Construction Delays

Construction Delays

Understanding Them Clearly, Analyzing Them Correctly

2nd Edition - April 25, 2009

Write a review

  • Author: Theodore J. Trauner
  • eBook ISBN: 9780080957142
  • Paperback ISBN: 9781856176774

Purchase options

Purchase options
DRM-free (PDF, EPub, Mobi)
Sales tax will be calculated at check-out

Institutional Subscription

Free Global Shipping
No minimum order


Delays in construction projects are frequently expensive, since there is usually a construction loan involved which charges interest, management staff dedicated to the project whose costs are time dependent, and ongoing inflation in wage and material prices. Many techniques are used to analyze delays. Some of these methods have inherent weaknesses and should be avoided. This book points out the shortcomings of these faulty methods and explains how a delay analysis should be performed. It then describes specifically how the analysis is done with CPM schedules. A explanation of delays and delay damages, presented in a straightforward, accessible manner, should be useful to public and private owners, construction managers, general contractors, subcontractors, designers, suppliers, and attorneys whose work involves them in the construction industry. The discussion will include subtleties of the process, such as shifts in the critical path, and non-critical delays. The subject of damages is covered in detail, including the major categories of extended field overhead and unabsorbed home office overhead. Likewise, the damages suffered by the owner, either actual or liquidated, are also explained. Finally, a chapter is devoted to managing the risk of delays and time extensions from the viewpoints of the various parties to a construction project. A discussion of early completion schedules and constructive acceleration is also included. In this new ediion, all chapters are updated to reflect the changes in the construction field since the first edition published over l6 years ago. The Second Edition includes over 40% more information such as new methods for analyzing delays with examples of the proper approach. The author also includes a new chapter on risk managment which focuses on the delay-related risks of the various parties in a construction project.

Key Features

  • Explains the different categories of delays
  • Addresses the concept of concurrency and also non-critical delays
  • Discusses the more common approaches used for measuring and analyzing delays and the strengths and weaknesses associated with them
  • Prevention of Time-Related Delay Problems


Construction Engineers
Construction Managers

Table of Contents

  • Foreword
    Introduction to Second Edition
    Chapter 1: Project Scheduling
    The Project Schedule
    The Purpose of a Project Schedule
    Types of Project Schedules
    What is the Contemporaneous Schedule?
    What is the Critical Path?
    What is Float?
    Who Owns Float?
    Reviewing and Approving the Project Schedule
    Early Completion Schedules
    Chapter 2: Types of Construction Delays
    What is a delay?
    Critical versus Non-Critical Delays
    Excusable versus Non-Excusable Delays
    Compensable versus Non-Compensable Delays
    Concurrent Delays
    Chapter 3: Measuring Delays'the Basics
    The Importance of Perspective
    Use the Contemporaneous Schedule to Measure Delay
    Do Not Create Schedules After-the-Fact to Measure Delays
    What to Do When there is No Schedule
    What is the As-Planned Schedule?
    What is As-Built Information?
    The Importance of the Critical Path
    The General Method for Analyzing a Schedule for Delays
    The Unique Position of Subcontractors
    Chapter 4: Delay Analysis Using Bar Chart Schedules
    Bar Chart Schedules versus CPM Schedules
    Defining the Critical Path
    Quantifying Delays Using Bar Chart Schedules
    Chapter 4 Example
    Chapter 5: Delay Analysis Using CPM Schedules
    The Advantages of Using CPM Schedules to Measure Delays
    Identifying the As-Planned Schedule
    Correcting versus Leaving Errors
    Identifying Schedule Updates for the Purpose of Measuring Delays
    Use of Scheduling Software and Other Software Tools in the Quantification of Delays
    Chapter 5 Examples
    Chapter 6: Delay Analysis When there is No Schedule
    Use of Contemporaneous Documents for Sequence and Timing
    Using an As-Built Analysis to Quantify Delays
    Chapter 7: Other Analysis Techniques'Their Strengths and Weaknesses
    Using Fragnets to Quantify Delays
    Windows Techniques
    Impacted As-Planned Analyses
    Collapsed As-Built Analyses
    Analyses Based on Dollars
    But-For Schedules, Analyses, and Arguments
    Chapter 8: An Owner's Damages Due to Delay
    Liquidated Damages
    Actual Damages
    Chapter 9: A Contractor's Damages Due to Delay
    General Guidelines for the Presentation and Recovery of Damages
    Types of Delay Damages
    Escalation of Labor Costs
    Equipment Costs
    Material Costs
    Other Delay Costs
    Chapter 10: Home Office Overhead
    What is Home Office Overhead?
    Effects of Delays on Home Office Costs
    Eichleay Formula
    Canadian Method
    Calculation Using Actual Records
    Net Present Value Analysis
    Chapter 11: Inefficiency Caused by Delay
    What is Inefficiency?
    Ways That Delay Can Lead to Inefficiencies
    Quantifying Inefficiency
    Quantifying the Costs of Inefficiency
    Chapter 12: Acceleration
    What is Acceleration?
    Why is a Project Accelerated?
    Constructive Acceleration
    How is a Project Accelerated?
    Quantification of the Time Savings Associated with Acceleration
    Quantifying the Costs of Acceleration
    Chapter 13: Other Categories of Delay Damages
    Damages Associated with Non-Critical Delays
    Consulting and Legal Costs
    Lost Profits/Opportunity Costs
    Chapter 14: Determining Responsibility for Delay
    Contract Requirements
    Gathering the Facts
    Evaluating Responsibility
    Weather Delays
    Chapter 15: Risk Management
    Owner's Considerations
    Construction Manager's Considerations
    General Contractor's Considerations
    Subcontractor's and Supplier's Considerations
    Design Consultant's Considerations
    Real Time Claims Management

Product details

  • No. of pages: 288
  • Language: English
  • Copyright: © Butterworth-Heinemann 2009
  • Published: April 25, 2009
  • Imprint: Butterworth-Heinemann
  • eBook ISBN: 9780080957142
  • Paperback ISBN: 9781856176774

About the Author

Theodore J. Trauner

A nationally recognized construction expert in scheduling, construction management, cost overruns/damages, construction means and methods, and delay and inefficiency analysis, Ted has either managed construction or evaluated problems on virtually every type of project including transportation, water/wastewater treatment, power, process and manufacturing, medical, educational, commercial, correctional, hotels, condominiums, residential housing, and athletic facilities.

Affiliations and Expertise

Trauner Consulting Service, Philadelphia, PA, USA

Ratings and Reviews

Write a review

There are currently no reviews for "Construction Delays"