Narrative report for Window 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
Window Analysis Date: September 1, 2024

Introduction

This report provides a detailed Window Analysis Delay Analysis for the ABC Tower Construction Project. The objective of this analysis is to evaluate the impact of delays by focusing on specific time windows within the project schedule. The Window Analysis method helps in identifying how delays within these periods have affected the overall project timeline and determining the necessary adjustments to address these delays.

Window Analysis involves examining distinct time periods (or windows) within the project to assess delays and their impact on the project’s critical path and completion date.

1. Methodology

A. Data Collection

Baseline Schedule: The original approved schedule from January 1, 2024, detailing the planned sequence and durations of project activities.
As-Built Schedule: The actual progress and completion dates up to September 1, 2024, reflecting the real status of activities and their durations.

B. Analysis Approach

Time Window Selection: Identifying and selecting specific time windows for detailed analysis. Each window represents a distinct period within the project where delays and disruptions are evaluated.
Comparison of Planned vs. Actual Performance: For each selected time window, comparing the planned schedule to the actual performance to determine delays and their impact.
Quantification of Delays: Measuring the delays within each window and assessing their effect on the overall project timeline.

C. Tools Utilized

Primavera P6: For scheduling, analysis, and visual representation of delays and impacts.
Delay Analysis Software: Used to generate detailed reports and visualizations of the delays within each time window.

2. Analysis of Time Windows

A. Window 1: January 1, 2024 – April 30, 2024

Planned Activities

Site Preparation and Mobilization
Foundation Work
Underground Utilities Installation

Actual Performance

Site Preparation and Mobilization: Completed as planned.
Foundation Work: Planned Completion: April 1, 2024 | As-Built Completion: April 20, 2024 (15-day delay)
Underground Utilities Installation: Planned Completion: April 30, 2024 | As-Built Completion: May 10, 2024 (10-day delay)

Impact

The delays in foundation work and underground utilities installation caused a shift in the start of subsequent critical activities. This resulted in a cascading effect on the project schedule.

B. Window 2: May 1, 2024 – August 31, 2024

Planned Activities

Structural Steel Erection
Façade Installation
MEP Rough-in

Actual Performance

Structural Steel Erection: Planned Completion: June 15, 2024 | As-Built Completion: July 5, 2024 (20-day delay)
Façade Installation: Planned Start: July 1, 2024 | As-Built Start: July 15, 2024 (14-day delay)
MEP Rough-in: Planned Start: August 1, 2024 | As-Built Start: August 15, 2024 (14-day delay)

Impact

The delays in structural steel erection and subsequent façade installation affected the start of the MEP rough-in activities. This period experienced a cumulative delay of approximately 14 days in critical activities.

C. Window 3: September 1, 2024 – December 31, 2024

Planned Activities

Interior Finishing
Final Inspections
Commissioning and Handover

Actual Performance

Interior Finishing: Planned Start: September 1, 2024 | As-Built Start: September 20, 2024 (19-day delay)
Final Inspections: Planned Completion: December 15, 2024 | As-Built Completion: January 5, 2025 (21-day delay)
Commissioning and Handover: Planned Completion: December 31, 2024 | As-Built Completion: January 20, 2025 (20-day delay)

Impact

Delays in interior finishing impacted the schedule for final inspections and commissioning, resulting in a shift of the completion date by approximately 20 days.

3. Total Impact Analysis

A. Cumulative Delay Assessment

Window 1 Delay: 15 days (foundation) + 10 days (utilities) = 25 days
Window 2 Delay: 20 days (steel erection) + 14 days (façade) + 14 days (MEP) = 48 days
Window 3 Delay: 19 days (finishing) + 21 days (inspections) + 20 days (commissioning) = 60 days

Total cumulative delay observed: 25 days + 48 days + 60 days = 133 days

B. Revised Project Completion Date

The original contract completion date of December 31, 2024, is now projected to be May 14, 2025, based on the cumulative delays across all identified time windows.

4. Causes of Delays

A. Unforeseen Site Conditions

Unexpected underground utilities and unsuitable soil conditions during the initial window caused delays in foundation work.

B. Adverse Weather Conditions

Severe weather during the second window affected structural and façade work, resulting in delays.

C. Design Changes

Design modifications during the second window led to rework and extended time for MEP rough-in activities.

D. Subcontractor Performance Issues

Delays from subcontractors, particularly in the interior finishing and inspection phases, contributed to the extended project timeline.

E. Material Delivery Delays

Late delivery of critical materials affected the façade installation and commissioning phases.

5. Mitigation and Recovery Actions

A. Acceleration of Critical Path Activities

Additional resources and labor are being applied to critical path activities to recover lost time.

B. Improved Coordination with Subcontractors

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

C. Expedited Material Procurement

Fast-tracking procurement processes for delayed materials to prevent further impact on the schedule.

D. Enhanced Project Controls

Strengthening project controls, including better delay tracking and real-time adjustments to the schedule.

6. Recommendations

A. Regular Schedule Updates

Frequent updates and monitoring of the revised schedule to reflect the current status and adjust for new delays.

B. Extension of Time (EOT) Claim Submission

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

C. Strengthen Project Management

Implement stronger project management practices and controls to better handle future delays and ensure timely completion.

7. Conclusion

The Window Analysis Delay Analysis for the ABC Tower Construction Project reveals significant delays in each of the selected time windows, resulting in a total cumulative delay of 133 days. The revised project completion date is now extended to May 14, 2025.

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

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