BIM and lifecycle management

BIM Academy

Edwin Bartlett - Kykloud

Why is Asset Management Relevant to BIM?

6 dimensions

But also…

12 edges 8 corners

Many teams of people beyond design& construction

FM & Asset Management - a tough one to crack?

6 dimensions

What does Asset Management Require from BIM

BIM FM Services

Potential

• Portfolio planning (buy, sell, rent etc.), rationalisation programmes/ management of surplus property, transaction services

in Part

• Condition surveys, life-cycle costing, capex/opex balance and investment planning, procurement, performance monitoring, space optimisation

Potential

• Energy procurement, bill validation, legislation consultancy, workforce education, energy audit and advice

• Installation/ maintenance of BMS, equipment optimisation/ re-configuration, metering

• M&E (including HVAC),

building fabric maintenance, grounds maintenance

? • Catering, cleaning, security

FM d

eliv

ery

Ene

rgy

serv

ice

sM

anag

emen

t se

rvic

es

Soft FM

Hard FM

Energy services delivery

Energy management/

consultancy

Asset / property

management

Property strategy

FM focus on managing rising FM and energy costs, carbon pressures, legislation, capital constraints, cost efficiency targets NOT the technology

BIM is lifecycle facility management supported by digital technology

BIM is not only 3D visualization tools: central data storage area/portals for extracting relevant FM information

“Make BIM useful to a wider community” http://www.wbdg.org/bim/nibs_bim.php

property managers, appraisers, brokers, mortgage bankers, facility assessors, facility managers, maintenance and operations engineers, safety and security personnel as incident responders, landscape architects, infrastructure engineers and operators etc

Real demand for BIM in FM but only if its collaborative

BIM into FM – proven early benefits

• Intelligent lifecycle replacement planning – e.g. lifecycle capital replacement models and plans linked to design models

(2D or 3D)

• Reduced Energy & Carbon impacts– e.g. linking to real-time building submeter and sensor data on electricity and

occupancy (Autodesk Project Dasher)

• Affordable risk based preventive maintenance– e.g. linking maintenance to risks, criticality and quality of assets of

specification

• Delivering cost effective refurbishment– e.g. existing buildings surveyed using point cloud surveys, feed into condition

surveys and new capital work cost planning

• Efficient space management – e.g. people/HR data, utilisation and FF&E management

• Integrated real time condition assessment – e.g. in-field condition surveys apps linking to asset database and lifecycle plans

FM to BIM: A workable model

• Focused activities at each stage of design:

1. Option Appraisal i.e. specification choice

2. Service Cost Analysis i.e. cleaning or maintenance by asset

3. Whole Buildings Cost analysis i.e. annual budget

4. Handover and commissioning i.e. operational efficiency and adequacy of O&M

• Data requirements: which systems/assets/elements and what data properties from model

• Data flow: from who and where to

• Data drop timings: 2-3 required

• How will the data be updated operationally?

Title COBie

Status IFC2x3

Purpose

This spreadsheet supports the exchange of building, system and

product information through the life of the project.

Outline Individual worksheets are organized by project phase as shown below

All Phases Sheet Contents

Contact People and Companies Contacts

Early Design

Worksheets Sheet Contents Site

Facility Buildings

Floor Vertical levels and exterior areas Floor

Space Spaces Space

Zone Sets of spaces sharing a specific attribute Zone

Type Types of equipment, products, and materials

Detailed Design

Worksheets Sheet Contents

Component Individually named or schedule items

System Sets of components providing a service

Assembly Constituents for Types, Components and others

Connection Logical connections between components

Impact

Economic, Environmental and Social Impacts at various stages in the life

cycle

Operations and

Maintenance

Worksheets Sheet Contents

Spare Onsite and replacement parts

Resource Required materials, tools, and training

Job PM, Safety, and other job plans

All Phases Sheet Contents

Document All applicable document references

Attribute Properties of referenced item

Coordinate Spatial locations in box, line, or point format

Issue Other issues remaining at handover.

Legend

text required required

text if specified as required

Assets (hierarchy)

Activities

Client / Site

kykloud "light"

Title COBie

Status IFC2x3

Purpose

This spreadsheet supports the exchange of building, system and

product information through the life of the project.

Outline Individual worksheets are organized by project phase as shown below

All Phases Sheet Contents

Contact People and Companies Contacts

Early Design

Worksheets Sheet Contents Site

Facility Buildings

Floor Vertical levels and exterior areas Floor

Space Spaces Space

Zone Sets of spaces sharing a specific attribute Zone

Type Types of equipment, products, and materials

Detailed Design

Worksheets Sheet Contents

Component Individually named or schedule items

System Sets of components providing a service

Assembly Constituents for Types, Components and others

Connection Logical connections between components

Impact

Economic, Environmental and Social Impacts at various stages in the life

cycle

Operations and

Maintenance

Worksheets Sheet Contents

Spare Onsite and replacement parts

Resource Required materials, tools, and training

Job PM, Safety, and other job plans

All Phases Sheet Contents

Document All applicable document references

Attribute Properties of referenced item

Coordinate Spatial locations in box, line, or point format

Issue Other issues remaining at handover.

Legend

text required required

text if specified as required

Assets (hierarchy)

Activities

Client / Site

kykloud "light"

BB (before BIM) c.2000

DocumentsLifecycle

model

O&M

Manuals

Spec

£ BoQ

Life cycles

Spaces

& Dimensions

FM

2D Design

Data input

Emerging Data Flows – design stage BIM to FM

Documents

Lifecycle Model

O&M

Manuals

Spec£ Cost

BoQ

Life cycles

Spaces

& Dimensions

Quants

Spec

FM

Model

3D Design Model Data

Web ServicesAPI

data structurefilter e.g.

IFC / COBie / own

Portfolio& Site data

Economic data e.g. inflation

Emerging Data Flows – BIM in refurb

Documents

Spec

Activity Life

cycles

Spaces

& Dimensions

Quants

Asset Register (Spec)

FM Model

3D Design

Model

Field Data Collection

Surveyvia

Web ServicesAPI

data structurefilter e.g.

IFC / COBie / own

Portfolio& Site data

Dimensions

Condition

Photos data importe.g.

IFC / COBie / own

RefurbDesignModel

Field Data Collection

viaPoint Cloud

Survey

+

Point Cloud

Revit - elemental or asset attribute data

Example Component level WLC

KyKloud

COBie – A few observations from an FM

• COBie is a spreadsheet: “we use asset management databases”

• Doesn’t handle “portfolio” or multiple facility level asset data

• Service life data fields exist but don’t get used at design stage

• Asset Classifications - FM operators have their own asset codes and don’t use Uniclass, typically driven by client contract models

• Latest version contains the concept of “impacts” to cover cost and carbon

– Cost impacts are rarely in the 3D model so a COBie export from a model will not populate this data

– Costs have to come from elsewhere!

• Macro economic and risk assumptions missing – just as critical as asset data

• FM and lifecycle standards not yet full bedded in

FM will keep the data alive

Conclusion

• BIM = lifecycle management supported by digital technology

– 3D visualisation design tools support & improve the process

• FM BIM alive and kicking

– Business benefits are visible and achievable

– Push and support the supply chain

• Asset owners more interested in:

– Data and not just the design model

– Real usable outputs e.g. lifecycle investment plans

– FM will keep the model alive