ResolvingProlemsandDisputeson

ConstructionProjects TacklingContract :
PerformanceDelas

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,
April30 2014
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: , . .
Author NathanChapman LeeC DavisandW Henr
WaterIssues(/resources/index.php?
Parkman
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:
Organization utherland

afet(/resources/index.php?

products=articles&topics=CN)

Allpartiesinvolvedintheconstructionprocess
Accounting(/resources/index.php?
(http://www.lorman.com/seminars/?
products=articles&topics=CN)
multi_select_topic=CAT_CONTRUCTION_GROUP&state=ALL)

(i.e.,owners,contractors,sucontractorsandsuppliers)have ProjectDeliver

avestedinterestinon-timeperformanceandon-time
(/resources/index.php?
products=articles&topics=CN)
pament.Thissectiondiscussesdelasinperformance,

whichare,notsurprisingl,amongthemostcommonl Claims(/resources/index.php?

litigatedissuesarisingfromconstructionprojects. products=articles&topics=CN)

Constructionprojectsinvolveexpensiveequipment, ProjectManagement

tremendousoverhead,signicantmanpowerandlarge (/resources/index.php?
parollsforownersandcontractorsalike.Thelongerajo products=articles&topics=CN)

takes,thehigherthecostsandthegreaterthepotentialfor
RiskManagement
litigation.Duetothehighcostsofuntimelperformance,
(/resources/index.php?
products=articles&topics=CN)
contractorsandownersusuallrequirewellplannedand

oftencomplexschedules.
ustainaleuilding

Whetherviewedfromtheperspectiveoftheownerorthe (/resources/index.php?
,
contractor constructionschedules products=articles&topics=CN)

(http://www.lorman.com/construction-and-development) Technolog(/resources/index.php?

serveseveralimportantpurposes.First,thescheduleisthe products=articles&topics=CN)

vehicleforplanningandsequencingthework.econd,the
Codes,tandardsandRegulations
schedulemaprotectapartfromliailitfordelacosts.
 ,
Third theschedulemaallowaparttoestalishthatitwas (/resources/index.php?
delaedanotherpartorthatanotherpartwas infact , , products=articles&topics=CN)

thecauseofaclaimeddela Toservethesepurposes . , uildingMaterials

schedulesshouldeconstantlmonitoredandupdated . (/resources/index.php?
products=articles&topics=CN)
Failuretoperformworkinaccordancewiththeproject

schedulecanresultinsignicantliailit Forinstance in . ,
LaorandHR(/resources/index.php?
JerrennettMasonr Inc v CrosslandConstr Co 171 , . . . .,
products=articles&topics=CN)
. . , ( .
W 3d81 92 Mo Ct App 2005 thecourtupheld . . ),
PamentLaw(/resources/index.php?
signicantdeladamagesagainstasucontractorthat failed
products=articles&topics=CN)
toliveuptoitsoligationunderthesucontractto

adequatelstathejoandaddadditionalmanpoweratthe GovernmentContracts

requestofthecontractor therecreatingdelasinthe , (/resources/index.php?

monthsfollowingcommencementoftheworkonthe products=articles&topics=CN)

project .

Contractorsoftenusecompletiondate archartand ,
percentageofcompletionschedulestotrackprogress ,
coordinatesucontractorsandmonitordelas Ownersma .
requiremoresophisticatedschedulingmethods suchas ,
,
CriticalPathMethod ProgramvaluationandReview

,
Technique orPrecedentDiagrammingMethod asapartof ,
thecontractor soligations .

Inlightofthesignicantrisksandliailitiesassociatedwith

,
delas thisarticlediscussesthedierenttpesofdelas

oftenencounteredonconstructionprojects

(http://www.lorman.com/seminars/?
multi_select_topic=CAT_CONTRUCTION_GROUP&state=ALL)

liquidateddamageprovisionsinconstructioncontracts,

defensestodelaclaimsandacceleration,andissuesrelated

todelas.

.
1 TheTwoMajorCategories Inexcusaleandxcusale :
Delas (/pricing/?s=articles)
Delasincompletingaconstructionproject oraportion (
)
thereof canhavesignicantnancialimpactontheowner

.
andthecontractor ometimesthepartiesarealetoresolve

disputesarisingoutofdelas ut asisoftenthecase itma , , ,

falltothecourtsoraritratorstodeterminewhichpartor

, ,
parties ifan areresponsileforthedelaandwhichpart

, ,
orparties ifan musteartheincreasedcostscaused

thedela.Courtsoraritratorshandlingsuchdisputes

considerseveralfactors,including,utnotlimitedto,causes

ofthedela,theexpressorimpliedoligationsoftheparties

underthecontractdocuments,andhow,ifatall,theparties

haveallocatedtheriskofdelaamongthemselves

contract .
Therearetwogeneralcategoriesintowhichconstruction

. ,
delastpicallfall First thereareinexcusaledelas where ,
thedelaisthefaultofthecontractororthirdpartiessuchas

sucontractorsormaterialsuppliersforwhomthecontractor

maeresponsileunderthecontract econd thereare . ,

,
excusaledelas wherethedelaisattriutaleto

circumstanceseondthecontractor scontroland ,
,
importantl wherethedelaisnotcausedthefaultor

neglectofthecontractororthirdpartiesforwhomthe

.
contractorisresponsile Dependingonthetpeofdela ,
theownerwilleentitledtodierentrelief .

.
a InexcusaleDelas

Intheinstanceofaninexcusaledela theownerma ,
demandthatthecontractoraccelerateitsperformanceto

,
meettheschedule recoveractualorliquidateddamages

, ,
fromthecontractorand inextremecases terminatethe

contractasedonthecontractorsdefault.ee,e.g.,MLK,

Inc.v.Univ.ofKansas,940P.2d1158,1162(KanCt.App.

1997).

Inexcusaledelasmaedividedintocompensaledelas ,
wherethecontractormarecoverdamagesfortheextra

,
costsitincursasaresultofthedela andnoncompensale

,
delas wherethecontractorisentitledtotimeutno

mone.Generall,delasthatareattriutaletoanowners

faultorneglect(orapartforwhomtheownerisresponsile,

suchasanarchitect)arecompensale,anddelaswhichare

unforeseeale,utattriutaletoneitherpart'sfaultor

neglect,areexcusaleutnotcompensale.Inthelatter

case,additionaltime,utnotadditionalcompensation,is

awarded.

,
Asageneralrule acontractorislialefortheforeseeale

costsincurredanownerasaresultofthecontractor s
.
delaincompletingaproject Mancontractorsmakethe

erroneousassumptionthatthearenotlialeforanowner s
deladamagesunlessthecontractcontainsaliquidated

. ,
damagesprovision Tothecontrar anownerwhodoesnot

includealiquidateddamagesclauseinthecontractwill

generalleentitledtohisactualdamagesiftheare

foreseealeandcaneprovenwithreasonalecertaint .

. , . ,
InDeomrev ickle 18Wis 2d390 118N W 2d868 1963 . . ( ),
thecourtheldthatacontractorwhoagreedtocompletea

projectwithin400daswasnotentitledtoexpect400dr ,
.
sunndastoperformthework Thecourtconcludedthat
someadweatherwascontemplatedatthetimethecontract

,
wasmade andthecontractor s400dasincludedsome

dasinwhichexpectedadweatherwasexperienced The .
contractorwasrequiredtocompensatetheownerforthelate

projectcompletion .

,
AsinDeomre acontractorwillelialeforcostsincurred

anownerthatwerereasonalforeseealeatthetime

theagreementwasmadeunlessthecontractorcanshow

thatresponsiilitforthistpeoflosswasdisclaimedinthe

.
contract Moderncontractstpicallspeciforliquidatethe

damagesthatanownermarecoverforinexcusaledelas .

.
xcusaleDelas

,
Withrespecttoexcusaledelas anextensionofthetimefor

, ,
performanceisjustied and insomecases thecontractor ,
maeentitledtorecoverdeladamagesfromtheowner .
xcusaledelasusuallincludedelasforwhichtheowner

isresponsileaswellasdelasspecicallexcusedthe

.
contract Onlthosedelascausedcircumstanceseond

thecontractor sresponsiilitandthosedelaswhichwere

unforeseealethepartiesatthetimeofcontractingwille

deemedexcusaledelasthecourts Inastandardform .
excusaledelaclausesuchasoneusedtheAIA the ,
contractorisexcusedfromliailitonlfordelasthatare

causedtheactionsorinactionsoftheowner architect , ,
otherpartiesworkingdirectlwiththeownerandother

eventseondthecontractor scontrol Thecontractor . ,
,
however assumesliailitfordelasarisingfromlaor

shortagesunrelatedtolaordisputes failureofthe ,

contractor ssucontractorsormaterialsupplierstoperform

,
ontime correctingdefectiveworkorreplacingdefective

,
materials orsevereweatherthatisnotunusualinthearea .

Ifacourtoraritratordeterminesthatadelaisexcusale

,
underthecontractterms thecontractorneednotpathe

ownerdamagesforthelatecompletionandisentitledtoa

timeextensiontocompletethecontract eeKaltoftv . .
, . . ( ).
Nielsen 106N W 2d597 1960 utifthecourtoraritrator

ndsthatthedeladoesnotamounttoanexcusaledela ,
thecontractorwillelialetotheownerfortheowner s
.
damages Thecourtoraritratormaawardasdamagesthe

valueofthelostuseoftheprojectetweenthecontract

completiondateandtheactualcompletiondate,or,insome
(/)
( ) (/shop
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cases,theprotswhoselossduetodelawasreasonal
MAccount

foreseeale.
Training(/training/?s=header) , , ,
Topic credit state orID
 ,
Thesegeneralrulesarenot however invarialapplicale , ,
,
andwithincertainlimits thepartiestoacontractarefreeto

maketheirlawcontractuallagreeingastothoseevents
Plans &Pricing(/pricing/?s=header)
,
thatwillconstituteexcusale compensale andinexcusale ,
delasandthecontractualproceduresthatmustefollowed

fordelastoedeemedexcusaleorcompensale With .
,
everincreasingfrequenc courtsareinclinedtoenforce

constructionagreementsaswritten evenwherethe ,
Professionals (/professionals/?s=header)
-
agreementisone sidedandthetermsaredictatedthe

owner .

Timelnoticethecontractorofitsintenttoclaimadditional

compensationforincreasedworkisessentialtodocument

theparties agreementintheeventthescopeofworkis

.
increased InDepartmentofTransportationv DaltonPaving .
, ., . .
andConstruction Inc 489 2d329 Ga App 1997 the ( . . ),
courtheldthatanoraldirectivetothecontractortochange

itsworksequenceentitledthecontractortocompensation

,
fortheadditionalwork despiteacontractualprovision

requiringthatsuchdirectiveseinwriting Thecourtheld .
thatalthoughthecontractrequiredawrittenchangeorder

asaconditionprecedenttothecontractor sperformanceof
,
additionalcompensalework thepartieswaivedtheseterms

theirconduct .

.
2 CompensaleDelas

Adelathatiscompensaletoacontractorisonethatwas

notanticipatedwhenthecontractwasmadeandisdueto

someinactionoractionforwhichtheownerorthoseworking

underhimorherareresponsile Insuchasituation the . ,

contractorcanrecovermonedamagesfromtheownerto

covertheextracostsincurredasaresultofthedela and ,
alsoreceiveatimeextension .

Mostconstructioncontractsdonotsetoutalloftheowner s
oligationsinhelpingthecontractorcompletetheprojecton

,
time uttherearegeneralimplieddutiesimposedonthe

partiestoaconstructioncontract Asentcontractual .
,
provisionsnegatingsuchduties anownergenerallhas a a ( )
duttocoordinateandscheduletheworkofallcontractors

withwhomithasadirectcontract and adutnottodela , ( ) ,

,
hinder orinterferewiththeworkofthecontractor .

(/)
Contractorshaveoftenrecovereddeladamagesagainst

ownerswhoseactionsorinactionsostructedtheprogressin ( ) (/shop
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MAccount (/account/)
theprojectasedonthisgeneralruleoflaw Forexample an . ,
(/training/?s=header)
ownerhaseenheldinreachofitsgeneraldutnotto
Training , , ,
Topic credit state orID

:( )
interferewiththecontractor sprogresswhen a itfailedto

providesuitaleaccesstotheconstructionsite;()itsplans
 , ;( )
weredefective resultingindelas c itfailedtoreadthe

constructionsiteintimeforthecontractortoeginwork d it ;( )
&Pricing(/pricing/?s=header)
failedtomaketimelpaments;(e)itfailedtoprovidea
Plans

;()
writtenorderforadditionalworkrequested f itdidnot

approvedrawingsnecessarforthejowithinareasonale

; ,( )
time and g itorderedaholdorsuspensionofthework .
eeT.C.atesonConstructionCo.v.Unitedtates,319F.2d

135(Ct.Cl.1963);Langevinv.Unitedtates,100Ct.Cl.15(Ct
Professionals(/professionals/?s=header)
Cl.1943);DeweJordan,Inc.v.MarlandNationalCapital

Park&PlanningCommission,265A.2d892(Md.1970);InRe

RoertsConstructionCo.,111N.W.2d767(Ne.1961);Mason

Tire&RuerCo.v.CumminslairCo.,157N..367(Ohio

1927);tehlinMillerHenesCo.v.Citofridgeport,117A.811

(Conn.1922);MaorandCitCounselofaltimorev.Clarke,
97A.911(Md.1916);erettov.Rockland,.T.&O.H.R.,63A.

651(Me.1906).

.
3 ConcurrentDelas

Aconcurrentdelaoccurswhentwoormoreunrelated

.
delasaecttheworkatthesametime Thesedelasma

(
originatewithanumerofsources thesamepart twoor ,
morepartiesornopart inclementweather).Tpicall,
thedelasareofdierenttpes.Forexample,anowner

shouldnotelialeforacompensaledelaarisingfromthe

failuretotimelprovidethecontractorwithplansor

specicationsduringaperiodofsevereoodingthat

.
independentldelastheproject Whenconcurrentdelas

,
areexperienced theownerandthecontractoreachear

theirowncostsresultingfromthedelaandmanotseek

recoveragainsteachother .

,
. . . .
Forexample inJ A JonesConstructionCo v Greenriar

hoppingCenter,332F.upp.1336(N.D.Ga.1971),the

contractorfailedtoensurethatitssucontractorstimel

. ,
performedtheirwork Theowner similarldelaedthe

projectrepeatedlchangingdesignandfailingtohavethe

.
architecttimeldelivertherequireddrawings Thecourtheld

thatneitherpartcouldrecoverdeladamages Inso .
,
holding thecourtdidnotpermitthepartiestoattemptto

apportiontheamountofdelacostsamongthemselves .

, ,
omecourts however allowthepartiestoapportion

damagesetweenthemiftheproofisstrong Modern .
(/)
schedulingtechniqueshavehelpedcourtsmeasurethe
( ) (/shop
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eectofeachpartsdelasandtheactualamountofthe
MAccount

naldelacausedeachpart.InPathmanConstruction
Training(/training/?s=header) , , ,
Topic credit state orID
Co.v.HiWalectricCo.,382N..2d453(Ill.Ct.App.1978),

thecourtapportionedthedamagesetweentwopartiesthat
 .
delaedtheproject Thecourtnotedinitsdecisionthatthe

(
parties schedulingmethods inthiscase CPM allowedda , ) -
-daanalsisofdelas.Id.at489.
&Pricing(/pricing/?s=header)
Plans

Thecontractorneednotecompletelprohiitedfrom

workingontheprojectinordertorecoverdeladamages

.
fromtheowner Thecontractormarecoverdeladamages

incaseswheretheowner sactionsorinactionsrequirethe
Professionals
contractortoperformitsworkinaninecientoroutof
(/professionals/?s=header)
. ,
sequencemanner Forexample ifacontractorisforcedto

workaroundtheowner sexcavatingcrew andthisprocess ,
causesthecontractortospendmoretimeontheprojectthan

thepartieshadoriginallcontemplated theownershoulde ,
lialetothecontractorfortheextratimerequired .

.
4 LiquidatedDamages

Duetothedicultofcalculatingdamagesatthetimeof

,
contracting contractsfrequentlincludeaprovisionforpre -
,
setorliquidateddamages whichareestalishedonaper -
daasisforeachdatheprojectisnotcompletedon

.
schedule Ifanownerrecoversliquidateddamages however , ,
itcannotthenclaimactualdamagesforinexcusaledelas .
,
Forexample acontractorwhoisoneweeklateinnishinga

projectunderacontractthathasa $500perdaliquidated
damagesprovisionwillelialetotheowneronlfor$3,500

withoutregardtotheamountoftheownersactualdamages.

Insomecases,liquidateddamagescanlimitacontractors

liailittolessthanactualdamages.ee,e.g.,GeorgiaPorts

Authoritv.NorairngineeringCorp.,195..2d199(Ga.

App.1973).

,
Liquidateddamagesclauses areenforcealeonlif atthe ,
,
timeofcontracting itwouldedicult orimpossile to ( )
ascertaintheactualamountofdamagesintheeventof

,
reach andthattheamountsetintheliquidateddamages

clausewasareasonaleestimatethepartiesoftheactual

damagestheexpectedtosuerintheeventofareach .
eePriee&onsv.Unitedtates,332U..407(1947).If,on

theotherhand,thecourtndstheamountofliquidated

damagestoepunitive,ratherthanareasonale

representationofproaledamages,thecourtwilldeclineto

enforcetheliquidateddamagesclause,forcingtheownerto

proveitsactualdamages.RohlinConstr.Co.v.CitofHinton,

(/)
476N .W.78(Iowa1991).
( ) (/shop
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MAccount (/account/)
Withoutanenforcealeliquidateddamagesprovision the ,
(/training/?s=header)
Training
ownerisstillentitledtorecoveritsactualdamagesfor
, , ,
Topic credit state orID

.
inexcusaledelas Thismaincludeinterest rentalcharges ,
andotherexpensesincurredasaresultofthedela Asa .
 ,
generalrule lostprotsarediculttorecover However in . ,
outhCarolinaFederalavingsankv Thornton Cros . - ,
&Pricing(/pricing/?s=header)
423..2d114(.C.1992),theouthCarolinaupremeCourt
Plans

heldthatanawardoflostprotswasjustiedwherethe

, ,
owner adeveloper hadpre sold50percentofthe -
condominiumstoeconstructed Theownerwas therefore . , ,
aletoprovetheamountoflostprotstoareasonale

degreeofcertaint . Professionals (/professionals/?s=header)

.
5 Contractor sDamagesforDelaDespitearlorOn -
TimeCompletion

Ifthecontractorplannedtonishitsworkeforethecontract

,
date uteventsforwhichtheownerwasresponsile

preventedearlcompletion thecontractormarecover ,
deladamagesfromtheownerevenifitnishestheproject

thedatespeciedinthecontract Inotherwords . ,
completingtheprojectthedatespeciedinthecontract

doesnotnecessarilpreventthecontractorfromrecovering

deladamagessolongasthecontractorcouldhave

reasonalnishedanearlierdate .

( .. . .
. .
InGrowConstructionCo v tate 391N Y 2d726 N Y A D , .. .
1977),thecontractorwasdelaedstateinterference.The

contractorsuedthestateofNewYorkfordeladamages

despitethefactthatitwasaletonishtheworkthedate

.
speciedinthecontract ThestateofNewYorkarguedthat

thecontractorcouldnotrecoverdeladamagesecausethe

.
jowascompletedontime Thecourtrejectedthestate s
,
argument reasoningthatthecontractorhadarightto

performitsworkfreefrominterferencefromthestate andto ,
nishearlifpossile .

Othercourtshaveadoptedsimilarreasoning eeun .
hipuilding &DrDockCo.v.U..Lines,Inc.,439F.upp.
671(.D.Pa.1977).Courtsthatallowcontractorstorecover

deladamagesdespitetimelorearlcompletion,however,

requirethecontractortoprovethatearlcompletionwould

haveoccurredutfortheowner sdela Additionall notice . ,

totheownerofthecontractor sintenttocompletethework
aheadofscheduledisoftenrequired WhereaCPMschedule .
isinitiallutilizedtoestalishanearlcompletiondateandit

,
islogicallconsistent thescheduleisstrongevidenceofa

reasonaleintenttocompleteearl .
(/)
InInterstateGeneralGovernmentContractorsv West 12 . , ( ) (/shop
Cart 0 /)
MAccount (/account/)
. ( . . ),
F 3d1053 Fed Cir 1993 theCourtofAppealsforthe

FederalCircuitadoptedathree parttesttodeterminea -Training(/training/?s=header) , , ,

Topic credit state orID

contractor sentitlementtodeladamagesforamissedearl

.
completion Thecourtheldthat acontractor must show [ ]
thatfromtheoutsetofthecontractit 1 intendedto :( )
;( )
completethecontractearl 2 hadthecapailittodoso ;
&Pricing(/pricing/?s=header)
and(3)actuallwouldhavecompletedearl,utforthe
Plans

government sactions .12F.3dat1059.Generalcontractors

whoanticipateearlcompletionshouldalsodiscusstheir

scheduleswithanpotentialsucontractorspriortoentering

intoansucontractsiftheintendtoholdthe

sucontractorslialeforearlcompletiondeladamages
Professionals
.
(/professionals/?s=header)
ee &pecialtiesCo.v.Phillips,523P.2d1357(N.M.1974).

.
6 DefensestoDelaDamages

.
a NoDamagesforDelaorxculpatorClauses

A nodamagesfordela clauseinaconstructioncontract

cancauseacontractortoloseitsclaimtodeladamages

eveneforeperformanceegins Asthenameindicates no . ,

damagesfordela clausescontractualloligatethe

contractortoforgoclaimsagainstapartlialefordamages

incurredthecontractorduetodelas InMarriottCorp v . . .
., .
DastaConstructionCo 26F 3d1057 11thCir 1994 for ( . ),
, . .
example theU CourtofAppealsforthe11thCircuitheld

thata nodamagesfordela clauseprohiitedthe
contractorfromrecoveringadditionalcostsforprojectdelas .
Althoughthecontractornormallwouldhaveeenentitledto

recoverfordelasandinterferenceoftheowner the ,

contractor sfailuretoprovidetheownerwithwrittennotice

requestingtimeextensionsinconjunctionwiththe no

damagesfordela clauseprecludedrecoverthe

contractor .

Ifacontracthasa nodamagesfordela clause thereare ,
circumstancesunderwhichacontractormaavoidit For .
,
example ifthedelawasnotofatpecontemplatedthe

,
partiesatthetimeofcontracting thecontractormapursue

itsclaims.ClarkFitzpatrick,Inc.v.LongIslandRailroadCo.,

603N.Y..2d526(N.Y.A.D.1993).Asonemightexpect,

damagesattriutaletoadfaith,maliciousconductorgross

negligencemanotedisclaimedthroughanodamages

fordelaclause.Id.;seealsoJohnT.rad&Co.v.oardof

ducation,226N.Y..707,709(N.Y.A.D.1928)(allowing

recoverwheretheowneractivelinterferedwith

contractor sperformance ).

(/)
Indeterminingwhetheracertaintpeofdelawaswithinthe

contemplationofthepartieswhentheagreedtothe no ( ) (/shop
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MAccount (/account/)
,
damagesfordela clause courtsstrictlconstruethese
Training(/training/?s=header) , , ,
clausesagainstthedrafter,permittingrecoverofdela
Topic credit state orID

damageswhentheclauseevenargualfailstoencompass

. , . .,
thetpeofdelasclaimed ee e g Wellsros Co ofNew . .
 . , . . ); (
Yorkv Unitedtates 254U 83 1920 Departmentof

Transportationv.ArapahoConstruction,Inc.,357..2d593
Plans&Pricing(/pricing/?s=header)
(Ga.1987).InWilliams&onsrectorsv .outhCarolina
teel,983F.2d1176(2dCir.1993),forexample,theU..Court

ofAppealsforthe2nddCircuitheldthatacontractwas

amiguousandallowedthecontractortoproceedwithits

delaclaimduetotheamiguitarisingfromthe

-
interrelationshipoftheno damageclausewithachanges
Professionals (/professionals/?s=header)
clausewhichprovidedthatpamentforthechange includes
[ ]
fullpamentforoththe e xtra w ork [ ] ...andforandamage
orexpensecausedtheContractorandelastoother

[w]ork...resultingfromsaid[e]xtra[w]ork....Id.at1179,
1184.

Courtsappeartoemoreinclinedtoignorea nodamages

fordela clauseifthecontractexpresslmakestimeofthe

essenceandiftheactionsofthepartinvokingtheclause

.
areparticularlinequitaleoregregious ee e g Arapaho , . .,
.,, . . ; . &Co.,
Construction Inc 357 2dat593 JohnT rad

226N.Y..at707.Asthecasesdemonstrate,anownerwho

requiresthecontractortocompleteaprojectasquicklas

possilemanotalsodenliailitforadditionalexpenses

incurredthecontractorduetotheowner sdelas .

,
Finall nodamagesfordela clausesmaeavoidedifthe

owner,expresslorimpliedlthroughitsactions,assumes

responsiilitforcausingthedela.InComm.tateHighwa

&ridgeAuthoritv.GeneralAsphaltPavingCo.,405A.2d
1138(Pa.1979),forexample,thecontractorwasdelaeddue

topressureprolemsinawatermainownedtheCitof

.
Philadelphia Theownerassumedtheresponsiilitof

negotiatingwiththecittohavethewatermainremoved On .
,
appealfromtheclaimsoard thecourtheldthatthe

contractorcouldrecoverdeladamagesdespitethe no

damagesfordela clauseecausetheownerhadassumed

theresponsiilitofthemain spresencewhenitenteredinto

negotiationswiththecittohaveitremoved .

.
NoticeRequirements

Mostcontractsimposeadutuponthecontractortoprovide

writtennoticetotheownerintheeventanexcusaledela

. ,
occurs Ifsuchnoticeisnotgiven andtheownerhasnot

,
waivedthenoticeprovision thecontractormaforfeitits

(/)
claimforatimeextensionandassumeliailittotheowner
( ) (/shop
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fordamagesattriutaletothedela.eeFla.N.R.Co.v.
MAccount

outhernupplCo.,112Ga.1,37..130(1900).Courts
Training(/training/?s=header) , , ,
Topic credit state orID
generalldonotpermitcontractorstorecoverdela

damageswithoutpropernoticeecause asentsuchnotice, ,
theownermanotknowaoutandhavetheopportunitto
eliminatethecauseofthedelaand consequentl mae , ,
preventedfromprovidingappropriatenoticetootherparties .
&Pricing(/pricing/?s=header)
eeAllgoodlectricCo.,Inc.v.MartinK.Construction
Plans

., ., .,
Co Inc etal 959F upp 1573 M D Ga 1997 . . ( . . . ).

.
c Waiver

Acontractormahavewaiveditsrighttorecoverdela

Professionals
damagesfromanownerinvariouswas professionals
Forexample ifa . (/ , /?s=header)
contractorsignsachangeorderthateitherexpresslor

implicitlwaivesitsrighttothedeladamages itsclaimma ,
.
elost InrandtCorp v CitofNewYork 199N 2d493 . . , . .
(N.Y.1964),thecontractincludedaprovisionthatthe
acceptanceofnalpamentconstitutedawaiverandrelease

.
ofallclaims Althoughthecontractorhadpreviousl

sumittednoticetotheownerthatitintendedtoseek

recoveronaclaimforover $20,000,thecourtheldthatthe

contractor sacceptanceofthenalpamentarredthe

. ,
claim imilarl anownermawaivetherighttoseek

damagesafteritmakesanalpamenttothecontractor ee .
. .
CenterreTrustCo v ContinentalInsuranceCo 167Ill App ., . .
,
3d376 521N 2d219 1988 . . ( ).

.
7 Acceleration

Relatedtodeladamagesaredamagesresultingfrom

.
acceleration Accelerationdamagesaretheextraexpenses

incurredthecontractorwhentheownerrequiresitto

,
completetheproject oraportionthereof inlesstimethan ,
providedinthecontractdocuments Thecontractormae .
instructedtonishtheprojecteforethespecied

,
completiondate orwhentheownerrequiresthecontractor

tonishtheworkthecompletiondateeventhoughthe

contractormaotherwisehavearighttoanextension The .
latterisreferredtoasa constructiveacceleration .Damages
recoveraleasedonaccelerationtpicallinclude

,
additionallaorcosts overtime costsofrentalequipment ,
andanotherexpensesincurredthecontractorinits

attempttonishtheprojectinacompressedperiodoftime .

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