Overview:
Tacara at Dove Creek is a 321-unit Class “A” garden-style apartment community located in western San Antonio, Texas. With an estimated development cost of $24 million, this upscale project aimed to deliver high-end multifamily housing with resort-style amenities and efficient, modern construction.
Despite strong planning and early momentum, the project experienced unforeseen challenges that disrupted the construction schedule. Weather impacts, subcontractor coordination issues, and material delays contributed to mounting schedule pressures. These complications threatened key milestones and sparked disputes between contractors, developers, and suppliers.
Precision provided proactive scheduling services for the Tacara at Dove Creek project, supporting efficient execution from start to finish. As construction advanced, our CPM scheduling consultants closely monitored progress and maintained the integrity of the project’s baseline schedule through regular updates. Additionally, our team identified and tracked potential delays in real time, enabling the project team to take early action and implement effective mitigation strategies.
To regain control and protect long-term project goals, the client engaged Precision Scheduling Consultants to provide comprehensive dispute resolution services. Our expert team brought technical clarity and strategic support to address the evolving challenges and restore project alignment.
Initial Assessment and Identification of Delay Risks
At the outset, Precision conducted a full review of the project’s baseline schedule, contracts, and change order history. We identified early warning signs of critical path delays, trade stacking, and resource inefficiencies.
We also examined weather logs, RFI trends, and subcontractor performance data to determine the origins of delay events. These early findings shaped our strategy for isolating issues and resolving disputes proactively.
To ensure objectivity, we implemented forensic delay analysis methods including time impact analysis (TIA) and windows analysis. These tools allowed us to break the project into manageable segments, identify delay triggers, and attribute responsibility.
Throughout the process, we maintained regular communication with project managers and legal counsel. This collaboration ensured that our schedule assessments aligned with contractual obligations and supported a strong case for claims resolution.
Forensic Schedule Analysis and Causation Mapping
Using critical path method (CPM) techniques, we traced each delay event and its influence on key construction milestones. Rather than generalizing delays, we established clear cause-and-effect relationships between specific disruptions and missed dates.
We used “as-planned vs. as-built” and “collapsed as-built” analysis to quantify lost time with precision. This allowed the client to present indisputable evidence of delay origins and their downstream effects.
Moreover, we cross-referenced our findings with project documentation, including meeting minutes, field notes, and daily reports. This added credibility and transparency to our conclusions.
Claims Development and Quantification of Damages
With the root causes of delays identified, our next focus involved developing detailed claims to seek time extensions and financial recovery. We calculated the impact of schedule overruns on labor costs, overhead, and trade inefficiencies.
We also assessed delay damages using multiple methodologies:
- Calculations of extended general conditions and escalation costs
Each claim was presented with clear documentation, references, and visual timelines to support its validity. Moreover, these claims helped establish entitlement and offered a roadmap for equitable resolution.
Our expert team worked closely with legal advisors to align technical findings with contractual language. This coordination ensured that claims held up under scrutiny during negotiations or potential litigation.
Dispute Resolution Strategy and Case Support for the Tacara at Dove Creek
Beyond technical analysis, we actively supported our client throughout the dispute resolution process. We participated in negotiation sessions, and provided expert reports.
To facilitate settlement, we simplified complex schedule impacts into understandable presentations. Our visual tools helped decision-makers quickly grasp delay progression and financial implications.
We also responded to opposing party claims by offering expert rebuttals grounded in documented facts. By remaining responsive and thorough, we maintained control over the narrative and upheld our client’s credibility.
Ultimately, the matter was resolved through structured negotiations, avoiding costly litigation. Our involvement helped the client recover time extensions and fair compensation without prolonged dispute escalation.
Final Outcome and Long-Term Value
Thanks to our dispute resolution services, the client resolved schedule-related conflicts efficiently and maintained project momentum.
By clarifying delay responsibility and documenting impacts accurately, we protected the developer’s investment and limited exposure to future claims. In the end, the client not only achieved a timely resolution but also gained valuable documentation to strengthen internal processes.
Our collaborative, data-driven approach minimized conflict, reinforced trust among stakeholders, and ensured smooth project closeout. Furthermore, the lessons learned continue to benefit the client’s construction management strategy on future developments.
Tacara at Dove Creek Apartment Resolution
The Tacara at Dove Creek project demonstrated how schedule disruptions can threaten even well-planned construction efforts. Through focused analysis, clear communication, and targeted dispute resolution, Precision Scheduling Consultants helped the client navigate complex challenges and achieve a successful project outcome.
Moreover, we remain committed to delivering expert insights, technical accuracy, and timely results to support construction projects across all sectors.
CPM Scheduling Services
- Project Controls
- Baseline Schedule Construction Development
- Construction Schedule Updating
- Construction Site Monitoring
- Time Impact Analysis (TIA)
- Earned Value Analysis
- Cost Loaded Baseline Schedule
- Resource Loaded Scheduling for Construction
Construction Claims and Dispute Resolution Services:
- Construction Delay Claims
- Forensic Schedule Analysis
- Construction Defects
- Construction Damage Calculations
- Request for Equitable Adjustments (REA)
- Loss of Productivity Analysis (LoP)
- Expert Witness Testimony
Precision’s team of experts consists of seasoned construction professionals who are well-versed in the various risks that companies encounter during the dispute resolution process. Navigating construction disputes can be complex. Whether it involves mediation, arbitration, or litigation support, Precision provides the guidance to tackle the technical challenges throughout the dispute resolution process. Furthermore, with years of hands-on construction experience, Precision’s construction claims experts deliver a fair and reasonable assessment to strengthen your case effectively.
From calculating schedule delays, managing claims, quantifying damages, and assessing loss of productivity. Precision’s construction dispute resolution experts thoroughly analyze each unique dispute to ensure optimal outcomes.