Forensic Delay Analysis: Establishing the Truth Behind Project Delays
Forensic Delay Analysis is a specialised process used to determine the causes and impacts of delays in construction and engineering projects. It combines a detailed review of project records with recognised analytical techniques to establish a clear, evidence-based timeline of events.
This analysis is often critical in resolving disputes where time-related claims, such as prolongation or liquidated damages, are in question. By identifying when delays occurred, what caused them, and how they affected the project completion date, Forensic Delay Analysis provides the factual foundation for fair and informed decision-making.
Common methodologies applied in Forensic Delay Analysis include:
As-Planned vs. As-Built – Comparing the original programme to actual progress to highlight differences.
Time Impact Analysis – Assessing the effect of specific delaying events on the project schedule.
Window Analysis – Breaking the project period into phases to evaluate delays within each timeframe.
Collapsed As-Built – Removing identified delays from the as-built programme to determine what completion date could have been achieved.
Accuracy and impartiality are essential. Analysts must base their findings on contemporaneous project records such as site diaries, progress reports, correspondence, and schedule updates. In disputes, the analysis must also comply with procedural rules and be capable of withstanding cross-examination.
When performed correctly, Forensic Delay Analysis provides clarity in complex situations, supports contractual entitlements, and helps parties resolve disputes through negotiation, arbitration, or litigation.