This series of posts are prepared for clients seeking information on retaining Holloway Consulting as a consultant and expert in construction schedule delay analysis.

Construction schedule delay analysis is an integral part of most delay claims and disputes involving time-related issues such schedule delay, acceleration, liquidated damages, etc. These schedule delay analyses are often vital to the success or failure of a case, and precautions should be taken to ensure that they are performed consistent with industry standards.


Schedule Delay Analysis is the analytical process through which an expert employs Critical Path Method (CPM) techniques, in concert with a forensic review of project documentation and other relevant data, to assess and apportion the effects of delays and other impacts on the project schedule. The results of the analysis typically establish a defined period of time for which a party may be entitled to receive direct and/or consequential damages.

The use of retrospective CPM scheduling techniques in construction schedule delay claims has become increasingly common over the past 30 years. This is, at least in part, a direct result of the courts’ increasing awareness and reliance on CPM, and their growing dependence upon experts to explain these concepts.


Expert schedule analysis in delay claims often focus on a comparison of planned versus actual schedule performance, and can be presented in five analytical steps:

Warning – Do not try to perform an analysis based solely on the summary data provided here. Severe financial damages can result!!

1. Determine how the project was planned to be constructed with respect to activities, work sequences, activity durations, manpower, and capital expenditures; e.g. the As-planned Schedule.

2. Determine the actual duration and sequences of the activities; the As-built Schedule.

3. Establish the variances between the planned and actual performance of the work; the Variance Analysis.

4. Determine the causes of the variances between the planned and actual performance of the work; the Variance Apportionment and Delay Analysis.

5. Calculate the effects of the variances in work sequences, activity durations, manpower, and resources on the incurred costs of the contractor and/or the owner; the Cost Analysis and Damages Apportionment.


Call Holloway Consulting at (303) 984-1941, or send us an email concerning your construction project.

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1 Comment so far

  • To whom it may concern:
    I am a General Contractor that self performs our own excavation and concrete work. We were hire by a customer or ours to build a 100car parking lot. The project was bid in Jan. 30, 2014 and was awarded to us in April 11, 2014. Our proposal was based upon an April 1, 2014 start and complete by Oct. 1, 2014. The duration of construction that our bid was based upon was 56 working days.
    The owner contracted the services of the Architect and Engineer. The Architect and Engineers drawings were rejected by the City and had to be revised to meet the City Requirements. The project start date was pushed back to Aug. 6, 2014. and due to this late start date the end date has been pushed to May 2015. The added costs have to be paid for by the entity that caused the delays. We have developed a project log with all cause and effects listed as they occurred. Please let me know what you think.
    Vincent Doa
    Sardo Construction, Inc.
    455 Grand River Suite 107
    Brighton, Michigan 48116

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