Delay Analysis
Causation, extent and responsibility for delay, established with a method chosen for the facts, the records and the forum.
What moved the completion date, by how much, and on whose account.
Every late project eventually has to answer the same three questions: which events drove the critical path, how many days each one cost, and who carries the risk for them. The answers set time extensions, liquidated damages and prolongation recovery, and they often decide whether a working relationship survives the close-out.
We select the method the evidence can genuinely support, whether contemporaneous windows, retrospective time impact analysis, as-planned versus as-built or collapsed as-built, and we state why. Concurrency and pacing are treated explicitly rather than buried in footnotes. What you receive is an analysis that frames negotiation, stands up to an opposing expert and narrows the argument to what is genuinely in dispute.
What we bring to Delay Analysis
Senior practitioners, proven method and the right technology, specified line by line.
Method selection
A forensic approach matched to schedule quality, contract terms and forum.
INCLUDEDPeriod-by-period critical path
The controlling path identified objectively in every analysis window.
INCLUDEDDelay quantification
Days attributed to each event, with the arithmetic shown.
INCLUDEDConcurrency & pacing
Overlapping and paced delay identified and treated on stated principles.
INCLUDEDApportionment
Responsibility allocated against contract risk, not sympathy.
INCLUDEDPlain presentation
Findings in clear language and exhibits a non-specialist can follow.
INCLUDEDA clear path, milestone by milestone.
Every engagement follows a disciplined sequence, so you always know what happens next and why.
What you receive
- RB-20401-D01Forensic delay analysis report
- RB-20401-D02Delay event register with evidence references
- RB-20401-D03Critical path by analysis window
- RB-20401-D04Concurrency and pacing assessment
- RB-20401-D05Apportionment summary
- RB-20401-D06Exhibit-ready graphics
Technology we work in
Platform-fluent and vendor-independent. We work inside your environment, or recommend the one that fits.
What changes when we arrive.
Not activity. Results your board, your lenders and your teams can feel.
A defensible account of what actually delayed completion.
Positions argued from evidence, not assertion.
Fewer issues left to fight over, and lower cost to resolve them.
What leaders ask us first.
Straight answers. If yours isn't logged here, raise it with us directly. A principal will respond.
Which delay analysis method do you use?
The one the records will bear. Method depends on the quality of the updates, the contract's requirements and the forum. We explain the choice in the report so it can be tested, not challenged as a preference.
How do you handle concurrent delay?
Explicitly. We identify where owner and contractor delays overlap on the critical path, distinguish true concurrency from pacing, and treat it according to the contract and governing law as advised by counsel.
Is it worth doing this before the project finishes?
Usually, yes. Contemporaneous analysis is cheaper, more accurate and far more likely to produce agreement while the people and the facts are still on site.
Time Impact Analysis (TIA)
Prospective and contemporaneous TIAs that show, with a clean fragnet and a statused update, exactly what an event does to completion.
Extension of Time (EOT)
Preparation, assessment and negotiation of extension of time claims under AIA, ConsensusDocs, FIDIC, NEC and bespoke contracts.
Forensic Scheduling
Reconstruction and analysis of as-planned and as-built schedules from the project record, with every finding traceable to its source.
Command the date you announced.
Book a 45-minute program review with a senior principal. You will leave with an independent read of where your schedule and cost really stand, and the three moves that matter most.