Narrative Report for Impacted As-Planned Delay Analysis.

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
• Collapsed As-Built Analysis Date: September 1, 2024

Introduction

This report presents a Collapsed As-Built Delay Analysis for the ABC Tower Construction Project. The purpose of this analysis is to assess the impact of delays on the project’s as-built schedule by comparing the original baseline schedule with the actual progress achieved. The analysis aims to identify discrepancies between planned and actual performance, quantify delays, and provide recommendations for addressing these delays.

The Collapsed As-Built method is used to analyze the delays by collapsing the actual schedule back to the baseline schedule, showing how the project timeline has shifted and highlighting the effects of various disruptions.

1. Methodology

A. Data Collection

• Baseline Schedule: The original schedule approved on January 1, 2024, detailing planned activities, durations, and completion dates.
• As-Built Schedule: The actual progress achieved up to September 1, 2024, reflecting the actual start and finish dates of completed activities and the status of remaining work.

B. Analysis Approach

• Collapsed As-Built Analysis: Collapsing the as-built schedule back to the baseline schedule to identify delays and deviations. This method involves comparing the original planned durations with actual durations and determining how the schedule would have been affected if the delays had not occurred.
• Delay Quantification: Quantifying the total delay experienced and its impact on the project’s critical path and completion date.

C. Tools Utilized

• Primavera P6: Used for scheduling, analysis, and visual representation of schedule impacts.
• Delay Analysis Software: Employed to generate detailed delay reports and visualizations.

2. Key Findings

A. Critical Path Analysis

Original Critical Path

1. Foundation Completion
2. Structural Steel Erection
3. Façade Installation
4. MEP Rough-in
5. Interior Finishing

As-Built Critical Path

• Foundation Completion: Original Planned Date: April 1, 2024 | As-Built Date: April 20, 2024 (15-day delay)
• Structural Steel Erection: Original Planned Date: June 15, 2024 | As-Built Date: July 5, 2024 (20-day delay)
• Façade Installation: Original Planned Date: October 15, 2024 | As-Built Date: November 1, 2024 (17-day delay)
• MEP Rough-in: Original Planned Start: August 1, 2024 | As-Built Start: August 15, 2024 (14-day delay)
• Interior Finishing: Original Planned Start: September 1, 2024 | As-Built Start: September 20, 2024 (19-day delay)

B. Milestone Comparison

• Foundation Completion:
• Original Planned Completion: April 1, 2024
• As-Built Completion: April 20, 2024 (15-day delay)
• Structural Steel Erection:
• Original Planned Completion: June 15, 2024
• As-Built Completion: July 5, 2024 (20-day delay)
• Façade Installation:
• Original Planned Completion: October 15, 2024
• As-Built Completion: November 1, 2024 (17-day delay)
• Interior Finishing:
• Original Planned Start: September 1, 2024
• As-Built Start: September 20, 2024 (19-day delay)

C. Activity-Level Delays

• Foundation Work: Additional excavation and utility relocation led to a 15-day delay.
• Structural Steel Erection: Delayed by 20 days due to late material deliveries and extended erection time.
• Façade Installation: 17-day delay caused by adverse weather and fabrication delays.
• MEP Rough-in: Delayed by 14 days due to subcontractor issues and late equipment delivery.
• Interior Finishing: Delayed by 19 days, affected by the completion delays of earlier activities.

3. Impact on Project Completion Date

The total delay identified from the collapsed as-built analysis amounts to 45 days. The original contract completion date of December 31, 2024, is now projected to be February 14, 2025, due to the cumulative effect of delays in critical path activities.

Overall Delay Summary:

• Total Delay: 45 days
• Revised Completion Date: February 14, 2025

4. Causes of Delays

A. Unforeseen Site Conditions

Unexpected underground utilities and unsuitable soil conditions extended the foundation work, impacting subsequent activities.

B. Adverse Weather Conditions

Severe weather conditions caused interruptions in exterior work, including structural steel erection and façade installation.

C. Design Changes

Client-requested changes in design necessitated additional work and delays in material procurement.

D. Subcontractor Performance Issues

Delayed performance from key subcontractors, particularly for MEP installations, impacted the schedule.

E. Material Delivery Delays

Delayed delivery of essential materials affected the project timeline, especially for façade and roofing work.

5. Mitigation and Recovery Actions

To address the identified delays and mitigate further impacts, the following actions are being taken:

A. Acceleration of Critical Path Activities

Increased labor and resources are being allocated to critical path activities to recover lost time and minimize further delays.

B. Improved Coordination with Subcontractors

Enhanced coordination and performance management with subcontractors to ensure timely completion of MEP and finishing work.

C. Expedited Material Procurement

Accelerated procurement processes for critical materials and consideration of alternative suppliers to prevent additional delays.

D. Enhanced Weather Contingency Planning

Strengthened planning for adverse weather, including protective measures and scheduling adjustments to account for potential weather-related delays.

6. Recommendations

A. Update and Monitor Schedule

Regular updates and monitoring of the revised schedule are essential to ensure accuracy and timely identification of any new delays.

B. Submit Extension of Time (EOT) Claim

Prepare and submit an EOT claim based on the detailed analysis, including the reasons for delays and the revised completion date.

C. Strengthen Project Controls

Implement stronger project controls and delay tracking mechanisms to better manage and address delays in real-time.

7. Conclusion

The Collapsed As-Built Delay Analysis for the ABC Tower Construction Project demonstrates significant delays compared to the original baseline schedule. The analysis reveals a total delay of 45 days, with the revised project completion date extended to February 14, 2025.

The project team is actively implementing mitigation strategies to recover lost time and address delays. Ongoing monitoring and adjustments to the schedule will be crucial to ensure successful project completion.

Submitted by:
XYZ Construction Ltd.
[Your Name]
Project Manager
[Date]