PROJECT DELAYS & EOT

Sourav
 Topics

1. Why Extensions of Time?

2. Methods of Analysis and examples
3. Schedule ‘Float’
4. Concurrent Delay
5. Exercise
6. Questions
Construction Contracts and Project Delays
• Construction Contracts have Completion Dates and
Liquidated Damages (LDs) are tied to Completion Date.

• Extension of Time (EoT) clauses maintain the

enforceability of LD provisions where there has been
failure/breach by Owner.

• If Owner causes a delay and there is no EoT clause,

time may become ‘at large’ and LD clause fails.
Construction Contracts and Project Delays

• Contract provisions define the basis of entitlement

for EoT.
• But most (if not all) Contracts are silent as to how to
demonstrate delay and prove entitlement.

• Debate about actual delay and contractual

entitlement.
• Hence ‘Delay Analysis Methodology’ has been
developed.

• Delay to be on the critical path.

 Extension of Time Methods

• Estimate or Model Methods (investigate the EVENT

and its potential impact)

• Actual Methods (identify the DELAY period and

investigate what caused it)
 Model Based Analysis

Activity 1 2 3 4 5 6 7 8 9 10 11

ACTIVITYA Event

Original
ACTIVITY B Completion

ACTIVITY C

Estimate of Delay
 Actual Based Analysis

Activity 1 2 3 4 5 6 7 8 9 10 11

ACTIVITYA

Original
ACTIVITY B Completion

ACTIVITY C

Why Delay?
 Model Based Methods

• Global and Net Impact Methods

• As-Planned Impact

• As-Planned But For

• Collapsed As-Built (As-Built But For)

• Time Impact Analysis (Impact / Update)

 Actual Based Methods

• As-Planned vs As-Built (Windows)

• Time Slice Windows

• Longest Path
Prospective and Retrospective
Approaches

• Prospective methods look forward and

anticipate delay (Preventative)

• Retrospective methods look back and

establishes cause of actual delay (Allocation
of blame)
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date
Week 7

A 6 wks

B 1 wk

C 2 wks

D 2 wks

PLANNED PROGRAMME
Original Overall Duration 7 Weeks
Critical Path runs through activities A and B
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10

A 8 wks

B 1 wk

C 5 wks

D 4 wks

AS-BUILT PROGRAMME
As-Built Overall Duration 10 Weeks

Critical Path ran through activities C, D and B

 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10
Bad Weat her

A 8 wks d2 d4
Late Info
B 1 wk
VO

C 5 wks d1
Lack of Resources

D 4 wks d3

DELAYING EVENTS
Events d1, d2 and d4 Owner-responsibleDelays
Event d3 Contractor-responsible Delay
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date
Week 7

A 6 wks

B 1 wk

C 2 wks

D 2 wks

AS-PLANNED IMPACTED
Uses planned programme
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date
Week 7

A 6 wks

B 1 wk

C 2 wks

D 2 wks

AS-PLANNED IMPACTED
Add in first delay to occur (d1)
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date
Week 7

A 6 wks

B 1 wk

C 2 wks

D 2 wks

AS-PLANNED IMPACTED
Add in first delay to occur (d1)
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date
Week 7

A 6 wks

B 1 wk
VO

C 2 wks d1

D 2 wks

AS-PLANNED IMPACTED
Add in first delay to occur (d1) - 1 Week Critical Delay
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date
Week 7
Bad Weather

A 6 wks d2

B 1 wk
VO

C 2 wks d1

D 2 wks

AS-PLANNED IMPACTED
Add in first delay to occur (d1) - 1 Week Critical Delay
Add in 2nd delay to occur (d2) - No Critical Delay
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date
Week 7
Bad Weather

A 6 wks d2

B 1 wk
VO

C 2 wks d1

D 2 wks

AS-PLANNED IMPACTED
Add in first delay to occur (d1) - 1 Week Critical Delay
Add in 2nd delay to occur (d2) - No Critical Delay
Add in 3rd delay to occur (d3)
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date
Week 7
Bad Weather

A 6 wks d2

B 1 wk
VO

C 2 wks d1
Lack of Resources

D 2 wks d3

AS-PLANNED IMPACTED
Add in first delay to occur (d1) - 1 Week Critical Delay
Add in 2nd delay to occur (d2) - No Critical Delay
Add in 3rd delay to occur (d3) - 2 Weeks Critical Delay
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date
Week 7
Bad Weather

A 6 wks d2 d4
Late Info
B 1 wk
VO

C 2 wks d1
Lack of Resources

D 2 wks d3

AS-PLANNED IMPACTED
Add in first delay to occur (d1) - 1 Week Critical Delay
Add in 2nd delay to occur (d2) - No Critical Delay
Add in 3rd delay to occur (d3) - 2 Weeks Critical Delay
Add in 4th delay to occur (d4) - No Critical Delay
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10
Bad Weat her

A 8 wks d2 d4
Late Info
B 1 wk
VO

C 5 wks d1
Lack of Resources

D 4 wks d3

COLLAPSED AS-BUILT
Uses as-built programme logic linked
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10
Bad Weather

A 8 wks d2 d4
Late Info
B 1 wk
VO

C 5 wks d1
Lack of Resources

D 4 wks d3

COLLAPSED AS-BUILT
Critical Path Identified and first Owner delay removed
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10
Bad Weat her

A 8 wks d2 d4
Late Info
B 1 wk

C 2 wks
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COLLAPSED AS-BUILT
Critical Path Identified and first Owner delay removed
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10
Bad Weather

A 8 wks d2 d4
Late Info
B 1 wk

C 2 wks
Lack of Resources

D 4 wks d3

COLLAPSED AS-BUILT
Critical Path Identified and first Owner delay removed
1 Weeks Critical Delay Allocated to d1
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10
Bad Weather

A 8 wks d2 d4
La te Info
B 1 wk

C 2 wks
Lack of Resources

D 4 wks d3

COLLAPSED AS-BUILT
Critical Path Identified and next Owner delay removed
1 Weeks Critical Delay Allocated to d1
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10
Bad Weather

A 7 wks d2

B 1 wk

C 2 wks
Lack of Resources

D 4 wks d3

COLLAPSED AS-BUILT
Critical Path Identified and next Owner delay removed
1 Weeks Critical Delay Allocated to d1
1 Weeks Critical Delay Allocated to d4
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10
Bad Weather

A 7 wks d2

B 1 wk

C 2 wks
Lack of Resources

D 4 wks d3

COLLAPSED AS-BUILT
Critical Path Identified and next Owner delay removed
1 Weeks Critical Delay Allocated to d1
1 Weeks Critical Delay Allocated to d4
 Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10

A 6 wks

B 1 wk

C 2 wks
Lack of Resources

D 4 wks d3

COLLAPSED AS-BUILT
Critical Path Identified and next Owner delay removed
1 Weeks Critical Delay Allocated to d1
1 Weeks Critical Delay Allocated to d4
1 Weeks Critical Delay Allocated to d2
Results from Model Based Methods

Delay As-Planned Impact Collapsed As-Built

d1(VO) 1 week critical delay 1 week critical delay

d2 (bad weather) no critical delay 1 week critical delay

d3 (lack of resources) 2 weeks critical delay No critical delay

d4 (late info) No critical delay 1 week critical delay

Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10

A 8 wks

B 1 wk

C 5 wks

D 4 wks

AS-PLANNED vs AS-BUILT
As-Built Overall Duration 10 Weeks

Critical Path ran through activities C, D and B

Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10

A 8 wks
1 2 3
B 1 wk

C 5 wks

D 4 wks

AS-PLANNED vs AS-BUILT (WINDOWS)

Programme divided into time slices
and analysed progressively
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10

A 8 wks
1
B 1 wk

C 5 wks

D 4 wks

AS-PLANNED vs AS-BUILT (WINDOWS)

Programme divided into time slices
and analysed progressively
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10

A 8 wks
2
B 1 wk

C 5 wks

D 4 wks

AS-PLANNED vs AS-BUILT (WINDOWS)

Programme divided into time slices
and analysed progressively
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Completion Date Completion Date
Week 7 Week 10

A 8 wks
3
B 1 wk

C 5 wks

D 4 wks

AS-PLANNED vs AS-BUILT (WINDOWS)

Programme divided into time slices
and analysed progressively
Who Owns the Float ?
 Contract Completion Date

10 days FLOAT 5 days

10 days
 Contract Completion Date

Zero FLOAT
10 days

Owner 10 days
Delay
5 Days
 Contract Completion Date

10 days FLOAT minus 5 days

Owner 10 days
10 days
Delay
5 Days

Contractor
Delay
5 Days
 Contract Completion Date

10 days FLOAT minus 5 Days

Owner 10 days
10 days
Delay
5 Days

Contractor
Delay
5 Days

Original Contract period

CONCURRENT DELAY
 Contract Completion Date
Contractor
Owner resource
Owner
revisions problem
Revisions

4 weeks

Bad 4 weeks
Weather
Owner revision
to the Fit Out

Structure

M&E
Contractor
Delay to M&E
Procurement
Fit out
 Contract Completion Date
Delay
A

4 weeks

Delay Actual
B 4 weeks Completion

3 weeks
 Contract Completion Date
Contractor’s
Fault

4 weeks
Actual
Completion
Owner’s 4 weeks
Fault

3 weeks
 Contract Completion Date
ContractorD
elay ’s
EFFECT
FaultA
OF THE OWNER’S FAULT

4 weeks
Actual
Owner’s Completion
4 weeks
Fault

3 weeks 1 Week EOT

 Contract Completion Date
Contractor’s
Fault

4 weeks 1 week LDs

Actual
Completion
EmployerD 4 weeks
elay’s
FaultB
3 weeks
EFFECT OF CONTRACTOR’S FAULT
 Contract Completion Date
Owner’s
Fault

4 weeks
Actual
Completion
Contractor’s 4 weeks
Fault

3 weeks
 Contract Completion Date
Owner’s
Fault
2 Weeks
4 weeks EoT

Actual
ContractorE Completion
4 weeks
mployerDela
y’s
FaultFaultB
3 weeks
EFFECT OF THE OWNER’S FAULT
 Contract Completion Date
ContractorE
mployerDela
EFFECT
’s
y’ OF CONTRACTOR’S FAULT
FaultFaultA

4 weeks Actual
Contractor’s Completion
4 weeks
Fault
No LDs
3 weeks
Q-?
 The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Planned
Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor

3 SWITCH GEAR
Sub-Contractor B

4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme
 The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Delay 1 Slow Progress Planned
Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor

3 SWITCH GEAR
Sub-Contractor B

4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Delay 1 Slow Progress Planned
Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor
Delay 2 Notified
Late Switchgear
3 SWITCH GEAR Delivery
Sub-Contractor B
Delay 3
Inherent Owner’s
Design Fault
4 ACCESS GANTRY Discovered
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Delay 1 Slow Progress Planned
Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor
Delay 2 Notified
Late Switchgear
3 SWITCH GEAR Delivery
Sub-Contractor B
Delay 3
Inherent Owner’s
Design Fault
4 ACCESS GANTRY Discovered
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Delay 1 Slow Progress Planned
Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor
Delay 2 Notified
Late Switchgear
3 SWITCH GEAR Delivery
Sub-Contractor B
Delay 3
Inherent Owner’s
Design Fault
4 ACCESS GANTRY Discovered
Main Contractor

200T CRANE
Main Contractor
Delay 4 Crane Delay

Approved Programme As-Built Projected

 The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Delay 1 Slow Progress Planned
Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor
Delay 2 Notified
Late Switchgear
3 SWITCH GEAR Delivery
Sub-Contractor B
Delay 3
Inherent Owner’s
Design Fault
4 ACCESS GANTRY Discovered
Main Contractor

200T CRANE
Main Contractor
Delay 4 Crane Delay

Approved Programme As-Built Projected

 The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Delay 1 Slow Progress Planned Actual
Completion Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor
Delay 2 Notified
Late Switchgear
3 SWITCH GEAR Delivery
Sub-Contractor B
Delay 3
Inherent Owner
Design Fault
4 ACCESS GANTRY Discovered
Main Contractor

200T CRANE
Main Contractor
Delay 4 Crane Delay

Approved Programme As-Built Projected

 The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Slow Progress Planned Actual
Completion Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor Late Switchgear
Delivery

3 SWITCH GEAR
Sub-Contractor B
Inherent Owner’s
Design Fault Crane Delay
4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

WHO IS RESPONSIBLE FOR
THE DELAY?
 Collapsed As-Built Method

1 2 3 4 5 6 7 8 9 10 11 12 13 14
Slow Progress

1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor
Late Switchgear
Delivery
3 SWITCH GEAR
Sub-Contractor B
Inherent Owner’s
Design Fault Crane Delay
4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 Collapsed As-Built Method

1 2 3 4 5 6 7 8 9 10 11 12 13 14
Slow Progress

1 STEEL FRAME
Sub-Contractor A

2 WALLS & ROOF

Main Contractor

3 SWITCH GEAR
Sub-Contractor B
Inherent Owner’s
Design Fault Crane Delay
4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 Collapsed As-Built Method
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Slow Progress

1 STEEL FRAME
Sub-ContractorA
Both
2 WALLS & ROOF
equally
Main Contractor critical

3 SWITCH GEAR
Sub-Contractor B
Inherent Owner’s
Design Fault
4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 Collapsed As-Built Method
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Slow Progress

1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor

3 SWITCH GEAR
Sub-Contractor B

4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 Collapsed As-Built Method

1 2 3 4 5 6 7 8 9 10 11 12 13 14
Slow Progress

1 STEEL FRAME
Sub-Contractor A
Reverse
2 WALLS & ROOF the
Main Contractor Sequence

3 SWITCH GEAR
Sub-Contractor B

4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 Collapsed As-Built Method
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Slow Progress

1 STEEL FRAME
Sub-Contractor A
Reverse
2 WALLS & ROOF the
Main Contractor Sequence

3 SWITCH GEAR
Sub-Contractor B
Inherent Owner’s
Design Fault
4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 Collapsed As-Built Method

1 2 3 4 5 6 7 8 9 10 11 12 13 14

1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor

3 SWITCH GEAR
Sub-Contractor B
Inherent Owner’s
Design Fault
4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 Collapsed As-Built Method
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Slow Progress

1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor

3 SWITCH GEAR
Sub-Contractor B

4 ACCESS GANTRY
Main Contractor

200T CRANE
Main Contractor

Approved Programme As-Built Projected

 Owner’s Liability for Week 11 & 12
- As-Planned Impact Method
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Planned
Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor

3 SWITCH GEAR
plus
Sub-Contractor B 1 Month’s Float
Delay 3
Inherent Owner’s
Design Fault
4 ACCESS GANTRY Discovered
Main Contractor

200T CRANE
Main Contractor

Approved Programme
 Concurrency - No Critical Delay
by Subcontractor A
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Planned
Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor

3 SWITCH GEAR
Sub-Contractor B

4 ACCESS GANTRY
Main Contractor

2000T CRANE
Main Contractor

Approved Programme
 Dominant Delay –
2 Weeks Delay by Subcontractor B
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Planned
Completion
1 STEEL FRAME
Sub-ContractorA

2 WALLS & ROOF

Main Contractor

Late Switchgear
3 SWITCH GEAR Delivery
Sub-Contractor B

4 ACCESS GANTRY
Main Contractor

2000T CRANE
Main Contractor

Approved Programme
 Which do you think?

Answer 1 Answer 2
Month 11 ‐ Subcontractor A Month 11 – Main Contractor
Month 12 ‐ Subcontractor B Month 12 ‐ Subcontractor B
Month 13 ‐ Subcontractor B Month 13 ‐ Subcontractor B

Answer 3 Answer 4
Month 11 ‐ Owner Month 11 – Owner
Month 12 ‐ Subcontractor B Month 12 – Owner
Month 13 ‐ Subcontractor B Month 13 ‐ Subcontractor B