How to Use Pacing Delays as a Strategic Tool in Construction Project Control

Was there ever a time when you felt that slowing down construction could actually save you money and reduce risk? It may sound rather counterintuitive, but that is just what pacing delays attempt to do.

Pacing delays are not concurrent delays. Concurrency often involves independent overlapping causes of delay. On the other hand, pacing involves a conscious act of project work delay with a view of a contemporaneous delay with the purpose of optimizing resources, avoiding unnecessary cost, and mitigating risks.

Key Insights:

• Proactive Strategy: By using pacing delays, one can throttle resources appropriately and avoid the classic "hurry-up-and-wait" syndrome.
• Documentation is Vital: Without clear, contemporaneous documentation-which may come in the form of emails, schedules, and meeting notes-it's going to be hard to demonstrate that pacing was a deliberate act as part of strategy, rather than some kind of unplanned delay.
• Contracts May Not Cover It: ?Since most construction contracts do not mention pacing delays, learning how to work within the framework of mitigation clauses and legal principles can be profoundly helpful.

Pacing Advantages:

• Cost Control: Pacing prevents the high acceleration of works that are often required if delays are not dealt with well in advance.
• Resource Efficiency: Pacing the work might result in improved timing and allocation in resources, thereby reducing downtime and enhancing teams' overall efficiency.
• Reduced Risk of Claims: Proper communication and documentation of pacing decisions may avoid disputes and, thus, convert a potential problem into a non-problem.

Challenges to Consider:

• Legal Gray Area: Most contracts say nothing particular about the subject of pacing delays. This can lead to a legal entanglement because parties can argue over whether delays are intentional or concurrent.
• Risk of Mismanagement: ?The pacing delays may extend the length of the project beyond the float created by the original delay if negligence occurs, making the contractor liable.

Key Take-Aways:

• Pacing delays, if well-managed, can be a risk-mitigation strategy.
• Individualized pacing strategies should be written and well-documented to serve.
• Review the contracts for mitigation and time extension provisions, as pacing may not always be explicitly mentioned.

Conclusion: ?Construction risks can be lessened by pacing delays, if the method behind it is proper. The line between pacing and concurrency may be hazy if done without serious planning, communication, and documentation. This would be sure to result in disputes with possible financial liabilities to account for. When correctly applied, pacing will turn a disruptive delay into an important tool of project control.

Author: Kareem Khattab, Planning Manager , Planning & Interface Manager at Ventia