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]