This document introduces a 4-part series on as-built programs. Part 1 provides an introduction, defining as-planned and as-built programs and how the latter assists delay analysis by depicting what was actually constructed and when. It notes that competent as-built programs reference contemporaneous project records and allow identification of delays and their causes. Future parts will discuss preparing robust as-built programs by cross-referencing records; reading programs to understand project execution; and using programs in delay analysis techniques. The author invites comments on working with as-built programs.

1. Greig Consulting, Eikestien 12, Sola, Norway 4051
Dav id@Greig.Com
As-built Programmes – Part 1
Introduction
Paper by David Greig with contribution by Date Clark
Introduction
An as-planned (or baseline) programme identifies how a project is envisaged to be executed.
However, actual situations are commonly quite different. Projects often do not ‘go-according-
to-plan’ and therefore the as-planned programme cannot be relied upon to establish how the
project was actually executed. A competent as-built programme whether prepared as the
project progressed or retrospectively after completion, will greatly assist the delay analyst.
Figure 1.1 – A very simplistic as-planned and as-built programme
As-built programmes are intended to provide a fuller depiction of how a project was actually
executed. They tell us what was constructed and when.
A competent construction claim usually includes some factual references and analysis of what
actually happened, when it happened, and an indication as to why and who caused the delay
and/or disruption so suffered.
Significant parts of the; what, when, why and who analyses can be significantly assisted by a
detailed robust as-built programme, which, when compared to the planned intentions depicted
in the as-planned programme, ought to help identify what delay occurred and when, and offer
clues as to why – thereby guiding the delay analyst to the most significant project aspects to
prepare or defend against a claim.
Whilst the benefits of a competent as-built programme are obviously apparent - many pitfalls
may be encountered if the as-built programme is poorly prepared, and at worst, may simply
create confusion and distrust in the claim that refer to it.
There are however no regularised or standard rules to guide the planner or claim practitioner
how an as-built programme ought to be constructed and what to watch out for. This paper,
which is based on 25 years of work experience in the construction and oil & gas industries as
an engineer, planner and now recognised expert in delay analyst is serialised in 4 parts, and
takes in-depth look into:
 Part 1 – Introduction
This section.

2. Greig Consulting, Eikestien 12, Sola, Norway 4051
Dav id@Greig.Com
 Part 2 - How to prepare a competent as-built programme
Many construction planners prepare as-built programmes as a by-product of their regular
programme updates. And as a result, such as-built programmes may be devoid of
references to the matters that actually caused delay, which may be buried in a series of
unplanned events.
We have all heard about records, records, records, but what does that mean? A
competent method statement substantiates the as-planned programme’s competency
whereas reference to records, and lots of them, provides the backbone to competent an
as-built programme. Without being able to cross-reference an as-built programme to
contemporaneous project records the as-built programme is simply, at best, an
unqualified suggestion, though at worse, a bum steer.
Here, we examine what records are useful, which less so, how to retain and present
records and, in particular, how to ascertain crucial as-built dates.
 Part 3 - Reading an as-built programme! What an as-built programme tells us and what
it does not
As-built programmes do not (directly) identify actually sequencing, criticality, what works
became caused delay or even why. However, when a competent as-built is considered
in conjunction with an in-depth understanding of the referred delay events, they are
useful to providing an understanding of how the project was constructed and how that
plan varied from the original plan.
 Part 4 - Using as-built programme in delay analysis, benefits to be gained and some
pitfalls.
Which delay analysis techniques benefit from having a competent as-built to rely on?
Even in there simplest form, a competent substantiated as-built programme describes to
the recipient of the claim how the project was actually executed and even without any
CPM based analysis the claim drafter can explain, though written descriptions and by
reference to the as-built programme how the project was executed.
Also, how an as-built but-for (ABBF) technique method of analysis can be conducted and
a look at some problems to be overcome.
Call for Queries
Prior to posting Part 2 of 4 of this article next week if any of my Linked-In contacts have any
pertinent comments regarding any aspect of working with as-built programmes, their
preparation or use, that they wish to share I will gladly consider such comments in the later
parts of this article.