Activity (Open end activities) Fail to tie start of activities with submission shop drawing, approval, fabrication, and material delivery. Contractors fail to recognize and schedule other trade work,
Not providing sufficient mechanical details in a multiple activities.

March 2007
Schedule Manipulations
Reduced or Increased Activity duration. Manipulated in activities constraints. Manipulation of the activity status or history. Change schedule sequencing. Schedule the activity based on late start.
March 2007
14
Concurrent Delay
Delays that occur in parallel path activities in the same time period are classified as concurrent delays. The concurrent delays may be:
all
on critical paths, all on noncritical paths, or distributed between critical paths and noncritical paths.
March 2007
15
Concurrent Delay
Activity A Activity B Activity C Activity D Activity E Activity F
March 2007
16
Concurrent Delay
Activity A
EC Delay
Delay Activity B
Activity C
Activity D
NE Delay
Activity E Activity F
March 2007
17
Constructive Acceleration
Activity A
EC Activity B CA Activity C Activity D Activity E Activity F Original TF
March 2007
18
Concurrent Delay
Difficulties posed by Concurrent Delay:

Changing
of Critical Path as result of consumption of Total Float. Defining the concurrency period time. Defining the responsibilities of Concurrent Delay.
March 2007
19
Concurrent Delay
Concurrent Delay Any delay concurrent with EN delay Concurrent EC/NE delay
March 2007
Remedy (For Critical Activities)
Time extension (EN)

Easy-rule Fair-rule
Time extension Apportionment (EN)

20
Pacing Delay*
Pacing Delay Definition: Deceleration of the project work, by one of the parties to the contract, due to a delay to the end date of the project caused by the other party, so as to maintain steady progress with the revised overall project schedule. *
* Zack, 2000
March 2007
21
Acceleration in Delay Claims

which
The
activity should be accelerated first:
activity which has owner delayed events, or The activity which has the contractor delayed events, or
The
activity with the most cost savings.
March 2007
22
Type Acceleration in Delay Claims

Owner Acceleration (OA). Contractor Acceleration (CA). Schedule Acceleration (SA).
March 2007
23
Delay Analysis Techniques
The most popularly utilized delay analysis techniques are:

Global impact technique, As-Built technique, Adjusted as-built CPM technique, As-Planned technique, Impacted As-Planned Technique

Time impact technique, But-for technique, Window (Snapshot) technique, Isolated Delay Type (IDT), and Window (But-For) technique .
24
March 2007
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25
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26
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27
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28
Project Start
Time of Project Analysis
Project Finish
PROJECT SCHEDULE
AsPlanned Schedule Start of Analysis Time of Analysis End of Analysis Adjusted Schedule As-Built Schedule
ANALYSIS SCHEDULE
Baseline Schedule Analysis Schedule As-Built Schedule
29
March 2007
Main issues of these techniques.
Distinguish between delay types:

Non-excusable
Delay (NE) Excusable Compensable Delay (EC), and Excusable Non-compensable Delay (EN)
Consider changing of critical path Solve Concurrent Delay issues. Failure to address Pacing Delay.
March 2007
Global impact technique

Activity
H
Delay Type
NE
Delay
7
E
I J C B L J
NE
NE NE NE EC EC EC
2
7 2 2 6 6 3
J
M
March 2007
EN
EN
3
5
31
Total Delay Days 43 Dr. Khalid Al-Gahtani, A specialized short course, King Saud University
As-Planned Techniques (Contractor)
March 2007
32
As-Planned Techniques (Owner)
March 2007
33
As-Built technique
March 2007
34
As-Built technique
March 2007
35
Adjusted as-built CPM Technique
March 2007
36
But-for technique (Contractor)
March 2007
37
But-for technique (Owner)
March 2007
38
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40
Time impact technique (Activity I)
March 2007
41
Time impact technique (Activity I)
March 2007
42
Window Snapshot technique (Before)
March 2007
43
Window Snapshot technique (After)
March 2007
44
Isolated Delay Type (IDT) Technique (Contractor point of view)
March 2007
45
Isolated Delay Type (IDT) Technique (Owner point of view)
March 2007
46
Window Analysis (But for Contractor)
March 2007
47
Window Analysis (But for Owner)
March 2007
48
Weaknesses of Current Delay Analysis Techniques.

Changing of activity criticalities during the project progress, Concurrent delay, Pacing Delay and unfair treatment of Noncritical activities, Difference between project and analysis schedule.
March 2007
49

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Delay Analysis Techniques

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Disruption and Delay

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Parties Responsible for Delay

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Most common causes

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Construction Delay Types:

Delay (EC), Non-compensable Delay (EN)

Nonexcusable Delay (NE)

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Critical and Noncritical Delays

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Critical and Noncritical Delays

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Types of Schedules In Court

schedule. Bar charts :

a small part of a larger network diagram.

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Ways to prove Schedule Reliability

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Not providing sufficient mechanical details in a multiple activities.

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Difficulties posed by Concurrent Delay:

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Remedy (For Critical Activities)

Time extension (EN)

Time extension Apportionment (EN)

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Acceleration in Delay Claims

activity should be accelerated first:

activity with the most cost savings.

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University

Type Acceleration in Delay Claims

Dr. Khalid Al-Gahtani, A specialized short course, King Saud University