[COMPARISON OF DELAY ANALYSIS

METHODS]
Management Insider
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1- As Planned Vs. As Built Method

This method is based on the comparison between Baseline Schedule and how the actual work is carried out i.e. As
Built Schedule, difference between the overall completions dates of the two being the basis of the delay claim. This
method can have several variant based upon its application on Baseline and As Built Schedule.

In summary, this method is simple. It requires a baseline and an as built schedule. It might be suitable for simple
and complex cases. Figure 1.1 below, illustrates the concept of this method.

Baseline Programme
Delay Event As Built Programme

Figure 1.1 As Planned Vs. As Built

2- Impacted As Planned Method

In this method the original planned schedule for the project simply has the delay events impacted on to the
Baseline schedule and the effect on the overall completion date measured by the change in completion date as a
result of the delay impact.
This method possesses two major pitfalls. First it is assumed that sequence of the works remains the same as it
was planned in the Baseline, which is not generally the scenario in the construction projects. Secondly, this
analysis usually ignores all the delays caused by the contractor; therefore, answer generated is not necessarily
based on all the actual delays that occurred on the project. In addition to this, certain type of delay event like
lower rate of progress cannot be incorporated in this analysis.
In summary, this method is simple. An impacted scheduled is created by impacting the delay events on the baseline
schedule. It requires a baseline schedule and knowledge of the delay events. It is not recommended for complex
cases. Figure 1.2 below, illustrates the concept of this method.

Baseline Programme
Baseline Programme + Delay Events
Delay Period

Figure 1.2 Impacted As Planned

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3- The Collapsed As Built Method

This method subtracts delays from the as-built programme and as a result determines the earliest date that the
contractor could have completed the project if the delay event would not have occurred. This deductive approach
to modelling delay relies upon the use of the as-built programme, therefore, generally limited to retrospective delay
analysis. This method uses exactly the opposite philosophy to that relied on in the IAP and TIA methods.
The ‘what if’ questions posed in the collapsed as-built method are ‘What if these delay events didn’t occur?’
or ‘When would the project have finished but for these events?’
In summary, this method is moderately complex. Delays are analyzing through impacting the delay events or
extracting the delay effects from the as built schedule. It requires an as built schedule and knowledge of the delay
events. It is suitable for complex cases but cannot delay with concurrency issues and the changing nature of the
critical path. It cannot be performed if no proper as built schedule is available. Figure 1.3 below, illustrates the
concept of this method.

As Built Programme
As Built Programme - Delay Events Delay Period

Figure 1.3 Collapsed As Built

4- Time Slice Windows Analysis Method

This method is a dynamic method that first allows for creating a separate impact for each events, which can be
agreed between the parties, and then such impact(s) can be inserted into the project updated schedule in each
relevant time periods. In the final time period, there will a fully impacted schedule containing all delay events and
considering all as built data.
This method is the most reliable as it provide the most reliable results. The main added value of this method is that
it allows to test the actual impact of the delay events systematically at various points of time rather than analyzing
the impact at one point of time like the other methods such as the impacted as planned or the collapsed as built.
The evaluation of the progress and the float consumption on day by day basis, will allow proper presentation and
evaluation of the progress, delays, concurrent delay, acceleration and mitigation and other measures.
Another added value of this method is that it consider the project delays regardless of the originator (e.g.
contractor or owner) or the type of the delay (excusable or non-excusable).
The method also, when required as part of the contractual agreements, encourages the parties to keep good
records and to update the project schedule on daily basis. The drawback however is that this method require

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complex analysis and effort and require substantial time to be performed, it will also highly depend on the
availability and the quality of the project records.
SCL (2002) considers this method as the preferred one when complex cases are involved.
In summary, this method is complex, Delay events are impacted/ analyzed by dividing the project period into small
time periods. There various types and ways for performing the windows analysis. It is the most reliable method
available and may have the ability to deal with concurrent delay issues. It requires a baseline, progress updates,
as built schedule and knowledge of the delay events. It is not recommended for project with poor records or
limitations on time and budget but this may be resolved by limiting the level of detail of the analysis. Figure 1-4
below, illustrates the concept of this method.

As Built Programme
Window 1 + Delay Events 1 Delay Period 1
Window 2 + Delay Events 2 No Delay
Window 3 + Delay Events 3 Delay Period 2

Figure 1.4 Windows Analysis

5- Time Impact Analysis Method

This method is a combination of the window technique and as-planned impact method. It concentrates on delay
events and applies them to as-planned model on window by window.
The major distinction between the windows and the time impact analysis is that the former is a retrospective
analysis looking back at what actually happened and the latter is a prospective analysis looking into the future and
assessing what might have happened in terms of delay.
Time impact analysis is based on the effect of delay events on the contractor’s intentions for the future conduct of
the work in the light of progress actually achieved at the time of the delay event and can also be used to assist in
resolving more complex delay scenarios involving concurrent delays, acceleration and disruption. It is also the best
technique for determining the amount of extension of time that a contractor should have been granted at the time
an employer risk event occurred. In this situation, the amount of extension of time may not precisely reflect the
actual delay suffered by the contractor. That does not mean that time impact analysis generates hypothetical
results – it generates results showing entitlement.
In summary, of all the methods described, the time impact analysis method is the most comprehensive,
incorporating the actual project history into a dynamic plan. Any delay, change, or disruption to the schedule calls
for time impact analysis to isolate and quantify the event

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General Summarized Comparison

Method of Analysis Critical Path Delay Impact

N Modeled Requires
Analysis Type Determined Determined

•Baseline programme.
1 As-Planned Vs. Effect &
As-Built Cause Analytical Contemporaneous Retrospective •As-built data.
Impacted As-
Cause &
2 Planned •Logic linked baseline programme.
Effect
Analysis Additive Prospective Prospective

Collapsed As- Effect & Subtractive

3 Retrospective Retrospective •Logic linked as-built programme.
Built Analysis Cause

•Logic linked baseline programme.

Time Slice •Updated programmes on a regular
Effect & Analytical Contemporaneous basis
4 Windows Retrospective
Cause •Recorded progress information with
Analysis
which to update the baseline
programme.

•Logic linked baseline programme.

•Updated programmes
Time Impact Cause &
5 •Recorded progress information with
Analysis Effect Additive Contemporaneous Prospective
which to update the baseline
programme.

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[COMPARISON OF DELAY ANALYSIS METHODS] MANAGEMENT INSIDER