CIVE 601

Project Management

Change Management

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Change Management

Change
Management

Owner Contractor Third Party

Events Events Events
− Lack of site possession/ − Contractor design omissions and − Adverse site conditions
handing over site to contractor deficiencies
− Adverse weather
− Providing Notice to Proceed − Defective procured items
− Strikes
− Late approvals or instructions − Delayed performance (various
− Working in hostile areas
causes attributable to contractor)
− Changes in
design/materials/specification − Excessive cost (if contract price is
not fixed)
− Delayed payments
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Change Management

- Changes may lead to cost overruns or

cost savings
- Changes may lead to time extension or
time savings

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Change Orders
1. For any changes to the scope of work, a
written document of the change – called a
change order - is submitted. This document
is to verify and attain that a change to the
original contract has occurred, and
accordingly, time and cost implications might
occur
2. Change orders are written for:
- Alterations to the original scope of work
- Increasing or decreasing the contract
quantities
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Change Order Form

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Change Orders
3. Change orders state the basis and amount
of payment and time extension entitlement,
and hence, the basis of a claim

Unresolved change order = Claim

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 Claims in the Construction Domain

 A claim is an unresolved request

submitted by the contractor for additional
compensation for occurrences beyond
his/her control

 “A claim is a demand, right or request for

something rightfully or allegedly due”
Rubin, R.A., et al. (1992). Construction Claims Prevention and Resolution, 2nd Ed.,
Van Nostrand Reinhold, New York.

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 Claims in the Construction Domain

Contractor Owner

Claims Flow Path

Respondent Claimant

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Claims in the Construction Domain

Causes:
1. Owner changes

2. Design errors/omissions

3. Wrong specifications

4. Non performance/contractor errors

5. Weather…etc

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 Claims in the Construction Domain

Categories of Claims

1.Delays 3.Changed 4.Scope

2.Disruption 5.Termination
Conditions Changes
Late Client change Contract being
Actual job Changes after
drawings, orders, other conditions are the contract terminated
lack of contractors’ different from before work is
is signed completed
access to delays,…etc those
site,…etc described in
contract
documents

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Impact of Construction Claims

“The Contractor has a general duty to mitigate the

effect on its works of Employer Risk Events. Subject
to express contract wording or agreement to the
contrary, the duty to mitigate does not extend to
requiring the Contractor to add extra resources or to
work outside its planned working hours”
The Society of Construction Law (SCL) Delay and Disruption Protocol

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Impact of Construction Claims

- Cost

- Time

- Time & Cost

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Types of Impact

Impacts

Direct Impacts Indirect Impacts

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Types of Impact

 Direct Impacts: refers to the direct impact of

changed work over ongoing original work
 Indirect Impacts: refers to the effect of changes
on the work due to disruption: e.g., site
congestion, disruption due to relocation, loss of
learning curve, impact on worker motivation,
rework, etc.

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Incremental vs. Cumulative Impact

Cumulative
Impact

Incremental Incremental Incremental

Impact 1 Impact 2 Impact n

Sub- Sub-
Incremental Incremental
Impact 1 Impact 2

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Incremental vs. Cumulative Impact

 Incremental Impact: multiple changes to a

project that are taken and analysed individually
to assess their effect on time & cost
 Cumulative Impact: multiple changes to a project
that when taken individually do not have
significant impact to the project, but when taken
cumulatively, their impact is significant on time
and cost

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 Incremental vs. Cumulative Impact

 The Construction Industry Institute (CII) has

explained the notion of cumulative impact as
follows: “When there are multiple changes on a
project and they act in sequence or concurrently,
there is a compounding effect – this is the most
damaging consequence for a project and the most
difficult to understand and manage. The net effect
of the individual changes is much greater than the
sum of the individual parts.”
Emelyn Warde Martinez (2010). Dealing with Cumulative
Impact Claims.
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 Incremental vs. Cumulative Impact

 Cumulative impact delays usually come from

several change orders, site instructions, RFI’s,
differing site conditions, suspensions of work, or
other work disruptions that are widely recognized
as compensable delays
 Additional work adds complexity, creates
congestion on site, disrupts work, creates
additional learning curves, and may lead to
rework

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 Delay Analysis in Construction Projects

A delay is an event or act that prevents

the execution of certain task(s). This
prevention leads to an extended finish
date of the project and associated
prolongation costs, if any.

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Delay Analysis in Construction Projects

1. Opportunity for contractors to recover

damages (as long as contracting has
been in existence)

2. Evolved from simple bar charts (1914)

to sophisticated software tools
available today

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 Delay Analysis in Construction Projects

Categories of Delays

1.Independent Delay 2. Serial Delay 3.Concurrent Delay

Occur in isolation & do Result from unrelated More than 1 delay

not result from a delay in a preceding occurring in the same time,
previous delay task and if any of other delays
had not occurred, the
project would have still
been delayed by the
remaining delay(s)

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Delay Analysis in Construction Projects

Classification
of Delays

Excusable Non-Excusable
Delays Delays
Compensation is paid to the owner in
the form of liquidated damages due
The contractor is entitled to to the actions or inactions of the
Compensable time extension as well as
monetary compensation
contractor

Non- The contractor is entitled to

time extension only, as the
Compensable delay was beyond the
owners actions or inactions

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Delay Analysis in Construction Projects
 Concurrent Delays:
1- Two or more separate delays that occur in the same time period
2- Two or more separate delays that occur in the same time period
but in two parallel critical paths
3- Two or more separate delays that occur in the same time; even
if one had not occurred, the project would have been delayed
by the SAME amount of time
4- Concurrent delays must fulfill the following requirements:
- Occur in the same time period
- Each of them has the ability to affect project duration

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Delay Analysis in Construction Projects

 Concurrent Delays Impact

Ex cusable
Ex cusable non- Non-ex cusable
Delay Type com pensable com pensable delay
delay delay

Ex cusable Extension of
com pensable Time + Extension of Extension of
delay Damages Time for the Time for the
Compensation Contractor Contractor
for the
Contractor
Ex cusable non- Extension of Extension of Extension of
com pensable Time for the Time for the Time for the
delay Contractor Contractor Contractor

Non-ex cusable Extension of Extension of Liquidated

delay Time for the Time for the Damages
Contractor Contractor for the Owner
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 Delay Analysis Techniques

 Global Impact Method

7 days
(1 day delay) 6 days
3 days

(3 days delay)

Total Delay (According to GI M ) = 4 days

Actual Delay = 1 day (since the 3 days delay did not affect
the critical path)
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Delay Analysis Techniques

 Global Impact Method

Advantages:
- Easy to use

- No CPM required

Disadvantages:
- Concurrency is neglected in this technique

- Types of delays are neglected

- Assumes all delays affect project completion

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Delay Analysis Techniques

 As-Planned Method
Delay

Note: The contractor will not be entitled to time

compensation if the delays incorporated do not have an
effect on the project completion date 27
Delay Analysis Techniques

 As-Planned Method
Advantages:
- Comparison done relative to the as-planned

schedule
Disadvantages:
- Does not identify types or responsibility of

delays
- Assumes static critical path

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Delay Analysis Techniques

 Modified As-Built Method

- Delays are incorporated as activities &
linked
-Critical path(s) are identified twice
(planned & at end of project on the as-
built schedule)
-The difference in finish dates is the
amount of extension claimed
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Delay Analysis Techniques

 Modified As-Built Method

Advantages:
- CPM to illustrate changes

- Logic is identified

Disadvantages:
- Does not deal with types and responsibility of

delays

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Delay Analysis Techniques

 Other Techniques:
- Net Impact Method
- As-Built Method
- But-for “Collapsing” Technique
- Snapshots “Windows” Technique
- Time Impact Analysis Technique
- Delay Section Method
- Isolated Delay Type Method
- Float Allocation Method (U.S Board of Contracts
Appeal)
- Concurrent Delay Method 31
Prolongation Cost Calculation and
Assessment

 Determine damages for all changes

 Determine delay damages and/or acceleration
cost
 Determine damages due to productivity loss
 Determine extended overheads and/or
liquidated damages
 Determine claim preparation cost

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Prolongation Cost Calculation and
Assessment

 Calculate loss of interest on capital, if any

 Check calculations of damages with
established methods and/or practice
 Summarize damages
 Create report

M.A Baki (1999). Delay Claims Management in Construction - A step-By-Step Approach.

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Prolongation Cost Components

1. Additional supervisory personnel costs

2. Increased material costs
3. Increased labour costs
4. Increased equipment costs
5. Extended head office overheads
6. Additional site overheads

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Prolongation Cost Components

7. Borrowing costs (escalation costs)

8. Interest costs (rise and fall costs)
9. Claim preparation cost
10. Disruption cost (loss of productivity &
efficiency)

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Prolongation Cost

 Concurrent Delays:
“If the Contractor incurs additional costs that
are caused both by an Employer Delay and
concurrent Contractor Delay, then the
Contractor should only recover compensation to
the extent it is able to separately identify the
additional costs caused by Employer Delay from
those caused by the Contractor Delay”
The Society of Construction Law (SCL) Delay and Disruption Protocol

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Methods for Quantifying Delay Cost

 Total cost method: involves a simple claim

calculation based upon the assumption that
all cost overruns are the result of the owner’s
actions
 Modified total cost method: involves
calculating the contractor's cost overrun due
to owner’s actions and subtracting any costs
associated with the contractor's bid error or
performance problems

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Methods for Quantifying Delay Cost

 Jury Verdict Method: If there is no way that a

contractor can calculate its damages with any
certainty, it leaves the calculation to the
hands of the court by way of the jury verdict
method. This methodology is typically
employed when there is clear proof that the
contractor was injured, but there is no
reliable method of determining damages

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Methods for Quantifying Delay Cost

 Measured Mile Method: compares identical

activities in the impacted and non-impacted
sections of the project in order to ascertain
the loss of productivity resulting from the
impact of the known set of events
 The Measured Mile calculation is favoured
because it considers only the actual effect of
the alleged impact and thereby eliminates
disputes over the validity of cost estimates

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Measured Mile Analysis

 A "measured mile" analysis compares the

productivity of a period that has been
impacted by negative conditions to the
productivity of similar work under normal
conditions (for identical activities)
 The difference between the actual
(inefficient) productivity and an identified
normal productivity is the amount of excess
cost and time to the contractor as a direct
result of loss of productivity
Emelyn Warde Martinez (2010). Dealing with
Cumulative Impact Claims. 40
Measured Mile Analysis

LOP = Loss of productivity Timothy T. Calvey, and William R. Zollinger III (2003). Measured
Mile Labor Analysis.

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Measured Mile Analysis

 Actual productivity under normal conditions

was measured up to 60% of project
 Productivity for normal conditions was
projected for the remaining percentage of
work
 Projected productivity was measured against
actual productivity under impacted conditions
for remaining percentage of project
 The difference is the LOP as a result of
disruption that occurred
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 Measured Mile Analysis

Loss of
productivity

Normal Conditions Impacted Conditions

Cost Impact Labour = [X Impacted Conditions (hrs) -X Normal Conditions (hrs)] * Average hourly cost

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 Measured Mile Analysis

Example:
Given the previous case:
1 crew = 8 mhrs/hr
@ $168.25/hr (for the crew)
What is the cost impact for the disruption of work?
Cost Impact Labour=[32,668 mhrs/8 mhrs/hr – 24,000 mhrs
/8 mhrs/hr] * $168.25/hr
Cost Impact Labour = $182,298.88

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 Time & Cost Entitlement

“Entitlement to an EOT(1) does not

automatically lead to entitlement to
compensation (and vice versa)”

(1) Extension of Time (EOT)

The Society of Construction Law (SCL) Delay and Disruption Protocol

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 Time & Cost Entitlement

 Once Time & Cost entitlement have been

defined, two possible scenarios might arise:

1. Claim processed and enters negotiation

process for final approval
2. Claim rejected (Time at Large)

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 Example

 For a hypothetical commercial building,

the following network diagram
illustrates the sequence of construction:

Oliveros, A.V. Ordonez, and Fayek, A. Robinson (2005). Fuzzy logic approach
for activity delay analysis and schedule updating. 47
Example

 The following delays were encountered prior to

the slab pouring task:
- The designer increased the thickness of the slab;
this increase will require 1 additional week as the
slab will be cast in two layers and not just one as
planned; this information was released just
before commencing work on the activity and
requires additional Engineering works
- The contractor’s concrete pump had a
breakdown – prior to starting the slab activity -
and required 2 weeks for repair
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Example

 Assuming foundation and steel works were

completed on time:
- Assuming remaining activities progressed as
planned, calculate the amount of delay the
project encountered
- Define the two type of delays encountered
and whether they are concurrent or not

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Example

- Assuming the daily additional cost (direct +

indirect) for the project is X, and the amount
of liquidated damages to be paid for every
additional week after contractual project
completion is Y, given X<Y. What is the
additional cost incurred due to the 2 delays,
assuming that the contactor has decided not
to accelerate the schedule to meet the
contractual completion date?

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Example

- The amount of delay the project encountered

is 2 weeks

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Example

- Define the two type of delays encountered

and whether they are concurrent or not:
Owner Delay Event = 1 week Concurrent
Contractor Delay Event = 2 week Delays with
a degree of
overlap

Non-Excusable delay
Excusable compensable delay (resulting from owner’s 1 Week 1 Week (resulting from
changed design) + non excusable delay (resulting contractor’s pump
from contractor’s pump breakdown) = Extension of breakdown) resulting
Time (contractor entitled to an extension of time in liquidated damages
without any prolongation costs) 52
 Example

Extension of Time (contractor

entitled to an extension of time
16 without any prolongation costs) 17 18
for 1 week

Liquidated damages of the

amount Y for delaying the
project completion by 1
Contractual completion Date = week
Week 16

New completion Date = Week 18

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Example

- Conclusion: The contractor is required to pay

liquidated damages in the amount of Y for
the 1 additional week (non-excusable delay)
of delay due to the pump breakdown. The
new project completion date is 18 weeks
from the commencement date of the project.

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 Examples of Types of Changes

 Turnover of personnel
 Lack of funding to complete work (Owner)
 Communication breakdown within organizations
 Lack of skill and experience level to execute work
 Lack of quality of engineering
 Late delivery of engineering design and materials
 Compounding impact of numerous small changes

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