The Holloway Consulting Group, LLC is a construction expert firm with offices in Colorado and Louisiana. As illustrated at Construction design, delay and damages claims and Construction Schedule Delay Claims, one of our primary practice areas is matters involving Scheduling and Schedule Delay. This article continues our series on the services we provide to our clients on construction schedule delay analyses, and Time Impact Analysis.

CONSTRUCTION SCHEDULE DELAY EXPERTS

TIME IMPACT ANALYSIS

Time Impact Analysis (TIA) is a widely recognized technique intended to contemporaneously analyze the impact of construction schedule delays through an analysis of the status of the project at the time impacts or delay events occur1. The as-built status of the project, incorporating actual start/finish dates, changes, delays and impacts, is established up to the impact date (or schedule data date), and the schedule is recalculated. The as-planned, or uncompleted, portion of the schedule then forecasts the work remaining to be completed. The estimated impact of any delay-causing event can then be assessed by comparing the newly established completion date to the previous as-planned completion date. (Alternatively, the schedule can also be statused after the delay or impact has been resolved.)

TIME IMPACT ANALYSIS – ANALYTICAL STEPS

In the first step of this technique, the as-built status of the project is determined up to the schedule data date or the date of the delay. A fragnet2 of new or revised work activities is then inserted into the current schedule to estimate the effect of events that were not originally anticipated in the contractor’s as-planned schedule. The planned durations and activity sequences are then used to forecast the schedule dates for the remaining work, as well as the revised project completion date.

If the contractor’s as-planned schedule has been revised or updated to reflect actual progress, resequencing, and delays, the revised plan is often utilized. Thus, TIA should reflect both the contractor’s month-to-month planning process and the as-built history of the project, through each schedule update or impact date.