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Impacted As Planned
Apr 19, 2025
⏳ Estimated reading time: 3 min
Understand how Impacted As-Planned (IAP) analysis is used to model construction delays based on baseline schedules. Learn how to perform IAP, when to use it, and how it compares to TIA and other delay methods.
Impacted As-Planned Analysis | Construction Delay Method

Impacted As-Planned Analysis in Construction Projects

Introduction

Impacted As-Planned (IAP) is a prospective delay analysis method that forecasts the effect of inserted delay events on a construction schedule. It is typically applied early in a project to support entitlement-based claims for an Extension of Time (EOT). Unlike methods that consider actual progress, IAP uses only the baseline schedule to simulate the delay’s impact.

1. What Is Impacted As-Planned?

This method involves inserting "fragnets"—small groups of delay-related activities—into the original as-planned schedule to assess how delays would affect completion if they occurred as anticipated. It focuses on delay entitlement rather than forensic precision.

2. How the Analysis Works

Step 1:

Collect the baseline (as-planned) schedule.

Step 2:

Identify delay events requiring analysis.

Step 3:

Insert fragnets at appropriate locations within the schedule.

Step 4:

Recalculate the schedule using CPM to determine impacts on the completion date.

This structured approach simulates how specific delays would have disrupted the original plan, helping justify an EOT.

3. Step-by-Step Case Example

Original baseline: 12-month project.
Delay event: "Late Design Approval" inserted as a fragnet at Activity "Foundation Design" (30-day delay).
Result: The recalculated schedule shows a project finish at Month 13, justifying a 30-day EOT request.

This simulation illustrates how a single owner-related delay can shift the critical path.

4. When to Use This Method

  • At the start of a project when progress data is minimal

  • When the claim is focused on entitlement rather than quantification

  • In cases involving client-side delays, force majeure, or design approval lags

5. Comparison with Other Methods

Method Type Application Stage Usefulness
Impacted As-Planned Prospective Early Entitlement demonstration
Time Impact Analysis Prospective Ongoing project More robust + schedule-based accuracy
As-Planned vs. As-Built Retrospective Post-completion Forensically accurate

6. Common Pitfalls & Mitigation

  • Over-reliance on theory: IAP ignores real progress, which may invalidate conclusions.
  • Fragnet logic errors: Incorrect links or durations reduce analytical reliability.
  • Mitigation: Use contemporaneous records (delay logs, correspondence) to support assumptions.

7. Legal and Contractual Context

Courts and arbitrators accept IAP for early entitlement claims but scrutinize its assumptions.

  • Refer to SCL Delay & Disruption Protocol and AACEI RP 29R-03, which note its limitations in reflecting reality.

  • IAP is acceptable when no better data exists but should not be the sole basis of a major claim.

8. Contract-Specific Nuances

  • FIDIC (Clause 8.4): Supports EOT for excusable delays; IAP can justify entitlement.

  • NEC: Use under Compensation Events; records must show cause-effect logic.

  • Concurrency Issues: IAP may overstate entitlement in concurrent delay scenarios; additional analysis is required to apportion responsibility.

9. Best Practices

  • Use the most recent approved baseline.

  • Insert clearly documented fragnets with defined logic and durations.

  • Cross-reference inserted delays with delay logs, RFIs, or variation orders.

  • Run a Critical Path Method (CPM) recalculation.

10. Tools to Support Your IAP Claims

To help you build a strong and defensible delay analysis using the Impacted As-Planned method, we’ve prepared professional templates and guides tailored for construction delay claims:

Conclusion

Impacted As-Planned is a valuable method for projecting delay impacts early in a project. When paired with proper documentation and legal awareness, it helps demonstrate entitlement with reasonable clarity. However, for more robust claims—especially those involving concurrency or complex causation—it should be complemented by more dynamic methods such as Time Impact Analysis.

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Elie Saad
Apr 19, 2025
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Frequently Asked Questions about Impacted As Planned


FAQ

Q: What is Impacted As-Planned (IAP) analysis in construction?

A: IAP is a prospective delay analysis method where delay events (fragnets) are inserted into the original baseline schedule to model their potential impact on project completion. It is typically used early in a project to justify time extensions before actual progress data is available.

FAQ

Q: How do you calculate the delay in an Impacted As-Planned analysis?

A: The delay is calculated by subtracting the original completion date from the recalculated one after inserting a fragnet. Example: Original completion = Day 180 Recalculated completion = Day 210 Delay = 210 - 180 = 30 days

FAQ

Q: How many delay events can be inserted using IAP, and how does it affect accuracy?

A: Multiple fragnets can be inserted, but too many overlapping events may obscure cause-effect clarity. To maintain accuracy, insert fragnets sequentially and isolate their impact. Example: Delay A = 15 days, Delay B = 10 days, Overlap = 5 days Total Delay = 15 + 10 - 5 = 20 days

FAQ

Q: What is a fragnet and why is it important?

A: A fragnet is a small set of logically linked activities representing a specific delay event. Inserting it allows you to simulate how that event would shift the project timeline. Its accuracy depends on well-defined durations and relationships within the schedule.

FAQ

Q: Is IAP accepted in legal or arbitration settings?

A: Yes, IAP is accepted to demonstrate entitlement—particularly under FIDIC Clause 8.4 or NEC Compensation Events—but it's often viewed as less robust than Time Impact Analysis due to its theoretical nature. Protocols like SCL and AACEI RP 29R-03 acknowledge its role but warn against overreliance.

FAQ

Q: When is Impacted As-Planned analysis most appropriate?

A: IAP is ideal at the start of a project or during early delays when actual progress data is limited. It's especially useful for justifying delays caused by design approvals, late access, or client-driven changes before construction advances significantly.

FAQ

Q: Can IAP be used for concurrent delays?

A: IAP can model multiple delays, but it doesn't inherently separate contractor- vs. client-caused delays. If concurrency exists, additional analysis is needed. Otherwise, the IAP might incorrectly suggest full entitlement where only partial is justified.

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