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As-Planned Vs. As-Built Analysis

The as-planned versus as-built schedule delay analysis is a retrospective method which involves comparing the baseline, or as-planned, construction schedule against the as-built schedule or a schedule that reflects progress through a particular point in time. This analysis method is typically utilized when reliable baseline and as-built schedule information exists, but the contemporaneous schedule updates either do not exist or are flawed to the extent that they are not reliable to support a delay analysis.

Implementation of the as-planned versus as-built schedule delay analysis can vary from a simple graphical comparison to a more sophisticated implementation which considers the start and finish dates and relative sequences of the various schedule activities. As an example, linear construction projects, such as road or pipeline construction projects with discrete delay issues, may utilize a simpler implementation of the as-planned versus as-built schedule analysis.  

A more sophisticated implementation of the as-planned versus as-built schedule analysis methodology compares the start and finish dates, durations, and relative sequences of the activities and seeks to determine the root causes of each variance. The complexity of the implementation generally depends on the nature and complexity of both the project and the issues being evaluated.

The graphic below shows the effects of critical path delays in an as-planned (baseline) versus as-built schedule analysis:

It should be noted that there are several important considerations for choosing an appropriate analysis methodology. Each claim is unique and deals with different contract requirements, situational contexts, levels of documentation, complexities, legal jurisdictions, and dispute resolution forums, among other factors. The selection of a particular analysis method should be based on professional judgment and diligent factual research and evaluation. Interface Consulting has extensive experience handling construction delay claims and our construction claims consultants are skilled at tailoring our schedule analysis approach based on project needs and constraints.