Pinellas County · Sixth Judicial Circuit

Pinellas County Construction Delay Expert and Schedule Consultant

Oxley is based in Pinellas County. CPM schedule consulting and delay analysis for redevelopment, renovation, coastal and public projects in all 24 of the county’s municipalities and its unincorporated areas.

Pinellas County is a peninsula with 24 incorporated municipalities and much of its construction is redevelopment: replacing or renovating older buildings, upgrading utilities under existing streets, and rebuilding along the Gulf beaches. Oxley's office is in mid-county at 13830 58th St N, Suite 403, Clearwater, FL 33760, about 10 miles by road from the Clearwater Courthouse and about 12.5 miles from the St. Petersburg Judicial Building.

Contractors: time questions on a live project are easier to analyze while the records are current. The analysis addresses what the schedule and records show.

With that many local governments, a contractor working across the county can be under several different public contract forms at once, each with its own schedule specification, update cycle, notice rules and extension procedure. A delay analysis starts with the specific contract on the specific project, not with a general rule for the county.

For city-specific pages, see Clearwater and St. Petersburg. This page covers the county as a whole.

Renovation and occupied-building schedules

Renovation and redevelopment schedules carry risks that new construction on an open site does not. Existing conditions are discovered only as walls and ceilings open. Work in occupied buildings is phased around tenants, residents or operations, with restricted hours and access. Older utilities and structures add investigation and redesign. When the project runs long, the analysis has to separate time caused by those conditions from time caused by planning, staffing or procurement, using the contract's allocation of the risk.

On these jobs, productivity often suffers before completion does. Lost efficiency from working around occupants, out-of-sequence work or trade stacking can be real even where the critical path held. Oxley's disruption analysis treats lost productivity and lost time as separate questions with separate proof.

Records for renovation and redevelopment disputes

When existing conditions or phasing are at issue, the most useful records are usually:

  • Pre-construction surveys and investigations of the existing building, and what they did and did not cover
  • RFIs, design responses and revised drawings issued after demolition opened the work
  • Phasing plans, tenant or resident notices, and access restrictions in effect at each stage
  • Permit and inspection histories, including any re-inspections
  • Dated photographs and daily reports showing crew size and work areas

With those, the analysis can tie each period of delay or lost productivity to a documented condition and a contract allocation, rather than to a general description of a difficult job.

Coastal work and the 2024 storms

Hurricanes Helene and Milton struck the Tampa Bay area in 2024, and repair and rebuilding work followed in Pinellas County's beach communities. Storm-driven projects raise their own schedule questions: whether weather days were excusable, how long a repair should reasonably take, how permitting and material availability affected duration, and how insurance-funded scopes changed over time. Oxley also consults on the construction and schedule questions in first-party property insurance disputes. See also repair.

Public owners in the county

Pinellas County government, the county's municipalities including the Cities of Clearwater and St. Petersburg, Pinellas County Schools, the Pinellas Suncoast Transit Authority and FDOT District Seven all build in the county. Each brings its own schedule specifications, extension procedures and liquidated damages terms. These owners are named to describe the market, not as Oxley clients.

Courts and forums

State court: Sixth Judicial Circuit (Pinellas and Pasco), at the Clearwater Courthouse, 315 Court St., and the St. Petersburg Judicial Building, 545 1st Ave. N., each with a civil mediation office; because Pasco is in the same circuit, Oxley also supports Pasco County matters.

Federal court: Middle District of Florida, Tampa Division, Tampa.

Appeals and arbitration: state appeals go to the Second District Court of Appeal, headquartered in St. Petersburg; private contracts frequently require AAA arbitration or another agreed procedure.

Services

Live-project work is described on the construction schedule consultant page; dispute work on the delay expert page.

  • CPM schedule consulting during construction: baseline, updates and progress monitoring
  • Time impact analysis and extension-of-time requests, prepared or reviewed
  • Forensic delay analysis, including whether delays were concurrent on the critical path. How concurrent delay is treated depends on the contract and applicable law, which are for counsel and the tribunal.
  • Disruption, lost productivity and delay damages
  • Expert reports and testimony at deposition, trial and arbitration, and technical support at mediation

Selected project experience

Daniel R. Zorrilla's Florida work includes projects he managed for general contractors and later consulting and expert assignments. Consulting and expert work is described by project and issue type only.

From 2005 to 2008, he was a senior project manager in the Tampa office of Hardin Construction (acquired by DPR Construction in 2013), managing construction of a $28 million condominium in Tampa and a $124 million resort in Puerto Rico.

Projects managed.

  • Ventana condominium, Tampa. Senior Project Manager.
  • Regatta condominiums, North Beach (Miami-Dade). Project Manager.
  • The Park at Riverbridge, West Palm Beach. Project Manager.
  • Westin Sarasota hotel and Vue Sarasota condominium (Senior Project Manager for the general contractor).
  • Porto Bellagio condominiums, Sunny Isles Beach. Assistant Project Manager.

Pinellas County consulting and expert assignments.

  • Airport landside improvements and expansion, Tampa Bay area. Delay and disruption.
  • Two bridges. Delay and completion cost.
  • Road and intersection reconstruction. Delay.
  • Gandy Boulevard road and bridge. Delay and earned value.
  • High-rise apartment, Feather Sound (Pinellas). Delay and change order reasonableness.

Who you would work with

Daniel R. Zorrilla, J.D., BSBC, CGC, CFCC, leads the work and testifies. He has worked in construction consulting and expert work since 2008, with a return to project management in 2014–2015, and has testified in more than 40 cases. He has been retained as a consultant or expert in more than 100 construction matters. He is a Florida Supreme Court Certified County and Circuit Court Mediator (Florida Courts mediator lookup). He is a member of The Florida Bar and does not practice law.

We act for only one party on a project, and fees do not depend on findings. Dan's full profile →

Conflicts are checked first; please send only party names and a short nonconfidential description until we confirm.

Also see Pasco County, Hillsborough County, Tampa and the construction delay expert witness page. Call 727-821-9190 or send a message.