In the world of construction contracting—especially within federal and public sector projects—delays and changes are almost guaranteed. It’s not a matter of if something will disrupt your project, but when. Whether it’s an unexpected site condition, a late design revision, or a directive from a government agency, changes can throw even the most well-planned jobs off track.
These disruptions don’t just impact your schedule—they affect your budget, your crew, and your ability to deliver on time. That’s where two essential tools come into play: the Time Impact Analysis (TIA) and the Request for Equitable Adjustment (REA). While these two terms are often used together, they’re not interchangeable. They serve very different purposes—and knowing how and when to use them can make a huge difference in how you navigate change and protect your bottom line.
Let’s break them down.What is a Time Impact Analysis (TIA)?
A Time Impact Analysis is a proactive, forward-looking scheduling tool that helps you evaluate how a specific delay or change affects your project’s critical path. Think of it like this: what happens if a particular event—like a change order, weather delay, or unforeseen site condition—gets inserted into your current schedule? How will that affect your project’s end date?
A TIA uses the Critical Path Method (CPM) to answer that question. By inserting the delay into your baseline or updated project schedule, a TIA determines how much that event will extend the timeline. The end goal is to quantify the time impact of that change so you can fairly request a time extension from the owner or project manager.
TIAs are typically used during the project—not after the fact—so you can make timely, informed decisions. They’re especially useful when defending against liquidated damages or proving the need for a time extension due to delays that were beyond your control. More importantly, they provide credible, data-backed support for contract modifications and help avoid disputes down the line.
What is a Request for Equitable Adjustment (REA)?
A Request for Equitable Adjustment, commonly referred to as an REA, is a formal contractual request submitted to the owner (often a government agency) to adjust the contract for additional time, money, or both. This isn’t just a simple request—it’s a detailed, well-documented explanation of why you should be compensated for changes that weren’t part of the original agreement.
REAs are based on the principle of fairness. If your team is impacted by a change that’s outside your control—whether it’s a scope revision, a differing site condition, or a regulatory update—you shouldn’t have to absorb that cost or delay on your own.
Typically, an REA includes:
- A written narrative that explains the situation
- A breakdown of additional costs incurred
- A justification for extra time, if needed
- Supporting documentation—often including a TIA
While the TIA models how a change affects your schedule, the REA formally requests compensation for the resulting impact. It’s your official tool for seeking relief from added costs or extended timelines due to owner- or agency-caused changes.
How Do They Work Together?
Although they’re distinct, TIA and REA are often part of the same conversation. The TIA shows how the project was affected, while the REA requests what you need to recover.
Think of it like this:
- TIA = Schedule Impact
- REA = Contractual Relief (Time and/or Money)
Together, they create a compelling and credible case for fair treatment under the contract.
Why It Matters
Understanding the difference between a Time Impact Analysis and a Request for Equitable Adjustment isn’t just academic—it’s essential to protecting your project and your financial well-being.
At ACE Consulting, we specialize in helping contractors navigate these processes with precision. From preparing bulletproof TIAs to crafting persuasive REAs, our team ensures you’re positioned for success when changes hit the field.
