If you’ve ever been on a construction site, you know things don’t always go as planned.
Maybe it rained for two straight weeks. Maybe materials didn’t show up on time. Or maybe a surprise design change popped up mid-project. Whatever the reason, delays happen.
And when they do, the big question is: who’s responsible, and how does this affect the overall schedule?
This is where things get tricky.
Because in construction, time is money. A few days of delay can mean thousands of dollars lost—or more.
That’s why it’s so important to have a clear, structured way to analyze delays when they happen. Enter: Time Impact Analysis, or TIA for short.
So, What is Time Impact Analysis (TIA)?
On average, 72% of projects are delayed with 38% increase in original contracted duration.
Time Impact Analysis is basically a method used to figure out how a delay affects a construction schedule.
In simple terms, it’s like saying: “Okay, if this delay didn’t happen, where would we be today?” and “Now that it did happen, how far are we pushed back?”
It’s used to answer questions like:
- Will the project still finish on time?
- Do we need to ask for an extension?
- Is this delay going to cost us money?
- Who’s responsible for the delay?
Think of TIA as a way to simulate the impact of a delay by inserting it into your project schedule and seeing what shifts. It’s like running a “what-if” test for your timeline.
When Do You Need a Time Impact Analysis?
TIA isn’t something you run every time someone’s late for a coffee break.
It’s used when there’s a real disruption that might affect your critical path—the chain of tasks that determines your project’s end date.
You typically need a TIA when:
- You’re preparing a claim for an Extension of Time (EOT)
- There’s a major unexpected event (like bad weather or a design change)
- You want to defend against a delay claim from someone else
- The client asks you to prove the impact of a certain issue on the schedule
It’s often required by contract, especially in big infrastructure or commercial projects. And if you’re ever heading into a dispute or arbitration, having a solid TIA can make or break your case.
How TIA Works – In Simple Terms
Let’s break it down.
- Start with your baseline schedule – this is your original, approved plan.
- Pick a point in time before the delay happened.
- Insert the delay event into the schedule as if it had happened back then.
- Recalculate the schedule and see how it changes the finish date.
This lets you see what the delay did to your project. If it pushes the end date, you’ve got a case for more time. If it only affects non-critical activities, maybe you don’t.
Simple, right? It’s like telling the schedule, “Hey, what if this thing happened here—what would’ve changed?”
Example: Let’s Say a Delay Hits Your Project
Let’s say you’re building a school. Your project schedule is running smoothly. Suddenly, the design team changes the window specs. New windows take 3 weeks to arrive. That’s a delay.
With TIA, you:
- Go back to your last schedule update before the delay
- Add a 3-week delay to the task “Install Windows”
- Re-run the schedule
- See if the project completion date moves forward
If it does, and the delay wasn’t your fault, you now have data to request an Extension of Time—based on actual schedule logic.
Who Actually Puts Together a TIA?
Now, you might be wondering—who’s responsible for all this schedule wizardry?
In most cases, it’s the contractor or project scheduler who prepares the TIA. But depending on the size of the project, you might also have a planning consultant or claims specialist do it. These folks are fluent in scheduling software (like Primavera or Microsoft Project), but more importantly, they understand how construction actually works on the ground.
What matters most is that the person preparing the TIA knows:
- The logic of the schedule
- The rules of the contract
- The real situation on-site
Because let’s face it—just knowing how to click buttons in a program won’t cut it. You need someone who can explain the delay and back it up with real evidence.
What Makes a TIA Solid (and Not Just a Fancy Chart)?
Not all TIAs are created equal. Some are just technical exercises, while others tell a story that actually convinces clients, consultants, or even legal teams.
Here’s what separates a good TIA from a weak one:
- Clarity – It should be easy to follow, even if you’re not a scheduler.
- Accuracy – No guesses. Every change should be backed by documents, site photos, or reports.
- Relevance – Focus only on the delay event you’re analyzing. Don’t mix in other issues.
- Proper logic – Make sure the added activities connect logically to the critical path.
- Transparency – Keep versions and assumptions clear. No one likes surprises in court.
At the end of the day, a TIA should tell a clear, believable story: “Here’s what happened, here’s when it happened, and here’s how it changed our finish date.”
Why Even Bother with a TIA?
Because it can save your skin—and your budget.
Let’s say a delay hits and your client refuses to give you more time. Without a TIA, it’s just your word against theirs. But with a properly done TIA, you’ve got data, logic, and proof. And that changes everything.
Other benefits?
- It helps you get approved time extensions
- It gives your team clarity on how bad the delay really is
- It reduces the risk of disputes
- It can protect you from paying liquidated damages
- It keeps all parties on the same page
Think of it as your timeline’s defense lawyer. When the heat is on, it defends your side of the story with facts.
But Don’t Fall Into These TIA Traps
Like anything in construction, it’s easy to mess up a TIA if you’re not careful.
A few classic mistakes to avoid:
- Using the wrong data date: If you don’t pick a snapshot of the schedule before the delay started, the whole analysis falls apart.
- Overloading the TIA with too many events: Keep it focused. Each delay deserves its own analysis.
- Ignoring the contract: If the contract says you need to submit a TIA within 14 days of a delay, and you wait 30… good luck.
- Missing proper documentation: Without evidence, your delay might not be seen as legit.
In short: don’t wing it. A sloppy TIA does more harm than good.
How Opteam Makes Delay Analysis (Like TIA) Way Easier
If you’ve read this far, you probably agree—Time Impact Analysis is powerful, but it’s also a lot of work. And let’s be real: construction teams are already stretched thin. Between chasing subcontractors, juggling change orders, and managing site chaos, there’s barely time to eat lunch—let alone run schedule simulations.
That’s where Opteam comes in.
Opteam is built for contractors who don’t have time for messy Excel sheets or outdated scheduling tools. It’s a modern construction progress tracking platform that helps you:
- Collect real-time site updates (yes, even through WhatsApp)
- Visualize delays and their impact instantly on the schedule
- Score your project’s schedule health
- Export data you can actually use in a TIA
In short: it gives you the data you need to prove delay claims—without spending hours digging through old reports or chasing down updates from site managers.
Whether you’re preparing a full-blown Time Impact Analysis or just trying to avoid one, Opteam helps you stay on top of delays before they become a legal headache.
👉 Want to see how it works?
Try Opteam free for 14 days and start tracking your projects like a pro.
