As Planned vs As Built Delay Analysis
A simplistic, retrospective methodology, which in its simplest form compares the as-built program to the planned (baseline) program. Usually used to substantiate ‘global’ claims, whereby the various heads of claim are not independently assessed, rather they are bundled into a single claim.
? Quick to produce in its simplest form i.e., comparing the as-planned program to a single as-built;
? Requires minimal program updates i.e., frequently updated programs are not available;
? Easy to understand if the project is simple and there are very few delays;
? The analysis can be broken down into ‘windows’ or time slices for clarity, such as the time-slice windows analysis methodology.
? The baseline and as-built programs must be very similar;
? Fails to consider concurrency in its simplest form;
? The ‘as-built’ program is rarely dynamic with a historical critical path i.e., only start and finish dates are recorded;
? Causation is generally inferred, not proven;
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? Some judicial support, especially in the form of a time-slice windows analysis (as-built program with critical path). Refer: V601 Developments Pty Ltd v Probuild Construction Pty Ltd [2021] VSC 846.
? An accepted, simple as-planned program;
? An as-built program that is very similar, in terms of key sequence, to the as-planned program. Does not need to be a program with a critical path, although much more convincing if it is;
? A very convincing narrative or a variation of the methodology that uses time-slices and a critical path that has been determined contemporaneously.
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Paul
Nearly Retired at BROOKSON (5409) LIMITED
10 个月There are 2 major problems. 1 the planned programme is usually approved in the first few weeks of a project (developed from the tender programme) with no more information than that provided in the tender so can only be 'as good' as this. As the project developes the real information is released and 'if only we had known that is what you wanted/meant we would have shown something different' comes into play. 2 the asbuilt reflects a myriad of day to day decisions made by the project team to progress the job as best they can at that moment in time given the constraints of access/materials/labour/p&e/information/permits/consents. It's probably not what they would have chosen to do in an ideal world but 'progress is progress' is often heard. For somebody several years down the line to say that these choices were wrong is rediculous.
Owner at Final Electric Solutions
10 个月Easy to understand if the project is simple and there are very few delays
Contract Employee - Project Manager at Jonna Construction Compan
10 个月This method is very helpful to illustrate delays and time extensions. However, its very important the way you display the comparison as this is the base of your claim. From this point you can jump into the cost analysis to establish the amount of your claim ie: labor productivity, G & A and the other applicable damages.