The document provides an extensive overview of construction schedule delays and delay impact analysis techniques, meant for training at Al Muhaidib Contracting Co. It covers causes and types of delays, methodologies for analyzing delays, and includes various analysis techniques like impacted as-planned analysis, time impact analysis, and windows analysis. Ultimately, the training emphasizes the importance of thorough documentation and the correct application of delay analysis to accurately assess project impacts.

1. Training : Construction Schedule Delays and Delay Impact Analy
sis Techniques.
1
PLANNING DEPARTMENT
AL MUHAIDIB CONTRACTING CO.
Training Module 02
Presentation
Topic
: Construction Schedule Delays & Delay Impact
Analysis Techniques
Presenter : Mujahid Ishtiaq PMP®,PSP®,PMI-SP®
Al Muhaidib Contracting Co.
--Date--

2. 2
CONTENTS
• Construction Schedule Delays.
• Causes of delays.
• Types of Construction Delays.
• Schedules to be used in Delay Analysis.
• Schedule Delay Analysis Techniques with case studies.
• Main Principals for analysing schedule delays
• Selection of Delay Analysis Methodology.
• Components of a good EOT Claim.
• References.
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.

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CONSTRUCTION SCHEDULE DELAYS
“An Event or a condition that that results in finishing the project later than stipulated
in the contract.” Mubarak (2005)
“The time during which some part of the construction project has been extended or
not executed owing to an unexpected event.” Callahn (1992)
“T o make something happen later than expected or to not act timely.” Trauner (2009)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.

4. 4
CAUSES OF DELAYS
Following are 10 most significant causes of delays in UAE construction industry (Source: Faridi and Al Sayegh. 2006)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.

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CAUSES OF DELAYS
Summary of previous studies on causes of delays (Source: Lo at el . 2006)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.

6. 6
CAUSES OF DELAYS
Summary of previous studies on causes of delays (Source: Lo at el . 2006) (Continued)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.

7. 7
TYPES OF CONSTRUCTION DELAYS
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Critical or Non-Critical
Excusable or Non-Excusable
Compensable or Non-Compensable
Concurrent or Non-Concurrent

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Critical or Non-Critical Delays
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Critical Delays
Affecting project finish date.
Non-Critical Delays
Not affecting project finish date.

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Excusable and Non-Excusable Delays
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Excusable Delay
Caused by unforeseeable even beyond contractor’s control.
Non-Excusable Delay
Caused or not caused by the contractor but should have been foreseen by the
contractor.

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Excusable Vs. Non-Excusable
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
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Excusable Delays
Generally caused by:
• General labour strikes.
• Fires.
• Floods.
• Acts of God.
• Owner-directed changes.
• Errors and omissions in the plans and specifications.
• Differing site conditions or concealed conditions.
• Unusually severe weather.
• Intervention by outside agencies.
• Lack of action by government bodies, such as building
inspection.
• Illness or death of one or more contractors.
• Epidemics
• Quarantine restrictions.
Non-Excusable Delays
Generally caused by:
• Late performance of subcontractors.
• Untimely performance by suppliers.
• Faulty workmanship by the contractor or subcontractors.
• A project-specific labour strike caused by the contractor's unwillingness
to meet with labour representatives or by unfair labour practices.
• Contractor cash-flow problems.
• Accidents on the site caused by the contractor's negligence or lack of
preparations.
• Late delivery of the contractor's furnished materials and equipment.

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Excusability Vs. Compensability
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Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Excusability Vs. Compensability

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Concurrent and Non-Concurrent Delays
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Concurrent Delays
Combination of two or more independent delay events occurring within the same
time frame.
Non-Concurrent Delay
Delays events that occur independently & separately without overlapping.

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SCHEDULES TO BE USED IN DELAYS
As-Planned Schedule
The As-Planned schedule is a graphical representation of the contractor’s original intention for the
completion of the project. It shows different critical paths as well as planned activities and their
sequence.
As-Built Schedule
The As-Built schedule shows the actual sequence and progress of activities in the project as they
occurred in real life, including the slowdowns, work stoppages and accelerations.
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.

15. SCHEDULE DELAY ANALYSIS TECHNIQUES
Training : Construction Schedule Delays and Delay Impact Analysis Techniques. 15
Al Muhaidib Contracting Co.
Delay Analysis
Techniques
Impacted
As-Planned
Time Impact Analysis
Windows
Analysis
As-Planned
Vs
As Built
Collapsed
As-Build
• PROSPECTIVE
• RETROSPECTIVE
1
2
3
4
5

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1- Impacted As Planned
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Al Muhaidib Contracting Co.
As-Planned Schedule

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1- Impacted As Planned
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
As Planned Completion
Current Completion
Delay = 3 Days
Delay Event-1

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1- Impacted As Planned
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Current Completion
No Delay. Same as Previous Schedule
Previous Completion
Delay Event-2

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1- Impacted As Planned
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Previous Completion
Current Completion
Delay = 1 Day
Delay Event-3

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1- Impacted As Planned
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Current Completion
No Delay. Same as Previous Schedule
Previous Completion
Delay Event-4

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1- Impacted As Planned
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Al Muhaidib Contracting Co.
Delay Event-5
Previous Completion
Current Completion
Delay = 1 Day

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1- Impacted As Planned
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Delay Event-6
Previous Completion
Current Completion
Delay = 4 Days

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1- Impacted As Planned
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Delay Event-7
Previous Completion
Current Completion
Delay = 3 Days

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1- Impacted As Planned
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Al Muhaidib Contracting Co.
Delay Event-8
Previous Completion
Current Completion
Delay = 1 Day

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1- Impacted As Planned
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Al Muhaidib Contracting Co.
Chronology of
delays
Activity ID Delay
Type Duration Impact (Days)
1 D1 NN 3 3
2 D2 EC 7 0
3 D3 NN 1 1
4 D4 EC 1 0
5 D5 EC 8 1
6 D6 EC 5 4
7 D7 NN 3 3
8 D8 EC 8 1
TOTAL -- -- 36 13
Impacted As Planned-Results

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1- Impacted As Planned
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Strengths
1. Simple to conduct
2. Clear view of cause and effect
3. Useful where no as-built data exists
4. Clearly communicated
5. Good for repetitive or sequential projects
Weaknesses
1. Theoretical results
2. No account of mitigation or acceleration
3. Relies (and maintains) the as-planned programme throughout
4. Noted as being ‘fundamentally flawed’

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2- Time Impact Analysis (TIA)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Recommended Practice for TIA says:
1. TIA should be made as simple as possible to understand easily.
2. It should be performed on updated schedule.
3. TIA must be used in “prospective” perspective and not in “retrospective” because it is
performed when work is going on.
4. Schedule on which TIA is to be performed should be last update prior to the
occurrence/beginning of delay event and approved/accepted by the owner.
5. Longer the period between delay even and TIA approval, less useful the TIA becomes.
6. TIA assumes that the CPM schedule, in-effect at the time of the delay, is ‘frozen’ and will not
change (other than the change brought about by the delay).
7. TIA is best used for short duration delays.
Flow Chart: TIA Preparation
Prospective Retrospective
(Before Delay) (After Delay)

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2- Time Impact Analysis (TIA)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
As-Planned Schedule

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2- Time Impact Analysis (TIA)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
1. First Update (As-Built fed in)
2. Delay is predicted in supply of bricks for 4 Days

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2- Time Impact Analysis (TIA)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
3. Prepare a Delay fragnet for depicted delay
4. Insert fragnet into schedule by applying appropriate logic
Schedule

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2- Time Impact Analysis (TIA)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
5. Evaluate effect of delay event#1 on project finish date
Delay: 1D
6. Change order is issued for Roof Structure design and is estimated to take 5 extra days
to finish roof structure

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2- Time Impact Analysis (TIA)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
7. Prepare Delay Fragnet for Change Order
Schedule
8. Insert Delay Fragnet into schedule by applying appropriate logic.

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2- Time Impact Analysis (TIA)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Delay: 6 Days
9. Evaluate effect of delay event#1 on project finish date
Delay Caused by Event-1 = 1 Day
Delay Caused by Event-2 (CO) = 5 Days
Total Impact On schedule = 6 Days

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2- Time Impact Analysis (TIA)
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Strengths
1. Factual
2. Identifies contemporary situation at the time of the delaying event
3. Prospective and retrospective
4. Very strong when combined with an as-built critical path
5. Demonstrates concurrency, mitigation, acceleration and re-sequencing
Weaknesses
1. Can be difficult and laborious to conduct (and therefore expensive)
2. If the as-planned programme is weak, so will the resultant analysis
3. Every revision of the as-planned programme must be justified
4. Accuracy of contemporaneous records

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3- Windows analysis
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Start Window (As Planned Schedule)

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3- Windows analysis
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Window-1 (Day 10)
Delay: 1 Days

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3- Windows analysis
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Window-2 (Day 21)
Delay: 1 Days

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3- Windows analysis
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Window-3 (Day 32)
Delay: 2 Days

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3- Windows analysis
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Window
Number
Update Day No. Completion
Date
EC Delay NN Delay
0 (Start) 0 16-Jul-15 0 0
1 10 17-Jul-15 0 1
2 21 18-Jul-15 0 1
3 32 20-Jul-15 2 0
TOTAL -- -- 2 2
Contractor is responsible for 2 Days Delay
Owner is also Responsible for 2 Days Delay
Over all delay in project completion = 4 Days

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3- Windows Analysis
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Strengths
1. Factual
2. Easy to understand
3. More division in windows, increases accuracy.
4. Consider dynamic nature of CP.
5. Accepted by researchers, experts, courts and boards.
Weaknesses
6. Can be difficult and laborious to conduct (and therefore expensive)
7. Difference in windows can produce different results.
8. Difficult to have periodic updates resulting in laborious analysis of project records.

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4- As Planned Vs. As Built
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Sum of Contractor Caused Delay= ∑ NNi = 3+1+5+3 = 12 D
Sum of Owner Caused Delay = ∑ ECi = 7+1+4+2+4+3 = 21 D
Net Delay on Owner= 21-12 = 09 D
Net Impact on schedule = 11 D
Net Delay on Contractor = 11-9 = 02 D
As-Planned
As-Built
Chronology
of delays
Activity ID D9Delay
Type Duration
1 D1 NN 3
2 D2 NN 1
3 D3 EC 7
4 D4 EC 1
5 D5 EC 4
6 D6 EC 2
7 D7 NN 5
8 D8 EC 4
9 D9 NN 3
10 D10 EC 3

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4- As-Planned Vs As-Built
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Strengths
1. Factual
2. Simple and cost effective
3. Clear and simple (generally)
Weaknesses
1. Accuracy of the as-built data
2. Alignment of the as-planned versus as-built data
3. Start, finish and non-working periods of as-built data
4. Fails to consider concurrency, mitigation, re-sequencing or acceleration
5. Fails to show causation

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5- Collapsed As-Built
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
As-Planned Finish Date: 16-Jul-15
As-Built Finish Date: 21-Jul-15
Delay Caused by Contractor: 5 Days
Original As Built Delay: 11 Days
Owner’s Delay : 11- 5 = 6 Days
As-Built Schedule with Contractor’s Delays Subtracted
Chronolog
y of delays
Activity ID Contractor’s Delays
Type Duration
1 D1 NN 3
2 D2 NN 1
7 D7 NN 5
9 D9 NN 3
Original As-Built Schedul
e
Owner’s Delay Subtracted

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5- Collapsed As-Built
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
As-Planned Finish Date: 16-Jul-15
As-Built Finish Date: 21-Jul-15
Delay Caused by Owner= 6 Days
Original As Built Delay: 11 Days
Contractor’s Delay=11- 6 = 5 Days
Chronology of
delays
Activity ID Delay
Type Duration
3 D3 EC 7
4 D4 EC 1
5 D5 EC 4
6 D6 EC 2
8 D8 EC 4
10 D10 EC 3
As-Built Schedule with Contractor’s Delays Subtracted
Original As-Built Schedul
e
Contractor’D Delay Subtracted

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5- Collapsed As-built
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
Strengths
1. Useful where no as-planned programme exists
2. Useful to demonstrate project completion ‘but for’ the other parties delays
3. Based upon as-built data
4. Some measure of cause and effect
5. Doesn’t need contemporary progress updates
Weaknesses
1. Not easy to complete (movement of the as-built activity network)
2. Accuracy of the as-built data
3. Difficult when concurrency exists
4. Difficult when multiple work patterns exist
5. Does not evidence contemporary situation at the time of each delay

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MAIN PRINCIPALS FOR ANALYSING SCHEDULE DELAYS
1. As-Planned Schedule (Baseline) should be available and approved by owner
2. Actual, Solid and clear site data should be recorded.
3. As-Built Schedule (Updated Schedule) should be prepared to analyze changes on the project.
4. While analyzing delays, chronological order should be adopted from the beginning of the project.
5. Each delay should be identified and schedule should be updated accordingly.
6. Delay events should be made as simple as possible to make it easy to understand.
7. While inserting delays, original logic should not be removed and should be kept intact, even if it has become redundant.
8. Select appropriate Delay Analysis Technique.
9. Analyze each type of delay & prepare a comprehensive Report.
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.

47. 47
MAIN PRINCIPALS FOR ANAYSING SCHEDULE DELAYS
10. Activities representing delay should have special ID and Clear Description of delay.
11. It is acceptable to add a delay as a successor to an activity when in fact, that delay occurred during the activity and
delayed its completion.
12. It is also acceptable to split the existing delayed activity into two activities, with one representing the portion of the
planned work to be performed before the delay, and the other portion of the planned work after the delay, as long as
the combined durations of the split activities equals the original duration of that activity.
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.

48. 48
SELECTION OF DELAY ANALYSIS METHODOLOGY
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
• Terms of Contract
• Availability of as-built data such as Daily Reports, MOM’s, Inspection Reports, Payment Details etc.
• Type of Work
• Nature of delay
• Status of Project/Time of Analysis
Retrospective (Backward Looking)
Prospective (Forward Looking)
IAP TIA , WA CAB , AP VS AB

49. TIA
Mapping of DAT’s
49
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Reliable
Unreliable
Extensive
Data & Effort
Non-Extensive
Data & Effort
IAP
AP Vs AB
CAB
WA
LEGENDS
TIA : Time Impact Analysis
IAP: Impacted as planned
AP Vs. AB: As-Built Vs. As-Planned
CAB: Collapsed As-Built
WA: Windows Analysis

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COMPONENTS OF A GOOD EOT CLAIM
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
1. Description of Project.
2. The details of the parties.
3. The details of the contract particulars.
4. Brief detail of Delay Event on which EOT is based.
5. Definitions used in contract and in EOT document.
6. Establishing EOT entitlement (Contract Review).
7. As-Planned Schedule.
8. As-Built Schedule.
9. Complete & Detailed Delay Analysis.
10.Overall effect on completion date.
11.Evidences of delays.
12.Clear Statement of Extension of Time requested.

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References
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.
• AACE International’s Recommended Practice for TIA.
• “Prospective & Retrospective Time Impact Analysis” by Building Briefings Magazine. (Research Paper)
• “Construction Delay Analysis Techniques” by MDPI OPEN ACCESS Publishing. (Research Paper)
• “Delay Analysis and Problems with Methodologies” by David Barry (Research Paper)
• “Construction Project Scheduling” By Challahn.
• “Causes of delay in building construction projects in Egypt” by Abd El Razek.
• “Schedules and Delay Analysis Methodologies” by Richard J. Long.

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QUERY SESSION
Training : Construction Schedule Delays and Delay Impact Analysis Techniques.
Al Muhaidib Contracting Co.

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Al Muhaidib Contracting Co.
THANK YOU
Training : Construction Schedule Delays and Delay Impact
Analysis Techniques.