Delay analysis
Contents |
[edit] Introduction
Construction projects are often subject to delays, irrespective of whether the contractor is or is not to blame. A delay claim for one day (or however number of days are involved) means the construction scheduled for that day was not completed, which could have severe financial implications and adversely affect the project's progress.
Delay analysis identifies why delays occur on a construction project and the impact they are expected to have on the overall programme. The outcome of the analysis may lead to legal action brought by one party to the contract.
[edit] Who is responsible
Delays in construction can be the contractor’s fault:
Not the contractor’s fault:
- Unusual weather conditions.
- Interruption in material supply, particularly if material is imported.
- Strikes.
- Conflicting or missing information in contract documents.
- Failure to give the contractor possession of the site.
Irrespective of who is at fault, such delays may have a critical financial impact on the project. When they occur, they represent a deviation from the planned programme of work and the contractor may be able to seek a time extension to compensate for the delay. In this case, they can submit a claim to the client outlining the cause and reasons for the delay. The client (or an agent acting on behalf of the client) must then evaluate whether the claim is justified and whether the contractor is entitled to compensation. Analysing who is at fault for the delay is a highly complex process and one which may lead to disputes.
Delay analysis can be undertaken
- Prospectively: Predicting what effect the delay will have on the project’s progress, prospective analysis can be used before and after the effect of the delay has occurred.
- Retrospectively: Retrospective techniques evaluate the effect that the delay will have on the project but they can only be applied once the works have been completed.
- Contemporaneously: During the delay.
The Delay and Disruption Protocol of The Society of Construction Law sets out six methods of delay analysis:
- Impacted As-Planned Analysis.
- Time Impact Analysis.
- Time Slice Windows Analysis.
- As-Planned versus As-Built Windows Analysis.
- Retrospective Longest Path Analysis.
- Collapsed As-Built Analysis.
For more information see: https://www.scl.org.uk/sites/default/files/SCL_Delay_Protocol_2nd_Edition_Final.pdf
[edit] Related articles on Designing Buildings Wiki
- Breach of contract
- Collateral warranty.
- Construction contract.
- Contract v tort.
- Contracts under seal v under hand.
- Disputes.
- Letter of intent.
- Privity of contract.
- Retrospective longest path analysis.
- Rights of third parties.
[edit] External references
Featured articles and news
Investors in People: CIOB achieves gold
Reflecting a commitment to employees and members.
Scratching beneath the surface; a guide to selection.
ECA 2024 Apprentice of the Year Award
Entries open for submission until May 31.
UK gov apprenticeship funding from April 2024
Brief summary the policy paper updated in March.
For the World Autism Awareness Month of April.
70+ experts appointed to public sector fire safety framework
The Fire Safety (FS2) Framework from LHC Procurement.
Project and programme management codes of practice
CIOB publications for built environment professionals.
The ECA Industry Awards 2024 now open !
Recognising the best in the electrotechnical industry.
Sustainable development concepts decade by decade.
The regenerative structural engineer
A call for design that will repair the natural world.
Buildings that mimic the restorative aspects found in nature.
CIAT publishes Principal Designer Competency Framework
For those considering applying for registration as a PD.
BSRIA Building Reg's guidance: The second staircase
An overview focusing on aspects which most affect the building services industry.
Design codes and pattern books
Harmonious proportions and golden sections.
Introducing or next Guest Editor Arun Baybars
Practising architect and design panel review member.
Quick summary by size, shape, test, material, use or bonding..