Construction Delays: Understanding Them Clearly, Analyzing Them Correctly

by Trauner, Theodore J.; Manginelli, William A.; Lowe, J. Scott; Nagata, Mark F.; Furniss, Brian J.

• ISBN13: 9781856176774
• ISBN10: 1856176770
• Edition: 2nd
• Format: Hardcover
• Copyright: 2009-05-01
• Publisher: Elsevier Science Ltd

Summary

Key Features

Table of Contents

Foreword	p. xi
Acknowledgments	p. xiii
Introduction to Second Edition	p. xv
Project Scheduling	p. 1
The Project Schedule	p. 1
The Purpose of a Project Schedule	p. 2
Types of Project Schedules	p. 3
What Is the Contemporaneous Schedule?	p. 8
What Is the Critical Path?	p. 8
What Is Float?	p. 10
Redefining the Critical Path	p. 11
Who Owns Float?	p. 15
Reviewing and Approving the As-Planned Project Schedule	p. 16
Reviewing and Approving Schedule Updates	p. 21
Early Completion Schedules	p. 22
Types of Construction Delays	p. 25
What Is a Delay?	p. 25
Critical versus Noncritical Delays	p. 25
Excusable versus Nonexcusable Delays	p. 27
Compensable versus Noncompensable Delays	p. 28
Concurrent Delays	p. 31
Measuring Delays-The Basics	p. 37
The Importance of Perspective	p. 37
Use the Contemporaneous Schedule to Measure Delay	p. 42
Do Not Create Schedules after the Fact to Measure Delays	p. 42
What to Do When There Is No Schedule	p. 43
What Is the As-Planned Schedule?	p. 43
What Is As-Built Information?	p. 44
The Importance of the Critical Path	p. 45
Underlying Principles for Analyzing a Schedule for Delays	p. 46
The Unique Position of Subcontractors	p. 50
Delay Analysis Using Bar Chart Schedules	p. 55
Defining the Critical Path	p. 56
Quantifying Delays Using Bar Chart Schedules	p. 63
Delay Analysis Using CPM Schedules	p. 75
Using CPM Schedules to Measure Delays	p. 75
Identifying the As-Planned Schedule	p. 76
Correcting versus Leaving Errors	p. 76
CPM Schedules and the Critical Path	p. 78
Identifying Schedule Updates for the Purpose of Measuring Delays	p. 80
Use of Scheduling Software and Other Software Tools in the Quantification of Delays	p. 86
Examples	p. 94
Delay Analysis Using No Schedules	p. 117
Use of Contemporaneous Documents for Sequence and Timing	p. 117
Using an As-Built Analysis to Quantify Delays	p. 120
Other Analysis Techniques-Their Strengths and Weaknesses	p. 127
Using Fragnets to Quantify Delays	p. 128
Windows Techniques	p. 138
Impacted As-Planned Analyses	p. 142
Collapsed As-Built Analyses	p. 154
Analyses Based on Dollars	p. 155
But for Schedules, Analyses, and Arguments	p. 158
The Owner's Damages Due to Delay	p. 161
Liquidated Damages	p. 161
Actual Damages	p. 167
The Contractor's Damages Due to Delay	p. 171
General Guidelines for the Presentation and Recovery of Damages	p. 171
Types of Delay Damages	p. 174
Escalation of Labor Costs	p. 176
Equipment Costs	p. 181
Material Costs	p. 183
Other Delay Costs	p. 188
Home Office Overhead	p. 189
What Is Home Office Overhead?	p. 189
Effects of Delays on Home Office Costs	p. 191
Eichleay Formula	p. 192
Canadian Method	p. 196
Calculation Using Actual Records	p. 197
Net Present Value Analysis	p. 198
Inefficiency Caused by Delay	p. 205
What Is Inefficiency?	p. 205
Ways That Delay Can Lead to Inefficiencies	p. 205
Quantifying Inefficiency	p. 209
Quantifying the Costs of Inefficiency	p. 210
Acceleration	p. 211
What Is Acceleration?	p. 211
Why Is a Project Accelerated?	p. 212
Constructive Acceleration	p. 213
How Is a Project Accelerated?	p. 214
Quantifying the Time Savings Associated with Acceleration	p. 215
Quantifying the Costs of Acceleration	p. 216
Other Categories of Delay Damages	p. 221
Damages Associated with Noncritical Delays	p. 221
Consulting and Legal Costs	p. 224
Lost Profits/Opportunity Costs	p. 225
Determining Responsibility for Delay	p. 227
Contract Requirements	p. 227
Gathering the Facts	p. 228
Evaluating Responsibility	p. 229
Weather Delays	p. 229
Risk Management	p. 233
Owner's Considerations	p. 233
Construction Manager's Considerations	p. 249
General Contractor's Considerations	p. 251
Subcontractor's and Supplier's Considerations	p. 253
Design Consultant's Considerations	p. 254
Real-Time Claims Management	p. 255
Index	p. 257
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