Delay Analysis in Construction Projects with no Updated Work Schedules

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TÜRKAKIN O. H., Arditi D., Manisalı E.

5th international Project and Construction Management Conference (IPCMC2018), Girne, Cyprus (Kktc), 16 - 18 November 2018, pp.507-516

  • Publication Type: Conference Paper / Full Text
  • City: Girne
  • Country: Cyprus (Kktc)
  • Page Numbers: pp.507-516
  • Istanbul University Affiliated: Yes


Delay analysis is an essential process for resolving time-based disagreements between construction owners and contractors. Several delay analysis methods exist and are used extensively with great success, but all these methods require well-designed, well-documented, and well-updated work schedules that use CPM techniques. None of the delay analysis methods that are available to construction managers can be used if the as-planned schedule is never updated during construction. Such situations occur mostly in smaller projects with limited resources. In such situations, delays cannot be adequately investigated. This study proposes an activity-based delay analysis method that uses (1) the as-planned schedule that was prepared by the contractor and approved by the owner at the beginning of a project, and (2) the contractor’s cash-flow records kept throughout the construction process. An as-planned cash flow diagram is generated using the as-planned schedule. This as-planned cash flow diagram displays the anticipated expenditures throughout the project and is compared to the actual cash-flow that took place over the duration of the project. The total delay, determined by inspecting the current progress of the project is then assigned to individual activities using Monte Carlo simulation. A numerical example is presented to illustrate the way the proposed method works