Possibilities of adding FM-specific data into BIM in early Design PhasesUGent – Beyond BIM – 09.12.2015

ir-arch. Ruben Van de Wallelecturer CAAD.BIMcoordinator Bachelor PapersHowest University of Applied Sciences - BrugesDepartment of Applied Architecture

Possibilities of adding FM-specific data into BIM in early Design PhasesUGent – Beyond BIM – 09.12.2015

• Facility Management with BIM• Why use BIM for FM?• Common workflow• STEP-by-STEP example• BIM with Facility Management

FM with BIM – Overview of Available Solutions

“a BIM model could be gainfully used for FM, since it was able to capture so much of the building information that could be

re-used for its operation and maintenance rather than have to re-create it”

Lachmi Khemlani – founder AECBytes AECBytes Feature Article “BIM for Facilities Management” 30.09.2011

Using BIM as a database for Facility Management

Two main types of BIM-implementation in FM-suites:

1. Incorporated within a larger AEC-software portfolio (FM adopted by BIM-providers):• Autodesk: Building OPS• Graphisoft: ArchiFM• Bentley: Bentley Facilities

2. FM-Software, providing exchange with BIM• FM Systems• Planon

All of them use the as-built BIM (delivered at hand-over) as a starting point for ‘filling up’ the FM-database.

Bi-directional exchange is (sometimes) possible, but almost always requires a type of modelling-software to be used to keep the model up to date.

Motivation for using BIM in FM

“According to a 2004 report by the National Institute of Standards and

Technology (NIST), 71 percent of design and engineering documentation

maintained by facility executives is still recorded on paper. […]

A NIST report on inadequate data interoperability estimated the cost at

$15.8 billion in 2002.”Brandon Lorenz, Senior Editor at facilitiesnet

“The Case For Data Interoperability” - March 2006

Common motivations for using BIM as a basis for FM

BIM-data is perceived as more reliable than CAD-derived information

A Virtual Building Model provides a more extensive database than traditional As-Built

There is less data-drop when using BIM for building up FM-inventory

Reliability is determined not (mainly) by the data-type, but by modelling-expertise,consistency in modelling, defining LOD and (signed) protocols

An extensive unreliable database is less usable than a smaller, but complete set of plans

This is only true when the exchange-format is fully supported on both ends

BIM has the possibility of providing for a better FM-database if FM as a goal is agreed upon within the BIM-protocol and OpenBIM and IFC/COBie are incorporated in the process

Common workflow

“The biggest hurdle, however, is the lack of good data for FM in the BIM model.”

Lachmi Khemlani – founder AECBytes AECBytes Feature Article “BIM for Facilities Management” 30.09.2011

BIM

ObjectsBuilding

Elements & Materials

Spaces

Facility Management

*

Asset Management

Maintenance Management

Space Management

Project Management

Safety Management

*: generalistion based on common grounds of various definitions of Facility Management by IFMA, CEN and ISO

Adding IFC-data

(IFC or COBie)

(IFC or COBie)

(IFC or COBie)

Step-by-step example

“Before BIM, if a truck backed into a curtain wall, and you were looking for mate-rials to repair it,

the answer was often bound in files, not searchable, not indexed. BIM is well-populated, searchable, and easy to query. It is a better source of in-

formation about make, model, and potentially the serial number so that the owner understands

what’s in the building and can make repairs.”Michael Schley, founder and CEO of FM:Systems

Business Advice Article by Jeff Link on lineshapespace.com“BIM for Facilities Management: 4 Tips to Improve Lifecycle Performance and Reduce Costs” – 24.08.2015

STEP 1: modelling towards a FM-usable BIM

Adding building assets to the model (e.g. Fire-Extinguishers)

STEP 2: adding usefull IFC-data(not randomly placing furniture…)

STEP 3a: preparing work orders in Model Checking (or FM)-software

STEP 3b: visualising assets when IFC-viewing is supported

STEP 4: maximizing available information through IFC-categories

Adding FM-approved materials to BIM-libraries

Consistent use of IFC-categories and/or adding (more) FM-specific IFC-categories to standards

Collaborating with FM-specialists in determining which Building Associated Data (BAD) is good for preparing a BIM to be (more) useful in FM-phase

Ideas for improving the workflow

Creating more useful models for FM (enabling FM-score calculation?)

Standardisation of as-built BIM at hand-over (COBie?) – FM-specific data format? (FM-dot)

Determining what LOD400/500 models should exactly contain and in which format

STEP 5: Calculating and optimizing travel distances using model software

Using techniques for escape routes in studying travel distances

BIM with FM – Opportunities for Life-Cycle Management

“That is why we – Howest University – as building-owners and the department of Applied Architecture as BIM-educators, are

convinced that all (valid) BIM-data should be used during the entire life-cycle of a build-

ing, and FM-data should be within reach of any designer.”

Howest AA – Position Statement “Beyond BIM”“Possibilities of adding Facility Management specific data into BIM in early Design Phases”

09.12.2015

How FM-knowledge can be useful when using BIM in the Life-Cycle

Facility Management is more than managing an as-built situation:

1. Change Management

2. Cost Management

3. Sustainability Management

Throughout the whole Life-Cycle

© www.areadevelopment.com

Change Management

Managing a building = managing it’s Life-Cycle = managing future refurbishments

Design decisions of the initial building can have an important influence in future building costs.

Lessons learned in FM can help BIM in visualising numerous refurbishing scenarios for designers and owners, thus enhancing flexibility(=durability) in design

“The most difficult part in adjusting a building’s interior, while remaining operative during construction phase, lies in the rerouting of MEP-elements, no longer matching the posi-tions of demolished walls.Providing wholes at fixed (modular) distances was a sim-ple but essential design decision in creating a flexible and future-proof hospital”Bert Van Boxelaere – senior project architect (osararchitects) execution phase of AZG Hospital Kortrijk

STEP 6: Using parametric modelling and BIM to roll-out design scenarios

Cost Management

Total Building Cost = focus on operation and maintenance cost > construction cost

Although the rule-of-thumb 1:5:200 isn’t as valid as often presumed2, integrating operating and maintenance costs is clearly a logical step in using BIM+FM in Life-Cycle Management.

Integrating Life-Cycle Cost Analysis-data into BIM should help Facility Managers working out complex scenarios in these matters.

“When managers were asked why they don't use LCCA, two responses dominated: It's too complicated, and we're not exactly sure how to calculate it.”Andrew Gager, principal consultant with Life Cycle Eningeering an editor at facilitiesnet “Embracing a Life-Cycle Cost Analysis” - August 2012

2 Will Hughes ea, ‘Exposing the Myth of the 1:5:200 Ratio’, School of Construction Management and Engineering, University of Reading

BIM

ObjectsBuilding

Elements & Materials

Spaces

Adding IFC-data

Adding LCCA-data

STEP 7: adding LCA-data

Sustainability Management

FM-approved materials = easy and cost-effective maintenance, demolition and re-use

Managing a Building through it’s entire Life-Cycle takes in account it’s refurbishment(s), and ultimately it’s demolition.

A building is a vast resource-mine. ‘Mining’ will be more effective when a database provides Facility Managers and Designers with a reliable and detailed inventory of all used materials.

An extensive, all-inclusive definition of digital building materials and their parameters and properties is necessary to make this possible“The aims of BAMB (Buildings as Material Banks) are the prevention of construction and demolition waste, the reduction of virgin resource consumption and the development towards a circular econ-omy through industrial symbiosis”Objective of the CORDIS-project by IBGE“Buildings as Material Banks” 01.09.2015-01.09.2018

STEP 8: digital building materials – lack of properties from LCA-Point of View

Available data-fields for digital building materials are rather limited

Any questions…?