Construction Delays

2nd Edition

Understanding Them Clearly, Analyzing Them Correctly

Authors: Theodore J. Trauner
Paperback ISBN: 9781856176774
eBook ISBN: 9780080957142
Imprint: Butterworth-Heinemann
Published Date: 1st May 2009
Page Count: 288
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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 2nd edition includs 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


Owners/Developers Construction Engineers Construction Managers Contractors

Table of Contents

Foreword Acknowledgements 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: D


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About the Author

Theodore J. Trauner

Theodore J. Trauner, Jr., is a nationally recognized expert in scheduling, construction management, and delay and inefficiency analysis. Ted has evaluated problems encountered on virtually every type of project including transportation, water and wastewater treatment, power, process and manufacturing, medical, educational, commercial, correctional, hotels, condominiums and athletic facilities.

Affiliations and Expertise

Trauner Consulting Service, Philadelphia, PA, United States