Project Delays & EOT

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
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 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 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 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 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
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
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
Week 7 Week 10
Bad Weat her
A 8 wks d2 d4
Late Info
B 1 wk
C 2 wks
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fRka
ece
souorfRecsourofRecesosurfRecreso
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scsess
D 4 wks dd3ceodsuro3d3d3d3d3odsurofR3kcedceso3surod3d3d3Rde3csosud3d3d33
COLLAPSED AS-BUILT
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
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
1 Weeks Critical Delay Allocated to d1
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
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
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
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
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
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
Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Week 7 Week 10
A 6 wks
B 1 wk
C 2 wks
Lack of Resources
D 4 wks d3
COLLAPSED AS-BUILT
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
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
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
Week 7 Week 10
A 8 wks
1
B 1 wk
C 5 wks
D 4 wks

Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Week 7 Week 10
A 8 wks
2
B 1 wk
C 5 wks
D 4 wks

Activity Dur 1 2 3 4 5 6 7 8 9 10 11
Week 7 Week 10
A 8 wks
3
B 1 wk
C 5 wks
D 4 wks

Who Owns the Float ?
Contract Completion Date
10 days FLOAT 5 days
10 days
Zero FLOAT
10 days
Owner 10 days
Delay
5 Days
10 days FLOAT minus 5 days
Owner 10 days
10 days
Delay
5 Days
Contractor
Delay
5 Days
10 days FLOAT minus 5 Days
Owner 10 days
10 days
Delay
5 Days
Contractor
Delay
5 Days
Original Contract period

CONCURRENT DELAY
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
Delay
A
4 weeks
Delay Actual
B 4 weeks Completion
3 weeks
Contractor’s
Fault
4 weeks
Actual
Completion
Owner’s 4 weeks
Fault
3 weeks
ContractorD
elay ’s
EFFECT
FaultA
OF THE OWNER’S FAULT
4 weeks
Actual
Owner’s Completion
4 weeks
Fault
3 weeks 1 Week EOT

Contractor’s
Fault
4 weeks 1 week LDs

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

The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Completion
1 STEEL FRAME
Sub-ContractorA
2 WALLS & ROOF

Main Contractor
Delay 2 Notified
Late Switchgear
Sub-Contractor B
Delay 3
Inherent Owner’s
Design Fault
Main Contractor
200T CRANE
Main Contractor

The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Completion
1 STEEL FRAME
Sub-ContractorA
2 WALLS & ROOF

Main Contractor
Delay 2 Notified
Late Switchgear
Sub-Contractor B
Delay 3
Inherent Owner’s
Design Fault
Main Contractor
200T CRANE
Main Contractor
Delay 4 Crane Delay

The Switch Room
1 2 3 4 5 6 7 8 9 10 11 12 13 14
Completion
1 STEEL FRAME
Sub-ContractorA
2 WALLS & ROOF

Main Contractor
Delay 2 Notified
Late Switchgear
Sub-Contractor B
Delay 3
Inherent Owner’s
Design Fault
Main Contractor
200T CRANE
Main Contractor
Delay 4 Crane Delay

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
Sub-Contractor B
Delay 3
Inherent Owner
Design Fault
Main Contractor
200T CRANE
Main Contractor
Delay 4 Crane Delay

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

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
4 ACCESS GANTRY
Main Contractor
200T CRANE
Main Contractor

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
4 ACCESS GANTRY
Main Contractor
200T CRANE
Main Contractor

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

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

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

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

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

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

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

Project Delays & EOT

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Project Delays & EOT

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PROJECT DELAYS & EOT

1. Why Extensions of Time?

• Extension of Time (EoT) clauses maintain the

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

• Contract provisions define the basis of entitlement

• Debate about actual delay and contractual

• Delay to be on the critical path.

• Estimate or Model Methods (investigate the EVENT

• Actual Methods (identify the DELAY period and

• Global and Net Impact Methods

• As-Planned But For

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

• Time Impact Analysis (Impact / Update)

• As-Planned vs As-Built (Windows)

• Time Slice Windows

• Prospective methods look forward and

• Retrospective methods look back and

Critical Path ran through activities C, D and B

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

Critical Path ran through activities C, D and B

AS-PLANNED vs AS-BUILT (WINDOWS)

AS-PLANNED vs AS-BUILT (WINDOWS)

AS-PLANNED vs AS-BUILT (WINDOWS)

AS-PLANNED vs AS-BUILT (WINDOWS)

10 days FLOAT 5 days

10 days FLOAT minus 5 days

10 days FLOAT minus 5 Days

Original Contract period

3 weeks 1 Week EOT

4 weeks 1 week LDs

2 WALLS & ROOF

2 WALLS & ROOF

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

Approved Programme As-Built Projected

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

2 WALLS & ROOF

Approved Programme As-Built Projected

2 WALLS & ROOF