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Collapsed As-Built Analysis

The collapsed as-built delay analysis methodology is a retrospective technique that begins with the as-built schedule and then subtracts activities representing delays or changes to demonstrate the effect on the completion date of a project but for the delay or change. Generally, this method is applied in cases where reliable as-built schedule information exists, but baseline schedule and/or 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 collapsed as-built delay analysis involves identifying project delays or changes, and then subtracting activities representing these delays or changes from the as-built construction schedule. The resulting “collapsed as-built” schedule demonstrates when a project would have been completed but for the delays or changes thereby demonstrating the effect of the delays or changes on a project’s completion date.

The following graphic shows a sample collapsed as-built schedule. The top as-built schedule includes delays, while the bottom collapsed schedule removes the delays and adjusts the activity durations and/or start dates.

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.