RICS guidance note
                       RICS professional guidance, UK
                       Extensions of time
                       1st edition
                                      rics.org/guidance
                                                        rics.org
                                       Extensions of time
                                       RICS guidance note
                                       1st edition
                                       Acknowledgments
                                       RICS would like to thank the following for their
                                       contribution to this guidance note.
                                       Technical author:
                                       Christopher M Linnett FRICS, Christopher Linnet Limited
                                       Co-authors:
                                       Camilla de Moraes, K&L Gates LLP
                                       Stephen Lowsley, Driver Trett
                                       Matthew Smith, K&L Gates LLP
                                       Working group:
                                       Chair: Andrew Smith MRICS, Laing O’Rourke
                                       John G Campbell, BAM Construction Limited
                                       David Cohen, Amicus Development Solutions
                                       Stuart Earl FRICS, Gleeds
                                       Roland Finch FRICS, NBS
                                       Christopher Green, Capita Symonds Ltd
                                       William Hall MRICS, Lend Lease
                                       Roy Morledge, Nottingham Trent University
                                       Michelle Murray, Turner & Townsend plc
                                       Michael T O’Connor, Carillion Construction Limited
                                       Kevin Whitehead, McBains Cooper Consulting Limited
                                       Alan Muse, RICS
                                       Published by the Royal Institution of Chartered Surveyors (RICS)
                                       Parliament Square, London, SW1P 3AD, UK
                                       www.rics.org
                                       No responsibility for loss or damage caused to any person acting or
                                       refraining from action as a result of the material included in this
                                       publication can be accepted by the authors or RICS.
                                       Produced by the QS and Construction Working Group of the Royal
                                       Institution of Chartered Surveyors.
                                       ISBN 978 1 78321 085 5
                                       ©Royal Institution of Chartered Surveyors (RICS) November 2014.
                                       Copyright in all or part of this publication rests with RICS. No part of this
                                       work may be reproduced or used in any form or by any means including
                                       graphic, electronic, or mechanical, including photocopying, recording,
                                       taping or web distribution, without the written permission of RICS or in
                                       line with the rules of an existing licence.
                                       Typeset in Great Britain by Columns Design XML Ltd, Reading, Berks
                Extensions of time
                                                                                                     Contents
                                                                                                       RICS professional guidance..........................................                    1
                                                                                                       1 Introduction................................................................          3
                                                                                                       2 General principles (Level 1 – Knowing)...................                             4
                                                                                                           2.1 Costs of delay......................................................            4
                                                                                                           2.2 Background to extension of time clauses...........                              4
                                                                                                           2.3 Extensions of time under standard forms of
                                                                                                                  contract................................................................     5
                                                                                                       3 Practical application (Level 2 – Doing)....................                         12
                                                                                                           3.1 Submission of delay notices ...............................                   12
                                                                                                           3.2 Measurement of delay.........................................                 12
                                                                                                           3.3 Methods of delay analysis...................................                  12
                                                                                                           3.4 Delay assessments using BIM............................                       15
                                                                                                       4 Practical considerations (Level 3 – Doing/
                                                                                                           Advising).....................................................................    16
                                                                                                           4.1 Which method of delay analysis should be
                                                                                                                  adopted?..............................................................     16
                                                                                                           4.2 Strengths and weaknesses of delay analysis
                                                                                                                  methods...............................................................     17
                                                                                                           4.3 Concurrent liability for delays..............................                 18
                                                                                                       5 Summary.....................................................................        19
          ii   RICS guidance note                                                                                                                               Effective date 10 February 2015
                                                                                                         rics.org
                   RICS professional guidance
                   International standards
                   RICS is at the forefront of developing international             It is for each member to decide on the appropriate
                   standards, working in coalitions with organisations              procedure to follow in any professional task. However,
                   around the globe, acting in the public interest to raise         where members do not comply with the practice
                   standards and increase transparency within markets.              recommended in this note, they should do so only for a
                   International Property Measurement Standards (IPMS –             good reason. In the event of a legal dispute, a court or
                   ipmsc.org), International Construction Measurement               tribunal may require them to explain why they decided
                   Standards (ICMS), International Ethics Standards (IES)           not to adopt the recommended practice. Also, if
                   and others will be published and will be mandatory for           members have not followed this guidance, and their
                   RICS members. This guidance note links directly to and           actions are questioned in an RICS disciplinary case,
                   underpins these standards and RICS members are                   they will be asked to explain the actions they did take
                   advised to make themselves aware of the international            and this may be taken into account by the Panel.
                   standards (see www.rics.org) and the overarching                 In addition, guidance notes are relevant to professional
                   principles with which this guidance note complies.               competence in that each member should be up to date
                   Members of RICS are uniquely placed in the market by             and should have knowledge of guidance notes within a
                   being trained, qualified and regulated by working to             reasonable time of their coming into effect.
                   international standards and complying with this
                   guidance.                                                        This guidance note is believed to reflect case law and
                                                                                    legislation applicable at its date of publication. It is the
                                                                                    member’s responsibility to establish if any changes in
                   RICSguidancenotes                                                case law or legislation after the publication date have
                                                                                    an impact on the guidance or information in this
                   This is a guidance note. Where recommendations are               document.
                   made for specific professional tasks, these are
                   intended to represent ‘best practice’, i.e.
                   recommendations which in the opinion of RICS meet a
                   high standard of professional competence.
                   Although members are not required to follow the
                   recommendations contained in the note, they should
                   take into account the following points.
                   When an allegation of professional negligence is made
                   against a surveyor, a court or tribunal may take
                   account of the contents of any relevant guidance notes
                   published by RICS in deciding whether or not the
                   member had acted with reasonable competence.
                   In the opinion of RICS, a member conforming to the
                   practices recommended in this note should have at
                   least a partial defence to an allegation of negligence if
                   they have followed those practices. However, members
                   have the responsibility of deciding when it is
                   inappropriate to follow the guidance.
                   Effective date 10 February 2015                                                                RICS guidance note       1