Time Impact Analysis: Identifying the Impact of Extra Work

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A time impact analysis (TIA) is a forensic scheduling methodology that uses a CPM schedule developed specifically to demonstrate the effect of a proposed or past change or delay on a project timeline. Developed in the 1980s, time impact analysis is one of the most widely accepted methodologies for quantifying the effects of unplanned events. Ideally, a TIA is used prospectively or forward-looking to measure the effects of projected impacts of events that have occurred recently or are currently happening.

Why is TIA Performed?

When a change order, defect, directive, differing site condition, or something else impacts the project schedule, it is important to update the overall schedule of the project to account for these changes. In such cases, a TIA can be performed to assess and quantify the impact of the unplanned event. By performing the analysis, the project management team is able to accurately plan for the remainder of the project.

Analyzing the impact of a delay or change can help prevent construction disputes. A TIA allows you to anticipate how certain events can impact the overall project completion date. You can share the results of your analysis with different stakeholders to ensure everyone is on the same page. A TIA allows managers and contractors to create accurate new project schedules, helping them set realistic expectations.

How to Perform a Time Impact Analysis?

When performed correctly, a TIA can be time-consuming, but it will produce the most accurate results. The Swaney Corporation-Crowe Construction specializes in construction management services in California, read further to see our tips on performing a construction time impact analysis

Identify the Impact Event 

The first step involves going through all contract documents, orders, specifications, and drawings and identifying the critical and near critical impacts to the CPM schedule. An impacting event can be a delay, differing site conditions or a change order. Organize the critical impacts by developing a chronology of events to document the critical and near critical delays experienced to date. Each delay will need to clearly identify the impacted baseline contract work.

Once you identify and organize the impacting event, you can start developing a fragmented network or fragnet representing the added or changed work or issue that is impacting the project schedule. Sequence activities within each fragnet and estimate the time required to finish the additional work.

Use the Current Project Schedule

Your project schedule may have changed since the last time you reviewed it. Make sure you select the project schedule that best represents the conditions before the impacting event, or you may get inaccurate results.  It is also important to make sure that you are using project schedules that have been submitted and approved by all the necessary parties involved.

Add the New Work to the Schedule

Take the time to understand any logical relationships between activities. Incrementally Impact the schedule with the fully developed fragnets from the start of the impact until completion to identify and quantify the total delay to the project schedule. If you notice any scheduling issues, make necessary adjustments, and document them.

Recalculate the Critical Path

Check if the event had any impact on the critical path or project milestones. Compare the original schedule with the impacted schedule to assess and quantify the overall delay to the project completion date.

The Swaney Corporation-Crowe Construction specializes in construction management and scheduling for California contractors. Our professionals possess highly specialized skills that enable them to come up with bulletproof construction schedules. To consult with one of them, call (707) 665-9668.    

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