Delay analysis that shows what happened, and why
For contractors, subs, owners and counsel with a delay claim on the table. We take the contemporaneous schedules and project record, run the analysis under AACE RP 29R-03, and put the delay math in a report built for negotiation, mediation, arbitration or litigation.
We prepare claims and evaluate the ones you receive
We prepare delay claims and independently evaluate claims our clients receive. The method doesn't change. The record decides where the delay came from and what it did to the critical path.
Owner and third-party delay
Differing site conditions, utility conflicts, design changes, late approvals, permit and inspection holds, tied to the schedule and measured against the completion date.
Contractor delay defense
When a claim lands on your desk, we test the other side's analysis and the schedule under it, and separate the delay you own from the delay you don't.
Concurrent delay
Where most claims get argued. We identify concurrent delay, apportion it where the facts allow, and state how it affects time and compensability under the contract.
Acceleration and compression
Directed or constructive acceleration, trade stacking and out-of-sequence work, connected to the driving delay so the cost has a cause.
Lost productivity
Measured mile and related methods where the record supports them, so the claim rests on an unimpacted comparison, not total cost.
Time extension entitlement
How many calendar days are owed, which are excusable and compensable, and whether notice and contract requirements were met. While the job is running, that usually goes in an REA.
The record picks the method, not the answer you want
RP 29R-03 lays out the recognized methods and when each applies. We pick from what schedules exist, what the contract requires, and whether the analysis happens during the job or after, then explain the choice in the report. An incomplete record does not rule out a useful analysis. Missing updates or PDF prints instead of native files, we assess what the available schedules and documents can support and state the limits.
Contemporaneous windows MIP 3.3 / 3.4
The updates as they existed during the job, analyzed period by period. Our default when a real update record exists, because it shows the critical path as the project team saw it.
Progress vs. non-progress split MIP 3.4
Each window separates what progress did to the completion date from what schedule revisions did. Logic, duration and scope changes don't hide inside a progress update.
Time impact analysis RP 52R-06
The prospective method for a change or delay while the job is running: a fragnet inserted into the current update, impact measured before and after. Many contracts name it for time extension requests.
Collapsed as-built MIP 3.8 / 3.9
The as-built with the delay events removed, showing when the job would have finished without them. Used when the update record is thin and the as-built can be reconstructed with confidence.
As-planned vs. as-built MIP 3.1 / 3.2
The baseline against what actually happened, in one pass or in periods. Readable, and fits a narrow dispute or a record that won't support a dynamic method.
Schedule validation DCMA / 29R-03
Before any method runs, the baseline and updates are validated. Open ends, constraints, lags, calendar errors and out-of-sequence progress are corrected or disclosed.
Delay math, backed by the record
Every delay claim gets tested on the schedule, the method and the math
An opposing expert will attack the schedule, the method choice, and whether the day count survives a recalculation. Schedules are validated first. The method is chosen from RP 29R-03 for reasons stated in the report. Every calendar day traces to a critical path activity, a driving relationship and a document in the record. Logic, calendars, constraints and total float decide what was critical, not narrative.
From the first call to the report
Scaled to where the dispute sits
Delay analysis and summary
Critical path findings and day count in a report written for a change order negotiation or claim submission. Often enough to settle it before it becomes a dispute.
Expert report and rebuttal
A full expert report with exhibits, schedule comparisons and the document trail. Rebuttal reports that take the opposing analysis apart point by point.
Testimony and counsel support
Deposition and hearing testimony, support for counsel through discovery, and plain-language exhibits a panel or judge can follow.
Recent delay analysis work
A sample, not a full list. Names withheld, references available on request.
Multifamily, Chapel Hill, NC
Delay evaluation for the electrical and fire alarm scope on a stalled multifamily project. Time impact analysis on building dry-in and predecessor delays, plus review of resequencing and acceleration pushed down to the trade.
Multifamily, Charlotte, NC
Schedule and delay evaluation focused on the subcontractor's exposure. Contract milestones and durations reviewed against the contemporaneous record as delay was passed down from the GC.
Healthcare projects, Florida
Independent schedule and delay evaluation across multiple healthcare projects. Progress validated and delay exposure flagged from sequencing, trade stacking and duration changes.
Municipal Sewer Reconstruction, New Mexico
Default termination defense and delay claim for the contractor. Period-by-period as-planned vs. as-built analysis (MIP 3.2) built from PDF schedule prints and the as-built XER, isolating owner review delay and a disputed constructive change.
Whoever needs the delay measured correctly
Subcontractors
Every trade (mechanical, electrical, plumbing, fire protection, site and more), pushing back on delay handed down or making the case for time and cost owed.
General contractors
Claims for owner-caused delay, and defense against sub pass-through claims and liquidated damages.
Owners and developers
Independent evaluation of an incoming contractor claim before time or money is granted, and support when assessing damages.
Counsel and sureties
Retained by construction attorneys and surety claims teams as the scheduling and delay expert, working under counsel's direction on confidentiality, disclosure and deadlines.
Questions we get on delay claims
Discuss your delay matter
Send the contract, the schedules and a short description of the delay, even if the record is incomplete. We will tell you what it supports, which method fits, and what it takes. Counsel can start with a conflict check.