Impacted As-Planned Delay Analysis is a prospective method used in construction projects to measure the effect of delay events on the project completion date.
In this approach, the analyst takes the original baseline schedule (the as-planned program) and introduces the identified delay events into it one by one or in groups.
By observing how each inserted delay impacts the planned finish date, the method aims to demonstrate the potential time impact of those events if they were to occur exactly as scheduled.
This technique is often used to support claims for extensions of time because it provides a clear, step-by-step model of how delays would have influenced the project if everything else had proceeded according to the original plan.
However, it does not account for the actual progress or changes that occurred during construction, which means it may not fully reflect real-world circumstances. Instead, its value lies in offering a straightforward and easily understandable forecast of delay impacts based on the as-planned schedule.
How the Impacted As-Planned Method Works
he Impacted As-Planned method works by taking the project’s baseline schedule and inserting delay events into it to assess their effect on the overall completion date.
Each delay, such as late delivery of materials, design changes, or unforeseen site conditions, is modeled in the as-planned program as if it occurred exactly when expected. The analyst then measures how much the project’s finish date is pushed forward once the delay is incorporated.
This step-by-step process creates a direct link between each identified delay and its projected time impact.
Because it is based entirely on the baseline schedule, the method assumes that all other activities progress exactly as originally planned, without considering changes or disruptions that may have happened on-site. This makes the analysis relatively simple, transparent, and easy to follow, which is why it is often used in claims preparation.
However, the accuracy of the results depends heavily on the reliability of the baseline program and the proper identification of delay events.
Advantages of Using Impacted As-Planned Analysis
1- Clarity and Transparency
- Shows a direct cause-and-effect relationship between delay events and project completion.
- Easy for all stakeholders to understand, including clients, contractors, and arbitrators.
2- Useful for Claims
- Provides structured evidence to support extension of time requests.
- Creates a defensible explanation of delay impacts in dispute resolution.
3- Prospective Application
- Can be used to forecast the impact of delays before they fully occur.
- Helps project teams plan mitigation strategies and communicate risks early.
4- Cost and Time Efficiency
- Less complex than other delay analysis methods.
- Requires fewer resources, making it faster and more economical to perform.
Limitations and Criticisms of the Approach
The main limitation of the Impacted As-Planned approach is that it relies entirely on the baseline schedule and assumes that work progresses exactly as originally planned.
In reality, construction projects often experience changes, resequencing, or productivity variations that are not reflected in the baseline. As a result, this method may oversimplify the situation and produce outcomes that do not accurately represent what happened on-site.
Its reliance on the original program also means that if the baseline schedule is poorly prepared or unrealistic, the analysis becomes weak and unreliable.
Another common criticism is that the method tends to favor the party introducing the delays, often the contractor, because it does not account for actual progress or concurrent delays.
By ignoring how events unfolded in real time, it may exaggerate the impact of certain delays or fail to reflect shared responsibility.
For this reason, tribunals and project owners sometimes view the results as less persuasive compared to more sophisticated methods, such as time impact analysis or as-built studies, which incorporate actual project data.
When to Use Impacted As-Planned in Construction Projects
| Situation | Why This Method Works Well |
|---|---|
| Early in the Project | Useful for forecasting potential impacts of delays before significant work has been completed. |
| Simple or Medium-Sized Projects | Provides a straightforward way to assess delays without requiring complex analysis. |
| Supporting Extension of Time Claims | Creates clear, step-by-step evidence that links delay events to changes in project completion. |
| When Stakeholders Need Transparency | Easy to explain and present in meetings, negotiations, or disputes. |
| Limited Time or Budget for Analysis | Faster and more cost-effective than advanced methods like as-built or time impact analysis. |
See Delay Impacts Instantly with Opteam: From Baseline to Actionable Insights
With a construction progress tracking software like Opteam, you can transform your baseline schedule from a static plan into a live, interactive tool for delay analysis. Instead of manually inserting events and calculating impacts, Opteam automatically integrates with Primavera and other scheduling software to simulate potential or actual delays in real time.
This allows project managers to instantly see how delays affect the completion date, generate professional reports for stakeholders, and take proactive steps to mitigate risks.
By combining the principles of Impacted As-Planned analysis with powerful digital automation, Opteam makes schedule management faster, more accurate, and easier to defend in claims or project discussions.
