Delay Analysis & AoA

schedules
Basics of Delays
1. What is a Delay?
Act or event which extends time required to
perform or complete work of the contract
2. Who causes delay?
1. Owner
2. Contractor
3. Neither (Force Majeure)
4. Both
Categories of Delays
Independent
Delays
Serial Delays
Concurrent
Delays
Types of Delays
Float Delays Completion Delays
Inexcusable Delays
Non-Compensable Delays
Excusable Delays Concurrent Delays
Compensable Delays
Inexcusable Delays
Used in reference to delays caused by
contractors, subs or vendors that delay the
project
Examples
Failure to properly man project
Failure to submit documents on time
Failure to coordinate equipment, material deliveries
Poor planning and mismanagement
Contractor is often asked to pay damages (LDs)
Excusable Delays - 1
Non Compensable
Unforeseen events that are not the fault of the
owners or the contractors
E.g.
Acts of God
Fires, Strikes
Political Events
Usually only Time implications
Force Majeure clauses in contracts decide
how to deal with these delays
Excusable Delays - 2
Compensable
Delays caused by owner or for which owner has
accepted liability
E.g.
Change Orders
Delayed responses
Work Suspensions
Time and Cost implications
Clauses in contracts decide how to deal with these
delays
No Damage for Delays clauses may also be present
Concurrent Delays
Owner and Contractor both delay the same
activity or activities in the same timeframe
Multiple Delays to activities on parallel Critical
Paths within same time-frame
Example
Change order coinciding with late equipment delivery
Late response to an RFI at the same time as a strike

Concurrent Delays
Owner
Delay
Contractor
Delay
Time
extension
Cost
increase
Damages
X X
X X X
X X
Pacing Delay
Contractor A is delayed
Therefore Contractor B slows down work
on parallel Activities

Contractors have a legal right to slow
down!
Key Requirement for Delay
Analysis
A Network Schedule that is
Complete
With Reliable Information
Is Approved
Reflects the Intended Plan
Is not manipulated (by loading activities)
Is Constantly Updated
Network Schedule Tips
Should be prepared by, or in consultation
with the contractor
Should have inputs from
Contract Documents
Project Manager, Estimator
Superintendents and Subcontractors
Clients and Architects
Iterative, Negotiated, Inclusive Process
Delay Analysis Techniques
1. Float Analysis

2. As-Built Analysis

3. As-Planned Analysis

4. Concurrent Delay Analysis

5. Window/Snapshot Method
1. Float Analysis
Independent Float belongs to the activity
TF, FF belong to a chain
Proportion Float according to Activity
Duration
Determine delays and effect on critical
paths
As Built Analysis
1. Create final As Built schedule
2. Compare with As Planned schedule
3. Calculate Difference this is Delay owed
by the other side
4. Find events to explain these differences

As Planned Analysis
Create As-Planned vs. As-Built schedules
Determine delay events (caused by the
other side)
Add these events, re-calculate schedule
Determine Time extension, compensation
owed etc
Concurrent Analysis
A (5 days)
B (7 days) - Critical
A (8 days)
B (9 days) - Critical
As Planned
As Built
Owner caused delay
= 3 days
Contractor caused delay
= 2 days
Total Contractor Liability = 1 day
Concurrent Analysis
Create As-Planned and As-Built schedules
Estimate Critical Path Delay
Subtract concurrent owner-caused or
unforeseen delays
Use the remainder to apportion time
extensions or costs

Choosing a Delay Analysis Method
Delay Analysis is still an art not a science
Depends on time available
Snapshot method takes too long
Depends on data available
Depends on accuracy desired
As Planned and As Built methods are
quick but inaccurate
AoA Analysis
Nodes Milestones
=
Links Activities
=
A
1 2
Excavate
3 Days
Construction
Network
Criteria for creation of AoA
Networks
1. Represents Activities on Arrows with
Start/Finish milestones
2. Estimate Activity Duration and represent
it on the arrow
3. Ensure each activity has a unique I and
jnode
1. Create artificial restraints
4. Solve the Network

Lets Create an AoA Network for the
Following activities
S. No. Activity Predecessor
1 Form Foundation -
2 Place Concrete 1
3 Set Equipment 2
4 Mobilize Elec. Contractors -
5 Elec. Hookup 4,3
6 Mobilize Mech. Contractor -
7 Mech. Hookup 6,3
8 Startup Equipment 5,7
AoA Diagram
10 20
Form
Fdn.
30
Place
Concrete.
40
Set
Equip.
12
42
Mobilize Electrical Contractors
14 44
Mobilize Mechanical Contractors
60
Startup
Equip.
50
Elec Hookup
Mech Hookup
Solving the Network
10 12 16 22 26 28
14 24
18
20
0
Start
11
A
5
F
5
I
3
K
7
D
3
B
17
J
19
H
5
G
9
E
9
C
Forward Pass Early Event Times
10 12 16 22 26 28
14 24
18
20
0
Start
11
A
5
F
5
I
3
K
7
D
3
B
17
J
19
H
5
G
9
E
9
C
0
3
11
9
20
16
11
37
40
Backward Pass Late Event Times
10 12 16 22 26 28
14 24
18
20
0
Start
11
A
5
F
5
I
3
K
7
D
3
B
17
J
19
H
5
G
9
E
9
C
0
3
11
9
20
16
11
37
40
40 37
18
20
32 11
18
0
13
Solving the Network
10-12-16-24-26-28 is the critical path
Calculate ES of each activity
Early Event Time of i Node
Calculate EF of each activity
ES + Duration
Calculate LF of each Activity
Late Event Time of j Node
Calculate LS of each Activity
LF Duration
Calculate Floats, Critical Path
Convert to PDM
Start
B D J
A
E
I K Fin
C H
F
G
Thank You