Understanding Construction Delay Analysis and the Role of Preconstruction Programming

Abstract

Modern construction projects commonly suffer from delay in their completions. The resolution of time and cost claims consequently flowing from such delays continues to remain a difficult undertaking for all project parties. A common approach often relied on by contractors and their employers (or their representatives) to resolve this matter involves applying various delay analysis techniques, which are all based on construction programs originally developed for managing the project. However, evidence from literature suggests that the reliability of these techniques in ensuring successful claims resolution are often undermined by the nature and quality of the underlying program used. As part of a wider research carried out on delay and disruption analysis in practice, this paper reports on an aspect of the study aimed at exploring preconstruction stage programming issues that affect delay claims resolutions. This aspect is based on an in-depth interview with experienced construction planning engineers in the United Kingdom, conducted after an initial large-scale survey on delay and disruption techniques usage. Summary of key findings and conclusions include: (1) most contractors prefer to use linked bar chart format for their baseline programs over conventional critical path method (CPM) networks; (2) baseline programs are developed using planning software packages. Some of these pose difficulties when employed for most delay analysis techniques, except for simpler ones; (3) manpower loading graphs are not commonly developed as part of the main deliverables during preconstruction stage planning. As a result, most programs are not subjected to resource loading and leveling for them to accurately reflect planned resource usage on site. This practice has detrimental effects on the reliability of baseline programs in their use for resolving delay claims; and (4) baseline program development involves many different experts within construction organizations as expected, but with very little involvement of the employer or its representative. Active client involvement is however quite important as it would facilitate quick program approval/acceptance before construction, a necessary requirement for early delay claims settlement, which otherwise are often left unresolved long after the delaying events with the potential of generating into expensive disputes. The study results provide a better understanding of the key issues that need attention if improvements are to be made in delay claim resolutions. Additional research focusing on the testing of these results using a much larger sample and rigorous statistical analysis for generalization purposes would be helpful in advancing the limited knowledge of this subject matter.