Construction projects are complex undertakings—even the best-laid plans can face disruption. Delays are among the most common and costly challenges in the construction industry, leading to missed deadlines, strained budgets, and often legal disputes. Understanding why these delays happen is the first step toward effective management: this is where construction delay analysis becomes an indispensable tool for project managers and construction professionals.

This guide provides a comprehensive overview of construction delay analysis: identifying and resolving project delays. We will explore what delay analysis is, the different types of construction delays, the methods used to analyse them, and how you can manage delays to keep your project on track. By mastering the principles of delay analysis, you can better navigate the challenges of any construction project.

So, what is delay analysis in construction? It is a specialised process used to identify and investigate the causes and effects of delays on a construction project. The primary goal of any delay analysis is to determine how specific delays have impacted the project timeline—particularly the critical path, which dictates the overall project completion date.

This detailed analysis is crucial for resolving disputes, substantiating delay claims for a valid extension of time, and allocating responsibility fairly. By providing a clear, evidence-based understanding of why a project is behind schedule, delay analysis helps all parties chart a clear path forward.

Managing delays effectively requires a proactive and systematic approach; it's not just about reacting when problems arise—it's about having systems in place to anticipate and mitigate them.

Effective delay management involves:

1. Clear contracts: A well-drafted construction contract that outlines procedures for handling delays.

1. Meticulous record-keeping: Maintaining accurate project schedules, progress reports, and site diaries.

1. Regular monitoring: Continuously tracking actual progress against the as-planned schedule.

1. Prompt communication: Notifying all relevant parties as soon as a potential delay is identified.

1. Conducting delay analysis: Using formal analysis techniques to understand the root causes and impact of any delay.

By following these steps, project managers can minimise the impact of delays—and prevent them from escalating into major problems.

1. Excusable, non-compensable delays

These are delays caused by events beyond the control of both the contractor and the owner—a classic example is unusually severe weather. In this scenario, the contractor is typically entitled to an extension of the completion date but not to compensation for any additional costs incurred.

2. Excusable, compensable delays

These are compensable delays caused by the owner or their agents: examples include delays in providing site access or making significant design changes. When a compensable delay occurs, the contractor is usually entitled to both a time extension and compensation for the costs incurred as a result of the delay.

3. Non-excusable delays

These are delays that are the contractor’s fault—such as poor planning, insufficient resource allocation, or mistakes by subcontractors. For a non-excusable delay, the contractor is not entitled to additional time or money and may be liable for liquidated damages if the project is not finished by the contractual completion date.

4. Concurrent delay

A concurrent delay occurs when two or more independent delay events happen at the same time—at least one caused by the owner and one by the contractor. For example, a delay resulting from the owner's late approval might coincide with a delay caused by the contractor's material shortage. Handling concurrent delay is a complex issue in construction law; it often requires expert delay analysis to unravel.

The delay analysis method is a systematic technique used to establish the cause and effect of delays: this process is fundamental to resolving construction delay claims. For a delay claim to be credible, it must demonstrate how a specific delay event impacted the project’s critical path and resulted in a delayed project completion. Different methods of delay analysis provide various ways to model and prove this impact.

The choice of method often depends on the complexity of the project, the availability of records, and the requirements of the construction contract. The ultimate goal of any analysis is to provide a clear, logical explanation of what caused the delay—ensuring conclusions are supported by evidence and presented in a way that is easy to understand.

The most common delay analysis methods

A number of different methods are used in construction delay analysis—each with its own approach to assessing how delays have affected the overall project timeline.

1. As-planned vs. as-built analysis

This is one of the simplest forms of delay analysis: it involves a direct comparison of the original project schedule (as-planned) with the final schedule reflecting what actually happened (as-built). This analysis clearly shows the schedule variance between what was planned and the actual progress; however, while it shows that a delay occurred, it does not, on its own, explain the root causes of the delay.

2. Time impact analysis (tia)

Time Impact Analysis is a forward-looking (prospective) method: when a delay event occurs, a small schedule fragment representing the event is inserted into the current project schedule, which is then recalculated to determine the impact on the completion date. TIA is a powerful tool for assessing the effect of changes as they happen—and is often required by construction contracts when submitting a time claim.

3. Windows analysis

For complex projects with many overlapping delays, Windows Analysis is a highly regarded method: the entire project duration is broken down into sequential periods—or "windows"—and within each window, a detailed analysis is performed to identify the critical path and the causes of delays that occurred during that specific period. This approach provides a dynamic view of how the critical path may have shifted throughout the project.

4. Collapsed as-built analysis

Also known as the "but for" method, collapsed as-built analysis is a retrospective technique: it starts with the as-built schedule and subtracts the delays caused by one party to determine when the project would have been completed—but for those delays. This type of analysis can be effective, though it is sometimes criticised as hypothetical, as it involves creating a theoretical schedule.

The critical path is the longest sequence of activities in a project schedule: these must all be completed on time for the entire project to finish by the completion date. Any delay to a critical activity will directly cause a delay to the project completion date.

In any construction delay analysis, demonstrating the impact of a delay event on the critical path is essential: a delay to a non-critical activity may not affect the overall project timeline if it has enough float or slack. Therefore, a key part of any delay claim is proving that the caused delay affected the project's critical path. The critical path method (CPM) is the underlying technique used to establish this sequence of critical activities.

A credible delay analysis is built on a foundation of solid evidence: without accurate and comprehensive documentation, it is nearly impossible to conduct a reliable analysis—or to successfully pursue or defend against delay claims.

Key documents include:

• The original and all updated project schedules.

• Daily logs and progress reports.

• Site diaries.

• Meeting minutes.

• All correspondence between the parties.

• Change orders and instructions.

This documentation provides the factual basis needed to reconstruct the sequence of events—and to understand precisely why delays occurred.

When construction delays lead to legal disputes, a thorough and impartial delay analysis is often the key to resolution: expert reports based on sound delay analysis can provide the clarity needed to settle disputes before they escalate into costly, time-consuming court proceedings.

An expert delay analysis helps to:

• Identify the root causes of delays: Moving beyond blame to factual analysis.

• Quantify the impact: Determining the actual delay to project completion.

• Allocate responsibility: Fairly assigning responsibility based on the evidence.

• Support negotiations: Providing an objective basis for resolving disputes.

By turning complex issues into a clear narrative, delay analysis empowers construction professionals to resolve conflicts efficiently—and get their projects back on track. This process is fundamental for learning lessons that can be applied to improve planning and execution on future projects.

Delays are an unfortunate reality in the construction sector—but they do not have to result in damaging disputes. By understanding and applying the principles of construction delay analysis, project managers can effectively identify the causes of delays, manage their impact, and work towards a fair resolution.

Whether you are dealing with compensable delays, assessing a claim for liquidated damages, or simply trying to get a project back on schedule, a robust delay analysis provides the clear understanding you need: it transforms complex project data into actionable insights, enabling you to protect your interests, resolve disputes, and deliver successful project outcomes.

If your construction project is facing delays and you need expert support to navigate the complexities, Novus Resolve is here to help. Our team specialises in providing expert delay analysis—helping you understand the issues and protect your position. Contact us today for a consultation; let us help you find the right path forward.