BIM for Facility Managers E-Book
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- Herausgeber: John Wiley & Sons
- Kategorie: Geisteswissenschaft
- Sprache: Englisch
A practical look at extending the value of Building Information Modeling (BIM) into facility management--from the world's largest international association for professional facility managers Building owners and facility managers are discovering that Building Information Modeling (BIM) models of buildings are deep reservoirs of information that can provide valuable spatial and mechanical details on every aspect of a property. When used appropriately, this data can improve performance and save time, effort, and money in running and maintaining the building during its life cycle. It can also provide information for future modifications. For instance, a BIM could reveal everything from the manufacturer of a light fixture to its energy usage to maintenance instructions. BIM for Facility Managers explains how BIM can be linked to facility management (FM) systems to achieve very significant life-cycle advantages. It presents guidelines for using BIM in FM that have been developed by public and private owners such as the GSA. There is an extensive discussion of the legal and contractual issues involved in BIM/FM integration. It describes how COBie can be used to name, capture, and communicate FM-related data to downstream systems. There is also extensive discussion of commercial software tools that can be used to facilitate this integration. This book features six in-depth case studies that illustrate how BIM has been successfully integrated with facility management in real-life projects at: * Texas A&M Health Science Center * USC School of Cinematic Arts * MathWork's new campus * Xavier University * State of Wisconsin Facilities * University of Chicago Library renovation BIM for Facility Managers is an indispensable resource for facility managers, building owners, and developers alike.
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Contents
Preface
Acknowledgements
Sponsors
Chapter Abstracts
Chapter 1: Introduction
Management Summary
Problems with Current FM Practice
How BIM FM Integration Can Address Current Problems
Needs for Graphics and Data Varies over the Life Cycle
Need for Interoperability between Systems
Owner Benefits of BIM FM Integration
Chapter 2: BIM Technology for FM
Building Information Modeling (BIM)
BIM for Facility Management (FM)
Standards and Data Exchange
Challenges of BIM for FM
FM BIM in Practice: Healthcare BIM Consortium’s Initiatives
Emerging Technologies and BIM
Augmented Reality
Sensor Data
BIM Component Data
Standards
References
Chapter 3: Owner BIM for FM Guidelines
Introduction
GSA Guidelines
High-Level Modeling Requirements
Design, Construction, and Record BIMs
COBie Submittals
Technology Requirements
The Vision: Technology Overview
Technology Challenges
Emerging Technology: Model Servers
Pilot Projects for BIM and FM Using GSA Guidelines
Other BIM Guidelines
Chapter 4: Legal Issues When Considering BIM for Facilities Management
Introduction
How Will the Model(s) Be Used?
Ownership of the Model
Who Owns the Intellectual Property?
Standards and Interoperability
Will Using BIM Increase Liability to Other Parties?
How Does an Integrated Project Delivery (IPD) Environment Affect Liabilities Related to Reliance on BIM?
Does Insurance Cover BIM-Related Work?
Conclusion
Sample BIM Specification
References
Chapter 5: Using COBie
Executive Summary
Why COBie?
How Was COBie Designed?
What Is Included in COBie?
In What Formats Is COBie Delivered?
How Is the Spreadsheet Format Organized?
How Is COBie Delivered?
Software Supporting COBie
Internal Software Testing
Legal Implications of COBie
How to Implement COBie
Conclusions
Future Developments
References
Chapter 6: Case Studies
Introduction
Case Study 1: MathWorks
Case Study 2: Texas A&M Health Science Center—A Case Study of BIM and COBie for Facility Management
Case Study 3: USC School of Cinematic Arts
Case Study 4: Implementation of BIM and FM at Xavier University
Case Study 5: State of Wisconsin Bureau of Facilities Management, Division of State Facilities, Department of Administration
Case Study 6: University of Chicago Administration Building Renovation
Appendix A: List of Acronyms
Appendix B: Software Cross References
Index
IFMA Foundation
Cover illustrations: (left) reproduced by permission of Ecodomus, Inc. (right) reproduced by permission of Autodesk, Inc.
Cover design: Anne Michele Abbott
Copyright © 2013 by John Wiley & Sons, Inc. All rights reserved
Published by John Wiley & Sons, Inc., Hoboken, New Jersey
Published simultaneously in Canada
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Library of Congress Cataloging-in-Publication Data
BIM for facility managers / IFMA, IFMA Foundation ; Paul Teicholz, editor.
pages cm
Includes index.
Includes bibliographical references.
ISBN 978-1-118-38281-3 (hardback: alk. paper); 978-111-8-41762-1 (ebk.); 978-111-8-42067-6 (ebk.); 978-111-8-43423-9 (ebk.) 1. Building information modeling. I. Teicholz, Paul M., editor. II. IFMA Foundation.
TH438.13.B56 2013
658.2—dc23
2012045250
Preface
“It’s all about the data.” That expression is a good starting point for this book. In this case, “data” refers to the massive amounts of information needed by facility managers for their work and the systems that provide the basis for effective and efficient facility management. This book describes current best practices to support the integration of BIM with FM systems and how to collect the data needed to support this integration. The emphasis in on what the owner and FM staff need to know to ensure that these practices are used on new projects. Leadership by the owner is provided by specific contract terms, and these are discussed in the chapter on legal issues.
The use of BIM to support design and construction practice is spreading rapidly, and with it a growing emphasis on more collaboration among the project team earlier in the development process. While this book does not focus on how to use BIM, it does illustrate the importance of FM participation in the early stages of a project. This will help ensure that the correct data is collected at the right times during the project and that each participant knows what is expected of them. It will also ensure that at the end of the project, there will be a successful start to the operation and maintenance of the facility. The case histories illustrate these work processes and show that in these early days of BIM FM integration, there is much to learn for all involved.
WHY A BOOK ABOUT BIM FOR FACILITY MANAGERS
The motivation for writing this book was to provide a thorough and consolidated guide to help professionals and students in the building industry learn about the opportunities for significant owner benefits that can be obtained from this new use for BIM and how to achieve these benefits. Owners today are just beginning to implement BIM FM integration, and the software and standards needed for this integration are in relative early stages of development. However, this should not stop owners and FM managers from implementing these systems and learning as much as they can about the approaches that are effective. The knowledge and experience of others that are captured in this book will help provide this education. The International Facility Management Association (IFMA) is doing many things to help its members understand BIM FM integration including this book, conference presentations and journal articles and a social networking site.
The case histories reported in this book record the difficulties and frustrations that can occur in early efforts. The lessons learned from these should help others avoid some of these difficulties, which arise from lack of experience and planning, and false expectations. If this book can help readers avoid these frustrations and costs, it will have served a useful purpose.
The contents of the book were provided by academics and professionals with exceptional backgrounds in BIM FM integration. We make no claim that the book is objective in terms of judgments on the importance of implementing BIM FM integration; however, the results to date are very promising. We have made every effort to ensure the accuracy and completeness of the facts and figures presented and to ensure that the problems are brought forward so that they can provide lessons to others.
WHO IS THIS BOOK FOR AND WHAT IS IN IT
This book is directed to owners and operators of buildings, their FM staffs, the AEC professionals that design, build, and commission buildings, the product manufacturers who provide equipment of all types that is needed for providing services in a building, and students of the AEC/FM industry. All of these people have a role to play in the successful implementation of BIM with FM. As described earlier, the collaboration of the project team working with an educated and effective owner is a primary ingredient to successful implementation.
The book contains the following chapters:
Chapter 4 also contains an example of contract language for a project with FM integration.
HOW TO USE THIS BOOK
Many readers will find this book a useful resource when they are confronted with a new requirement or idea relating to BIM FM integration, e.g., COBie. If this is the case, then reading the relevant chapter would be the most direct approach. If a general understanding is desired, then starting with Chapter 1, “Introduction,” would be most useful for the background presented there. The chapters have been sequenced to provide knowledge from more general to more detailed. This should make it easier to absorb the content if read in this sequence. For a reader who had a good general understanding, it might be useful to start at the case studies in Chapter 6. These are quite detailed and will provide some deep insights for those with adequate background. No one study covers all aspects of the BIM FM integration process, but they do provide insights into the problems that need to be addressed and the training and educational needs to support these systems.
However you choose to read this book, we hope that it will suit your needs for useful information and ideas and will more than repay your time and effort.
Acknowledgments
The research and writing of this book involved contributions from many professionals and academics. We are deeply indebted to those who wrote significant chapters in this book including Louise Sabol (Chapter 2), Kymberli A. Aguilar and Howard W. Ashcraft (Chapter 4), and William East (Chapter 5). The case studies were written by both graduate students and professionals. Some required efforts from both sources before they reached maturity. The graduate students did this work in partial fulfillment of courses taught by Professor Kathy Roper in the Integrated Facility Management Program at the School of Building Construction Georgia Institute of Technology and Professor Charles Eastman in the School of Architecture at the same university. The individuals responsible for each case study are credited at the start of each study. Of particular note is Angela Lewis, who wrote three of the case studies and made helpful contributions throughout the book. The case studies were made possible through the very generous contributions of the project participants who corresponded with us extensively and shared their understanding and insights. Many thanks are due to Igor Starkov of EcoDomus, who made helpful suggestions and supplied a number of excellent figures for the book.
Special mention should be made of the support from IFMA for this book. In particular, Eric Teicholz (my brother) and Michael Schley, in their positions on the IFMA board of directors and IFMA Foundation Board of Trustees, guided the production of this book and facilitated its content. They helped solve technical and administrative problems at every stage of development, for which I am very grateful.
I would like to thank Kathryn Malm Bourgoine, the senior acquisitions editor at John Wiley & Sons, who encouraged the writing of this book and worked closely with IFMA to resolve the problems associated with its creation. In addition, Amy Odum, senior production editor did an excellent job of steering this book through the editing and production process.
The International Facility Management Association and the IFMA Foundation thanks our sponsors. This work would not have been possible without their support.
Chapter Abstracts
CHAPTER 1: INTRODUCTION
This chapter begins with a description of current FM practice and the inefficiencies caused by poor data storage and lack of interoperability among the information systems that are used for design, construction, and facility management. These were documented In December 2004 National Institute of Standards & Technology (NIST) study titled Cost Analysis of Inadequate Interoperability in the U.S. Capital Facilities Industry (NIST GCR 04-867).
The second section of this chapter then identifies how BIM FM integration can address these problems and calculates the return on investment (ROI) that can be achieved by an investment in this technology and its associated processes. The results are rather startling: ROI is about 64 percent, with a payback period of 1.56 years.
CHAPTER 2: BIM TECHNOLOGY FOR FM
This chapter provides an in-depth view of BIM technology and how it is being used for FM applications. It assumes that the reader is familiar with the use of BIM for architecture and construction applications and focuses on the specific capabilities needed to support FM. There is a discussion of the benefits that can be gained, problems that need to be addressed, and the emerging technologies that will enable better support of FM needs.
CHAPTER 3: OWNER BIM FOR FM GUIDELINES
An owner needs to know what to ask for from the project team in order to get useful results for FM. This chapter presents a selection of owner guidelines that have been developed by public and private agencies that are used to specify their goals and expectations at each stage of the design, construction, and turnover process. All of the guidelines require that the project team develop a BIM execution plan (BEP) that specifies how the team will meet their requirements. A less experienced owner is advised to either hire a consultant or work with a knowledgeable contractor, architect, or engineer on their first or second projects to increase the likelihood of good results. Software vendors that market BIM FM integration applications are another source of practical knowledge. As in every other complex field, experience is an important component of success.
The General Services Administration (GSA) guidelines are presented in considerable detail as this agency has devoted a large effort involving both internal and external experts to define their goals, work processes, and information standards. Reviewing this standard will provide the user with a good understanding of the problems that need to be addressed by an owner, although they may not choose to use the same solution to these issues.
A selection of owner BIM guidlelines are summarized to give a picture of the variations that currently exist among agencies. Since BIM FM integration is relatively new, not all guidelines cover the requirements for this integration. However, it is likely that almost all will in the future.
CHAPTER 4: LEGAL ISSUES WHEN CONSIDERING BIM FOR FACILITIES MANAGEMENT
This chapter addresses four main issues, from a legal perspective, that owners implementing BIM for FM should consider:
In addition, the chapter discusses three additional issues: (1) whether the use of BIM will increase liability of the other parties, (2) how an integrated project delivery (IPD) environment affects reliance on BIM, and (3) whether insurance will cover the parties’ respective BIM-related work. All of these issues should be considered at the outset of the project and addressed with good contractual language.
CHAPTER 5: USING COBie
This chapter begins by describing the motives behind the COBie project. The spreadsheet format for COBie is described. Steps to implement COBie at a facility management office and ongoing work complete this chapter. The authoritative source for information about COBie is the Whole Building Design Guide’s COBie web site, where technical documentation, example models, and instructional videos can be found.
COBie is the only open-source approach to collecting FM data over the design, construction, and turnover phases of a project. It is being required for use by an increasing number of owners who desire open-source solutions. A COBie file (now in version 2.4) can be generated from a number of BIM modeling systems, and there are tests performed by the buildingSMART alliance (bSa) to test the completeness and accuracy of systems that write and read COBie files (COBie Challenge). These are described in this chapter.
This chapter provides a good introduction to COBie and how it can be implemented. There are many COBie information sources on the BSa web site that provide additional information (www.buildingsmartalliance.org).
CHAPTER 6: CASE STUDIES
This chapter consists of six case studies that cover a wide range of BIM FM integration. These are all early efforts by owners who are implementing (or still testing) BIM FM integration for the first time. However, these are detailed studies that provide a realistic picture of the problems and benefits that can be expected. The studies cover a wide range of owner and building types. In almost every study, the owners leaned on the expertise of their project team to learn what needed to be done and how to train their own people to take over after projects were completed. In every case except one, the owner intended to implement BIM FM on future projects.
The reader is encouraged to review these studies in detail to gain the benefits of the lessons learned at these projects.
APPENDIX 1: GLOSSARY OF ACRONYMS USED IN THE BOOK
This appendix contains a list of the many acronyms that were used in this book. Each acronym is also defined when first used within a chapter or case study.
APPENDIX 2: LIST OF SOFTWARE VENDORS MENTIONED IN THE BOOK
Each software vendor that is mentioned in the book is listed here with a Web address where more information can be found. The location in the book (by chapter or case study) is also referenced.
Chapter 1
Introduction
Paul Teicholz
MANAGEMENT SUMMARY
Figure 1.1 summarizes the main benefits that an owner can expect from integrating building information modeling (BIM) and facility management (FM). These are explored in further detail later in this chapter, and the rest of the book explains the technology and processes that can be used to achieve this goal. The primary goal of this book is to help owners and practitioners understand how to successfully implement BIM FM integration to achieve the benefits shown in this diagram.
FIGURE 1.1 Summary of the main benefits that can be achieved by BIM FM integration.
This chapter begins with a description of current FM practice and the inefficiencies caused by poor data storage and lack of interoperability among the information systems that are used for design, construction, and facility management. These were documented in a December 2004 National Institute of Standards & Technology (NIST) study titled Cost Analysis of Inadequate Interoperability in the U.S. Capital Facilities Industry (NIST GCR 04-867). The additional cost of interoperability represents about 12.4 percent of total annual cost, which is significant as this occurs over the operational life of the building.
The second section of this chapter then identifies how BIM FM integration can address these problems and calculates the return on investment (ROI) that can be achieved by an investment in this technology and its associated processes. The results are rather startling: ROI is about 64 percent, with a payback period of 1.56 years. While the assumptions made in this analysis are tentative, they are quite conservative, and the results indicate that BIM FM integration, when done correctly, can provide very significant owner benefits. These benefits come from savings in the collection of data over the design and construction process rather than waiting until the completion of the building, and the intelligent use of a digital database of building information that allows FM managers and staff to make better and faster maintenance decisions and provide higher-quality building performance. The same database can also support more informed use of the building and its modifications over its life. These are very significant issues for all owners and operators of buildings.
The remainder of the chapter describes what can be found in the remaining five chapters of the book so that the reader can determine the best approach to reading this book based on their interests and background.
PROBLEMS WITH CURRENT FM PRACTICE
When one considers the extensive documentation of information needed for effective maintenance and operation of most facilities, it is clear that finding efficient ways to collect, access and update this information is very important. Most existing buildings have this information stored in paper documents (rolls of drawings from the architect and engineers, folders of equipment information for each type of equipment, file folders of maintenance records, etc.). This documentation is normally contractually requested by the owner and handed over after the building is already in use, often months later, and stored in some basement office where it is difficult to access. This is illustrated in Figure 1.2a and 1.2b showing actual storage of FM documents.
FIGURE 1.2a Picture of document storage for FM information after turnover by the contractor.
Courtesy EcoDomus, Inc.
FIGURE 1.2b Picture of document storage for FM information after turnover by the contractor.
Courtesy EcoDomus, Inc.
In December 2004 NIST published a study titled Cost Analysis of Inadequate Interoperability in the U.S. Capital Facilities Industry (NIST GCR 04-867).1 This often-cited analysis of the cost impacts of the lack of data interoperability on architects, engineers, contractors, and owners was the first serious effort to quantify these impacts on all stakeholders and over the building life cycle. A quote from this report summarizes the impacts on owner/operators of problems described earlier:
An inordinate amount of time is spent locating and verifying specific facility and project information from previous activities. For example, as-built drawings (from both construction and maintenance operations) are not routinely provided and the corresponding record drawings are not updated. Similarly, information on facility condition, repair parts status, or a project’s contract or financial situation is difficult to locate and maintain.
For the owner who has decided to use a computerized maintenance management system (CMMS), it is necessary to transfer this equipment and other building information into digital files. Normally, this is done manually by the FM personnel as time permits. Thus, effective use of the system is delayed until it contains the necessary data and these data have been checked for accuracy and completeness. A similar comment applies to the use of computer-aided facility management (CAFM) systems. The cost and time associated with entering, verifying, and updating the information in these systems contributes to the costs identified in this report.
Section 6.5 (pp. 6–16, 17) of this report discusses the additional costs that impact owner/operators. While this is too detailed to reproduce here, the data are summarized in Tables 1.1 and 1.2 and illustrated in Figure 1.3.
TABLE 1.1 2002 Costs of Inadequate Interoperability by Stakeholder Group, by Life-Cycle Phase (totals in millions, unit costs in dollars) Based on Table ES-2 of NIST 04-867 Study
TABLE 1.2 2002 Costs of Inadequate Interoperability by Cost Category by Stakeholder Phase (totals in millions) Based on Table ES-3 of NIST 04-867 Study
FIGURE 1.3 Loss of value as information is lost and reentered from phase to phase of the building life cycle (adopted from NIST report).
Courtesy FM:Systems
We see that owners and operators represent about two-thirds of all these costs, and that they occur over all phases of the life cycle, with most of this cost in the operations and maintenance phase (57.5 percent).2 The added cost for operations and maintenance (O&M) is $0.24 per SF or, based on the 2009 International Facility Management Association (IFMA) Maintenance Survey,3 or 12.4 percent of total annual mean O&M costs,4 which is significant as this occurs over the operational life of the building.
Table 1.2 shows that avoidance and mitigation form the bulk of the costs incurred by owner/operators.
HOW BIM FM INTEGRATION CAN ADDRESS CURRENT PROBLEMS
The short answer to the current problems previously described is: integration of data systems over the life cycle of a facility. The data needed to support a given phase of the life cycle needs to be entered just once in the level of detail and accuracy that is available at that time. After that point, additional information is added as needed and at the appropriate level of detail. By the time commissioning of the building is completed, the data needed for O&M should be available for use in an accurate and usable form. This description of an ideal approach ignores many of the realities that make it difficult to achieve this goal. However, these details are covered in this book, and the reader will find that there are good solutions to this integration problem that should improve over time.
NEED FOR GRAPHICS AND DATA VARIES OVER THE LIFE CYCLE
Figure 1.4 illustrates the idea that the need for graphics is highest during the design phase and the need for detailed data is least. During conceptual design, BIM model creation systems are used to visualize the shapes, spaces, and generic objects (equipment, windows, systems, etc.). As the project progresses from conceptual to detail design, engineering analysis of various types requires more data about the materials, spaces, equipment, and so on that will be used in the building. During construction, even greater data and level of detail for cost estimation, procurement, coordination, constructability, and installation are needed. Finally, as the equipment is installed and systems are tested, the final information about these elements of the project become available and need to be entered into the system. One method of collecting these data is shown in Figure 1.5, where an iPad is being used to view a selected location (see left-hand menu that shows the Mechanical Room CB1021 is selected at the top with its properties shown on the right side). The user can then add a document, an attribute, or create an issue for the selected space (location). Similar properties are edited for assets and equipment.
FIGURE 1.4 Mix of graphics and data changes over the facility life cycle.
Courtesy FM:Systems
FIGURE 1.5 Shows an iPad being used to enter equipment information after installation.
Courtesy EcoDomus
NEED FOR INTEROPERABILITY BETWEEN SYSTEMS
Clearly, all of the data is not entered into one model or one system. This therefore requires the interoperability of systems so that data can be communicated from upstream systems for downstream use. During operations and maintenance the FM data as well as the graphic data needed for FM use must be updated to reflect the changes. Once again, interoperability is the key. We will find that there are multiple approaches to achieving this flow of data, including use of open standards such as the Construction Operations Building information exchange (COBie) and proprietary approaches that integrate directly to specific BIM, CAFM, and CMMS systems. Figure 1.6 illustrates the data flows that need to be supported. This diagram shows alternative approaches to integration. In this figure, the FM Software platform can be any system used by facility managers that requires building data such as CMMS, CAFM, BAS, and so on.
FIGURE 1.6 Alternative data paths to integrate BIM with FM.
Source: GSA BIM for FM Guidelines
One integration option is for users to develop a spreadsheet to capture the equipment and related data needed for FM and then either enter this directly into a CMMS system via an import mechanism. This approach may appear to be easier and faster to implement on small projects, but it lacks the formal structure of other approaches and has a higher error rate because there is no validation of the data being entered.
A second option is to use COBie, which is an open standard supported by the buildingSMART alliance. This standard specifies how all types of building and equipment data can be captured and what naming standards are appropriate for each kind of data (e.g., OmniClass codes for equipment). Using this option does not require integration with BIM as the COBie data can be imported into a CMMS program. But this option would not, for example, provide graphic data to show where equipment was located.
A third option is to take advantage of proprietary links between BIM modeling systems and FM support systems to create two-way links between these systems. EcoDomus is such a system and is being used to support facility managers who desire graphic views integrated with FM data (see Figure 1.7).
FIGURE 1.7 Example of graphic integration with FM data relating to a work order.
Courtesy EcoDomus
A fourth option is to directly integrate a CMMS system with a BIM modeling system using the BIM application programming interface (API). This provides an effective integration of both systems where graphics data is updated in BIM and FM data is entered into COBie and/or directly into the CMMS system. Another option is to support the data content on cloud-based servers that can be accessed at any location using a browser (see Figure 1.8).
FIGURE 1.8 Direct integration of BIM and CMMS systems supported by cloud-based servers and accessed using a browser.
Courtesy FM:Systems
OWNER BENEFITS OF BIM FM INTEGRATION
Streamlines Handover and More Effective Use of Data
A key benefit of integrating BIM with FM is that key data regarding spaces, equipment types, systems, finishes, zones, and so on can be captured from BIM and does not have to be reentered into a downstream FM system. For example, a COBie file can be extracted from the BIM model and then imported into a CMMS system. This avoids data entry cost, and generates higher-quality data. Then, as a detailed construction model is developed to document the as-built condition, additional information about equipment assemblies, ductwork, piping, electrical systems, and so on can be added to the model. This data will also be incorporated in the CMMS system, either via a COBie import or through direct integration with BIM. Finally, as equipment is installed, the equipment serial numbers can be recorded and entered into the COBie data. The result is a fully populated FM system that can be used when the building is commissioned. The benefits to FM staff that help them understand how to operate and maintain the building are significant. Several of the case studies included in this book (see Chapter 6) illustrate this benefit and describe the processes that were used to achieve it. In Figure 1.9 we see a detailed BIM model of the systems in a building. This information can then be used with equipment data to plan maintenance after it has been linked to CMMS (see Figure 1.10).
FIGURE 1.9 Shows a BIM model view of air-handling systems.
Courtesy FM:Systems
FIGURE 1.10 That same system data is now linked to equipment data in CMMS and can be used for maintenance planning.
Courtesy FM:Systems
Benefits during the Life of the Building
There are very significant cost benefits that should result from an integrated system providing accurate and complete information, including the following:
Improved workforce efficiency because of the availability of better information when it is needed (in the office or field) rather than requiring FM staff to spend time looking up information on drawings, equipment documents, and other paper records.
Reduced cost of utilities (energy and water) because of improved maintenance data that support better preventive maintenance planning and procedures. Building mechanical equipment will operate much more efficiently when properly maintained.
Reduction in equipment failures that cause emergency repairs and impact tenants.
Improved inventory management of parts and supplies and better tracking of asset and equipment histories.
Longer equipment lives supported by more extensive use of PM rather than breakdown maintenance. This reduces the cost of equipment replacement in the same way that proper auto maintenance extends an auto’s life and provides more reliable service.
5
These benefits all contribute to lowering facility total cost of ownership (TCO) and providing better customer service.
It should be noted that the case histories in this book were not able to verify all these benefits because no project had used their integrated system for sufficient time to measure the ongoing benefits previously described. Thus, they remain reasonable but not yet substantiated by these case studies.
Integrated System Can Be Used to Plan Enhancements to Building
Buildings are continually changing; spaces are used for different functions, equipment is replaced, systems are modified, and so on. If the BIM FM system is kept up to date as these changes occur, it can serve as an accurate record of current conditions. FM staff will not need to search through drawings and other documents or break through walls or ceilings to determine actual conditions. By training the FM staff to maintain the system as conditions change, much better planning data is available and better decisions can be made. The cost of renovation projects will also be reduced by reducing the uncertainty that contractors must deal with when bidding on projects. Thus, the investment in BIM FM integration can provide benefits over the entire life of the facility.
Calculating ROI in BIM FM Integration
Making some reasonable and conservative estimates and combining these with data from the 2009 IFMA Survey of Maintenance Data, it is possible to calculate a rough return on the investment in the effort to collect the data needed for BIM FM integration. The significant advantages identified above can then be quantified and put in some perspective.
Granted these are rough calculations, but they are based on the best data the author could obtain at this time. The reader is invited to calculate revised data based on his or her own data. The preceding results, however, exclude potential “soft” savings from better comfort (temperature and humidity controls), fewer breakdowns, better inventory control of spares, extension of life for equipment, and use of combined model for remodeling and upgrades. Thus, the results should be conservative. Even if the calculated result is off by a factor of 4, which is quite unlikely, it warrants adoption of BIM FM. There is little risk on the downside (except from lack of knowledge) and considerable room for real benefits. Clearly, this is an investment where understanding what is desired and having a clear plan to achieve these results are critical requirements.
1 Available at www.nist.gov/manuscript-publication-search.cfm?pub_id=101287.
2 The unit costs for the design and construction phases are based on 1,137 million SF of new construction in 2002. The unit costs for O&M are based on 38,600 million SF of new and existing buildings.
3 Available at www.ifma.org/resources/research/reports/pages/32.htm
4 This survey shows that the mean maintenance cost of all types of facilities is $2.22 per SF (in 2007 dollars). This equates to $1.97 in 2002 dollars (comparable to those in the NIST paper).
5 The following information was reported by Jim Whittaker, president of Facility Engineering Associates, P.C. (FEA). A government agency that manages and operates facilities across the United States has 578 buildings of various types on the West Coast with an estimated area of 7 million square feet and a current replacement value (CRV) of $2.5 billion ($366/SF). By automating and generating good preventive maintenance programs and using CMMS to manage and track performance they were able to optimize their capital asset replacement decisions and extend asset/equipment useful life (EUL) by an average of 9.8 years over an average industry EUL value of 18.6 years (a remarkable increase of 53 percent). This extension applies to roughly 60 percent of the total asset value. Thus, extending the life of these assets represents an estimated ownership savings of $28.4 million per year or about $4.09/SF/yr or 1.12 percent of the CRV per year, a very impressive result.
Chapter 2
BIM Technology for FM
Louise Sabol
Director of Technology Solutions, Design + Construction Strategies, Washington, DC
BUILDING INFORMATION MODELING (BIM)
Building information modeling is a software technology gaining rapid acceptance throughout the architecture, engineering, and construction (AEC) industry. BIM provides a visually and dimensionally accurate three-dimensional digital representation of a building (Figure 2.1). It also is a database, offering the capability to track data attributes for the components that comprise the building model.
FIGURE 2.1 Building information model.
Courtesy Design + Construction Strategies
Building information models describe the three-dimensional geometry, objects, and attributes of a physical facility. The core of BIM is the building geometry, but BIM also is a structured information base of nongraphic data that provides detailed information about the building components. In the building information model, a wall exists as a wall, a boiler is a boiler—all objects have lifelike identity and attributes. They can be sorted, counted, and queried. BIM is a significant advancement in technology over computer-aided design (CAD), the software for drawing and documentation that has been in use for over 20 years (Figures 2.2a and Figure 2.2b). Current development and use of BIM resides primarily in the design sector, and increasingly among contractors and builders.
FIGURE 2.2a Traditional CAD documents are difficult to interpret.
Courtesy Design + Construction Strategies
FIGURE 2.2b A 3D BIM provides an improved means of describing a building, leading to improved process efficiencies.
Courtesy Design + Construction Strategies
Because BIM is a data application with the inherent ability to affiliate data fields with the objects that comprise the model, it facilitates a wide range of capabilities that include quantity take-offs, cost estimating, space and asset management, and performing energy analyses, along with a plethora of other applications.
BIM can also incorporate parametric capabilities that allow components in a model to have attributes or parameters that define relationships with other components. For example, a door object will be dependent upon or relate to a wall object. An effective BIM application manages the relationships of all components embedded in a model, along with their individual characteristics. This can be a very powerful tool for expediting change management.
Aside from being a powerful data application, BIM technology has the potential to enable fundamental changes in project delivery, promising to support a more integrated, efficient process. As a highly collaborative, data-rich environment, BIM has the inherent capability to reduce costs and promote efficiencies in the following manner:
Early decision making
. BIM allows earlier evaluation of building performance so that decisions and changes can be made with a reduced impact to time and costs.
Improved accuracy
. The accuracy of the model fosters more effective communication between the diverse parties involved in building projects and reinforces understanding. This reduces errors and changes throughout the design and construction process. The parametric capabilities of BIM allow for the consistent, coordinated representation of the model in all views and drawing outputs.
Rapid quantification
. The model can automatically generate quantities and report on data, producing estimates and workflows more efficiently and quickly than conventional processes.
Robust analytics
. BIM can be used to support complex analysis, including such tasks as clash detection, scheduling and sequencing (termed
4D modeling
), and energy analysis, and helps clarify decision making, resolve issues, and reduce delay in project processes.
Improved coordination
. BIM allows contractors and the multiple subcontractors involved in a construction project to virtually construct the building, identifying potential conflicts or clashes between building systems that would otherwise result in costly change orders if discovered in the field.
Improved project delivery
. BIM provides the capability to deliver a more coherent, structured, and complete body of data at project turnover.
BIM is a complex technology based on a collaborative approach to project production and facilities management. Organizations intent on deploying and leveraging BIM fully will need to evaluate and adopt new business processes in addition to the technology. Sharing, integrating, tracking, and maintaining a coherent building information model will affect all processes and participants that interact with that data.
BIM FOR FACILITY MANAGEMENT (FM)
BIM has been used most extensively in design and construction. Adoption and use for FM is a complex issue and is less straightforward than in AEC. There is no institutionalized “best practice” for using BIM in the FM sector. The use of any software technology, including BIM, in FM varies depending on organizational mission and the requirements of the facilities infrastructure supporting it. The informational needs of most facilities organizations are also quite diverse. An alphabet soup of enterprise data systems—computer-aided facility management (CAFM), CAD, integrated workplace management system (IWMS), computerized maintenance management systems (CMMS), enterprise resource planning (ERP), enterprise asset management (EAM), along with stand-alone software applications like spreadsheets currently support a wide range of information requirements in the facilities management arena.
Facility managers are continually faced with the challenge of improving and standardizing the quality of the information they have at their disposal, in order to meet day-to-day operational needs, as well as providing reliable data to building owners for life-cycle management and ongoing capital planning. An emerging technology, BIM is poised to offer a new level of functionality for managing buildings and the physical assets within them, in addition to similar benefits for FM, compelling firms in the building management industry to rapidly adopt BIM.
BIM technologies offers facilities managers and building owner/operators a powerful means to retrieve information from a visually accurate, virtual model of a physical facility. Unlike AEC professionals, these individuals are not necessarily trained in reading drawings, or able to retrieve pertinent data from an agglomeration of as-built documents. The technology is also fostering interactive information development and is capable of supporting the full building life cycle from planning through operations and maintenance. BIM will not necessarily replace the wide range of information technologies in use by facilities organizations but can support, leverage, and enhance them. Advantages of BIM for FM include:
Unified information base, providing a building owner’s manual.
Effective support for analyses, particularly for energy and sustainability initiatives.
Location-aware model of equipment, fixtures, and furnishings, replete with data.
Support for emergency response and security management and scenario planning.
The business needs within a facilities management organization have very different requirements, workflows, and users than the AEC business needs for design and construction projects. As buildings become strategic assets in addition to financial assets, data retrieval to track spending and building performance is increasingly important. Aspects of building performance that can be monitored within a building information model may include work orders, space allocations, asset management, energy efficiency, security operations, and many other activities. Priorities for what is to be tracked in a BIM will vary with the organization. Although BIM authoring applications do not natively support facilities management, BIM can potentially be leveraged to facilitate many building life cycle requirements, some of which include:
BIM templates for efficient project development
. Organizations that have well-developed project standards can foster significant efficiencies in project development and execution by providing smart BIM templates to project teams. These customized templates can automate the population of building information models with project-specific program data that specify space and/or asset requirements. Hospitals (
Figure 2.3
), retail establishments, hotels, and corporate offices are some of the many organizations that can leverage standards with BIM reducing the current inefficiency of manual cross-checking and verification that are prevalent during project development.
FIGURE 2.3 3D BIM template for an operating room. (U.S. Military Health Service).
Courtesy Design + Construction Strategies
Regularized project delivery
. Project BIMs can be defined and developed to incorporate organizational data to support facilities management data needs after project turnover. COBie
1
offers one framework for organizing building information delivery at turnover. Organizations might also chose to develop more specific mechanisms to meet their defined needs using various means, some of which include BIM software add-in applications (
Figure 2.4
).
FIGURE 2.4 BIM mechanical component and COBie data.
Courtesy Design + Construction Strategies
Space management
. BIM incorporates real-life 3D spaces and objects and tracks attributes for these components. It can accommodate custom space management requirements and space measurement rules. BIM applications can also be extended to offer additional capabilities such as automated rules checking. Also, BIM offers a more intuitive display of space layouts, (
Figure 2.5
) supporting better management and communication of space assignments and change scenarios.
FIGURE 2.5 Spatial BIM model with furniture assets.
Courtesy Design + Construction Strategies
Visualization
. BIM’s powerful capabilities for visualization, along with its extended capabilities to display potential changes over time (4D BIM), can effectively communicate critical building issues, especially in regard to scheduling and sequencing. Additional BIM decision support capabilities include clash detection, rules checking and validation, change tracking over time, and dynamic walkthroughs simulating proposed designs (
Figure 2.6
).
FIGURE 2.6 Autodesk Navisworks software 4D Timeline schedule feature linking BIM with project schedule.
Courtesy Design + Construction Strategies
Energy and sustainability management
. Organizations are facing increased demand to increase the energy efficiency and sustainability of their facilities. BIM is well positioned to support a range of analytics, from conceptual energy analysis (
Figure 2.7
) to detailed engineering. It also can provide a means to track data and component information required for achieving a certification of sustainability for a building (Leadership in Energy and Environmental Design [LEED]). It can also support in-operation simulation, to help analyze the effect of system changes or renovations and retrofits.
FIGURE 2.7 Thermal analysis (produced in Autodesk Ecotect).
Courtesy Design + Construction Strategies
Emergency management/security
. Since BIM provides an accurate three-dimensional representation of a building, it can assist in analyzing and planning for emergency response requirements and security measures. The technology offers many analytic capabilities that can provide 3D simulations of areas of concern, and provide support on range of issues, such as analyzing exit corridors and choke points, evaluating blast zones and setbacks, establishing surveillance camera cones of vision, among other uses. (
Figure 2.8
).
FIGURE 2.8 Simulation of human movement in a 3D model environment employing Autodesk Project Geppetto.
Courtesy of Design + Construction Strategies
Display of real-time data
. Some of the newest technologies being developed for BIM applications incorporate the capability to display real-time data analysis as gathered from sensors, directly on the geometry of the building model. This powerful capability not only allows for more intuitive feedback from an analysis (such as displaying lighting levels or temperature readings in a color range [
Figure 2.9
]) but stands to position BIM as a 3D visual portal capable of accessing both static and dynamic data on building components.
FIGURE 2.9 Temperature sensor data displayed on a BIM model of an office building (Autodesk Research).
FM BIM will, without a doubt, need to integrate with multiple enterprise data systems, including existing facilities systems, geographic information systems, building automation systems, and even ERP systems. BIM will need to coexist with current CAD systems for some time to come. Organizations will need to develop BIM deployment plans and organizational standards to set the groundwork for successful deployments of the technology. BIM applications will need to be more versatile for FM use, and incorporate different functionality and more datacentric facilities than the software employed by AEC practitioners. There is a critical need for a methodology and BIM definition that supports the rapid creation of BIM models for existing facilities. These are not design or construction models, but 3D visual data entities that support the information and workflow requirements of existing facilities with agility.
Laser scanning is an emerging technology that can serve to accurately capture the physical geometries of existing buildings in data files called point clouds. To support this data, many new and increasingly sophisticated software applications are also being developed that can interpret laser scan point cloud data into surfaces and objects, thus helping to speed the workflow for developing accurate and realistic 3D building models. Laser scanning can accurately capture complex geometries, such as piping runs, mechanical equipment room layouts, and other as-built conditions that would take enormous and often prohibitive manual efforts to document. These capabilities are incremental and not complete solutions.
New developments for FM BIM might include the development of rule sets to support improved information validation. These data sets would help automate BIM model checking, such as validating a delivered project model against the project program or evaluating exiting in the model against code requirements, among other use cases.
Also on the development horizon are BIM server applications. These technologies would extend beyond the current BIM authoring applications, with functionality to support, distribute, and manage BIM on an enterprise basis; capabilities to manage multiple building models and to provide support at an enterprise-level for multiple users, administer secure access, manage updates and version control, distribute multiple potential locations, and provide capabilities to exchange data with external enterprise information systems. Commercial software applications and tools that support building information modeling for FM are rapidly evolving. Sources for more information on current offerings can be found on webzines, technical conferences, and blogs.2
STANDARDS AND DATA EXCHANGE
Standards for data exchange in the building and facilities industry are undergoing development in order to support new information workflows and enabling technologies such as BIM. The National Building Information Model Standard (NBIMS), under the direction of the buildingSMART alliance (see references), is developing open standards to guide adoption and use of the technology. This guidance aims to establish standard definitions for building information exchanges.
Within the NBIMS efforts, several core components are being developed. Among these developments are industry foundation classes or IFCs, which are an open data format intended to facilitate the transfer and integrity of information between intelligent building models (Figure 2.10) and the information systems that play a role in building management. The buildingSMART alliance is responsible for the adoption of the IFC format for BIM data exchange since it is a vendor-independent, open-standard format that offers a framework to accommodate the many interdisciplinary information exchanges occurring during the building life cycle.
FIGURE 2.10 IFC-format building information model (displayed in an IFC viewing application).
Courtesy Design + Construction Strategies
Building information models are the containers of data for a physical facility. The buildingSMART alliance (bSa) standards support user-driven initiatives for defining the information streams that will make the information model relevant to the facilities organizations for their business uses. NBIMS supported processes include developing sets of data exchange requirements termed IFC model view definitions or MVDs. These are subsets of the IFC schema and detail specific sets of exchange requirements, for example, a structural exchange.3
The Construction Operations Building information exchange (COBie) is one notable bSa initiative, sponsored and undertaken by the Engineering Research and Development Center (ERDC), U.S. Army Corps of Engineers, to improve project data delivery to owner/operators. COBie is a framework for organizing data developed and accumulated during the course of a building project for delivery to facilities owners and operators involved in life-cycle management (Figure 2.11). The COBie development project is evolving and is now in its second major version update, COBie2.
FIGURE 2.11 COBie organizational framework. BIM authoring applications affiliate data with model geometry for certain COBie components (boxes in blue).
Courtesy Design + Construction Strategies
Although COBie may eventually provide a structure for the seamless transfer of data from BIM applications to FM data systems (IWMS, CAFM, or CMMS systems), in today’s practice, COBie relies on organizing data in two forms: (1) a series of structured and related spreadsheets, and (2) as a bSa MVD. COBie information is compiled during different phases of a project by multiple participants: architects, engineers, constructors, specifiers, fabricators, and others. Only some of the data required in a typical COBie deliverable is, or can be, developed within a BIM authoring application. BIM software vendors are supporting the COBie framework by offering plug-in applications to support data development, including Bentley, ArchiCAD, Vectorworks, and Autodesk for its Revit BIM application.
Frameworks for organizing data for building projects have been around for years but have increased importance as we progress with BIM and the need to regularize and structure building information we develop and manage with technology. UniFormat has been a classification scheme used in North America but was developed long before digital buildings and workflows were initiated. Commercial BIM applications include default capabilities to assign UniFormat codes for model components. OmniClass is a newer classification structure being developed for the construction industry. It supports the demand for highly articulated product information in BIM format.4
CHALLENGES OF BIM FOR FM
BIM is undergoing rapid adoption in the AEC industry but is still a young technology. It is just beginning to be adopted for use in FM.
Current BIM utilization reflects its primary focus, to design and construct a building project. Commercial BIM software tools are sophisticated applications, with functionality that is directed toward compiling or “authoring” a detailed information base, from which a project can be understood, executed, and completed. BIM applications include complex features to assist designers and constructors. Data entry, retrieval, and reporting—important tools for managing facilities, are generally ancillary in these authoring applications and not necessarily easy to set up or intuitive to execute.
Design and construction workflows are a small part of the FM practice. Indeed, the functionality of current BIM authoring software will not be useful to a broad portion of the facility workforce. Software applications that fully leverage BIM information for facilities will most likely diverge in function from the authoring tools currently gaining acceptance in AEC practice.
Building information models delivered at project completion are a rich information source for FM, but not all of the information is valuable on a day-to-day basis within the broad range of an FM practice, where data retrieval, change management, and tracking costs and work activity are critical. Facility managers will need to detail and prioritize their information requirements—both to delineate the scope of a project’s BIM deliverables and to define what to include in their working or FM building models, based on what can reasonably be maintained over time based on available resources and workflows. Components of BIM information bases that can be leveraged separately or collectively for facilities include a range of information subsets of BIM such as asset management, space management, sustainability and energy management, and egress and security management.
Maintaining building information models will require organizations to develop organizational BIM guidelines that both detail BIM project delivery requirements and define its usage within the facility practice. Deploying BIM within organizations that have many existing buildings in their portfolios will require a coherent road map and strategy as well. Many organizations maintain inconsistent inventories of building information, which may include CAD, scanned drawings, physical drawings, and point cloud files. Throwing BIM into the mix, without a strategy, will lead to waste, redundancy, and unsupportable needs of information maintenance.
