Time Impact Analysis (TIA)


What is Time Impact Analysis?

A Time impact analysis TIA is a contemporaneously analysis, not historic but forward-looking and will be applied to forecast the as-impacted construction process or workflow determine the impacted project completion due to the analyzed impact. It requires a CPM schedule that is able to show the pure CPM calculation differences between a schedule that does not include a delay and one that does include an activity modeling a delay.

A time impact analysis is required to calculate with a standard method the results to the estimated project impacted delay. We are working in the future!

TIA analysis was first used by the USACE to the allow pricing of an impact

Benefits to the Owner

A TIA enables the Project Owner to close out a monthly pay application due to the obtained mutual agreement on the cost and delay of an impact quickly before cost grows with time as it always does. This removes any possibility of this item appearing in a final cumulative claim. It also reduces or ends any additional delays that may ripple from the settled claim.

Benefits to the Contractor

The contractor gets paid sooner and has mutually agreed with the Owner rather than further bickering and further delaying the project.

Generally

Early decisions encourage cooperation; no lingering potential claim items on the settled issues, Issues facts are clear, but fade over time, Budget & completion information is always current and reasonably accurate and it allows the Owner to take advantage of pacing opportunities and it reduces or eliminates the need for issuance of unilateral modifications and it shares performance and cost risk.

TIA methodology is relatively simple to perform given a currently updated accurate project schedule. Good, experienced schedulers together with a cost engineer should be capable of producing a well-documented TIA. Lack of good contemporaneous documentation can make creating a documented TIA possible. HSE is very experienced in TIA preparation.

In most cases, the specification requires a certain method to be used when substantiating change orders and presenting a claim for delay or time extension. If the specifications are silent, then HSE uses all of the industry’s most common procedures in accordance with the best practices of PMI and CMAA which includes but are not limited to the following delay analysis methods:

  • Contamperaneous Window Analysis
  • As Built Delay Analysis
  • But-For Analysis
  • Impacted As Planned

Time impact analyses are used on these occasions:

  • When the contractor has not been able to provide remediation instructions and it is not able to redeploy his workforce.
  • Time impact analysis is an excellent tool to estimate delays on events that are ongoing construction activities.
  • The analysis could be used when delays are already being expected due to external or internal circumstances.
  • Time impact analyses are used to model delays on short or simple construction activities. If delays are longer than usual additional methods and tools must be used in conjunction with the TIA.
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