Retrospective Delay Analysis

The time taken to carry out a project is usually of the essence to the employer and the contractor. When claims arise due to a delay it is imperative for contracting parties to analyse project delays to ensure they recover their time and proper entitlement. QUALSURV specialise in working retrospectively - after the fact when the impacts are known.

There are different ways in which delay analysis can be approached but most construction delays will be analysed using one of the following methods according to the extent or complexity of the problem and proportionality:

The approach of our Quantum Experts will loosely follow the methodology below:

  • As planned v as-built – a comparison of the planned programme for the works against the as-built programme. This is a widely used form of analysis based on a simple comparison and is an invaluable first step when undertaking any one of the other delay analysis techniques.
  • As-planned impacted – operates by adding or ‘impacting’ changes onto a planned programme. This is probably the most popular approach and by adjusting the planned programme to account for the effects to the works, a revised programme is produced showing the impact of changes.
  • Collapsed as-built – operates in reverse of the ‘as-planned’ by removing changes to the as-built programme causing it to collapse. A programme is then produced showing what would have happened but for the effects of the delay events.
  • Windows analysis – a review of progress at certain periods of time. By compiling data about the progress during each window of time, delays can be identified and explanations sought.
  • Time impact analysis – similar to the window analysis but instead of looking at delays within periods of time, the timing and duration of the delay forms the period of analysis.

QUALSURV consultants are highly experienced in dealing with all types of delay analysis across a variety of projects for the construction industry.

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