clear, defensible schedule reviews
Schedule & Builders Risk Analysis
Critical-path review, as-planned versus as-built comparison, and soft-cost delay quantification for builders risk and business-interruption exposures. Clear enough for a claim file, rigorous enough for litigation.
What We Do & Why It Matters
Schedule and Builder's Risk Analysis
When a construction project is delayed or a builder's risk claim is filed, the financial implications extend well beyond the direct costs of the damage. Alternative living expenses, business interruption, extended general conditions, and liquidated damages can all add significant dollars to a claim. Whether those amounts are reasonable depends entirely on whether the underlying schedule analysis is accurate.
At 360BGC, we perform independent schedule and builder's risk analyses that establish a fair and defensible timeline for the delays or repairs in question. Our consultants are proficient in industry standard scheduling platforms and bring real construction project management experience to every review. We understand how projects are planned, how delays develop, and what a reasonable recovery schedule actually looks like.
Our Approach & Tools
How We Analyze Schedules and Delays
- 01Review of all available project scheduling documentation
- 02Critical Path Method analysis to identify schedule impacts
- 03Evaluation of concurrent delays and their effect on claimed extension costs
- 04Development of an independent reasonable schedule for the delay or repair period
- 05Assessment of extended general conditions for reasonableness
- 06Analysis of liquidated damages and alternative living or business interruption timelines
- 07Written report with findings, methodology, and schedule recommendations
- 08Deliverables designed to hold up in negotiations, mediations, or legal proceedings
Scheduling Platforms We Use
- Primavera P6
- Microsoft Project
- Critical Path Method scheduling analysis
- Additional platforms available upon request
Common questions
FAQ
What is Critical Path Method scheduling?
Critical Path Method, or CPM, is the standard approach to construction project scheduling. It maps out all of the tasks required to complete a project, identifies the dependencies between them, and determines the longest sequence of dependent tasks, which is the critical path. Any delay to a task on the critical path extends the overall project duration. A CPM analysis allows us to evaluate which delays actually impacted the project completion date and which ones did not.
What are concurrent delays and why do they matter?
Concurrent delays occur when more than one delay event is impacting the project at the same time. In a builder's risk context, if the project was already experiencing delays due to other causes at the time of the claimed event, the extended general conditions tied to the claim should reflect only the portion of the delay that is directly attributable to the covered loss. Identifying and properly accounting for concurrent delays can result in significant cost adjustments on a claim.
How do you determine what a reasonable delay period looks like?
We review the available project documentation, apply our knowledge of construction means and methods, and develop an independent reasonable schedule for the repair or recovery period based on the specific scope of work involved. We do not simply accept the contractor's or claimant's proposed timeline. We evaluate it against what is actually achievable given the conditions and resources available.
What types of claims does this service apply to?
Schedule and builder's risk analysis applies to any claim where time-related costs are a factor. This includes builder's risk claims on commercial and residential construction projects, business interruption claims where the duration of the repair period affects the payout, and claims where alternative living expense or loss of rents are being paid over an extended period.