Construction Delays, Second Edition: Understanding Them Clearly, Analyzing Them Correctly

Delays in construction projects are frequently expensive, since there is usually a construction loan involved which charges interest, management staff dedicated to the project whose costs are time dependent, and ongoing inflation in wage and material prices. Many techniques are used to analyze delays. Some of these methods have inherent weaknesses and should be avoided. This book points out the shortcomings of these faulty methods and explains how a delay analysis should be performed. It then describes specifically how the analysis is done with CPM schedules. A explanation of delays and delay damages, presented in a straightforward, accessible manner, should be useful to public and private owners, construction managers, general contractors, subcontractors, designers, suppliers, and attorneys whose work involves them in the construction industry. The discussion will include subtleties of the process, such as shifts in the critical path, and non-critical delays. The subject of damages is covered in detail, including the major categories of extended field overhead and unabsorbed home office overhead. Likewise, the damages suffered by the owner, either actual or liquidated, are also explained. Finally, a chapter is devoted to managing the risk of delays and time extensions from the viewpoints of the various parties to a construction project. A discussion of early completion schedules and constructive acceleration is also included. In this new ediion, all chapters are updated to reflect the changes in the construction field since the first edition published over l6 years ago. The 2nd edition includs over 40% more information such as new methods for analyzing delays with examples of the proper approach. The author also includes a new chapter on risk managment which focuses on the delay-related risks of the various parties in a construction project. Explains the different categories of delaysAddresses the concept of concurrency and also non-critical delaysDiscusses the more common approaches used for measuring and analyzing delays and the strengths and weaknesses associated with themPrevention of Time-Related Delay Problems Copyright Page......Page 1 Dedication......Page 2 Foreword......Page 3 Acknowledgments......Page 5 Introduction to Second Edition......Page 6 The Project Schedule......Page 8 Effectively Depicting and Communicating the Construction Plan......Page 9 Narrative Schedules......Page 10 Gantt Charts......Page 11 Linear Schedules......Page 13 Critical Path Method Schedules......Page 14 What is the Critical Path?......Page 15 What is Float?......Page 17 Redefining the Critical Path......Page 18 The Critical Path as a Continuous Chain of Activities......Page 19 Delay to a Critical Path Activity......Page 20 Zero or Negative Float Values as Predictors......Page 21 Who Owns Float?......Page 22 Verify the Contents of the Schedule Submission......Page 23 Does the Schedule Conform to the Contract Requirements?......Page 24 Is the Schedule Constructible and are the Durations Reasonable?......Page 25 Do the Critical Path and Near Critical Paths Make Sense?......Page 27 Identifying and Evaluating Schedule Changes in the Schedule Update......Page 28 Early Completion Schedules......Page 29 Critical Versus Noncritical Delays......Page 31 Nonexcusable Delays......Page 33 No-Damage-for-Delay Clause......Page 34 Concurrent Delays to Separate Critical Paths......Page 37 Concurrent Delays to the Same Critical Path......Page 41 The Importance of Perspective......Page 43 Perspectives-Forward Looking and Backward Looking......Page 45 Do not Create Schedules after the Fact to Measure Delays......Page 48 Forms of As-Planned Schedules......Page 49 What is As-Built Information?......Page 50 The Importance of the Critical Path......Page 51 Underlying Principles for Analyzing a Schedule for Delays......Page 52 The Unique Position of Subcontractors......Page 56 Delay Analysis Using Bar Chart Schedules......Page 60 Basic CPM......Page 61 Identifying the Critical Path on a Bar Chart......Page 63 Quantifying Delays Using Bar Chart Schedules......Page 68 Example Delay Analysis of Potential Changes with Bar Charts......Page 73 Using CPM Schedules to Measure Delays......Page 79 Correcting Versus Leaving Errors......Page 80 CPM Schedules and the Critical Path......Page 82 First Update......Page 84 Second Update......Page 88 Use of Scheduling Software and Other Software Tools in the Quantification of Delays......Page 90 Work Progress Delays and Improvements......Page 93 Schedule Revision Delays and Improvements......Page 95 Schedule Analysis with CASE Software......Page 97 Baseline Schedule......Page 98 July 1, 2007, Update......Page 99 August 1, 2007, Update......Page 102 Software Features and the Critical Path......Page 105 July 1, 2007, Update......Page 107 Summary......Page 109 Using Float to Determine Delays and Critical Path......Page 111 Summary......Page 115 Progress Override Versus Retained Logic......Page 117 Use of Contemporaneous Documents for Sequence and Timing......Page 120 Using an As-Built Analysis to Quantify Delays......Page 123 Other Analysis Techniques-Their Strengths and Weaknesses......Page 129 Using Fragnets to Quantify Delays......Page 130 Baseline Schedule......Page 132 "Windows" Approach......Page 140 Impacted As-Planned Analyses......Page 144 Impacted As-Planned Example......Page 148 Basic Flaws of the Collapsed or Subtractive As-Built Method......Page 156 Analyses Based on Dollars......Page 157 S Curves......Page 158 But for Schedules, Analyses, and Arguments......Page 160 Liquidated Damages......Page 162 Estimating Liquid Damages......Page 164 Graduated Damages......Page 165 Enforceability......Page 166 Low Estimates......Page 167 Actual Damages......Page 168 General Guidelines for the Presentation and Recovery of Damages......Page 171 Overview of the Cost Presentation......Page 173 Types of Delay Damages......Page 174 Union Supervisory Personnel......Page 175 Example 9-1......Page 176 Example 9-2......Page 178 Example 9-3......Page 179 Equipment Costs......Page 181 Example 9-4......Page 182 Example 9-5......Page 183 Example 9-6......Page 184 Other Delay Costs......Page 188 What is Home Office Overhead?......Page 189 Multiple Projects......Page 191 Eichleay Formula......Page 192 Problems with the Eichleay Formula......Page 193 When to Apply the Eichleay Formula......Page 195 Canadian Method......Page 196 Calculation Using Actual Records......Page 197 Net Present Value Analysis......Page 198 Discounted Cash Flow......Page 199 Example Estimate for Indirect Effect of Delay......Page 200 Step 3......Page 201 Step 4......Page 202 Calculating Indirect Damages Using Cost-Loaded Schedules......Page 203 Summary......Page 204 Ways that Delay Can Lead to Inefficiencies......Page 205 Example #4......Page 206 Example #3......Page 207 Sequencing of Work......Page 208 Total Cost Method......Page 209 Quantifying the Costs of Inefficiency......Page 210 Example 12-1......Page 211 Why is a Project Accelerated?......Page 212 Example 12-4......Page 213 How is a Project Accelerated?......Page 214 Quantifying the Time Savings Associated with Acceleration......Page 215 Quantifying the Costs of Acceleration......Page 216 Managing Acceleration......Page 217 Example 12-5: Using the Schedule to Accelerate Intelligently......Page 218 Example 13-1......Page 221 Escalation of Labor......Page 222 Reduced Efficiency......Page 223 Consulting and Legal Costs......Page 224 Interest......Page 225 Contract Requirements......Page 227 Gathering the Facts......Page 228 Weather Delays......Page 229 Owner’s Considerations......Page 232 Scheduling Clauses......Page 235 Change Orders......Page 247 CM and the Project Timetable......Page 248 CM Responsibility for Managing Changes......Page 249 Assess Exculpatory Language......Page 250 Consider Early Finish......Page 251 Contract Language......Page 252 Changes......Page 253 Real-Time Claims Management......Page 254 B......Page 256 C......Page 257 D......Page 258 E......Page 259 H......Page 260 M......Page 261 P......Page 262 S......Page 263 W......Page 264 Z......Page 265 Delays in construction projects are frequently expensive, since there is usually a construction loan involved which charges interest, management staff dedicated to the project whose costs are time dependent, and ongoing inflation in wage and material prices. Many techniques are used to analyze delays. Some of these methods have inherent weaknesses and should be avoided. This book points out the shortcomings of these faulty methods and explains how a delay analysis should be performed. It then describes specifically how the analysis is done with CPM schedules. A explanation of delays and delay damages, presented in a straightforward, accessible manner, should be useful to public and private owners, construction managers, general contractors, subcontractors, designers, suppliers, and attorneys whose work involves them in the construction industry. The discussion will include subtleties of the process, such as shifts in the critical path, and non-critical delays. The subject of damages is covered in detail, including the major categories of extended field overhead and unabsorbed home office overhead. Likewise, the damages suffered by the owner, either actual or liquidated, are also explained. Finally, a chapter is devoted to managing the risk of delays and time extensions from the viewpoints of the various parties to a construction project. A discussion of early completion schedules and constructive acceleration is also included.

In this new ediion, all chapters are updated to reflect the changes in the construction field since the first edition published over l6 years ago. The Second Edition includes over 40% more information such as new methods for analyzing delays with examples of the proper approach. The author also includes a new chapter on risk managment which focuses on the delay-related risks of the various parties in a construction project.

• Explains the different categories of delays
• Addresses the concept of concurrency and also non-critical delays
• Discusses the more common approaches used for measuring and analyzing delays and the strengths and weaknesses associated with them
• Prevention of Time-Related Delay Problems

Delays in construction projects are frequently expensive, since there is usually a construction loan involved which charges interest, management staff dedicated to the project whose costs are time dependent, and ongoing inflation in wage and material prices. Many techniques are used to analyze delays. Some of these methods have inherent weaknesses and should be avoided. This book points out the shortcomings of these faulty methods and explains how a delay analysis should be performed. It then describes specifically how the analysis is done with CPM schedules. A explanation of delays and delay damages, presented in a straightforward, accessible manner, should be useful to public and private owners, construction managers, general contractors, subcontractors, designers, suppliers, and attorneys whose work involves them in the construction industry. The discussion will include subtleties of the process, such as shifts in the critical path, and non-critical delays. The subject of damages is covered in detail, including the major categories of extended field overhead and unabsorbed home office overhead. Likewise, the damages suffered by the owner, either actual or liquidated, are also explained. Finally, a chapter is devoted to managing the risk of delays and time extensions from the viewpoints of the various parties to a construction project. A discussion of early completion schedules and constructive acceleration is also included.

In this new ediion, all chapters are updated to reflect the changes in the construction field since the first edition published over l6 years ago. The 2nd edition includs over 40% more information such as new methods for analyzing delays with examples of the proper approach. The author also includes a new chapter on risk managment which focuses on the delay-related risks of the various parties in a construction project.

Explains the different categories of delays
Addresses the concept of concurrency and also non-critical delays
Discusses the more common approaches used for measuring and analyzing delays and the strengths and weaknesses associated with them
Prevention of Time-Related Delay Problems
Delays in construction projects are frequently expensive, since there is usually a construction loan involved which charges interest, management staff dedicated to the project whose costs are time dependent, and ongoing inflation in wage and material prices. Many techniques are used to analyze delays. Some of these methods have inherent weaknesses and should be avoided. This book points out the shortcomings of these faulty methods and explains how a delay analysis should be performed. It then describes specifically how the analysis is done with CPM schedules. A explanation of delays and delay damages, presented in a straightforward, accessible manner, should be useful to public and private owners, construction managers, general contractors, subcontractors, designers, suppliers, and attorneys whose work involves them in the construction industry. The discussion will include subtleties of the process, such as shifts in the critical path, and non-critical delays. The subject of damages is covered in detail, including the major categories of extended field overhead and unabsorbed home office overhead. Likewise, the damages suffered by the owner, either actual or liquidated, are also explained. Finally, a chapter is devoted to managing the risk of delays and time extensions from the viewpoints of the various parties to a construction project. A discussion of early completion schedules and constructive acceleration is also included. In this new ediion, all chapters are updated to reflect the changes in the construction field since the first edition published over l6 years ago. The Second Edition includes over 40% more information such as new methods for analyzing delays with examples of the proper approach. The author also includes a new chapter on risk managment which focuses on the delay-related risks of the various parties in a construction project. Explains the different categories of delays Addresses the concept of concurrency and also non-critical delays Discusses the more common approaches used for measuring and analyzing delays and the strengths and weaknesses associated with them Prevention of Time-Related Delay Problems Recent years have seen a tremendous growth in the incidence of delays to projects and the number of delay damage claims that have come into dispute. Many techniques are used to analyse delays. This book points out the shortcomings of these faulty methods and explains how a delay analysis should be performed