Construction Delays, Second Edition: Understanding Them Clearly, Analyzing Them Correctly

Copyright Page......Page 1
Dedication......Page 2
Foreword......Page 3
Acknowledgments......Page 5
Introduction to Second Edition......Page 6
The Project Schedule......Page 8
Effectively Depicting and Communicating the Construction Plan......Page 9
Narrative Schedules......Page 10
Gantt Charts......Page 11
Linear Schedules......Page 13
Critical Path Method Schedules......Page 14
What is the Critical Path?......Page 15
What is Float?......Page 17
Redefining the Critical Path......Page 18
The Critical Path as a Continuous Chain of Activities......Page 19
Delay to a Critical Path Activity......Page 20
Zero or Negative Float Values as Predictors......Page 21
Who Owns Float?......Page 22
Verify the Contents of the Schedule Submission......Page 23
Does the Schedule Conform to the Contract Requirements?......Page 24
Is the Schedule Constructible and are the Durations Reasonable?......Page 25
Do the Critical Path and Near Critical Paths Make Sense?......Page 27
Identifying and Evaluating Schedule Changes in the Schedule Update......Page 28
Early Completion Schedules......Page 29
Critical Versus Noncritical Delays......Page 31
Nonexcusable Delays......Page 33
No-Damage-for-Delay Clause......Page 34
Concurrent Delays to Separate Critical Paths......Page 37
Concurrent Delays to the Same Critical Path......Page 41
The Importance of Perspective......Page 43
Perspectives-Forward Looking and Backward Looking......Page 45
Do not Create Schedules after the Fact to Measure Delays......Page 48
Forms of As-Planned Schedules......Page 49
What is As-Built Information?......Page 50
The Importance of the Critical Path......Page 51
Underlying Principles for Analyzing a Schedule for Delays......Page 52
The Unique Position of Subcontractors......Page 56
Delay Analysis Using Bar Chart Schedules......Page 60
Basic CPM......Page 61
Identifying the Critical Path on a Bar Chart......Page 63
Quantifying Delays Using Bar Chart Schedules......Page 68
Example Delay Analysis of Potential Changes with Bar Charts......Page 73
Using CPM Schedules to Measure Delays......Page 79
Correcting Versus Leaving Errors......Page 80
CPM Schedules and the Critical Path......Page 82
First Update......Page 84
Second Update......Page 88
Use of Scheduling Software and Other Software Tools in the Quantification of Delays......Page 90
Work Progress Delays and Improvements......Page 93
Schedule Revision Delays and Improvements......Page 95
Schedule Analysis with CASE Software......Page 97
Baseline Schedule......Page 98
July 1, 2007, Update......Page 99
August 1, 2007, Update......Page 102
Software Features and the Critical Path......Page 105
July 1, 2007, Update......Page 107
Summary......Page 109
Using Float to Determine Delays and Critical Path......Page 111
Summary......Page 115
Progress Override Versus Retained Logic......Page 117
Use of Contemporaneous Documents for Sequence and Timing......Page 120
Using an As-Built Analysis to Quantify Delays......Page 123
Other Analysis Techniques-Their Strengths and Weaknesses......Page 129
Using Fragnets to Quantify Delays......Page 130
Baseline Schedule......Page 132
\"Windows\" Approach......Page 140
Impacted As-Planned Analyses......Page 144
Impacted As-Planned Example......Page 148
Basic Flaws of the Collapsed or Subtractive As-Built Method......Page 156
Analyses Based on Dollars......Page 157
S Curves......Page 158
But for Schedules, Analyses, and Arguments......Page 160
Liquidated Damages......Page 162
Estimating Liquid Damages......Page 164
Graduated Damages......Page 165
Enforceability......Page 166
Low Estimates......Page 167
Actual Damages......Page 168
General Guidelines for the Presentation and Recovery of Damages......Page 171
Overview of the Cost Presentation......Page 173
Types of Delay Damages......Page 174
Union Supervisory Personnel......Page 175
Example 9-1......Page 176
Example 9-2......Page 178
Example 9-3......Page 179
Equipment Costs......Page 181
Example 9-4......Page 182
Example 9-5......Page 183
Example 9-6......Page 184
Other Delay Costs......Page 188
What is Home Office Overhead?......Page 189
Multiple Projects......Page 191
Eichleay Formula......Page 192
Problems with the Eichleay Formula......Page 193
When to Apply the Eichleay Formula......Page 195
Canadian Method......Page 196
Calculation Using Actual Records......Page 197
Net Present Value Analysis......Page 198
Discounted Cash Flow......Page 199
Example Estimate for Indirect Effect of Delay......Page 200
Step 3......Page 201
Step 4......Page 202
Calculating Indirect Damages Using Cost-Loaded Schedules......Page 203
Summary......Page 204
Ways that Delay Can Lead to Inefficiencies......Page 205
Example #4......Page 206
Example #3......Page 207
Sequencing of Work......Page 208
Total Cost Method......Page 209
Quantifying the Costs of Inefficiency......Page 210
Example 12-1......Page 211
Why is a Project Accelerated?......Page 212
Example 12-4......Page 213
How is a Project Accelerated?......Page 214
Quantifying the Time Savings Associated with Acceleration......Page 215
Quantifying the Costs of Acceleration......Page 216
Managing Acceleration......Page 217
Example 12-5: Using the Schedule to Accelerate Intelligently......Page 218
Example 13-1......Page 221
Escalation of Labor......Page 222
Reduced Efficiency......Page 223
Consulting and Legal Costs......Page 224
Interest......Page 225
Contract Requirements......Page 227
Gathering the Facts......Page 228
Weather Delays......Page 229
Owner’s Considerations......Page 232
Scheduling Clauses......Page 235
Change Orders......Page 247
CM and the Project Timetable......Page 248
CM Responsibility for Managing Changes......Page 249
Assess Exculpatory Language......Page 250
Consider Early Finish......Page 251
Contract Language......Page 252
Changes......Page 253
Real-Time Claims Management......Page 254
B......Page 256
C......Page 257
D......Page 258
E......Page 259
H......Page 260
M......Page 261
P......Page 262
S......Page 263
W......Page 264
Z......Page 265