Construxdelayanalysis

CONSTRUCTION DELAY ANALYSIS,
SIMPLIFIED
Presented By: Michael A. Pink
ABOUT THE PRESENTER: MICHAEL

PINK
Founder of Construx Solutions, LLC
Inventor of SmartPM: Data Capture, Storage and Analysis Technology

15 Years of Advisory Experience in Commercial Construction Industry
Specialization in Project Controls, Risk Management, Dispute Avoidance
Advisory Board Member for the School of Building Construction at
Georgia Tech
Certified Planning and Scheduling Professional (PSP)
Certified Cost Engineer (CCE)
www.construxsolutions.c2
COURSE OBJECTIVES
Why is Delay Analysis Common in Construction?
Important Steps to Developing a Delay Analysis
Summarizing the Baseline Schedule
The As Planned versus As-Built Schedule
Identifying and Tracking the As-Built Critical Path
A Simplified Analysis for a Trade Contractor
WHY IS DELAY ANALYSIS NECESSARY IN

CONSTRUCTION?
Most Project Bids and Baseline Schedules are Best Case Scenarios
Crossed With
Project Master Schedules are typically complex, with a lot of moving
parts
Crossed With
Schedules and Budgets are generally impacted for multiple
Crossed With
overlapping reasons
Crossed With
Lack of strong controls in Scheduling, Work Flow and Data
Management
Crossed
With
Construction is Expensive and there is a lot of money at stake.
WHAT IMPACTS THE SCHEDULE IN CONSTRUCTION?
ENGINEERS
&
ARCHITECTS
Poor Design
Incomplete
Design
Slow Response
Time
OWNERS
Excessive
Changes
Delayed
Approvals/
Permits
Prolonged
Planning
Delayed
Payment
CONSTRUCT
ION
MANAGERS
Poor Planning/
Scheduling
Poor Contract
Management
Coordination
Issues
Unachievable
Schedule
Poor Data
Management
Mismanagement
of Resources
CONTRACTO
RS
Unachievable
Bid
Poor
Productivity/
Performance
Mismanagement
of resources
Labor Shortages
Default
OTHER
Unanticipated
Weather
Changing Market
Conditions
Unforeseen
Conditions
Force majeure
Steps in Performing a Delay Analysis (on a master schedule)

Locate and Summarize the Baseline Master Schedule (Level 2).
Gain an understanding of the Planned Critical Path of the Master Plan.
Gain an understanding of the intended trade flow throughout the project (the order
of construction by area, crew and trades).
Generate an As Built Schedule (in the same ordering/level as the As Planned).
Compare the As-Planned Schedule to the As-Built Schedule (Level 2) .
Perform a holistic review to pinpoint delayed areas/issues; Try to find a theme.
Review contemporaneous information to determine the Historical (or As-Built)
Critical Path.
Choose a methodology to highlight / prove Critical Path delay.
Measure Critical Path Delay to the Project over time.
Determine Causation for Critical Delay identified.
SUMMARIZING THE BASELINE MASTER

SCHEDULE
QUESTION:
Why is this Necessary?

ANSWERS:
A summary of the Master Schedule makes it more
simple to digest the planned work flow of the entire
job (ie. Logic).
Comparisons at a Summary Level makes it easier
and quicker to pinpoint delays
A summary is much easier to explain than a full CPM
Schedule
STEPS TO SUMMARIZING THE BASELINE MASTER

SCHEDULE
Review the Schedule and figure out the Trade Flow of the
Project.
Create a baseline summary that essentially divides the project
by area/location, and has a line item for each trade (Level 2).
This will become the basis for ANALYSIS. NOTE: Areas can be
levels, site locations, structures, etc. It depends on the project
and the schedule.
Distinguish the Planned Critical Path in the Baseline Summary.
Prepare a Level 1 summary of that schedule for graphical
purposes. This will become the basis for DISCUSSION.
Study the Summary Schedule to understand the flow/logic of
crews/ trades/resources
SUMMARIZING THE BASELINE SCHEDULE LEVEL

2

2

2
SUMMARIZING THE BASELINE SCHEDULE (AGAIN)

LEVEL 1
NOTE: The Level 1 schedule needs to fit on ONE (1) page,

whereas the Level 2 Schedule can be spread out across
multiple pages.
QUESTIONS?
THE AS PLANNED VS. AS BUILT ANALYSIS

Find the latest contemporaneous schedule update.
Summarize as-built data points in latest schedule update
to mirror the Level 2 Baseline Summary. Compare.
NOTE: If no schedule update exists, use other sources to determine start
and finish dates for summary level activities (ie. payment applications,
photos, dailies, etc.)
NOTE: Seek start dates and substantial completion dates for each
activity.
Begin to analyze duration variances in each area, measure

delay from completion of one trade to the next and try to
determine if there appears to be a theme. (See example on
next slide).
Overlap Areas, and see if a particular trade is impacting
workflow and driving delays
LEVEL 2 COMPARISON EXAMPLE

BUILDING F
59 cd
delay
81 cd
delay
(net 22
cd)
160 cd
delay
(net 79 cd)
288 cd
delay
(net 128
cd)
QUESTIONS?
WHAT IS THE CRITICAL PATH AND WHY IS IT

RELEVANT?
It is the longest String or Path of activities that
logically connects the start date of the project to the
end of the project.
It is the one and only path on a project that has no
float or slack and will results in a delay to the end
date of the project if delayed.
It is relevant because only a critical path activity can
delay the project a certain point in time.
Determining the Historic Critical path, is the most
important step in building a Delay Analysis / Claim.
Once Historical Critical Path is identified, one can
assess responsibility for delay and then entitlement.
What is Compensable, Concurrent and Non Compensable

Delay?
Once delay is identified, it is typically categorized into
the following:
Excusable Compensable The Contractor was delayed and

had no part in causing the delay (Out of the its Control);
Granted time and money for extended GCs, acceleration and/or
impact costs.
Excusable Non Compensable (Concurrent) The

Contractor was equally involved/responsible for a delay, along
with another party (ie. owner, engineer, etc); Granted time, but
no money for extended GCs, acceleration, and/or other impact
costs.
Non Excusable Non Compensable The Contractor was

responsible
the delay
particular
period
of time;
NOTE: Onsolely
Projects
where multiple
delays for
areaidentified,
each
will need
to be
Granted
no time
and notomoney.
classified with
the above
categories
ultimately prepare a delay claim.
How do we determine the Historical Critical Path?
Start with reviewing the Contemporaneous Schedule Updates.
Try to determine if the schedule updates were used to

manage versus used to check the box; Try these
indicators:
See if the project critical path was clearly delayed over time and the end date stayed the same for a
long time. This indicates the schedule is likely not usable to document CP.
A lot of logic changes and shortened durations of activities. This indicates the schedule is likely
unusable.
If trades started getting stacked towards the end of the project and the end date stays the same. This
indicates the schedule is unusable for documenting historical CP.
HINT: Create a Database of Schedule Updates with the following fields: Schedule Title, Data Date, No.
of Activities, Project Completion Date, Go Forward Critical Path
If the schedule updates seem legit, document the critical path

and delay through a Windows Analysis.
If the updates do not seem legit, one will need to either review
meeting minutes, letters of delay, or calculate in an as planned
versus as-built scenario.
WHAT IS A WINDOWS ANALYSIS?

A Technique that measures delay while documenting the historical
critical path through different periods (or windows) of time.
It essentially allows users to easily decipher what was deemed
critical from one period to the next, as the schedule is updated.
If properly utilized, it will document shifts in the critical path, from
planned to actual.
The more periods reviewed, the better. But lets not get crazy.
Monthly windows are best.
If properly performed it will be easier to digest, and more difficult
to argue.
Windows Analysis should be analyzed in a Level 2 Summary,
explained in a Level 1 Summary.
WINDOWS ANALYSIS EXAMPLE
WINDOW 1 UPDATE
1/1
1/1
WINDOW 1 SUMMARY OF DELAY
WINDOW 2 UPDATE
1/1
1/1
WINDOW 2 SUMMARY OF DELAY
OTHER WAYS TO DETERMINE THE HISTORICAL

CRITICAL PATH
As Planned vs. As built Calculation Method
Determine Variances by comparing Late Dates to Actual
Dates
Chart it out
Compare
Review of Meeting Minutes, Emails, Progress Reports to

highlight what appear to be delaying issues
Read Correspondence
Document Issues
Highlight time frame
EXAMPLE: AS PLANNED V AS BUILT CALCULATION

METHOD
350
Days of Delay
300
250
200
Concurrent
Delay
Critical Path
equals Highest
Line
150
100
50
0
8/10/2010
11/18/2010
2/26/2011
Core Area 1
6/6/2011
Core Area 2
9/14/2011
12/23/2011
4/1/2012
Core Area 3
QUESTIONS?
THE SIMPLIFIED METHOD

As Planned Versus As Built Method Works Best.
Step 1: Document the Agreed to Baseline (in Excel)
Step 2: Document every day worked on which activity
using daily reports (in Excel).
Step 3: Analyze variances, disruption, delay and even
manpower
Step 4: Determine Causation for budget overruns and
delay
NOTE: The project critical path and the trade contractors
critical path can be different. The trade contractor needs
to determine both for offense and defense.
NOTE: If the trade contractors opts not to submit daily
reports, this analysis will become a lot harder.
SETTING UP THE AS PLANNED SCHEDULE INTO A VISUAL

DATABASE
ADDING DAILY REPORT DATA INTO A VISUAL DATABASE
CONVERTING DAILY REPORT DATA INTO PERFORMANCE

METRICS
PRESENTED BY: MICHAEL PINK

Contact Info:
C: 404 277 4387
O: 404 329 3000
mpink@construxsolutions.com
Feel free to contact me
directly if you have any
additional questions
Sign up for our upcoming courses:
CPM Scheduling
Data Management and Performance
Analysis
Delay Analysis in Construction
Construction Claims Review/Prep
Follow us on LinkedIn for more

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CONSTRUCTION DELAY ANALYSIS,

ABOUT THE PRESENTER: MICHAEL

Founder of Construx Solutions, LLC

Inventor of SmartPM: Data Capture, Storage and Analysis Technology

WHY IS DELAY ANALYSIS NECESSARY IN

WHAT IMPACTS THE SCHEDULE IN CONSTRUCTION?

Steps in Performing a Delay Analysis (on a master schedule)

SUMMARIZING THE BASELINE MASTER

Why is this Necessary?

STEPS TO SUMMARIZING THE BASELINE MASTER

SUMMARIZING THE BASELINE SCHEDULE LEVEL

SUMMARIZING THE BASELINE SCHEDULE LEVEL

SUMMARIZING THE BASELINE SCHEDULE LEVEL

SUMMARIZING THE BASELINE SCHEDULE (AGAIN)

NOTE: The Level 1 schedule needs to fit on ONE (1) page,

THE AS PLANNED VS. AS BUILT ANALYSIS

Begin to analyze duration variances in each area, measure

LEVEL 2 COMPARISON EXAMPLE

WHAT IS THE CRITICAL PATH AND WHY IS IT

What is Compensable, Concurrent and Non Compensable

Excusable Compensable The Contractor was delayed and

Excusable Non Compensable (Concurrent) The

Non Excusable Non Compensable The Contractor was

How do we determine the Historical Critical Path?

Start with reviewing the Contemporaneous Schedule Updates.

Try to determine if the schedule updates were used to

If the schedule updates seem legit, document the critical path

WHAT IS A WINDOWS ANALYSIS?

WINDOWS ANALYSIS EXAMPLE

WINDOW 1 SUMMARY OF DELAY

WINDOW 2 SUMMARY OF DELAY

OTHER WAYS TO DETERMINE THE HISTORICAL

Review of Meeting Minutes, Emails, Progress Reports to

EXAMPLE: AS PLANNED V AS BUILT CALCULATION

THE SIMPLIFIED METHOD

SETTING UP THE AS PLANNED SCHEDULE INTO A VISUAL

ADDING DAILY REPORT DATA INTO A VISUAL DATABASE

CONVERTING DAILY REPORT DATA INTO PERFORMANCE

PRESENTED BY: MICHAEL PINK

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