When reviewing which type of delay analysis is most important for a specific case, it’s worth considering the pros and cons of the most commonly accepted methodologies.

In this video, Paul McArd discuss the As-Planned vs As-Built methodology.

What is the As-Planned vs As-Built method of delay analysis?

A simplistic, retrospective methodology, which in its simplest form compares the as-built program to the planned (baseline) program. Usually used to substantiate ‘global’ claims, whereby the various heads of claim are not independently assessed, rather they are bundled into a single claim. 

Let’s consider the pros:

• Quick to produce in its simplest form i.e., comparing the as-planned program to a single as-built;  

• Requires minimal program updates i.e., frequently updated programs are not available;  

• Easy to understand if the project is simple and there are very few delays;  

• The analysis can be broken down into ‘windows’ or time slices for clarity, such as the time-slice windows analysis methodology.  

As-Planned vs As-Built also has a number of downsides to consider:

• The baseline and as-built programs must be very similar;  

• Fails to consider concurrency in its simplest form;  

• The ‘as-built’ program is rarely dynamic with a historical critical path i.e., only start and finish dates are recorded;  

• Causation is generally inferred, not proven;  

• Some judicial support, especially in the form of a time-slice windows analysis (as-built program with critical path). Refer: V601 Developments Pty Ltd v Probuild Construction Pty Ltd [2021] VSC 846.  

As-Planned vs As-Built is an accepted, simple as-planned program. To execute this method, you require an as-built program that is very similar, in terms of key sequence, to the as-planned program. While it does not need to be a program with a critical path, it is often much more convincing if it is.

As-Planned vs As-Built would also benefit greatly from a convincing narrative or a variation of the methodology that uses time-slices and a critical path that has been determined contemporaneously. 

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