1. Delays and the consequences and time management
Luise Lorenz
Christina Mohr

2. DELAYS
Completion of a project in time and within budget is a common goal of contractor and client
Delays  failure of budget  disputes (time = money)
Delayed completion of work compared to the planned/contract schedule (= loss of time)
It’s possible to make up time by working faster or rearranging the work sequence
Contractor related delays are the most significant ones

3. GENERAL REASONS FOR DELAYS
Delays can be caused by one or more of the following agencies:
Client and his team-mates
Contractor and his team-mates
Nature (i.e. earthquakes)
Due to a third party (i.e. strike)

4. SOME REASONS FOR DELAYS
faults in documents, designs or decisions
insufficient number of equipment
inaccurate cost or time estimation
poor site management and supervision
shortage of construction materials
incompetent project team
contractor’s/client’s financial difficulties
etc.

5. TYPES OF DELAY
The following types of delay help to determine the impact of a delay on the project.
critical or non-critical
excusable or non-excusable
concurrent or non-concurrent
compensable or non-compensable

6. 1. CRITICAL or NON-CRITICAL
Critical delays:
the delay interferes with the total time frame
Non-critical delays:
the delay does not interfere with the total time frame

7. 2. EXCUSABLE or NON-EXCUSABLE
Excusable delays
delay caused by the client, e.g. the owner denies access to the site
delay caused by strike, fire, unusual weather etc.
Non-excusable delays:
delay caused by the sub-/contractor, e.g. not enough manpower on site to complete the job in time

8. 3. CONCURRENT Concurrent delays:
two or more delay events occur at the same time or overlap to some degree
at least one of the delays has to be caused by the contractor and one by the client
Non-concurrent delays:
delays do not overlap

9. 4. COMPENSABLE
the client’s failure to coordinate several prime contractors
the client’s failure to provide adequate access to the project
change orders placed by the client
any interference by the client
delays caused by a third party under the control of the client

10. CONSEQUENCES
The claim depends on the cause of the delay, which must be identified. Therefore the responsibility is being clarified.
Possible Claims:
Time extensions (for the contractor)
Financial compensations (for client and contractor)

11. FOLLOW-UP For the client: For the contractor: Delay in use of project
Capital is blocked
Escalation in subsequent investment
For the contractor:
Delay in getting profit
Idle of resources (machines, workers etc.)
Productivity loss due to uncontracted work period

12. MINIMIZING DELAYS Identifying the cause that led to the delay
Providing enough financial resources
Competent project management
Resource availability
Frequent progress meetings
Choosing the right (experienced) consultants, suppliers and contractors
Accurate cost estimation
etc.

13. TIME MANAGEMENT Part of the construction budgeting process
Project management team determines the amount of time which is needed for the project
Determining the amount of man hours and employees
Major role for cost estimation

14. Thank you!

15. References
Singh, P. (n.d.). Delay in construction project and its consequences. Retrieved from and-Its-Consequences
Ibbnu Abbas, M. (2006). Causes and effect of delays in aceh construction industry. Retrieved from
Cooke, B., & Williams, P. Construction planning, programming and control. Wiley-Blackwell.