The benefits of introducing Building Information

Modeling (BIM) in the construction industry

By Matthias Gaube

1. Introduction

Building Information Modeling (BIM) is revolutionizing the way smart contractors, architects and owners do business by:

slashing project delivery time 25% and more, cutting claims and change orders to nearly zero, saving hundreds of thousands of dollars in incorrectly specified materials

and fixtures, slashing legal fees and reducing contractor liability and putting big smiles on clients' faces.

Yet today, only a small fraction of construction and design executives are using BIM. Many continue to sit on the sidelines, scared off by :

presumed hard learning curves, high software costs, legal and contractual confusion and the fear of the unknown.

Midfield Terminal Building – Abu Dhabi International Airport

Construction companies need to focus on business solutions that

optimize performance / efficiency

reduce waste of capacities, materials and energy and – most important-

offer the insight needed to close the gap between strategic targets and the actual execution across the entire project cycle.

Main-contractors and Sub-contractors who want to stay ahead of the present upturn in the construction industry must adopt strategic solutions such as BIM to remain successful.

2. What is BIM at all?

Most importantly, BIM is not a technology. It is a business process supported by technology. This is possibly the most important aspect to understand.

Without the technology (means investing in software, new manpower, qualification and training) the BIM process cannot work and has no value.

BIM applies to all aspects of the construction process of a building : - the design - the estimating - the supply chain, - the delivery of materials - the build process - the resource allocation - the health and safety - the productivity requirements to meet targets and to - the operation phase through Facility and Asset Management.

AEC firms who are not making the jump to BIM now, can expect to see business get a whole lot tougher in the next three to five years. BIM is swiftly becoming an integral part of the AEC industry and will - no doubt -make many traditional processes obsolete or change them.

In simplified terms BIM is to CAD, what CAD was to hand drafted drawings. In five to ten years we are not going to see CAD as a viable means of operation for the AEC industry any more.

Those with their head in the sandwho refuse now to make this shiftwill be sidelined.

Drawing

Traceability

and File

Management

3. BIM comes through technology

Aspects of BIM are enabled through various technology platforms.

There are several providers of technology required supporting the:

(1) Architectural tools to enable the 3D design process as a precondition like Autodesk Revit Bentley Graphisoft ArchiCAD 17.

(2) The addition of intelligent information into a BIM model such as: TEKLA NAVIS Synchro Autodesk 12d Model.

4. The implementation levels of BIM

Level 0: Manual and/or 2D-CAD based design (using drawings, text, etc.) Level 1: 3D-Design using models or objects plus file based collaboration Level 2: BIMs plus file based collaboration and library management for

models and objects Level 3: iBIM, Lifestyle Management, common dictionaries, data and

processes underpinned by integrated and interoperable data through web services

Level 2 BIM is often seen as the minimum standard to achieve. These levels are also split in to A and B, e.g. 2A and 2B which denotes the direction of information sharing, i.e. one-way or multi-way.

The below two diagrams explaining the differences:

Four stages of implementation levels of BIM

Adapted from CRC for Construction Innovation 2009, p.13

The increase of collaboration through BIM

Source: Mark Brew and Mervyn Richards (UK)

5. Be happy – there are standards

Industry Foundation Classes (IFC) and COBie are standards used to share information.

IFC’s describe building and construction industry data. It is a platform neutral, open file format developed by building SMART to facilitate interoperability in the AEC industry.

COBie is a data format for the publication of a subset of building model information focused on delivering building information and not geometric modeling. It is closely associated with BIM and is typically exchanged using XML-formats.

These formats enable BIM interoperability and all BIM software is able to consume this information. Most are able to write it, enabling the sharing of information, even at Level 2 BIM.

External software is able to transform from IFC and COBie to other formats.

This allows also the full integration between BIM and GIS (Geographic Information Systems). A geographic information system integrates hardware, software and data for capturing, managing, analyzing and displaying all forms of geographically referenced information.

An earthquake map of the USA in GIS format

6. The introduction of BIM in ContractsTo specify legally the obligations and rights for the employer and the

contracted parties so called BIM Protocols are used.

The BIM Protocol is a supplementary legal agreement that is incorporated into the construction contract simply as an amendment. The Protocol is based on the contractual relationship between employer and supplier.

There are already commonly accepted BIM Protocols available in the US, UK and Singapore designed to be used by Construction-Clients and Contractors to manage their and the work of sub-contractors and sub-consultants: AEC (UK) BIM protocol Vers. 2.0. 1012 AIA Document E203™–2013, Building Information Modeling and

Digital Data Exhibit

AIA Document G201™–2013, Project Digital Data Protocol Form AIA Document G202™–2013, Project Building Information Modeling

Protocol Form Singapore BIM protocol 2012 - with BIM Particular Conditions

Version 2.0 (coming soon)

The key principles of the application of the BIM Protocol are as follows:

All parties responsible for the production of a BIM on behalf of the Employer should have the same version of the BIM Protocol and Appendicesincorporated into their contract.

The wording of the BIM Protocol should not be amended. The Protocol should detail all kind of BIM-Models that are going to be

produced by all contract parties to the employer. The Appendices have to be completed with project specific information for all

projects. This should be available from pre-appointment stage as the Employer’s Information Requirements.

Changes to the BIM Protocol and its Appendices should be treated as variations to the Contract.

The BIM Protocol Appendices are the only documents which need to be completed with specific project details:

Appendix 1 – Model Production and Delivery Table This includes references to all BIM Models that are required by the employer

at each project stage.Appendix 2 – Information Requirements It details the information management standards of a project.

7. The concept of BIM

BIM is so much more than just a detailed 3D model of a building.

The concept is most easily explained by the term “Build 4 times” which means

“Build three times in the model and once on the ground”.

The accuracy of the model combined with animations and fly-troughs’ allow contractors to

access the design layout before the construction takes place and make alterations.

This means that when the build takes place, there are fewer errors and far less rework needed.

Site Logistics – Tower Crane Coordination

This also moves the construction procurement process from design and build to design build by bringing the construction team in to the design process rather than having them simply to respond to a tender for construction after the design has been completed.

8. Parametric Modeling –a key principle of BIM

Essentially this means that everything in the model is connected to everything else.

E.g.: If you move the location of a wall, the elements attached to the wall also

move. If you change the volume of a floor, the quantities of material needed to

lay the floor will also alter. If you move ducting in the ceiling, all aspects associated with the ducting

update and conflicts are highlighted.

This is also true for models that have been developed independently and brought together in a collaborative BIM environment. This allows organizations responsible for different elements of the construction project to benefit from design of another parties when aspects of the model are altered through the process.

Change once, benefit many times!

Section of a wash room model in the Al Mafraq Hospital, Abu Dhabi

9. How much BIM is too much

The answer lies in developing a suitable level of details for the Building Information Modeling that integrates the context of different project phases.

BIM has evolved into a new direction over the last years. The BIM management strategy needs now more than ever to balance the demand and supply of information at every stage in the project. The challenge to a BIM Manager here is to identify how much information is enough to facilitate efficient communication and create a common understanding between stakeholders.

It is important for BIM Managers to simplify the BIM language, clearly to specify the minimum contributions of all project participants required in the modeling process.

Based on latest experiences of implementing BIM in a variety of projects, there has been developed a concept of six BIM model types for typical project phases, assuming a standard construction process and a linear project life-cycle.

Six basic BIM model types for typical project phases

The outcomes from having all this above information are impressing details regarding all aspects of the construction project. By the very nature of a BIM model, this information is already there, you simply have to ask for the output you need whether that is e.g. a financial plan, a construction progress report or a resource plan!

(1) The 3D-Schematic ModelIt is a BIM model in its simplest form having only the volumetric presentation of geometries, the location of main utilities, the building structure and facility’s access points. Its main purpose is to verify the building regulations; identify acquisition possibilities and zoning requirements; study the site surroundings and monitor the design.

(2) The 3D-Marketing ModelThis model is the face of the project for media. It is used for creating visualizations that help understand the project better as well as to showcase the project to potential buyers, investors, tenants or users.

Thus, the outer dimensions of the model are in line with the exterior building structure, including façade elements, doors, windows, roof, podium and basement slabs. The interior building structure includes walls, columns, slabs and staircases for each level. In an infrastructure project, the model includes the generalized presentation of transport facilities, utilities, landscape and other project-specific elements.

(3) The 3D-Design ModelWhen the conceptual design gradually becomes more detailed, multiple models of different disciplines such as urban planning, architectural, civil, structural, mechanical, electrical and plumbing are generated and added to support the design development. Later, they are consolidated to detect clashes and contribute to the design coordination process.

At this stage, the model elements are modeled either as precisely as the assembly detail intended by the designer or are only simplified with approximate shape/size but with accurate location and orientation. Both approaches depend on the project requirement and the intended further use of this model.

(4) The 3D-Quantity ModelThis model enables to extract component schedule and material quantities to support the tendering and estimation phases. It also helps the project at this stage to calculate the financing need or to visualize the scope of the project in advance. The purpose at this stage is to create elements from which BOQ’s for each trade can be extracted. Required elements can be modeled with approximate shape and size but shall be accurate in terms of quantity, location and orientation.

(5) The 3D-Construction ModelThis is a model developed during the construction stage. Its key purposes areto integrate the construction documentation of each trade andto control and monitor the construction progress.The elements in this model reflect the actual details with specific assemblies, accurate in quantities, shape, size, location and orientation.With increased use of pre-fabrication during construction, this model also serves as a basis for the manufacturer to fabricate required components. If used and updated consistently, this model can be a major resource for collecting as-built data as well.It can also cover the sustainability targets for a building allowing information such as energy use, sustainability information of materials and LEED-tracking.

(6) The 3D-Asset ModelThis is the ultimate model for the Owner and the Facility manager reflecting the actual as-built situation. All model elements have their as-built information about quantities, shapes, location and orientation. Additionally, the elements may also include maintenance specifications and other information useful during the operation of the facility.With the use of wider reality technologies, this model can further be utilized to enhance the real-time operations and maintenance.

10. BIM and procurement benefitsBIM delivers certainty to all parties involved in the procurement process.

A typical process might look like this:1. The design and construction teams are selected.2. The design work is done and is reviewed by the construction team and

other subject matter experts. This review identifies areas of rework.3. This process iterates 2 more times. Than the result is the best possible

design.4. Generic objects may have been used for some materials and

equipment. These may now be replaced by specific models conforming to the IFC classes, associated with known materials, costs and supply chain information. In this way, the full cost of the building, the suppliers and supply chain costs of materials and the installation methodology is known by everyone involved.

5. The work can now start on site using the BIM to direct the construction. Technology assists in the build by presenting the BIM information in the field as construction takes place. Just in time (JIT)-delivery of materials keeps building efficient.

11. The results of BIM application

Figure taken from BluEnt

12. What are the benefits of BIM?

Any definition of business benefits should concentrate on two elements at least. Sustainable aspects are naturally embedded and gain more importance .

1. Reduction of Costs by- Increasing the construction efficiency and- Eliminating unnecessary waste of time and materials.

2. Improvements in Quality of the- Finished construction- Communication throughout the process

3. Meeting environmental requirements set by- laws and regulations- green building rating system like LEED or BREEAM

Reducing costs during the business process

1. Rapid exchange of design information & more efficient decision making process.

2. More time spent making decisions & more time saved on documenting decisions.

3. Production of shop drawings directly from the model rather than creating them individually (time saved in drawing production).

4. Data required for calculation of structural integrity produced from model (time saved producing engineering calculations).

5. All geometric and spatial data required to perform energy calculations are produced directly from the model.

6. Accurate BOQ’s produced directly from the model which integrates cost and allows scheduling.

7. The completed construction model contains data required to control procurement, saving time and optimizing the efficiency of the procurement process.

8. The as built model contains all data required to enable an effective facility management.

Reducing costs by eliminating waste

1. Waste in construction is prolific: Up to 30% of construction is rework. At least 10% of materials are wasted. Labor is used at only 40-60% of potential efficiency

2. In terms of pure cost reduction, this is the area where BIM gains most.

3. Design Validation and early analysis of design in the 3D environment identifies minor and major errors (removal of risk and reduction of rework).

4. Design Co-ordination by integrating MEPF designs with structure and architecture to identify and eliminate co-ordination problems (removal of risk, reduction of rework, minimized material waste and reduction of standing time).

5. Design to Build and Build to Design construction in a virtual environment producing accurate shop drawings, off site manufactured items fit (reducing rework, material waste and standing time).

6. Improved monitoring of site logistics and project progress (more accurate site/project management to reduce time and material waste).

7. Optimized quantity driven cost plans (more accurate procurement, reducing material cost and waste).

8. Optimized quantity driven schedules (more accurate construction scheduling, reducing standing time, enabling on time or early completion of projects).

9. Reduced errors and rework effectively reduce claims and litigation conflicts.

Improving quality

1. Early identification and elimination of risk/error through design validation and co-ordination; higher quality and fit for purpose construction (more satisfied clients).

2. Life cycle costs are optimized (reduced facility management costs, reduced energy consumption costs, environmental compliance is demonstrated, satisfied clients).

3. Visual Information in a single 3D model environment (more efficient communication at all project levels, increasing understanding, facilitating decision making).

4. Detailed design information in a single 3D model environment (more efficient communication of requirements to subs and trades, improving both efficiency and quality of execution).

5. Cost/Time/Procurement are integrated in the BIM (more efficient communication and easier project management / supervision).

6. On-Site logistics and progress monitored in a single environment (accurate information transfer for QS’s and PM’s).

BIM Advantages in figures 20% reduction in build costs (buy 4, get one free!)

33% reduction of costs over the lifetime of the building

47% to 65% reduction in conflicts and re-work during construction

44% to 59% increase in the overall project quality

35% to 43% reduction in risk, better predictability of outcomes

34% to 40% better performing completed infrastructure

32% to 38% improvement in review and approval cycles

Figure taken from UK

Government Cabinet

Office BIM Strategy Paper

BIM benefits for stake holders

Figure “The Benefits of BIM” taken from geospatial world August 2013

13. How BIM is changing the design

BIM is a design process in a collaborative environment where the project is modeled in 3D.

The process begins with the creation of a base model by the architect for the project engineers (structural, MEP, others) to design from. Each engineer creates his unified building model incorporating it to the architect’s base model.

Coordination of the design models helps to identify design mistakes, conflicts and special problems easily. That will save valuable time in rework and precious money with fewer change orders.

In a 3D world BIM acts as glue between design and construction.

It uses a virtual model for logistics planning, walk through visualizations, constructability analysis, clash detection and more.

By doing so BIM can resolve coordination issues with complex electrical, mechanical, structural and plumbing systems.

Using visualizations, the project team can communicate design content in 3D rather than in a flat 2D plan. This helps also to demonstrate and discuss design content easier with Clients.

Clash Detection and Issue Reporting

The BIM process shifts the design curve and reduces costs due to earlier detected design changes

From SYNCHRRO Blog “The Benefits of Using BIM to Improve Building Performance”, Posted by Liam Clarke on Nov 26, 2013

13.1. WORKFLOW OF DESIGN-BUILD PROJECTS

The Design-Build project delivery method allows for a single model that is developed to produce the construction documents and fabrication of the building systems.

Establish a BIM execution plan prior to modeling;

In schematic design, designers, already in collaboration with subcontractors, will create BIM models to meet predefined project requirements.

Integrate the BIM models into a composite model for coordination and clash detection.

Interferences will be resolved interactively during coordination meetings;

Once all conflicts have been resolved, 2D shop drawings and construction documents can be produced

The Design-Build team will hold installation planning meetings where the coordinated model will be used for review and field installation.

Allows for accurate digital fabrication of key components off site to be items such as structural steel, precast components, prefabricated units (e.g. facade units).

13.2. WORKFLOW OF DESIGN-BID-BUILD PROJECTS

The traditional Design-Bid-Build project delivery method divides the BIM process into two models - a design model and a construction model.

The consultant generates the design model and tender documents.

The Main Contractor generates the construction model for construction purposes.

Pre-Tender Stage

Establish a BIM execution plan prior to modeling;

Create architectural and system models by design teams;

Integrate design models for coordination and clash detection;

Interferences will be resolved interactively during coordination meetings;

Once all conflicts have been resolved, “For Construction” design drawings and tender documents can be prepared

Construction Stage

Models and/or drawings generated from the models will be released to the main contractor for reference only;

The Main Contractor will develop the model further with construction and fabrication details with fully annotated drawings for/by the sub-contractors

14. Authorities make BIM mandatory

Governments around the world are now realizing the benefits of BIM, especially for large construction funded with public money and are beginning to mandate the use of BIM for these projects. When has that ever happened before?

The effect of this is the industry is going to change. The reality is that the industry is moving this way anyway as many have already recognized the advantage of using BIM.

ACC, Al Habtoor Leighton Group, Murray and Roberts, ED Zublin and ALEC -all leaders in the construction industry - have adopted BIM for their ongoing projects and for future successes. Farsighted companies like CCC have pioneered in developing company made software solutions for BIM at a time when nobody was even talking about BIM.

Authorities make BIM mandatory

The actual issue of the slow adoption has been often the clients themselves to realize the benefits of the BIM approach – to the point that some are still rejecting the final as-built BIM model, considering it an unnecessary cost rather than realizing that it will reduce the AM/FM costs of running the building.

Given that the government is often the client, it would appear that this is actually an internal issue between government agencies that needs to be resolved as quickly as possible.

The UK have appointed a "Head of BIM" within the Cabinet Office to accelerate the adoption of BIM and mandate its use.

In the UAE the DM has made BIM application mandatory for all big projects and towers above and equal 40 floors since Jan. 2014.

15. Tendencies in BIM development

15.1. Open BIM benefits in practice

It is not realistic to believe that one software solution can fulfill all the requirements of the construction industry. Instead a mixed environment of purpose-specific systems is more likely to be expected in the design phase. Also manufacturers call for open, readable data.

Such systems shall communicate effectively using information models, commonly agreed processes, methods and shared terminology. This means that we will need an open approach to Building Information Modeling.

15.1.Open BIM benefits in practice

Open BIM is more about workflow-level compatibility, not just compatibility between two software packages. This is achieved by using IFC (Industry Foundation Classes) file format. Through IFC, BIM links with AEC, MEP and increasingly with plant design software.

Open BIM is a universal approach to the collaborative design, construction and operation of buildings based on open standards and workflows as it is supported e.g. by TEKLA.

TEKLA's BIM models are data rich models available to all project members to access. ACC, Al Habtoor Leighton Group, Murray and Roberts, ED Zublin and ALEC have adopted meanwhile Tekla-BIM for their ongoing projects.

15.2. BIM in the Cloud

We all have heard about the cloud. The cloud is transforming business.

But how does it make BIM better?

BIM combined with the cloud gives you three main advantages:

15.2. BIM in the Cloud

1. Greater accessibility not only to PC’s but to all wirelessly accessible gadgets by using secure access procedures

2. Better collaboration by using always the most up-to-date data the team can use and edit the most current data at anytime,

anywhere

3. Boost computer power Heavy data computer processes are removed from your PC to

countless cloud computers which have the horse power to simulate, visualize and practice the GBytes of a BIM.

15.2. BIM in the Cloud

15.2. BIM in the Cloud

15.2. BIM in the Cloud

The benefits of introducing BIM in the construction industry

THE END

Dubai, 08. March 2014

by M. Gaube