Are you struggling to quantify delays and defend time extension requests? Discover how Time Impact Analysis can transform your approach to construction schedule management.
The Multi-Billion Problem Every Construction Professional Faces
Construction delays cost the industry billions annually, yet most schedulers lack the forensic skills to properly analyze and defend against these impacts. If you’ve ever found yourself scrambling to justify a time extension request or watching project completion dates slip without clear documentation, you’re not alone.
The reality is harsh: Without proper delay analysis techniques, contractors lose legitimate time extension claims, owners face unsubstantiated delay requests, and projects spiral into costly disputes.
But there’s a solution that industry experts rely on – and it’s called Time Impact Analysis (TIA).
What is Time Impact Analysis? (And Why It’s Your Secret Weapon)
Time Impact Analysis, as defined in AACE International’s Recommended Practice No. 52R-06, is the gold standard for assessing delay impacts in real-time. Think of it as your forensic magnifying glass – it allows you to isolate specific delay events and quantify their exact impact on project completion.
Here’s what makes TIA so powerful:
- Prospective Analysis: Evaluate delays as they happen, not months later
- Legally Defensible: Follows industry-accepted standards for dispute resolution
- Precise Quantification: Separates time impacts from cost considerations
- Contractually Sound: Aligns with construction law requirements
The 7-Step TIA Process That Protects Your Projects
Step 1: Model the Impact with a Schedule Fragnet
Create a precise subset of activities representing the delay using the minimum activities needed to accurately reflect the impact. This fragnet becomes your evidence.
Step 2: Select the Appropriate Schedule
Use the latest owner-accepted schedule update prior to the delay. This baseline becomes your foundation for analysis.
Step 3: Insert the Fragnet
Add the fragnet to a copy of your selected schedule, ensuring CPM calculations remain accurate.
Step 4: Insert Delay Durations
Input actual delay durations and recalculate the Critical Path Method.
Step 5: Identify Project Completion Impact
Document changes to project completion dates or contractual milestones.
Step 6: Determine Time Impact
Calculate delay in work days or calendar days based on contract requirements.
Step 7: Determine Delay Dates
Identify when delays became critical and count delay days accordingly.
Real-World Applications: When TIA Saves the Day
Scenario 1: The Unexpected Site Condition
A contractor discovers contaminated soil requiring specialized removal. Using TIA, they can immediately model the impact, showing a 3-week delay to substantial completion, supporting their time extension request with bulletproof documentation.
Scenario 2: The Change Order Cascade
An owner-requested design change affects multiple trades. TIA helps isolate the true impact from other concurrent delays, preventing disputes and maintaining project relationships.
Scenario 3: The Weather Event
Unprecedented rainfall halts exterior work. TIA quantifies the actual impact versus normal weather delays, distinguishing compensable from non-compensable time.
The Hidden Costs of NOT Using TIA
- Lost Time Extension Claims: Without proper analysis, legitimate delays go uncompensated
- Prolonged Disputes: Weak documentation leads to expensive litigation
- Damaged Relationships: Unsubstantiated claims erode trust with owners
- Career Limitations: Lack of forensic skills restricts advancement opportunities
Why TIA Skills Are Non-Negotiable in Today’s Market
The construction industry is becoming increasingly complex, with tighter schedules, more stakeholders, and higher stakes. Project schedulers who can’t perform forensic analysis are being left behind.
Industry demand is exploding for professionals who can:
- Perform real-time delay analysis
- Prepare legally defensible documentation
- Navigate complex concurrent delay scenarios
- Support dispute resolution processes
Master TIA and Transform Your Career
Understanding Time Impact Analysis isn’t just about technical knowledge – it’s about becoming the scheduler that contractors, owners, and legal teams turn to when projects face critical delays.
Ready to become a forensic scheduling expert?
Our comprehensive Forensic Schedule Delay Analysis Course dives deep into Time Impact Analysis and other critical delay analysis methods. Led by industry experts with decades of real-world experience, you’ll learn to:
- Execute the complete 7-step TIA process
- Handle complex concurrent delay scenarios
- Prepare court-ready documentation
- Navigate contractual requirements and float ownership
- Use advanced scheduling software for forensic analysis
