At Commercial Risk Management, our fully qualified team of planning consultants have extensive experience in construction delay analysis. In fact, we are often called upon to act as expert witness in arbitrations, tribunals and court cases in construction delay claims.

Construction delay can be caused by any number of issues including:

  • lack of clarity or omissions in the initial contract
  • manufacturing delays
  • inadequate documented plans for phased implementation
  • insufficient labour
  • subcontracting problems
  • adverse weather
  • cash flow issues
  • changes to scope of project
  • design issues and revisions
  • personal issues
  • strikes

We therefore place great emphasis on choosing the most appropriate delay analysis method according to the nature of the delay/s. Once identified, we use the approach to analyse the cause and effects of the delay, assess the claimant’s position and produce a written report of our findings.

Delay analysis methods used may include:

  • As-planned vs. as-built:

    an examination of the delay based on what was planned compared with actual performance

  • Time impact schedule analysis:

    an analysis of the project at the time each delay occurred with delays then incorporated into the schedule to give a new completion date. This is then compared to the original intended completion date to identify delays

  • Impacted As-Planned:

    an analysis based on understanding excusable delays which may result in additional time being given to the contractor

  • As-Built method

    the creation of a retrospective schedule where a good quality schedule is not already available, which identifies reasonable time periods for completion and compares this with the actual as-built duration in order to identify the overall period of delay

  • Collapsed As-Built

    using the as-built schedule, any delay durations are removed to give a collapsed as-built schedule. Days owing to the contractor are the difference between the completion date on the as-built schedule compared to the completion date on the collapsed as-built

  • Time slicing

    an analysis of delays over the full schedule through a process of ‘time slicing’ whereby the schedule is divided into time periods – often on a monthly basis. Activities within each window are reviewed and revised to incorporate delays and anticipate completion date

If you are planning a construction delay claim, dealing with a construction delay claim made against you, preparing an extension of time report or looking for an expert witness in delay analysis, contact us now to find out how we can help.