{"id":905635,"date":"2026-05-05T17:00:26","date_gmt":"2026-05-05T23:00:26","guid":{"rendered":"https:\/\/www.myconstructionexpert.com\/blog\/?p=905635"},"modified":"2026-05-05T17:00:28","modified_gmt":"2026-05-05T23:00:28","slug":"construction-schedules-why-owners-shoould-monitor-and-care","status":"publish","type":"post","link":"https:\/\/www.myconstructionexpert.com\/blog\/construction-schedules-why-owners-shoould-monitor-and-care\/","title":{"rendered":"Construction Schedules:\u00a0Why\u00a0Owners Should Monitor and Care"},"content":{"rendered":"\n

David A. Pogorilich and Eric Goldman | Ankura<\/a><\/p>\n\n\n\n

Introduction: More Than Just a Contract Requirement<\/strong><\/h4>\n\n\n\n

Construction schedules take many forms, ranging from simple bar or Gantt charts to fully developed Critical Path Method (CPM) schedules prepared using tools such as Primavera P6 or Microsoft Project. Regardless of format, initially the schedule is intended to represent how the contractor plans to execute the work, but it can also be used to measure and evaluate delays and changes in the work.<\/p>\n\n\n\n

Construction schedules are routinely required by contract, but their true importance often does not become apparent until a dispute arises. In litigation, including trials and arbitrations, schedules \u2014 particularly the baseline and contemporaneous updates \u2014 frequently become the primary evidence used to determine whether delays occurred, who caused them, whether a time extension for the contractor is warranted, as well as how much time or money is at stake. Courts and tribunals rely heavily on schedules to assess credibility, causation, entitlement, and, ultimately, to form a basis for damage calculations. Despite their importance, owners frequently treat schedules as administrative deliverables rather than as core project\u2011control and risk\u2011management tools \u2014 often discovering the true value only after problems have escalated and progressed to a dispute.<\/p>\n\n\n\n

Owners who actively monitor schedules during project execution consistently place themselves in a stronger position when disputes do materialize. Alternatively, those who do not often find themselves reacting defensively to narratives shaped after the fact.<\/p>\n\n\n\n

Why Owners Should Care<\/strong><\/h4>\n\n\n\n
The Schedule Is More Than a Calendar<\/strong><\/h5>\n\n\n\n

A CPM schedule is a logic\u2011based model showing how construction activities interact with each other over time. It defines which sequences must occur, which activities can occur concurrently, and which activities ultimately control project completion (critical activities).<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

On a multi\u2011story residential project, the contractor represented that interior finishes could begin floor\u2011by\u2011floor shortly after the completion of the superstructure. However, the schedule\u2019s logic revealed that key mechanical, electrical, and plumbing (MEP) rough\u2011ins were tied to a single inspection milestone late in the sequence. When inspection delays occurred, the interior work stalled across multiple floors simultaneously, creating a cascading delay the contractor later characterized as \u201cunforeseeable.\u201d A basic owner review of the schedule logic early in the project could have exposed this risk months earlier.<\/p>\n\n\n\n

The Schedule Controls Time, Labor, and Equipment<\/strong><\/h5>\n\n\n\n

Schedules connect labor, equipment, and sequencing assumptions. When reviewed properly, they allow owners to assess whether the contractor\u2019s plan is mathematically and physically achievable.<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

In a high\u2011rise fit\u2011out project, the late dates in the contractor\u2019s baseline schedule showed 10 floors being built concurrently by a single drywall subcontractor. While the early dates appeared reasonable, the late\u2011dates in the logic revealed an unrealistic recovery plan that assumed labor levels far exceeding historical production rates. The owner did not identify this issue until the contractor later claimed acceleration costs, arguing it was forced to \u201cstack\u201d crews beyond original intent.<\/p>\n\n\n\n

Integration With Budget and Earned Value<\/strong><\/h5>\n\n\n\n

When schedules are cost\u2011loaded or aligned with payment applications, they allow owners to measure earned value and differentiate between time\u2011related issues and cost inefficiencies.<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

On an infrastructure project, the contractor reported aggressive monthly progress to support pay applications, while earned\u2011value curves tied to the schedule showed consistent underperformance relative to the planned installation rates. The discrepancy alerted the owner that delays were productivity\u2011related rather than owner\u2011caused, substantially altering the posture of subsequent delay\u2011time extension negotiations.<\/p>\n\n\n\n

Early Warning of Risk<\/strong><\/h5>\n\n\n\n

Schedules often show warning signs long before milestones are missed \u2014 if owners know where to look. Float erosion, repeated missed starts, and frequent logic revisions are all indicators of growing risk.<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

On a phased hospital expansion, multiple secondary scope areas steadily lost float over successive updates without becoming critical. When a late design change affected one of those areas, the contractor asserted that the project had already been on a \u201csingle critical path\u201d for months. Trend analysis of prior updates demonstrated that widespread float dissipation \u2014 caused by contractor pacing \u2014 had created the very exposure the contractor was now attributing to the owner.<\/p>\n\n\n\n

Reporting to Decision-Makers and Stakeholders<\/strong><\/h5>\n\n\n\n

Executives, lenders, and boards rely on schedule data to make financial and operational decisions. If the schedule is misleading, those decisions are compromised.<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

A developer relied on the contractor\u2019s projected substantial completion date to schedule tenant move\u2011ins and financing milestones. The schedule masked unresolved procurement delays by pushing delayed activities into float. When those activities later became critical, the owner was forced to renegotiate leases and financing terms \u2014 consequences driven not by the delay itself, but by the failure to interrogate the schedule earlier.<\/p>\n\n\n\n

It Is the Contractor\u2019s Plan \u2014 But the Owner Bears the Risk<\/strong><\/h4>\n\n\n\n
Means and Methods Belong to the Contractor<\/strong><\/h5>\n\n\n\n

The CPM schedule communicates how the contractor plans to perform the work. Courts often view acceptance of a baseline schedule as acceptance of feasibility, particularly where the owner does not raise timely objections.<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

In a dispute over foundation delays, the contractor argued that its schedule had always assumed winter conditions and limited access. However, the original baseline showed aggressive excavation durations with no weather contingency. Since the owner never commented on these assumptions during baseline review, the contractor later argued that the owner had effectively accepted the plan as reasonable.<\/p>\n\n\n\n

Resource Allocation and Coordination<\/strong><\/h5>\n\n\n\n

The contractor is responsible for coordinating subcontractors, but those responsibilities should be visible in the schedule.<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

On a data center project, the general contractor submitted a schedule that showed a single \u201celectrical rough\u2011in\u201d activity spanning multiple buildings. When multiple subcontractors later worked in parallel and encountered congestion, the contractor asserted cumulative impact damages. A more detailed schedule earlier in the project would have shown whether the congestion was inherent in the contractor\u2019s original sequencing strategy.<\/p>\n\n\n\n

How Schedules Can Be Manipulated<\/strong><\/h5>\n\n\n\n

Schedules can be altered in subtle ways that materially affect entitlement.<\/p>\n\n\n\n

Real-world Example<\/strong><\/h6>\n\n\n\n

A contractor repeatedly revised logic each month under the guise of \u201cmeans and methods refinement.\u201d Over time, the critical path shifted away from subcontractor delays and toward owner approval milestones. A forensic review showed that progress\u2011only updates \u2014 without logic changes \u2014 would have told a very different story about responsibility for delay.<\/p>\n\n\n\n

What Owners Should Monitor<\/strong><\/h4>\n\n\n\n
Milestone Date Changes<\/strong><\/h5>\n\n\n\n

Milestones often move indirectly through logic revisions rather than explicit date changes.<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

A contract milestone remained unchanged on paper, but additional predecessor activities were quietly added in successive updates. By the time the milestone slipped, the contractor argued the delay had been \u201cpredictable and established,\u201d even though the owner had never been alerted to the change in what was driving the logic.<\/p>\n\n\n\n

Introduction of New Activities<\/strong><\/h5>\n\n\n\n

New activities must be tied to real scope or method changes.<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

Late in a project, a contractor introduced dozens of closeout\u2011related activities that had never appeared in the baseline schedule. These activities became the critical path, supporting a time\u2011extension request. Review showed that the work had always existed \u2014 it simply had not been scheduled earlier.<\/p>\n\n\n\n

Accuracy of Progress Updates<\/strong><\/h5>\n\n\n\n

If actual dates and percent complete is unreliable, every downstream forecast is unreliable.<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

A contractor reported activities as 90% complete for several months to avoid the detection of missed starts on other activities. When resource stacking later occurred, the owner had difficulty pushing back because contemporaneous records conflicted with reported progress \u2014 undermining the schedule\u2019s credibility when it mattered most.<\/p>\n\n\n\n

Logic Revisions Are Scrutinized After the Fact<\/strong><\/h5>\n\n\n\n

Schedule updates that include frequent or unexplained logic changes are often heavily scrutinized by opposing experts and tribunals.<\/p>\n\n\n\n

Real-World Example<\/strong><\/h6>\n\n\n\n

In a multi\u2011year arbitration, an expert comparison of \u201cprogress\u2011only\u201d schedules versus revised updates showed that repeated logic changes systematically shifted the critical path away from subcontractor delays and toward owner responsibilities. The panel accepted the progress\u2011only analysis and rejected the contractor\u2019s delay model. The takeaway here is that owners who demand narratives explaining network revisions can reduce the risk of later schedule manipulation.<\/p>\n\n\n\n

When the Schedule Matters Most<\/strong><\/h4>\n\n\n\n
Pre-Construction and Baseline Review<\/strong><\/h5>\n\n\n\n

This is where risk is embedded \u2014 or controlled.<\/p>\n\n\n\n

Example<\/strong><\/h6>\n\n\n\n

On a mixed\u2011use development, early review of the baseline schedule identified an aggressive fa\u00e7ade installation rate that exceeded historical norms. Adjusting the schedule before construction began prevented later debates about acceleration and liquidated damages.<\/p>\n\n\n\n

Interiors, Tenant Improvements, and Finishes, Fixtures, and Equipment<\/strong><\/h5>\n\n\n\n

These phases are particularly vulnerable to stacking.<\/p>\n\n\n\n

Example<\/strong><\/h6>\n\n\n\n

A hotel renovation schedule showed back\u2011of\u2011house and guestroom work occurring concurrently late in the project to preserve float. When labor shortages emerged, the contractor claimed owner\u2011directed acceleration. The schedule had always assumed that concurrency \u2014 it simply was not realistic.<\/p>\n\n\n\n

Closeout and Capitalization<\/strong><\/h5>\n\n\n\n

Schedules often finalize entitlement issues.<\/p>\n\n\n\n

Example<\/strong><\/h6>\n\n\n\n

At project closeout, ownership of delay days became critical to determining liquidated damages. Because the owner had consistently required accurate, narrative\u2011supported updates, it could trace responsibility period\u2011by\u2011period, avoiding a binary \u201call or nothing\u201d closeout dispute.<\/p>\n\n\n\n

From a Dispute Perspective<\/strong><\/h4>\n\n\n\n
The Schedule Defines Delay Causation<\/strong><\/h5>\n\n\n\n

In delay disputes, the schedule is the framework against which causation is measured. A well\u2011constructed CPM schedule establishes which activities were critical, which had float, and how delays propagated through the project.<\/p>\n\n\n\n

Litigation Outcome Example<\/strong><\/h6>\n\n\n\n

In an arbitration involving a large commercial build\u2011out, the contractor alleged that late design revisions caused overall project delay. However, the contemporaneous schedules showed that the affected activities were not on the critical path (least amount of float) at the time of the revisions. The panel rejected the delay claim entirely \u2014 not because design changes did not occur, but because the schedules demonstrated they did not delay project completion.<\/p>\n\n\n\n

Takeaway:<\/strong> Without reliable schedules, owners lose one of the most effective tools for disproving causation.<\/p>\n\n\n\n

Schedules Are Used to Test Credibility<\/strong><\/h5>\n\n\n\n

Courts and arbitrators look to schedules to assess whether a party\u2019s position has remained consistent over time. Disputes are rarely decided on technical arguments alone; credibility matters.<\/p>\n\n\n\n

Litigation Outcome Example<\/strong><\/h6>\n\n\n\n

In a federal court matter, a contractor asserted that it had been delayed by owner approvals from \u201cearly in the project.\u201d However, none of the contemporaneous schedule updates identified approval activities as critical until after the contractor began falling behind for labor\u2011related reasons. The court found the later narrative inconsistent with the historical schedule record and discounted the contractor\u2019s expert opinion.<\/p>\n\n\n\n

Takeaway:<\/strong> Owners may benefit enormously if the schedule record contradicts opportunistic hindsight explanations.<\/p>\n\n\n\n

Float Is Frequently Contested \u2014 and Often Misunderstood<\/strong><\/h5>\n\n\n\n

Float ownership and utilization are common points of dispute. Whether float was consumed project\u2011wide or selectively often affects entitlement to time extensions and acceleration claims.<\/p>\n\n\n\n

Litigation Outcome Example<\/strong><\/h6>\n\n\n\n

On an infrastructure project, the contractor argued that the project had been \u201ceffectively critical\u201d for months prior to an owner\u2011caused delay. A review of prior schedule updates showed significant float erosion driven by contractor pacing and missed starts \u2014 not external impacts. As a result, the tribunal found that the contractor had used project float for its own benefit and denied a portion of the claimed time extension.<\/p>\n\n\n\n

Takeaway:<\/strong> Owners who track float trends during execution are better positioned to rebut later claims that float \u201cnever existed.\u201d<\/p>\n\n\n\n

When Schedules Become Decisive in Disputes<\/strong><\/h5>\n\n\n\n

At Termination or Default: <\/strong>Schedules often determine whether termination for default is justified or must be converted to termination for convenience. For example, an owner who relied on contemporaneous schedule updates to show persistent critical path delays attributable to the contractor. The termination was upheld because the schedule record demonstrated a consistent pattern of contractor\u2011driven delay.<\/p>\n\n\n\n

At Closeout and Liquidated Damages: <\/strong>Schedules frequently determine entitlement to liquidated damages or time extensions. For example, because an owner had consistently enforced accurate updates throughout the project, the parties were able to allocate responsibility by period rather than litigating a single end\u2011of\u2011project delay number \u2014 narrowing the dispute and reducing exposure.<\/p>\n\n\n\n

Closing Thoughts<\/strong><\/h4>\n\n\n\n

Real\u2011world experience repeatedly shows that schedules only become controversial when they are ignored early and weaponized late. Owners who treat schedules as living management tools \u2014 not just contractual submissions \u2014 place themselves in a stronger position to mitigate risk, make informed decisions, and protect entitlement.<\/p>\n\n\n\n

Whether during execution or in dispute resolution, the quality of the schedule record often determines the outcome. By the time a dispute reaches litigation, the story has already been written \u2014 largely through the schedule record created during the project. Owners who engage with schedules early and often are not just better project managers; they are better positioned litigants. A credible, consistent, contemporaneous schedule record frequently determines who prevails, regardless of how compelling a post\u2011hoc narrative may sound.<\/p>\n\n\n\n

\n\n\n\n

When one of your cases is in need of a construction expert, estimates, insurance appraisal or umpire services in defect or insurance disputes – please call Advise & Consult, Inc. at 801.641.8304, or email experts@adviseandconsult.net<\/a>.<\/strong><\/p>\n","protected":false},"excerpt":{"rendered":"

David A. Pogorilich and Eric Goldman | Ankura Introduction: More Than Just a Contract Requirement Construction schedules take many forms, ranging from simple bar or Gantt charts to fully developed Critical Path Method (CPM) schedules prepared using tools such as Primavera P6 or Microsoft Project. Regardless of format, initially the schedule is intended to represent… Continue reading Construction Schedules:\u00a0Why\u00a0Owners Should Monitor and Care<\/span><\/a><\/p>\n","protected":false},"author":1,"featured_media":0,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"jetpack_post_was_ever_published":false,"_jetpack_newsletter_access":"","_jetpack_dont_email_post_to_subs":false,"_jetpack_newsletter_tier_id":0,"_jetpack_memberships_contains_paywalled_content":false,"_jetpack_memberships_contains_paid_content":false,"footnotes":"","jetpack_publicize_message":"","jetpack_publicize_feature_enabled":true,"jetpack_social_post_already_shared":true,"jetpack_social_options":{"image_generator_settings":{"template":"highway","enabled":false},"version":2}},"categories":[9],"tags":[9895,224,9846],"class_list":["post-905635","post","type-post","status-publish","format-standard","hentry","category-construction-contracts","tag-advise-consult","tag-construction-contract","tag-construction-schedules","entry"],"jetpack_publicize_connections":[],"yoast_head":"\nConstruction Schedules:\u00a0Why\u00a0Owners Should Monitor and Care - 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