Schedule Delay Analysis Methods

Document Type: Advanced Procedure
Version: 1.0
Last Updated: February 2026
Distribute To: Project Managers, Schedulers, Claims Personnel
Complexity: Enterprise-level

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Purpose

Provide sophisticated schedule delay analysis methodologies aligned with AACE International recommended practices for use in claims, disputes, and project controls.

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Why This Matters

For enterprise contractors:

• Delay claims can be worth millions
• Proper methodology determines success
• Courts and arbitrators expect sophistication
• Owners increasingly have sophisticated schedulers
• Insufficient analysis = denied claims

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Delay Analysis Methods Overview

Method	Complexity	Prospective/ Retrospective	Best Used For
As-Planned vs. As-Built	Low	Retrospective	Simple delays, low value
Impacted As-Planned	Medium	Prospective	During project, time extensions
Collapsed As-Built (But-For)	High	Retrospective	Claims, litigation
Time Impact Analysis (TIA)	High	Both	Gold standard for claims
Windows Analysis	High	Retrospective	Complex, multiple delays

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AACE Recommended Practices

RP 29R-03: Forensic Schedule Analysis

Key Principles:

1. Use contemporaneous schedules
2. Document delay events
3. Apply appropriate methodology
4. Quantify critical path impact
5. Address concurrent delays
6. Validate with actual performance

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Method 1: As-Planned vs. As-Built

Overview:

Compare original schedule to actual completion dates.

Process:

1. Identify planned start/finish dates
2. Document actual start/finish dates
3. Calculate variance
4. Identify causes

Limitations:

• Doesn't prove causation
• Doesn't address concurrent delays
• May not reflect schedule updates
• Generally insufficient for litigation

When to Use:

• Low-value claims
• Simple, single-cause delays
• Initial screening

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Method 2: Impacted As-Planned

Overview:

Add delay events to as-planned schedule to show impact.

Process:

1. Start with baseline schedule
2. Insert delay activities
3. Re-calculate critical path
4. Measure project delay

Strengths:

• Shows theoretical impact
• Useful for time extension requests
• Relatively straightforward

Limitations:

• Doesn't reflect actual performance
• Baseline may not have been realistic
• Assumes logic intact

When to Use:

• Prospective analysis during project
• Time extension requests
• What-if scenarios

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Method 3: Collapsed As-Built (But-For)

Overview:

Remove delay events from as-built schedule to show "but-for" completion.

Process:

1. Create as-built schedule
2. Remove owner/excusable delay activities
3. Re-calculate to show "but-for" completion
4. Difference = compensable delay

Strengths:

• Based on actual performance
• Shows what would have happened
• Accepted by many tribunals

Limitations:

• Requires accurate as-built
• Subtractive approach challenged
• Concurrent delay issues

When to Use:

• Retrospective claims
• After project completion
• When as-built is well-documented

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Method 4: Time Impact Analysis (TIA)

Overview:

Insert delay events into schedule at time of occurrence, measure impact contemporaneously.

Process:

1. Identify delay event
2. Use schedule update just before event
3. Insert delay activity with logic ties
4. Calculate impact to completion
5. Repeat for each event

The Gold Standard:

• AACE preferred method
• Most defensible
• Addresses concurrent delays
• Matches contemporaneous records

Requirements:

• Regular schedule updates
• Documented delay events
• Logic ties understood
• Skilled scheduler

When to Use:

• Complex delays
• High-value claims
• Litigation/arbitration
• Multiple delay causes

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Method 5: Windows Analysis

Overview:

Divide project into time "windows" and analyze each period.

Process:

1. Divide project into periods (monthly, milestone-based)
2. For each window:
   • Identify critical path
   • Measure delay
   • Attribute to responsible party
3. Sum delays across windows
4. Net excusable vs. non-excusable

Strengths:

• Handles concurrent delays well
• Shows delay development over time
• Matches monthly reporting

Limitations:

• Very labor intensive
• Requires excellent records
• Complex presentation

When to Use:

• Complex projects with many delays
• Concurrent delay situations
• Large claims requiring detailed analysis

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Critical Path Analysis

Identifying Critical Path:

Total Float = 0 → Activity is critical Total Float > 0 → Activity has flexibility

Critical Path Shifts:

• Delays to critical activities extend project
• Non-critical delays may become critical
• As-built critical path may differ from planned

Documentation Required:

• Baseline schedule with critical path
• Updates showing critical path changes
• Float consumption tracking
• Near-critical path monitoring

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Concurrent Delay

Definition:

Two or more delays occurring at the same time, both impacting completion.

Types:

Type	Owner Delay	Contractor Delay	Result
True concurrent	Critical	Critical	Time only, no costs
Sequential	First	Second	Apportion
Dominant	Minor	Major	Contractor bears

Handling Concurrent Delay:

Approaches vary by jurisdiction:

• Apportionment (some courts)
• Malmaison approach (UK - time but no costs)
• First-in-line (whoever caused first delay)
• Contractor bears all (strict approach)

Best Practice:

• Document meticulously
• Separate analysis for each delay
• Identify dominant cause where possible
• Prepare for apportionment

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Schedule Analysis Checklist

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       DELAY ANALYSIS PREPARATION CHECKLIST
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Project: ___________________________________________________

Claim Period: ______________________________________________

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SCHEDULE DOCUMENTATION:
☐ Baseline schedule (accepted)
☐ All schedule updates (monthly)
☐ As-built schedule
☐ Schedule narratives
☐ Recovery schedules (if any)
☐ Acceleration plans (if any)

DELAY DOCUMENTATION:
☐ Delay events log (with dates)
☐ Notice letters sent
☐ RFIs related to delays
☐ Weather records
☐ Force majeure documentation
☐ Owner/architect correspondence

CONTEMPORANEOUS RECORDS:
☐ Daily reports
☐ Meeting minutes
☐ Progress photos
☐ Manpower logs
☐ Equipment logs

ANALYSIS ELEMENTS:
☐ Critical path identified (each period)
☐ Float consumption tracked
☐ Concurrent delays addressed
☐ Methodology documented
☐ Cause-and-effect established

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Delay Analysis Report Outline

1. Executive Summary

• Total delay claimed
• Responsible party allocation
• Methodology used

2. Project Background

• Contract scope and schedule
• Key milestones
• Baseline schedule overview

3. Methodology

• Analysis method selected
• Why appropriate
• Data sources
• Assumptions

4. Chronology of Events

• Timeline of delay events
• Impact of each event
• Critical path analysis

5. Delay Analysis

• Detailed calculations
• Schedule excerpts
• Float analysis
• Concurrent delay treatment

6. Conclusion

• Days of delay by cause
• Compensable vs. excusable
• Summary schedule impact

7. Exhibits

• Schedules
• Correspondence
• Calculations
• Supporting documents

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Common Delay Analysis Errors

Error	Problem	Prevention
No critical path analysis	Can't prove project delay	Always analyze CP
Ignoring float	Over-claims	Track float consumption
Using wrong baseline	Foundational error	Verify accepted schedule
Ignoring concurrent delays	Claim rejected	Address head-on
After-the-fact schedules	Not contemporaneous	Use real updates
Missing documentation	Can't support claim	Document in real-time

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Expert Requirements

For Complex Claims, Consider:

Scheduling Expert:

• CPM scheduling experience
• Construction background
• Forensic analysis experience
• Credibility with tribunals

Expert Report Should Include:

• Qualifications
• Materials reviewed
• Methodology
• Opinions and basis
• Supporting exhibits

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Related Documents

• Schedule Management Procedure
• Claims Procedures
• Change Order Management
• Daily Reporting

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References

• AACE International RP 29R-03 (Forensic Schedule Analysis)
• AACE International RP 52R-06 (Time Impact Analysis)
• SCL Delay and Disruption Protocol (UK)
• Long International papers on delay analysis

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Template provided by support.construction. Enterprise-level schedule analysis for sophisticated claims.