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BuildingInformationModeling&FacilityManagement

LouiseSabol

IFMAWorldWorkplace,November2008.

Contents

BuildingInformationModelingArrives BridgingtheDataGap:BIMfor

FacilitiesManagement

CaseStudy:UsingBIMforFM SydneyOperaHouseFMExemplarProject

Glossary References

Abstract

BuildingInformationModelingisthelatestsoftware

technologybeingintroducedthroughouttheAECprofession.

Acomplete3Ddigitalrepresentationofabuildingsystemor

subsystem,thissophisticatedtechnologyisbothavisually

accuratemodelofabuildingandadatabaseforrecordingthe

breadthofinformationdevelopedandassociatedwith

buildingcomponents.

Beyondbeing

adrawing

and

documentation

tool,

BIM

offers

aplatformforenhancedinterdisciplinarycollaboration,the

capabilitytomanagechange,andtheabilitytoextend

informationsupportthroughoutthebuildinglifecycle.


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Design+ConstructionStrategies BuildingInformationModeling&FacilityManagement

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BuildingInformationModelingArrives

BuildingInformationModeling(BIM)isthelatestsoftwaretechnologybeingintroducedthroughoutthe

AECprofession.Acomplete3Ddigitalrepresentationofabuildingsystemorsubsystem,this

sophisticatedtechnology

is

both

avisually

accurate

model

of

abuilding

and

adatabase

for

recording

the

breadthofinformationdevelopedandassociatedwithbuildingcomponents.Beyondbeingadrawing

anddocumentationtool,BIMoffersaplatformforenhancedinterdisciplinarycollaboration,the

capabilitytomanagechange,andtheabilitytoextendinformationsupportthroughoutthebuilding

lifecycle.

Figure1:ABuildingInformationModel

BIMisnotsimply3DCAD.CADapplicationshavebeeninuseforover20years,andarealsocapableof

producing3Dmodels.CADfilesaresimplygeometricdata,comprisedofprimitivedrawingelements:

lines,arcs,solidsandsurfacesthatrepresentthephysicallocationandconfigurationofbuilding

components.CertainCADapplicationsallowbuildingelementstobetaggedwithsupplemental

information,butthetechnologyisnotsophisticatedenoughtoprovideuserswithsignificantdataofa

modelscomponentpartsorrelationshipsbetweenobjects

InaBIM,elementsarevirtualsimulationsofbuildingcomponents.Awallexistsasawall,aboilerisa

boiler,and

all

objects

have

an

identity

and

attributes.

As

adata

application,

BIM

can

track

the

types

and

quantitiesofmaterials,equipmentandspaces.Majorbuildingsystemsmayberepresentedindistinct

andseparateBIMmodelswhichcanbeintegratedintoasinglemastermodel.ABIMapplication

typicallyhasthecapabilitytoextractinformationin2Ddocumentform(akintoCADdrawingsheets)to

enableusebyvariousprojectstakeholders.

Quantitiesandsharedpropertiesofmaterialscanbeeasilyextracted.Scopesofworkcanbeisolated

anddefined.Systems,assemblies,andsequencesaredisplayedinarelativescalewiththeentirefacility


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orgroupoffacilities.Informationcanbeattachedtobuildingcomponentsduringthedesignprocess

frommanufacturersspecificationstomaintenanceinstructions thusofferingthepotentialforan

integratedinformationbaseavailabletobuildingownersandoperatorsatprojectturnover.

Figure2:TraditionalCADdocuments(left)aredifficulttointerpret.A3DBIM(right)providesan

improvedmeansoffindingconflictsandsupportingcomponentdata,leadingtoimprovedprocess

efficiencies.(ModelbyDesign+ConstructionStrategies)

Asidefrombeingapowerfuldataapplication,BIMtechnologyhasthepotentialtoenablefundamental

changesinprojectdelivery,promisingamoreintegrated,efficientprocess.Asahighlycollaborative,

datarichenvironment,BIMhastheinherentcapabilitytoreducecostsandpromoteefficienciesinthe

followingmanner:

Itacceleratestheprocessessothatdecisionsandchangescanbemadeearlywithareducedimpact

to

time

and

costs.

Theaccuracyofthemodel,anditsabilitytocommunicateeffectivelytothediversepartiesinvolvedinbuildingprojectsandmanagement,reducesmiscommunicationandreinforces

understandingvisually.

Quantitiesanddatacanbeautomaticallygeneratedbythemodel,producingestimatesandworkflowsmuchmorequicklythanconventionalprocesses.

Datadeliveredatprojectturnoverismorecomplete,morestructured.


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BridgingtheDataGap:BIMforFacilitiesManagement

FacilityManagersarecontinuallyfacedwiththechallengeofimprovingandstandardizingthequalityof

theinformationtheyhaveattheirdisposal,bothtomeetdaytodayoperationalneedsaswellasto

provideupper

management

reliable

data

for

organizational

management

and

planning.

An

alphabet

soupofdatasystems CAFM,CAD,IWMS,EAM,CMMS servicethewiderangeofneedsinthefacilities

arena,buttherearenoonesizefitsallapplicationssinceFMpracticesarewidelydiverseintheir

requirements.

Anemergingtechnology,BuildingInformationModelingispoisedtoofferanewleveloffunctionalityfor

themanagementofbuildingsandthephysicalassetswithinthem.Assetandfacilitiesmanagementhave

primarilyreliedondatacentricapplicationsfortheirinformationsupporttasks.Graphiccapabilitiesin

CAFMandIWMSapplicationshaveprimarilyfocusedonspacemanagement.Reworkisoftenrequired

tomakeCADfilesdeliveredfromprojectconstructiondocumentsusefulforfacilitiesmanagement.Not

beinginherentlygraphic,FMapplicationsareoftennotseamlessinmanagingchanges,requiringtedious

synchronizationwhenbuildingconfigurationsandaffiliateddataattributeschange.

BIMprovidesaunifieddigitalrepositoryofallbuildingcomponents,andasafull3Dmodelitiscapable

ofdisplayingviewswithaclaritythataretypicallyeludesusersnotschooledininterpretingstandard2D

buildingdrawings.Theapplicationscapabilitytoattachaninfiniterangeofdatatocomponentsofthe

model,eitherwithintheapplicationorinanexternaldatabasesuchasOracle,createsapotentialdata

repositorythatisusefulbeyondconstructiondocumentation.Forexample,BIMspacecomponentscan

besupplementedtotrackinformationsuchasroomnumbers,areacalculations,andoccupantcensuses.

Equipmentobjectscanrecordmanufacturer,roomlocation,equipmentspecifications,referenceURLs,

amongmanyotherattributes.Asarelativelynewtechnology,thecapabilitiesofBIMhavenotbeenfully

exploitedin

commercial

FM

systems

as

of

yet.

BuildingInformationModeling,however,isacomplexapplicationandnotsuitedtothecasualuser.

MorecomplexortechnologicallysavvyorganizationsmayhavetheresourcestoemployBIMspecialists

orconsultantstomaintainmodelsfortheirfacilities,astheSydneyOperaHousedidfortheir

geometricallycomplexfacility.(SeeCaseStudytofollow).

StandardsandDataExchange

Tosupportthefullbuildinglifecycle,newstandardsfordataexchangeintheAECFMindustrywillneed

tobedeveloped.TheNationalInstituteofBuildingSciences(NIBS)formedacommitteeinearly2006to

createaNational

Building

Information

Model

Standard

(NBIMS)

to

provide

acommon

model

for

describingfacilityinformation.Severalorganizationsinthebuildingindustryarealsopursuingeffortsto

standardizeanddefineBIMtechnologies,including:

ConstructionSpecificationsInstitute(www.csinet.org) DevelopingtheInternationalFrameworkDictionary(IFD)LibraryforbuildingSMARTwhichwillbeanopen,shared,

internationalterminologylibraryforstructuringobjectorientedinformationexchange.


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OSCRE(www.oscre.org)Organizationdirectedtowardsdevelopingglobalstandardsforexchangingelectronicrealpropertyinformation.

FIATECH(www.fiatech.org)Organizationworkingtoacceleratethedevelopmentandadoptionoftechnologiesthatautomateintegrationforcapitalintensiveprojects.

IntheareaofBIMdataexchangestandards,IFCs(IndustryFoundationClasses)areanopen,(vendor

neutral,format

developed

by

the

International

Alliance

for

Interoperability

(IAI)

to

facilitate

interoperabilityinthebuildingindustry.TheIFCformatfacilitatesthetransferandintegrityof

informationbetweenintelligentbuildingmodelsandtheinformationsystemsthatplayaroleinbuilding

management.IFCsofferameanstotransferdatafromaBIMapplicationintoaffiliatedsoftware

programsthatarecapableofcostestimating,CMMS,orspacemanagement.

LargeorganizationsarebeginningtorequireBIMdeliverablesfortheirbuildingprojects.IntheU.S.

FederalGovernment,BIMisarequirementforprojectsatGSA,theU.S.ArmyCorpsofEngineers,and

theDepartmentofState.OnegoalofGSA'sBIMrequirementistobettermanageitsspaceby

automatingspatialvalidationofA/Edesigns.GSAusesthisinformationforprogramvalidation,cost

recoveryand

move

management.

Figure3:RevitmodelofGSAspace.GSArequiresspacesgreaterthanninesquarefeettohaveaspecific

setofnongraphicdataattributes

(describedinSection2.1.1oftheGSABIMGuideforSpatialProgramValidation).


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TheConstructionOperationsBuildingInformationExchange(COBIE)isbeingdevelopedbytheCorpsof

EngineersResearchLab(CERL)tocreatebothaformatandstandardizedtemplateforinformation

handovertooperationsandmaintenanceentities.TheCOBIEapproachenvisionscapturinginformation

incrementallythroughouttheplanning,designandconstructionprocessesandprovidingaframework

forrobustinformationorganizationforfacilitiesmanagement.

Figure4:RevitmodelwithcustomdatafieldsforCOBIEdata,exportpathstoCOBIEinbothExcelandIFC

formats[Design+ConstructionStrategies]


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CaseStudy:UsingBIMforFM SydneyOperaHouseFMExemplarProject

In2005,theAustralianCooperativeResearchCentreforConstructionInnovationembarkedonthe

SydneyOperaHouse(SOH)FMExemplarProjecttoidentifyFacilitiesManagementindustrybest

practices.Alongwithresearchingprocurementandbenchmarking,thetwoyearstudyalsoinvestigated

digitalmodelingBIM.Thelackofconsistentdatainasinglesourcehasbecomeanongoingissueto

themanagementofthefacility,onethattheprojecthopestoresolve.Preliminaryresearchsuggests

thata3DdigitalmodelofSydneyOperaHouse,populatedwiththeappropriatedata,willsavetime

whileimprovingtheoperationofthefacilitythroughconsistent,accurateandcurrentdatathatenables

fasterandmoreeffectivemanagement.

WhytheSydneyOperaHouseneededaBuildingInformationModel

SydneyOperaHouseisalarge,verycomplexstructure,housingequipmentandactivitiesthatare

equallycomplex.Commencingin1958,theoriginaldocumentswerehardcopypaperandpencil/ink

drawings.Whileexcellentpaperarchivesexist,thisdocumentationdidnotadequatelydescribethe

buildingthatwasultimatelycompletedin1973.Thefinal,completebuildingvariesfromthearchitect's

originaldrawings,andunfortunatelynodefinitivesetofplansordocumentationincorporatingthe

changesexisted.CADdrawingsoftheexistingfacilitywerecreatedinthelate1980s,butproved

unreliableanduncoordinated.

Figure5:SOHConstructionDrawing(left)andPhysicalModel(right)

The

building

has

reached

a

milestone

age

in

terms

of

the

condition

and

maintainability

of

key

public

areasandservicesystems,functionalityofspacesandlongertermstrategicmanagement.Major

buildingupgradesarebeingplannedthatwillputconsiderablestrainonexistingFacilitiesPortfolio

services,andtheircapacitytomanagethemeffectively.

Thefacilitydoesnothaveoneunifiedfacilitymanagementsystem,currentlyrelyingonseveraldifferent

andincompatiblesystemstomanagefunctionsasdiverseasbuildingmaintenance,accounting,building

presentationandassetvaluemanagement.Theorganizationsmultimilliondollarannualbudgetfor


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O&Mandlargetechnician(40to50personnel)andcontractorgroup(over200workersperweek)

demandamoreintegratedsystemthataccommodatestheconstantchangesoccurringinthefacilityand

itscomplexconditions.

BuildinganFMDataModel

TheSOH

developed

abuilding

information

model

to

be

used

for

full

lifecycle

management

of

the

facility.

Thecreationprocessdidmorethanrecordthephysicalstructureofthebuilding;italsoincorporated

hugeamountsofservice,maintenanceandcostinformation.Themodelincludesallinformationabout

objectswithinthebuilding,suchaslifts,ventilationandfiresystems,andimportantlytherelationship

betweenthem,inasinglerepository.

Themodelingwasdividedintoamastermodelandlogicaldisciplinespecificsubmodels(architectural,

structure,mechanical,electrical,andothers).A3DstructuralmodelcreatedbyArup,SOHsconsulting

engineers,wasusedasthebasisformodeldevelopment.Themastermodelsupporteddifferentspatial

hierarchies:locationzones,functionalspaces,roomsandplacestoorganizeinteriorspaceformultiple

purposes.The

master

model

integrates

GIS

data

(via

IFCs)

to

provide

asite

underlay

replete

with

data

aboututilities,undergroundutilities,terrain,andothersiteattributes.

Modelentities(orobjects)thathaveassetmaintenancerequirementswerepopulatedwithdatafields

(e.g.name,location,maintenancetask,andschedule).Generaldataattributesforoperationsand

maintenancewerealsoapplied,notablyasetofdatafieldsforBuildingConditionIndexthatincluded

sixteenfieldstotrackthegeneralappearance,tidinessandcleanlinessoffunctionalspacesofthe

building.

Figure6:TheSOHdatamodelcanbequeried(left,searchonBPI


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TheIndustryFoundationClass(IFC)datamodelwasanintegralpartoftheSOHmodeldevelopment.The

modeldevelopmentusedIFCstotransportArupsstructuraldesignin(BentleyTriforma)modeltotheir

BIMapplication(ArchiCAD)forfurthermodeling,withfurtherexportstotheirFMsoftwareviaIFCs.

Figure7:MigrationofdataviaIFCsfromengineeringmodeltodevelopmainBIMandexporttoFM

software.

TheintegrationofFMapplicationsandIFCcompliantBIMisinitsinfancy.TosupporttheFMprocesses

usingtheIFCattheSydneyOperaHouse,theteamdevelopedguidelinesandmodelingpracticesand

formalized

them

into

a

specification.

The

document

describes

how

information

and

conventions

specific

toSydneyOperaHousewereincorporatedinBIMandenabledtheorganizationtodevelopaBIMwith

consistency.

MajorFindingsandConclusions

TheFMExemplarProjecthasestablishedthatbuildinginformationmodelingisanappropriateand

beneficialtechnologyenablingstorageandretrievalofintegratedbuilding,maintenanceand

managementdataforSydneyOperaHouse.

Inthetechnicalreview,usingthisapproachyieldedseveraladvantagessuchasconsistencyinthedata,

intelligenceinthemodel,multiplerepresentationssuchastwo andthreedimensional(2Dand3D)

reports,anintegratedsourceofinformationforexistingsoftwareapplications,andintegratedqueries

fordatamining.Thestandardizedbuildingmodelactsasthemaindatastructurewhichcanbeextended

withotherdatasourcesaseachelementofthemodelsuchasawall,furniture,aroom,oragroupingof

elementshasauniqueidentifier.Thisuniqueidentifiercanbeusedasabasisforcorrelatingdifferent

datasets,therebyopeningupquerycapabilitiesacrossdifferentdatasets.


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TosupporttheFMprocessesusingIFCexchangesfromaBIM,aSydneyOperaHousespecificationwas

developed,whichwillbecriticaltofinaldevelopment.Testswithpartialdatademonstratedthata

completeBIMwasrealistic,butreliantonsupportofexchangestandardsbyparticipating andstill

evolving,softwareapplications.

Specificbenefits

of

BIM

to

Sydney

Opera

House

Facilities

Management

include:

Fosteringfasterandmoreeffectivefacilitiesmanagementbyprovidinginformationthatiseasilysharedandreusedbythevarietyofcontractorandstaffemployedintheorganization.

Forupgradeandrefurbishmentprojects,thecapabilitytoanalyzethedesignsthoroughly,andperformsimulationseasily.

Abilitytocontrolwholeoflifecostsandenvironmentaldataleadstopredictablebuildingperformanceandtighterbudgetplanning.

ItisonlyamatteroftimebeforeaprotocolisfullyestablishedtoexportthevaluabledatainBIMmodels

toFMapplications.Dataformats,vocabulariesanddataexchangepoliciesneedtomaturebeforesuch

anapplicationisusefulfortheaveragefacilitymanager.However,theexperienceoftheSydneyOpera

HouseFM

Exemplar

Project

demonstrates

the

value

of

developing

standards

to

organize

this

informationexchange,andintegratingnewinformationtechnologiesintoanFMpractice.


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Glossary

AEC Architecture,Engineering,andConstruction

BAS BuildingAutomationSystem

BIM BuildingInformationModel(softwareapplication)

CAD ComputerAidedDesign(softwareapplication)

CAFM ComputerAidedFacilitiesManagement(softwareapplication)

CMMS ComputerizedMaintenanceandManagementSystem

COBIE ConstructionOperationsBuildingInformationExchange

FM FacilitiesManagement

GSA U.S.GovernmentServicesAdministration

IAI InternationalAllianceforInteroperability

IFC

Industry

Foundation

Classes

IWMS IntegratedWorkplaceManagementSystem(softwareapplication)

NBIMS NationalBuildingInformationModelStandardproject

Polyline InCAD,acontinuouslinecomposedofoneormorelinesegmentsthatistreatedasasingle

object.Usedinspacemanagementapplications(CADorCAFM)torepresentaspaceor

room.


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References

InternationalAllianceforInteroperability:www.iaiinteroperability.orgincludingtheIFC,Industry

FoundationClassesspecifications:www.iaiinternational.org/Model/IFC(ifcXML)Specs.html

NationalBuildingInformationModelStandardproject(NBIMS)

www.facilityinformationcouncil.org/bim

GSA3D4DBuildingInformationModeling:www.gsa.gov/bimandGSABIMGuide(Series01):

http://www.gsa.gov/gsa/cm_attachments/GSA_DOCUMENT/GSA_BIM_Guide_v0_60

_Series01_Overview_051407_R2Ca3l_0Z5RDZi34KpR.pdf

FMAsaBusinessEnablerSolutionsforManagingtheBuiltEnvironment.CooperativeResearch

CentreforConstructionInnovationforIcon.NetPty,Ltd,2007.http://www.construction

innovation.info/images/pdfs/PublicPublication/CRC%20FM%20Report%20Feb07.pdf

AdoptingBIMforFacilitiesManagement,SolutionsforManagingtheSydneyOperaHouse.

http://www.constructioninnovation.info/images/CRC_Dig_Model_Book_20070402_v2.pdf


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AboutLouiseSabol

LouiseA.

Sabol

is

aregistered

architect

with

more

than

25yearsofexperienceinthebuildingandtechnology

professions.AtDesign+ConstructionStrategies,LLC,

Ms.SabolservesasDirectorofTechnology,providing

overalltechnicalplanningforthefirmstechnology

integrationprojectsfororganizationsinvolvedin

complexcapitalprojects.

AboutDesign+ConstructionStrategies,LLC

DCStrategiesis

dedicated

to

business

technology

implementationandthecreationofITenabledculture

intheAECcommunity.

OurclientsincludetheU.S.DepartmentofState,the

GeneralServicesAdministration,theInternational

CodeCouncil,Autodesk,Inc.andGreenwayConsulting.

Moreinformationisavailableatwww.dcstrategies.net.

Design+ConstructionStrategies,LLC

11DupontCircle,Suite601

Washington,DC20036

(202)2220610

www.dcstrategies.net

Copyright2008Design+ConstructionStrategies.All

rightsreserved.

Design+ConstructionStrategiesandtheDesign+

ConstructionStrategieslogoaretrademarksofDesign+

ConstructionStrategies.Othernamesmaybe

trademarksof

their

respective

owners.

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