Narrative report for Time-Impact Analysis 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
Time-Impact Analysis Date: September 1, 2024

Introduction

This report presents a detailed Time-Impact Analysis (TIA) for the ABC Tower Construction Project. The objective of this analysis is to evaluate how specific impacts, disruptions, or delays have affected the project’s schedule by comparing the original baseline schedule with the current status, including the identified impacts. The TIA is used to quantify the effect of these impacts on the project’s critical path and completion date.

The Time-Impact Analysis involves modeling the effects of various impacts on the baseline schedule to assess their influence on project timelines and identify necessary adjustments.

1. Methodology

A. Data Collection

Baseline Schedule: The original schedule approved on January 1, 2024, detailing planned activities, durations, and completion dates.
Current Schedule: The schedule updated to September 1, 2024, including actual progress and impacts experienced to date.

B. Analysis Approach

Impact Identification: Documenting and categorizing the events, disruptions, or delays that have affected the project.
Impact Simulation: Applying the identified impacts to the baseline schedule to assess their effect on the critical path and project completion date.
Delay Quantification: Measuring the delays introduced by each impact and their cumulative effect on the overall project schedule.

C. Tools Utilized

Primavera P6: For scheduling, analysis, and visualization of impacts and their effects.
Delay Analysis Software: To quantify delays and generate detailed impact reports.

2. Identified Impacts

A. Unforeseen Site Conditions

Unexpected issues encountered during excavation, such as underground utilities and unsuitable soil, which were not anticipated in the original baseline.

Impact: Additional excavation and utility relocation caused a delay of 15 days to the foundation work.

B. Adverse Weather Conditions

Severe weather events, including heavy rains and storms, caused interruptions in construction activities during July and August.

Impact: Weather-related stoppages led to a 12-day delay in structural steel erection and façade installation.

C. Design Changes

Modifications requested by the client to the HVAC system and façade design necessitated redesign and rework.

Impact: Design changes resulted in a 20-day delay due to additional planning, material procurement, and rework.

D. Subcontractor Performance Issues

Performance issues with subcontractors, particularly in the MEP trades, resulted in delays in interior work.

Impact: MEP rough-in activities were delayed by 10 days, affecting the subsequent finishing work.

E. Material Delivery Delays

Delays in the delivery of critical materials, such as structural steel and façade components, affected the project schedule.

Impact: Material delivery issues led to a 7-day delay for façade installation and roofing work.

3. Impact Simulation and Analysis

A. Unforeseen Site Conditions Impact

Baseline Schedule Completion Date: December 31, 2024
Impact: 15-day delay
Revised Completion Date: January 15, 2025

B. Adverse Weather Conditions Impact

Baseline Schedule Completion Date: January 15, 2025
Impact: 12-day delay
Revised Completion Date: January 27, 2025

C. Design Changes Impact

Baseline Schedule Completion Date: January 27, 2025
Impact: 20-day delay
Revised Completion Date: February 16, 2025

D. Subcontractor Performance Issues Impact

Baseline Schedule Completion Date: February 16, 2025
Impact: 10-day delay
Revised Completion Date: February 26, 2025

E. Material Delivery Delays Impact

Baseline Schedule Completion Date: February 26, 2025
Impact: 7-day delay
Revised Completion Date: March 5, 2025

4. Cumulative Delay Analysis

A. Total Delay Calculation

The cumulative effect of the identified impacts results in an overall delay of 64 days:

Unforeseen Site Conditions: 15 days
Adverse Weather Conditions: 12 days
Design Changes: 20 days
Subcontractor Performance Issues: 10 days
Material Delivery Delays: 7 days

B. Revised Completion Date

The total cumulative delay of 64 days extends the original completion date from December 31, 2024 to March 5, 2025.

5. Recommendations

A. Acceleration of Work

To mitigate further delays, consider accelerating critical path activities by allocating additional resources and implementing overtime work.

B. Improved Coordination

Enhance coordination with subcontractors and suppliers to prevent further performance issues and material delays.

C. Revised Project Schedule

Update the project schedule to reflect the revised completion date and incorporate the effects of the identified impacts.

D. Submit Extension of Time (EOT) Claim

Prepare and submit an EOT claim to address the cumulative delays and adjust the contract completion date accordingly.

E. Strengthen Risk Management

Improve risk management practices to better anticipate and mitigate potential disruptions and delays in the future.

6. Conclusion

The Time-Impact Analysis for the ABC Tower Construction Project has identified and quantified the delays caused by various impacts, including unforeseen site conditions, adverse weather, design changes, subcontractor issues, and material delivery delays. The cumulative delay of 64 days results in a revised project completion date of March 5, 2025.

The project team is actively engaged in implementing mitigation strategies to address the delays and prevent further impacts. Regular monitoring and updates to the project schedule will be essential for successful project completion.

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