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  • 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.

    CONSTRUCTION SCHEDULE DELAY ANALYSIS EXPERTS

    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.

    SCHEDULE DELAY ANALYSIS

    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.

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