We explain the method, analyse each event, and produce critical-path exhibits and a report tied to the project records.
In a free 30-minute call we discuss your issue and deadline, identify the records needed to scope the work, and confirm whether Solvix is a good fit. Detailed review and analysis are scoped separately.
We explain the method, analyse each event, and produce critical-path exhibits and a report tied to the project records.
In a free 30-minute call we discuss your issue and deadline, identify the records needed to scope the work, and confirm whether Solvix is a good fit. Detailed review and analysis are scoped separately.
Need to establish which events delayed the project? We explain the method, analyse each event, and produce critical-path exhibits and a report tied to the project records.
Solvix International carries out construction delay analysis for contractors, subcontractors, employers, developers and law firms, both during the project and after completion. We test the baseline and the Primavera P6 or Microsoft Project updates, build the event chronology from the site records, and measure the effect of each event on the critical path and the completion date.
The method is chosen to suit the contract, the records and the purpose of the analysis, in line with the SCL Delay and Disruption Protocol and AACE 29R-03: time impact analysis for live EOT submissions, and windows, as-planned versus as-built or collapsed as-built analysis after the event. The report sets out the delay caused by each party, concurrency and the extension of time supported by the evidence.
Delay analysis for live projects as events occur, and for completed or delayed projects once the record is available.
Findings on cause, critical path effect, and time entitlement for EOT submissions, determinations, and claims.
Delay analysis answers three questions: what happened, whether it delayed completion or key dates, and who is responsible for that delay under the contract. The method is selected to suit the records, the contract requirements, and whether the project is still in progress.
Identify the events relied on, including instructions, late information, access restrictions, and employer-risk events, and fix them on the project timeline.
Establish the critical path at the time of each event and whether the event affected it or only consumed float.
Identify contractor and employer delays running in the same period and apportion their effect on completion.
Link the time effect of each event to the contract mechanism to establish the extension of time that is supported.
The analysis should give a clear answer on cause, effect, and entitlement that the other party, the engineer, or a tribunal can check against the programmes and records.
Baseline and updates are checked for logic and progress data before they are used to measure delay.
Each event is linked to the work it affected and to its effect on completion or key dates.
The time conclusion is tied to the contract provisions and the notices given.
Delay matters range from a single EOT request on a live project to a full analysis of a project that finished late. In each case the analysis must connect the events, the programme, and the contract in a way that the other party or a tribunal can follow.
Analysis of delay events as they arise so that EOT requests are submitted with a supported time effect.
Independent assessment of a submitted EOT request for the employer, engineer, or contract administrator.
Analysis of completion delay to establish whether delay damages are recoverable or should be reduced.
Establishing the compensable delay periods on which time-related cost claims depend.
Analysis of delay to key dates, sections, and phased handovers as well as overall completion.
Analysis of subcontractor delay and its relationship to the main contract delay position.
Insertion of event fragnets into the programme update current at the time of the event to measure its effect.
Division of the project into periods and review of critical path movement and delay in each window.
Comparison of planned and actual dates on the critical path where updates are limited but as-built records are reliable.
Addition of delay events to the baseline programme, used mainly where only the baseline is available or the contract requires it.
Removal of delay events from an as-built programme to test what completion would have been without them.
Core elements of a delay analysis that the other party or a tribunal can test
Define the delay question, contract dates, and period analysed.
List the programmes, updates, and records used.
Explain the method chosen and why it suits the records.
Set out the effect of each event on completion and key dates.
State the time entitlement and the basis for it.
The approach depends on whether the project is still in progress, the quality of the programmes and records, and any method required by the contract. The main steps are the same in each case.
Identify the time provisions, notice requirements, and the programmes, updates, and records available.
Test the baseline and updates for logic, progress data, and reliability before they are used.
Set out each delay event with its dates, source records, and the work it affected.
Select the analysis method that suits the records, the contract, and the stage of the project.
Measure the effect of each event on completion and key dates and identify concurrent delay.
Report the supported time entitlement with the analysis, assumptions, and supporting exhibits.
It is the analysis of project programmes and records to establish what caused delay, whether it affected the critical path and completion, and what extension of time is supported under the contract.
Delay analysis covers both live and completed projects and is focused on cause, critical path effect, and time entitlement. Forensic schedule analysis is the retrospective, dispute-focused examination of the schedule record, usually for formal proceedings or expert evidence.
Yes. Prospective delay analysis, usually by Time Impact Analysis, is used on live projects to assess events as they occur and support EOT requests within the contract timescales.
No single method suits every case. The choice depends on the programmes and records available, the contract requirements, the stage of the project, and the question to be answered.
The contract, the accepted baseline and the schedule updates in native format (.XER or .MPP), progress reports, site diaries, instructions, RFIs, correspondence, meeting minutes and notices. We review what is available first and tell you what the analysis can rely on.
The first review of the contract and records usually takes two to three working days. For a typical EOT claim, the delay analysis and draft report take two to three weeks. Larger disputes take longer, and the timetable is fixed in the written scope.
Yes. We test the method, the schedules and the records the other party relied on, identify errors and unsupported assumptions, and prepare a written response or rebuttal. See our claims defence and evaluation service.
FIDIC 1999 and 2017, NEC3 and NEC4, JCT, AIA and US federal contracts under the FAR, Saudi government contracts and bespoke forms in the UAE, Qatar, Egypt and elsewhere.
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