Construction Delay Analysis
Analyze construction delays using industry-standard methodologies and generate defensible claims ...
What You Can Do
You can conduct comprehensive delay analysis by applying industry-standard methodologies including As-Planned vs. As-Built comparison, Time Impact Analysis (TIA), Collapsed As-Built, Windows Analysis, and But-For analysis. This skill helps you isolate delay causation, quantify time impacts, categorize delays by type (excusable, compensable, concurrent, non-excusable), and produce defensible narratives for claims, schedule recovery plans, and stakeholder reporting that withstand professional scrutiny.
Features
Compare original project schedule against actual execution to identify variances and delay patterns
Quantify discrete delay events and their schedule impact during active project execution
Remove delay periods from actual schedule to demonstrate what progress would have been without delays
Classify delays as excusable, compensable, concurrent, or non-excusable to determine liability and entitlement
Isolate delays on the critical path versus non-critical activities to establish actual project impact
Break project into defined periods and analyze schedule performance within each window
Structure findings with causation evidence, calculations, and professional presentation for claims and arbitration
Identify mitigation strategies and acceleration opportunities based on delay analysis findings
Example Output
Example 1: As-Planned vs. As-Built Analysis
- Original planned completion: June 15, 2024
- Actual completion: September 8, 2024
- Total delay: 85 calendar days
- Critical path delay causes:
- Permit delays (owner-caused): 32 days — compensable
- Weather events: 18 days — excusable
- Design change requests: 22 days — compensable
- Contractor scheduling inefficiency: 13 days — non-excusable
Example 2: Time Impact Analysis Summary
Change Order #7 (mechanical equipment delivery) impact:
- Original baseline: delivery by Week 18
- Actual delivery: Week 24
- Critical path impact: 6 weeks (42 days)
- Delay classification: Excusable (supplier-caused, beyond parties' control)
- Entitlement: Schedule extension without cost recovery
Example 3: Delay Claim Narrative
"The project experienced 85 total days of delay. Of this, 32 days resulted from owner-issued permit and design changes (compensable), 18 days from weather events (excusable), and 13 days from contractor scheduling decisions (non-excusable). Concurrent delays during weeks 8-12 affected all three categories simultaneously. The critical path remained impacted throughout, making these delays project-deterministic rather than float-absorbed."
What's Included
- SKILL.md instruction file: Complete methodology guide and decision framework for delay analysis
- As-Planned vs. As-Built template: Structured comparison framework with variance documentation
- Time Impact Analysis (TIA) worksheet: Event-by-event delay quantification and critical path tracking
- Delay categorization matrix: Classification system for excusable, compensable, concurrent, and non-excusable delays
- Defensible claims documentation checklist: Evidence gathering and presentation requirements for arbitration and litigation
Who It's For
- Schedule Analysts & Planners — Conducting formal delay analysis for claims and schedule recovery
- Project Managers & Schedulers — Evaluating change order impacts and defending milestone performance
- Construction Claims Consultants — Quantifying delay damages and preparing expert documentation
- Contract Administrators — Analyzing contractor excusability and entitlement determinations
- Legal/Dispute Resolution Teams — Building defensible delay narratives for litigation and arbitration
Best For
- Delay and disruption claim quantification and documentation
- Change order impact analysis and critical path assessment
- Contractor schedule performance evaluation and accountability
- Schedule recovery planning and acceleration strategy development
- Expert witness preparation and arbitration-ready delay narratives
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