Delay Analysis

Forensic schedule analysis that stands up to scrutiny

We establish the cause, effect, and entitlement of construction delays using internationally recognized methodologies — TIA, Windows, As-Planned vs As-Built, and Collapsed As-Built — in full compliance with the SCL Protocol and AACE recommended practices.

Our delay analysis methodologies

Every construction delay claim requires a robust, defensible analysis that clearly demonstrates causation and entitlement. We select the most appropriate methodology based on the available project records, the nature of the delay events, and the contract requirements.

Time Impact Analysis (TIA)

The gold standard for prospective delay analysis. We model each delay event into the contemporaneous programme to demonstrate its impact on the critical path and project completion date. Ideal when good baseline and updated schedules exist.

Windows Analysis

We divide the project duration into discrete time periods and analyze critical path delays within each window. This method is particularly effective for complex projects with multiple concurrent delay events and is widely accepted in GCC arbitrations.

As-Planned vs As-Built

A comparison of the contractor's planned programme against the actual progress achieved. We identify variances, establish their causes, and determine their impact on the project timeline. Effective when detailed contemporaneous records are available.

Collapsed As-Built

Working backwards from the as-built programme, we systematically remove employer risk events to determine what the completion date would have been "but for" those delays. Particularly useful when the baseline schedule is unreliable.

What we deliver

Industries and project types

We have performed delay analysis on projects across infrastructure, oil and gas, commercial buildings, residential developments, healthcare, hospitality, and industrial facilities — in Saudi Arabia, UAE, Qatar, and internationally.

FAQ

Common questions about delay analysis

What is a Time Impact Analysis (TIA)?
A TIA is a forensic scheduling technique where each delay event is modeled into the contemporaneous project schedule to measure its specific impact on the critical path and completion date. It is widely regarded as the most robust delay analysis method and is recommended by the SCL Protocol.
How long does a delay analysis take?
The duration depends on the project complexity, volume of records, and number of delay events. A straightforward analysis might take 4-6 weeks, while a complex mega-project analysis could take 3-6 months. We provide a detailed timeline and fee estimate after our initial records review.
What documents do you need?
Key documents include: the contract and amendments, baseline and updated schedules (P6 or MSP files), progress reports, site diaries, correspondence, variation orders, RFIs, drawings and revisions, meeting minutes, and any existing claims or notices.
Which delay analysis method is best?
There is no single "best" method — the appropriate choice depends on the quality of available records, contract requirements, and the nature of the delay events. We assess these factors during our initial review and recommend the most defensible approach for your specific situation.
Can you perform analysis on a completed project?
Yes. Retrospective delay analysis (analyzing delays after project completion) is one of our core services. Methods like Windows Analysis and Collapsed As-Built are specifically designed for retrospective application.

Further reading

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