Las Cortes Townhomes – HUD Project No.

: 122-35726 Delay Analysis: Time Impact Analysis / Report date: 06/09/2017

UHC Sun HSE

00558 Country Contracto
Oxnard, Builders rs Inc.
L.P.

Las Cortes Townhomes

HUD Project No.: 122-35726

Las Cortes Townhomes – Oxnard, California

Delay Analysis: Time Impact Analysis

Contractual Start July 08, 2016

Contractual Finish February 06, 2018
Report Date June 09, 2017
Las Cortes Townhomes – HUD Project No.: 122-35726 Delay Analysis: Time Impact Analysis / Report date: 06/09/2017

Table of Contents
Introduction:...............................................................................................................................................4
Analysis Technique Used: Time Impact Analysis:.........................................................................................4
Sequence of Work:......................................................................................................................................5
List of Delay Events/Frag-nets:....................................................................................................................5
Baseline Critical Path:..............................................................................................................................5
Analysis Results:..........................................................................................................................................6
Update #01 – DD 08/03/2016:................................................................................................................6
Update #02 – DD 12/12/2016:................................................................................................................7
Update #02 – DD 12/12/2016:................................................................................................................8
Update #02 – DD 12/12/2016:................................................................................................................9
Update #03 – DD 02/10/2017:..............................................................................................................11
Update #04 – DD 03/16/2017:..............................................................................................................12
Weather Delays:....................................................................................................................................13
Conclusion:................................................................................................................................................14

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List of Figures:
Figure 1: Illustrative Figure Showing the Predecessors & Successors for Delay 1........................................6
Figure 2: Illustrative Figure Showing the Predecessors & Successors for Delay 2........................................7
Figure 3: Illustrative Figure Showing the Predecessors & Successors for Delay 3........................................8
Figure 4: Illustrative Figure Showing the Predecessors & Successors for Delay 3.1.....................................9
Figure 5: Illustrative Figure Showing the Impact of Delays 3 & 3.1 on the Project Finish Date.................10
Figure 6: Illustrative Figure Showing the Predecessors & Successors for Delay 4......................................11
Figure 7: Illustrative Figure Showing the Predecessors & Successors for Delay 5......................................12

List of Tables:
Table 1: List of Delay Events........................................................................................................................5
Table 2: List of Weather delays.................................................................................................................13
Table 3: Delay Summary............................................................................................................................14

List of Appendices:
Appendix 01 - Las Cortes Baseline
Appendix 02 - Las Cortes Baseline - Critical Path
Appendix 03 - Update #01 DD08-03-2016 before delay 1
Appendix 04 - Update #01 DD08-03-2016 after delay 1
Appendix 05 - Update #02 DD12-12-2016 before delays 2, 3 & 3.1
Appendix 06 - Update #02 DD12-12-2016 after delay 2
Appendix 07 - Update #02 DD12-12-2016 after delay 3
Appendix 08 - Update #02 DD12-12-2016 after delay 3.1
Appendix 09 - Update #03 DD02-10-2017 before delay 4
Appendix 10 - Update #03 DD02-10-2017 after delay 4
Appendix 11 - Update #04 DD03-16-2017 before delay 5
Appendix 12 - Update #04 DD03-16-2017 after delay 5

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Las Cortes Townhomes – HUD Project No.: 122-35726 Delay Analysis: Time Impact Analysis / Report date: 06/09/2017

Introduction:
The construction of the “Las Cortes Townhomes” was awarded to Sun Country Builders
and construction began on July 08, 2016. The main scope of the project is the full construction
of 11 buildings, in addition to all the rough in works, finishes, landscape and hardscape.
The project is planned to end on February 06, 2018, however the actual finish date of
the project has been impacted due to certain delay events. There are a total of three major
delay incidents, with the most notable one being the delay in the start of the dry utilities due to
the Design of the Dry Utilities & Conversion not being completed as originally scheduled in the
GC Contract baseline schedule. As a result, Sun Country Builders performed this delay analysis
in order to support their claim for extension of time. Through this report, the results of “Time
Impact Analysis” will be presented and described in detail in order to assess how those three
major delays will impact the completion date of the project.

Analysis Technique Used: Time Impact Analysis:

Time Impact Analysis (TIA) is a scheduling technique used to quantify the effects of an
unplanned event, quantify the effects of increases the work scope or evaluate the potential
impacts to the schedule for acceleration or delay. Time impact analysis is done using existing
schedules, analyzed with all related input entered into the schedule to demonstrate the reason
or possible effects on schedule.

In the current project “Las Cortes Townhomes”, the actuals are applied on the baseline
for different data dates to quantify the impact of each delay event on the project’s finish date.
Also, there is a clear description of the delays and their effects in terms of the dates of
occurrence and the activities that are directly impacted.

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Las Cortes Townhomes – HUD Project No.: 122-35726 Delay Analysis: Time Impact Analysis / Report date: 06/09/2017

Sequence of Work:

1. Developing the schedule frag-net to model the delay events.

2. Adding the delay events/activities to the most recent approved schedule, in addition to
tying the delay events to their proper successors and predecessors.
3. Inserting the proper durations –and actual dates if existed- into the activities in a
chronological order.
4. Determining the correct impact of the delay events.

List of Delay Events/Frag-nets:

According to Sun Country Builders’ PCO Log and meeting minutes, there are a total of 6
delay events that should impact the project’s finish date. Those delays were introduced to the
scheduling software as shown in the table below. Those activities are tied to the proper
successors that are impacted in a chronological order. This allowed quantifying the impact of
each delay on the project’s finish date. Moreover, it allowed identifying the changes occurring
to the critical path after adding each delay. The table below provides a list of the delays added,
their durations and the point of their occurrence in the time span of the project.
Table 1: List of Delay Events

Activity Description Duration Start Date Finish Date

Delay 1 – Abatement/Demolition Production
Durations Impacted due to existing Utility Lines &
Poles Not Removed 27 03-Aug-2016 09-Nov-2016
Delay 2 - Delay in staking of structures due to plans
and permits not released by City 6 12-Dec-2016 22-Dec-2016
Delay 3 - Start of Dry Utilities for SCE Design 111 22-Dec-2016 02-Jun-2017
Delay 3.1 - Relocation of Power Lines by SCE 30 22-Aug-2017 03-Oct-2017
Delay 4 - Delay to Start of Foundation of Bldg. 6 & 7 18-May-
due to Overhead Lines and Poles 69 10-Feb-2017 2017
Delay 5 - Delay due to Dimension Discrepancy 12 16-Mar-2017 31-Mar-2017

Baseline Critical Path:

The critical path starts with the site demolition and abatement for phase I, moving on
through phase II. After all demolition and abatement are finished on phase II, the site rough
grading for phase II starts, moving on to the wet utilities on the same phase. Phase II structure
start after that, with buildings 9, 10 & 11 being on the critical path concurrently. The site works
finishes for Phase II commences after that, ending with the project completion.

Please refer to “Appendix 02 – Las Cortes Baseline – Critical Path” for more details.

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Las Cortes Townhomes – HUD Project No.: 122-35726 Delay Analysis: Time Impact Analysis / Report date: 06/09/2017

Analysis Results:
Update #01 – DD 08/03/2016:
Before adding Delay 1 – Abatement/Demolition Production Durations Impacted due to
Existing Utility Lines & Poles Removal:
According to the actuals implemented into the schedule, the project’s finish date shifted
from February 6, 2018 back to February 13, 2018, with a total of 7 non-excusable days of delay.
After adding Delay 1 - Abatement/Demolition Production Durations Impacted due to Existing
Utility Lines & Poles Removal:
This delay has a direct impact on the structural demolition under phase II, in addition to
the site rough grading under phase I.
This delay has a start date of August 03, 2016 and a finish date of November 09, 2016, as
per the figure below.

Figure 1: Illustrative Figure Showing the Predecessors & Successors for Delay 1

This delay impacted the longest path of the project, pushing out the project’s finish date
from February 13, 2018 to February 22, 2018, giving Sun Country Builders the right to claim for
9 calendar days.

Please refer to “Appendix 04 - Update 08-03-2016 after delay 1”.

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Las Cortes Townhomes – HUD Project No.: 122-35726 Delay Analysis: Time Impact Analysis / Report date: 06/09/2017

Update #02 – DD 12/12/2016:

Before adding Delay 2 - Delay in staking of structures due to plans and permits not released
by City:
According to the actuals implemented into the schedule, the project’s finish date shifted
from February 22, 2018 back to March 05, 2018, with a total of 27 days of delay, 9 of which are
excusable due to the impact of delay 1, and 18 non-excusable days.
After adding Delay 2 - Delay in staking of structures due to plans and permits not released by
City:
The building permits and construction plans were not being issued by the City for a
staking date of 12/12/16 for Building #2. UHC authorized the start of surveying with the release
of the Delta 1 Plans “For Construction” from the Architect without approval through the City of
Oxnard. This delay has a direct impact on the start of the structural works for building 2.
This delay has a start date of December 12, 2016 and a finish date of December 22, 2016,
as per the figure below.

Figure 2: Illustrative Figure Showing the Predecessors & Successors for Delay 2

Even though this delay impacted the start of Phase I Structures, it still has no Impact on
the project’s finish date. As can be seen on the figure above, building 2 still has 27 days of total
float even after adding the delay, as it is not on the longest path.

Please refer to “Appendix 06 - Update #02 DD12-12-2016 after delay 2”.

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Las Cortes Townhomes – HUD Project No.: 122-35726 Delay Analysis: Time Impact Analysis / Report date: 06/09/2017

Update #02 – DD 12/12/2016:

After adding Delay 3 - Start of Dry Utilities for SCE Design:
The redline changes to the Rule 20 Final Design of the Edison Dry Utilities and the Rule 15
Extension Final Design is having a negative impact on the construction schedule. The delay in
starting the work has a twofold affect. The framing of Building #02 (critical path for phase I)
cannot proceed until the overhead lines are removed. Also, the framing of all buildings cannot
commence until the curb and street section have been installed per the conditions from the
City Fire Department. UHC has directed SCB to proceed with the Curbs and Paving out of
sequence to start the framing of the buildings not affected by overhead power lines.
Because SCB was directed to proceed with the work out of sequence, the sequence of
work has been altered on the schedule update to match the progress that is yet to happen on
site.
This delay has a direct impact on the start of the site dry utilities for phase I and II,
affecting the start of the framing for buildings 1, 2 & 5. Additionally it impacts the relocation of
power, curb & asphalt for phase I, which affects the start of the framing for buildings 3, 4, 8, 9,
10 & 11.
This delay has a start date of December 22, 2016 and a finish date of June 02, 2017, as per
the figure below.

Figure 3: Illustrative Figure Showing the Predecessors & Successors for Delay 3

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Las Cortes Townhomes – HUD Project No.: 122-35726 Delay Analysis: Time Impact Analysis / Report date: 06/09/2017

This delay impacted the start of the framing for buildings 1, 2 & 5, with building 2 now
driving the project’s new longest path, which resulted in shifting the project’s finish date from
March 05, 2018 to July 31, 2018, giving Sun Country Builders the right to claim for 148 calendar
days.

Please refer to “Appendix 07 - Update 12-12-2016 after delay 3”.

Update #02 – DD 12/12/2016:

After adding Delay 3.1 - Relocation of Power Lines by SCE:
Due to the height of the existing power lines located in bldg. pads #1, 2 & 5 the Framing
cannot start until removed.
This delay has a direct impact on the start of the framing for buildings 1, 2 & 5.
This delay has a start date of August 22, 2017 and a finish date of October 03, 2017, as per
the figure below.

Figure 4: Illustrative Figure Showing the Predecessors & Successors for Delay 3.1

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Figure 5: Illustrative Figure Showing the Impact of Delays 3 & 3.1 on the Project Finish Date

This delay impacted the start of the framing for buildings 1, 2 & 5, shifting the project’s
finish date from July 31, 2018 to September 11, 2018, giving Sun Country Builders the right to
claim for an additional 42 calendar days.

Please refer to “Appendix 08 - Update 12-12-2016 after delay 3.1”.

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Las Cortes Townhomes – HUD Project No.: 122-35726 Delay Analysis: Time Impact Analysis / Report date: 06/09/2017

Update #03 – DD 02/10/2017:

Before adding Delay 4 - Delay to Start of Foundation of Bldg. 6 & 7 due to Overhead Lines and
Poles:
According to the actuals implemented into the schedule, the project’s finish date is still on
July 5, 2018, which means that delays 3 & 3.1 are still driving the longest path.
After adding Delay 4 - Delay to Start of Foundation of Bldg. 6 & 7 due to Overhead Lines and
Poles:
Due to the existing power poles being located still in Bldg. pads #6 & #7, grading cannot
commence until removed. This delay has a direct impact on the start of the grading and
foundation works of buildings 6 & 7.
This delay has a start date of February 10, 2017 and a finish date of May 18, 2017, as per
the figure below.

Figure 6: Illustrative Figure Showing the Predecessors & Successors for Delay 4

Even though this delay impacted the start of the structural works of building 6 & 7, it still
has no Impact on the project’s finish date. As can be seen on the figure above, building 6 still
has 118 days of total float even after adding the delay, as it is not on the longest path.

Please refer to “Appendix 10 - Update #03 DD02-10-2017 after delay 4”.

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Las Cortes Townhomes – HUD Project No.: 122-35726 Delay Analysis: Time Impact Analysis / Report date: 06/09/2017

Update #04 – DD 03/16/2017:

Before adding Delay 5 - Delay due to Dimension Discrepancy:
According to the actuals implemented into the schedule, the project’s finish date is still on
July 5, 2018, which means that delays 3 & 3.1 are still driving the longest path.
After adding Delay 5 - Delay due to Dimension Discrepancy:
The dimensions provided in the plans for building #02 did not match from foundation to
framing. The foundation subcontractor was having difficulties laying out the building. This issue
was resolved on March 31, 2017. This delay has a direct impact on the continuation of the
foundation works of building 2.
This delay has a start date of March 16, 2017 and a finish date of March 31, 2017, as per
the figure below.

Figure 7: Illustrative Figure Showing the Predecessors & Successors for Delay 5

Even though this incident delayed the foundation works of building 2, it still has no Impact
on the project’s finish date. As can be seen on the figure above, building 2 foundation works
still has 111 days of total float even after adding the delay, as it is not on the longest path.

Please refer to “Appendix 12 - Update #04 DD03-16-2017 after delay 5”.

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Weather Delays:
This topic discusses the weather delays impacting the project and their concurrency with
the previously mentioned delays.

There are a total of 22.5 days of rain delays impacting the project as per the table below.
Table 2: List of Weather delays

Task Name Duration Actual Start Actual Finish

Rain Delay 10/28/16 1 day Fri 10/28/16 Fri 10/28/16
Rain Delay 10/31/16 1 day Mon 10/31/16 Mon 10/31/16
Rain Delay 11/21/16 1 day Mon 11/21/16 Mon 11/21/16
Rain Delay 11/28/16 1 day Mon 11/28/16 Mon 11/28/16
Rain Delay 12/16/16 1 day Fri 12/16/16 Fri 12/16/16
Rain Delay 12/30/16 1 day Fri 12/30/16 Fri 12/30/16
Rain Delay 1/5/17 1 day Thu 1/5/17 Thu 1/5/17
Rain Delay 1/9/17 1 day Mon 1/9/17 Mon 1/9/17
Rain Delay 1/10/17 1 day Tue 1/10/17 Tue 1/10/17
Rain Delay 1/11/17 1 day Wed 1/11/17 Wed 1/11/17
Rain Delay 1/12/17 1 day Thu 1/12/17 Thu 1/12/17
Rain Delay 1/13/17 1 day Fri 1/13/17 Fri 1/13/17
Rain Delay 1/19/17 1 day Thu 1/19/17 Thu 1/19/17
Rain Delay 1/20/17 1 day Fri 1/20/17 Fri 1/20/17
Rain Delay 1/23/17 1 day Mon 1/23/17 Mon 1/23/17
Rain Delay 1/24/17 1 day Tue 1/24/17 Tue 1/24/17
Rain Delay 2/3/17 Half Day 1 day Fri 2/3/17 Fri 2/3/17
Rain Delay 2/6/17 1 day Mon 2/6/17 Mon 2/6/17
Rain Delay 2/7/17 1 day Tue 2/7/17 Tue 2/7/17
Rain Delay 2/8/17 1 day Wed 2/8/17 Wed 2/8/17
Rain Delay 2/17/17 1 day Fri 2/17/17 Fri 2/17/17
Rain Delay 2/20/17 1 day Mon 2/20/17 Mon 2/20/17
Rain Delay 2/21/17 1 day Tue 2/21/17 Tue 2/21/17

The days highlighted in yellow are concurrent with the previously mentioned delays, a
total of 18 and half days, thus the remaining 4 days should only be deducted from the total
amount of weather delays provided by the contract, which sums up to 17 days.

Thus the contractor’s balance should be 17-4= 13 days under contract.

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Conclusion:
 The total accounted delays that has an impact on the at completion date are 222
calendar days according to the analysis, pushing the project’s finish date back to
September 16, 2018.
 18.5 days out of the 22.5 days of rain delays are concurrent with the previously
mentioned delays, thus the remaining 4 days should only be deducted from the total
amount of weather delays provided by the contract, which sums up to 17 day, the
contractor’s balance should be 13 days under contract.
 Upon the addition of some of the delays, the “at completion date” keeps getting pushed
out. The longest path changes with every added delay as well. However, the distortion
caused by concurrent delays is a very critical issue for Sun Country Builders, since this
may have caused loss of resources and efficiency.
 Below are the summarized results for the full analysis process:
Table 3: Delay Summary

Duration Impact Project Finish Project Finish Project Finish Non-

Excusable
Update Activity Description (Working (calendar Date of the Date Before Date After excusable
Days
Days) Days) previous update Adding delay Adding delay Days
Update #01 – Delay 1 - Abatement/Demolition Production Durations
27 9 6-Feb-18 13-Feb-18 22-Feb-18 7 9
DD 08/03/2016 Impacted due to Existing Utility Lines & Poles Removal
Delay 2 - Delay in staking of structures due to plans and
5 0 5-Mar-18 5-Mar-18 0
permits not released by City
Update #02 –
Delay 3 - Start of Dry Utilities for SCE Design 111 171 22-Feb-18 5-Mar-18 23-Aug-18 11 171
DD 12/12/2016

Delay 3.1 - Relocation of Power Lines by SCE 30 42 23-Aug-18 4-Oct-18 42

Update #03 – Delay 4 - Delay to Start of Foundation of Bldg. 6 & 7 due

69 0 4-Oct-18 4-Oct-18 4-Oct-18 0 0
DD 02/10/2017 to Overhead Lines and Poles
Update #04 –
Delay 5 - Delay due to Dimension Discrepancy 12 0 4-Oct-18 4-Oct-18 4-Oct-18 0 0
DD 03/16/2017

Total Days (Calendar Days) 18 222

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