Delay Analysis

Forensic Delay Analysis in project management is a systematic process used to investigate, analyze, and determine the causes and impacts of delays in a project. This type of analysis is often employed after delays have occurred, particularly when there are disputes or claims regarding the delays. In our work we use the SCL and AACEI guidelines. The Society of Construction Law (SCL) Delay and Disruption Protocol provides a best practice guide for the management of time and disruption entitlements and the
Association for the Advancement of Cost Engineering International set up by the American Association of Cost Engineers provides analytical tools to quantify entitlements.

Purpose

The primary purposes of Forensic Delay Analysis are:

Identify Delays:

Pinpoint which activities or events caused the delays.

Quantify Delays:

Measure the extent of each delay and its impact on the project timeline.

Determine Responsibility:

Establish who is responsible for the delays, whether it be the
contractor, subcontractor, client, or external factors.

Resolve Disputes:

Provide a factual basis for resolving disputes and claims related to delays.

Key Components

  • Data Collection: Gathering all relevant project data, including schedules, logs, correspondence, and reports.
  • Methodology Selection: Choosing an appropriate analysis method. Common methods include:
    • Impacted As-Planned Analysis: Introducing delay events into the original schedule to see their impact.
    • Time Impact Analysis (TIA): Evaluating the effect of individual delays as they occur.
    • Time Slice Windows Analysis: Evaluating of actual critical path in each time slice (window) during project lifespan.
    • As-Planned vs. As-Built Analysis: Comparing the original project schedule with the actual progress.
    • Retrospective Longest Path Analysis: Determination of retrospective as-built critical path.
    • Collapsed As-Built Analysis: Removing delay events from the actual progress to understand their effect.
  • Analysis Execution: Applying the chosen methodology to the data to identify and quantify delays.
  • Reporting: Documenting the findings in a clear and comprehensive manner, often resulting in a report that outlines the causes, effects, and responsibilities of the delays.

Methods

  • Impacted As-Planned Analysis: This method incorporates the identified delay events into the planned schedule to assess their impact. It’s useful for understanding how specific delays affected the overall project.
  • Time Impact Analysis (TIA): A prospective approach that assesses the impact of delays as they are identified, useful for ongoing projects.
  • Time Slice Windows Analysis: This method divides the project timeline into windows or periods and assesses delays within each window, providing a more detailed view of delay impacts over time.
  • As-Planned vs. As-Built Analysis: This method involves a straightforward comparison of the initial project plan with the actual progress. It highlights deviations but may not precisely attribute causes.
  • Retrospective Longest Path Analysis: This method requires development of detailed as-built programme. Then is possible to trace the longest continuous pat backwards from the actual completion date to determine as-built critical path.
  • Collapsed As-Built Analysis (But-For Analysis): This technique involves removing the delay events from the actual project progress to see what the project completion date would have been but for those delays.

Benefits

  • Objective Evaluation: Provides a factual basis for understanding delays, which is crucial for resolving disputes.
  • Clear Responsibility: Helps determine who is responsible for delays, facilitating accountability.
  • Improved Planning: Insights gained from forensic delay analysis can improve future project planning and management.
  • Dispute Resolution: Provides credible evidence that can be used in negotiations, mediation, arbitration, or litigation.

Challenges

  • Data Accuracy: The reliability of the analysis depends heavily on the accuracy and completeness of the project data.
  • Complexity: Analyzing delays in large and complex projects can be highly intricate and time-consuming.
  • Subjectivity in Methods: Different analysis methods may yield different results, and the choice of method can be subjective.