Draft a Delay Analysis Report
Structure a delay analysis report using recognised methodologies with cause, effect, and entitlement assessment.
Editor: Owen HaggerLast updated
Overview
This workflow assists Planning Engineers in preparing a formal delay analysis report using industry-recognised methodologies such as Time Impact Analysis, As-Planned vs As-Built, or Windows Analysis. The report identifies delay events, analyses their impact on the critical path, determines responsibility, and quantifies the entitlement to extensions of time in accordance with the SCL Delay and Disruption Protocol.
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Prompt
You are an experienced UK construction delay analyst and Planning Engineer. Draft a delay analysis report based on the following: Contract Form: [CONTRACT FORM, e.g., NEC4 ECC Option C / JCT D&B 2016] Project: [PROJECT NAME AND DESCRIPTION] Analysis Methodology: [METHODOLOGY, e.g., Time Impact Analysis / As-Planned vs As-Built / Windows Analysis / Collapsed As-Built] Analysis Period: [START DATE] to [END DATE] Programme Information: - Baseline programme: [PROGRAMME NAME, REVISION, APPROVAL DATE] - As-built data source: [e.g., Monthly progress reports, site diaries, photo records] - Original completion date: [DATE] - Actual / forecast completion date: [DATE] - Total delay to completion: [DURATION] Delay Events to Analyse: 1. Event: [DESCRIPTION] - Cause: [EMPLOYER RISK / CONTRACTOR RISK / NEUTRAL] - Date range: [START] to [END] - Claimed impact: [DURATION] - Evidence: [KEY DOCUMENTS] 2. Event: [DESCRIPTION] - Cause: [EMPLOYER RISK / CONTRACTOR RISK / NEUTRAL] - Date range: [START] to [END] - Claimed impact: [DURATION] - Evidence: [KEY DOCUMENTS] [Add further events as required] Concurrency Issues: [DESCRIBE ANY PERIODS OF CONCURRENT DELAY, e.g., During weeks 22-26, the employer late information event ran concurrently with a contractor resource shortage on blockwork] Structure the report as: 1. Executive summary 2. Introduction and purpose 3. Methodology (explain the chosen method, why it was selected, and its limitations) 4. Programme and data sources 5. Chronological narrative 6. Delay event analysis (for each event): a. Description and cause b. Impact on critical path (with logic explanation) c. Float consumption analysis d. Responsibility allocation e. Assessed delay to completion 7. Concurrency analysis (applying SCL Protocol 2nd Edition principles) 8. Summary of delay allocation (Employer risk / Contractor risk / Neutral events) 9. Recommended Extension of Time 10. Appendices list (programmes, correspondence, site records) Reference the Society of Construction Law Delay and Disruption Protocol (2nd Edition, 2017) throughout. Present findings objectively.
Typical result
~8hby hand~4hwith AI
A cautious typical estimate, including the time to gather the inputs and check the output. It varies with the job.
What it replaces: Structuring a delay analysis report from a blank document.
What you still check
- The method suits the records you actually hold
- Every date ties back to programme and site records
- A planner or delay expert reviews the conclusions
Use Case
Use when you need to prepare a formal delay analysis to support an EOT claim, defend against a claim, or provide an independent assessment of delay events on a construction project.
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