How to Perform a Time Impact Analysis in Construction

Time Impact Analysis

 A Time Impact Analysis is a method used to determine the extent of impact from potential delay in the
construction process. Time Impact Analysis could be one of the preferred methods to promote negotiation
and later agreements on delay claims. Time impact analysis is done using existing schedules, analyzed
with all related input entered into the schedule to demonstrate the reason or possible effects on schedule.

Time Impact Analysis is usually performed by a project scheduler and can be used on the vast majority of
construction projects. This schedule analysis method involves the insertion or addition of activities indicating
delays or changes into an updated schedule representing progress up to the point when a delay event occurred
to determine the impact of those delay activities.

Time Impact Analysis Expectations

A Time impact analysis will be applied to forecast the construction process and analyze what is going on and
what the outcome will be. It requires a CPM schedule that is able to show the pure CPM calculation differences
between a schedule that does not include a delay and one that does include an activity modeling a delay. A time
impact analysis is required to calculate with a standard method the results of the actual project delay.

The analysis is not the project reality simulation, it is intended to understand the time impact caused by a single
event or series of events, and how they will impact the project schedule.

It is a great tool for projects that are currently ongoing and will present a real-time idea of how the contract
adjustment is required.

The final result of the time impact analysis must be presented shortly after completion to the contractor;
otherwise, he might present an additional time extension claim of constructive acceleration.
It is the best technique for determining the amount of Extension of Time that the Contractor should have been
granted at the time that an excusable risk occurred.

Time Impact Analysis Uses

Time impact analyses are used on these occasions:

1. When the contractor has not been able to provide remediation instructions and it is not able to redeploy
his workforce.
2. . Time impact analysis is an excellent tool to measure actual delays in events that are undergoing
construction activities.
3. The analysis could be used when delays are already being expected due to external or internal
circumstances.
4. Time impact analyses are used to model delays in short or simple construction activities. If delays are
longer than usual additional methods and tools must be used in conjunction with the TIA.

Time Impact Analysis: When to Avoid It

Time impact analysis should not be used or will not present the best results when:

1. It must be avoided if your actual project schedules have not been updated. TIA will not present a real
outcome when data input on the analysis has not been updated with real data from the construction
activities.
2. Work plans based upon resource considerations are more easily adjusted without detriment to the project
completion or planned expenses than those based upon physical constraints.

1. Time impact analysis should be avoided when mitigation work has already been started. If the
constructions schedule has been altered, the less effective the modeling of the delay will be.

Time Impact Analysis Procedure

A time impact analysis requires the following steps:

1. The delay should be described as simply as possible with the fewest number of activities reflecting the
project delay.
2. Select the schedule to impact. The schedule should be latest updated schedule for the project.
3. Add the impact activities and make the necessary adjustments to project schedule.
4. Recompute the CPM and note a change in the project completion date.
5. Determine the amount of project delay.
6. Determine the actual dates of the delay using the original schedule

Time Impact Analysis Checklist

When performing a time impact analysis be sure to:

1. Study and understand the scope of the directed change or analyze the extent of the delay being found.
2. It is important to analyze all documents, field directions, contract clauses, drawings, orders, specifications
and conditions that could exert any kind of influence on the expected delay.
3. Identify and describe the condition encountered before performing the time impact analysis.
4. Identify all related construction activities that are or could be affected by the expected delay.
5. After a complete analysis of the construction schedule, determine all related dates, start, duration and
finish, for all affected activities.
6. Prepare a complete set of documents that define when the delay started, what actions took place at that
moment, and demonstrate the effects of the delay on the actual updated schedule and how the remaining
activities should be altered, if required, to complete the project on time.
7. The time impact analysis could present you with the overall schedule result incorporating drawings,
contract requirements, and any type of document that support final conclusions. It is important to highlight
extraordinary measures required to bring the project back on schedule.
8. Be certain that actual delays are a result of the change directive or delay, not from a non-excusable
cause.
 8 Best Practice Tips For A Schedule Analysis Of Construction Delays
A number of families will be traveling this holiday weekend, and some are travel-savvy enough to check out travel websites
like www.911.Virginia.org for real-time traffic information and identification of construction delays. When savvy contractors face
delays on a project, they immediately take steps to provide notice, document, evaluate and plan for recovery from those delays.

It almost goes without saying that if you have to pursue or defend a delay claim, you are going to need some evidence (whether by
expert or otherwise) to establish or to challenge entitlement to the damages sought. And we all know that there can be different routes
to the same goal. However, the different methods of schedule analysis can lead to varying results. So, which method is correct? In a
great Construction Law International article by my friends Don Gavin and Rob D’Onofrio, the authors suggest a series of best
practices that should improve on the reliability of schedule analysis and increase its acceptability in the industry. According to the
article, there are eight guidelines that any schedule delay analysis comply with, including:

1. Compare the planned work before and after each delay. Practically, this means that you should compare the plan to perform the remaining
work before each delay and the plan to perform the remaining work after that delay, which will require a review of the schedule updates during
the project. This will also involve looking at the estimated impact, as well as the actual impact, of the delay.
2. Identify the critical delays. Generally, the delay must affect the critical path of the work to be compensable. If the delay absorbs the “float” in
the schedule, then it is not compensable. According to the authors, “If an activity does not have any float, by definition it is critical as it would
impact the required contract completion date.”
3. Evaluate the delays in both a chronological order and a cumulative manner. If you do not look at the delays in sequence, it can “mask” what
actually occurred on the project.
4. Adjust the completion date to reflect excusable delay as it occurs. This will assist in finding the actual float values and determining which
activities are actually critical at any point during the project timeline.
5. Include accurate as-built information. Again, it is important analyze the actual progress of construction, which can best be achieved through
accurate as-built data.
6. Minimize projected future delays. If you include projected future delays in the schedule, they should be minimized because projected delays
can alter float calculations and possibly change which activities are critical.
7. Correct any logic flaws. If you correct any logic flaws found in the schedule, make sure to document and explain the changes at the time they
are made. Understand that judges and arbitrators can be skeptical when substantial changes are made after construction is complete.
8. Tie causation to each delay. Ultimately, you will have to show whether the delay is non-excusable, excusable/compensable, or excusable/non-
compensable.
Using these guidelines, any contractor can begin to evaluate and prepare a potential delay claim as the conditions on project causing
the delay occur. If the claim turns to a dispute, you will have done a significant amount of preliminary work that an attorney and/or
consultant will need to assist you in the claim.

Question: What other best practices can you identify for putting together a delay claim?