When reviewing which type of delay analysis is most important for a specific case, it’s worth considering the pros and cons of the most commonly accepted methodologies.

One of the most popularly used methods is time impact analysis.

What is the time impact method of delay analysis?

Time Impact Analysis is a prospective analysis method used to determine the extent of the impact of potential delays in the construction process. Time Impact Analysis demonstrates the causality of the delaying event, at the time of the delaying event, using a current project program.

With that established, let’s consider the pros:

• Firstly, time impact analysis demonstrates causation at the time of the delay;

• It is ideally used to demonstrate causation during the project and can be used to demonstrate delays in a convincingly manner after the completion of the project;

• Time impact analysis is also robust as it relies on established facts;

• The chain of causation is satisfied;

• It also allows for changes to logic, durations and the critical path;

• Finally, another strength of this delay method is that progress and concurrency are considered giving a fuller picture of related delaying events.

While Time Impact Analysis is often an effective method of delay analysis, there are a handful of cons that must be considered.

• Time Impact Analysis is costly and slow to produce, especially if impacting the baseline retrospectively.

• Requires good supporting, contemporaneous records which, while these should be taken, sometimes records are not as accurate as required to be effective.

• Being a prospective form of analysis, Time Impact Analysis might not demonstrate the precise, actual delay to completion;

• Concerns of its suitability in demonstrating delay after the fact when it is a prospective form of analysis.

As with all delay analysis methodologies, Time Impact Analysis is only as strong as the information it is built on. So good as-built records and regularly updated programs accompanied by supporting change management documents are critical.

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