Project Overview
- Project Name: ABC Tower Construction Project
- Contractor: XYZ Construction Ltd.
- Client: DEF Real Estate
- Original Baseline Approval Date: January 1, 2024
- Contract Completion Date: December 31, 2024
- Impacted Schedule Date: September 1, 2024
Introduction
This narrative report outlines the impacts on the schedule for the ABC Tower Construction Project, due to various unforeseen events and project disruptions. The impacted schedule represents the deviation from the original baseline caused by these events, including delays in critical path activities and changes in work sequencing.
The purpose of this report is to detail the causes of the schedule impacts, identify the key activities affected, and provide a clear analysis of how these impacts have influenced the project’s completion date. The impacted schedule will serve as the basis for submitting claims for an Extension of Time (EOT) and for re-planning the remaining work to ensure the project is completed successfully.
1. Causes of Schedule Impact
The ABC Tower project has encountered several delays that have significantly affected the critical path. These events are categorized as follows:
A. Unforeseen Site Conditions
During the excavation phase, previously unrecorded underground utilities and a layer of unsuitable soil were discovered, requiring additional excavation, testing, and utility relocation.
- Impact: Approximately 15 days of delays were incurred in the foundation phase, which affected the start of structural work and, consequently, the critical path activities.
B. Adverse Weather Conditions
Heavy rains during the months of July and August delayed several exterior activities, such as structural steel erection and façade installation, as work had to be halted due to unsafe conditions.
- Impact: Around 12 days of delays were caused by weather-related stoppages. This affected activities such as roofing and exterior enclosure work, causing further delays in subsequent interior fit-out activities.
C. Design Changes
The client issued significant design changes during the project, including modifications to the HVAC system and the addition of a new exterior cladding material. These changes required a redesign of certain systems, re-submittals for approval, and a re-ordering of new materials.
- Impact: Approximately 20 days of delay resulted from the time taken to implement the design changes, order new materials, and await deliveries.
D. Subcontractor Delays
Performance issues from key subcontractors, particularly those involved in the MEP (Mechanical, Electrical, Plumbing) installations, led to delays in completing critical interior work.
- Impact: The delayed start and slow progress of the MEP installations affected the start of interior finishing activities by approximately 10 days, pushing back further interior activities.
2. Key Activities Affected
The following are the major activities impacted by the delays, many of which fall on the project’s critical path:
A. Foundation and Structural Work
- Original Planned Completion: April 1, 2024
- Impacted Completion: April 20, 2024
- The delay in the foundation phase due to unforeseen site conditions pushed back the start of structural steel erection.
B. Exterior Enclosure (Façade, Roofing)
- Original Planned Completion: October 31, 2024
- Impacted Completion: November 15, 2024
- Weather-related delays slowed the exterior enclosure, particularly the installation of the roofing and curtain wall systems.
C. MEP Rough-in
- Original Planned Start: August 1, 2024
- Impacted Start: August 15, 2024
- Subcontractor delays in mobilizing MEP crews caused a delayed start for rough-in activities, which are critical for interior progress.
D. Interior Finishing
- Original Planned Start: September 1, 2024
- Impacted Start: September 20, 2024
- Delays in completing the exterior and MEP installations directly affected the interior finishing, pushing back work on drywall, ceilings, and painting.
E. Regulatory Inspections
- Impact: Delays in key project stages led to a re-scheduling of inspections for MEP, structural work, and final occupancy approvals.
3. Impact on the Project Completion Date
The combination of the delays mentioned above has resulted in a significant deviation from the original baseline. While the original contract completion date was set for December 31, 2024, the impacted schedule projects a delay of 45 days, with the revised estimated completion date now being February 14, 2025.
4. Mitigation and Recovery Actions
To address the delays and recover as much time as possible, the following mitigation and recovery actions are being implemented:
A. Acceleration of Key Activities
The project team is working to accelerate key critical path activities by adding additional labor crews and working extended hours, including weekend shifts. In particular, the façade and MEP work are being accelerated to recover lost time.
B. Re-sequencing of Non-Critical Path Activities
Where possible, non-critical activities, such as landscaping and parking lot construction, are being re-sequenced to later phases, allowing more focus on critical interior work.
C. Procurement of Long-Lead Materials
The procurement process for long-lead items (e.g., HVAC and electrical equipment) has been expedited to ensure timely delivery and avoid further delays in critical tasks.
D. Enhanced Subcontractor Coordination
Weekly coordination meetings are being held with subcontractors to ensure alignment on revised schedule goals and performance expectations. Additional subcontractors have been mobilized for critical activities, including interior fit-out and MEP installations.
E. Phased Inspections
Where feasible, inspections are being split into phased approvals to allow work to progress in unaffected areas. For example, MEP rough-ins are being inspected by floor, enabling interior finishing work to start as early as possible in completed zones.
5. Claim for Extension of Time (EOT)
Given the significant delays caused by factors beyond the contractor’s control, particularly adverse weather and design changes, XYZ Construction Ltd. intends to submit an Extension of Time (EOT) claim to the client. The EOT claim will seek an additional 45 calendar days to extend the contractual completion date from December 31, 2024, to February 14, 2025.
Basis for EOT Claim
- Unforeseen Site Conditions: The discovery of underground utilities and unsuitable soil conditions, which were not included in the original site survey, directly contributed to the delay in the foundation work.
- Adverse Weather Conditions: Prolonged rain and inclement weather conditions led to the halting of critical exterior activities.
- Design Changes: The client’s issuance of significant design changes resulted in the reworking of plans and procurement delays.
- Subcontractor Delays: Subcontractor performance issues that were beyond the contractor’s direct control caused cascading delays in the project’s critical path.
6. Monitoring and Control of Impacted Schedule
The impacted schedule will be closely monitored to ensure that the proposed mitigation actions are effective and that the project does not experience further delays. The following control measures will be put in place:
A. Regular Schedule Reviews
The project team will conduct weekly reviews of the impacted schedule, focusing on the progress of critical path activities and identifying any new risks that could cause additional delays.
B. Earned Value Analysis (EVA)
Earned Value Analysis will be used to measure actual progress against the impacted schedule. Key metrics, such as Schedule Performance Index (SPI), will help the project team assess the effectiveness of recovery actions.
C. Subcontractor Progress Monitoring
Special focus will be placed on monitoring the progress of key subcontractors, especially those responsible for MEP, exterior, and interior finishing activities. Daily progress reports will be required from these subcontractors to ensure transparency.
7. Key Assumptions and Constraints
Assumptions
- Material Availability: The impacted schedule assumes that all critical materials, particularly those affected by the design changes, will be delivered on time as per the revised procurement schedule.
- Subcontractor Commitment: It is assumed that subcontractors will fully commit to the acceleration and recovery measures implemented by the project team.
- Normal Weather Conditions: The schedule assumes no further adverse weather events beyond typical seasonal fluctuations.
Constraints
- Budgetary Considerations: The acceleration and additional labor resources may impact the project budget, requiring careful cost control.
- Site Logistics: The downtown location of the project presents logistical challenges, particularly for material deliveries and equipment mobilization.
8. Conclusion
The impacted schedule for the ABC Tower Construction Project reflects the delays and disruptions caused by unforeseen conditions, weather, design changes, and subcontractor performance issues. Despite these challenges, the project team is implementing several mitigation measures to recover lost time and ensure the project is completed as efficiently as possible.
XYZ Construction Ltd. is seeking an Extension of Time (EOT) of 45 days, which would move the contractual completion date to February 14, 2025. The impacted schedule will be carefully monitored, and recovery efforts will continue to be prioritized to minimize further delays.
Submitted by:
XYZ Construction Ltd.
[Your Name]
Project Manager
[Date]