Concurrent delays in construction projects

The time allowed for construction project performance is usually an important consideration for both the project owner and the project contractor. Yet, it is typical for construction projects to be delayed. Delays may be caused by the owner (compensable delay), by the contractor (nonexcusable delay), by acts of god, or a third party (excusable delay), or several different kinds of delays may happen concurrently. Because of the many sources and causes of construction delays, it is often difficult to analyze the ultimate liability in delay claims. The original schedule (as-planned) is known, and, likewise, the actual schedule (as-built) is known. What is unknown is the appropriate schedule when all allowable adjustments to the schedule are taken into account; this schedule is often called the as-adjusted schedule. This paper presents a tool to aid in analysis of delay claims. The procedure set forth will handle delays and accelerations and will help in determination of the as-adjusted schedule.