Winter Conditions in Construction: Strategies to Recover Delays and Cost Overruns
-
March 01, 2024
-
This article from Corporation des Entrepreneurs Généraux du Québec was first published in French in January 2024. The entire article is available at: https://www.cegq.com/fr/details-article-1/les-conditions-hivernales-strategies-pour-recuperer-les-retards-et-les-couts.
Canada’s winters may be postcard-perfect, but for the construction industry, they pose a myriad of challenges. General contractors are no strangers to the frigid temperatures, heavy snowfall, and icy conditions that pose a constant threat to project timelines and budgets. When weather-sensitive works planned for milder seasons get delayed and pushed into winter, the repercussions are felt in both time and costs. In this article, we will explore strategies to help general contractors recover delays and cost overruns resulting from unplanned winter work.
Understanding the Impacts of Winter Conditions
Winter conditions can have a profound impact on construction projects resulting in delayed works and cost overruns, as explained below:
- Delayed work: Snowstorms and extremely cold temperatures can disrupt work schedules and force a contractor to change its means and methods of construction, which leads to delays. Additionally, weather-induced interruptions and the limited number of daylight hours can significantly slow down construction progress.
- Cost overruns: Canada’s harsh winters often require the use of specialized equipment, materials and labor. As such, additional costs are incurred when snow removal equipment, frost protection measures, ground-thaw and heating units, and winter-specific construction materials are needed. If the contractor was not planning on performing these works in the winter, then these unforeseen expenses can put strain on the project budget and may lead to claims for additional costs.
Challenges of Unplanned Winter Work
The shift of planned work into the winter months poses distinct challenges. The means and methods to perform works in milder weather may be different than the means and methods relied upon during winter conditions.
For example, consider if a contractor planned to build foundations during the summer months. It is likely that the contractor would have planned to excavate the entire building footprint and form and pour substantial sections of the foundation wall and footing. However, due to the works being pushed into winter, the contractor had to adapt by performing piecemeal work, which involved thawing specific ground sections for excavation and using heating and hoarding to pour footings one at a time. This adjustment, while ensuring work continuity, directly impacts both project schedules and costs.
Strategies To Recover Delays and Cost Overruns due to Winter Conditions
To effectively recover delays and costs overruns on construction projects due to winter conditions, consider the following strategies:
- Demonstrate the change in means and methods: Clearly document and communicate the modifications made to planned means and methods due to the shift of work into winter. Highlight the need for these changes, such as piecemeal work or specialized equipment, to adapt to winter conditions.
- Untangle winter-induced delays: Clearly assess and identify the delays that caused the works to be pushed into winter. Also identify the delays caused as a result of the winter conditions. Only claim for the cost associated to the delays as a result of the winter conditions.
- Assess the loss of productivity: Assess the loss of productivity due to winter by comparing the productivity achieved outside of winter months to the productivity achieved during winter months. In cases where a normal productivity period is not available, other methods to calculate losses of productivity may be used, such as project comparable studies and specialty industry studies regarding weather. Quantify the impact on work efficiency, considering factors like reduced workable hours, slower progress, and the need for additional safety measures in winter.
- Track additional direct costs incurred: Document and track all direct costs resulting from the shift to winter construction. A specific cost code should be set up to track these costs. Provide invoices of specialized equipment, materials and any unforeseen winter-related costs, providing a detailed breakdown.
Closing Thoughts
Unplanned winter works resulting from delays to works planned in the milder weather can pose serious impacts on both the schedule and costs of a project. As general contractors navigate the challenges associated with winter conditions, the strategies presented in this article serve as a roadmap for effectively recovering delays and cost overruns.
Reprinted with permission from Corporation des Entrepreneurs Généraux du Québec.
Related Insights
Related Information
Published
March 01, 2024
Key Contacts
Director