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Page 24 — Property Management Quarterly — May 2015
B uilding information model-
ing is a virtual representation
of the physical environment.
The concept of BIM has exist-
ed since the 1970s, but it was
not until 2002, when Autodesk came
out with a whitepaper, that it became
popular.
BIM creates a three-dimensional
model of a building that is accurate
both visually and
proportionally. It
also includes data
on the building
that a user can
query, count and
run reports on. For
instance, if a user
wants to know the
exact number of a
certain type of light
fixtures, BIM can
store this informa-
tion.
Why BIMWorks
BIM uses the
actual model and
the specific data contained within
the model to provide information to
the architectural, engineering and
construction teams, as well as the
owner and property manager, which
ultimately makes the building more
successful in a variety of ways.
The model is useful during design
and construction. In each design
phase, the model can provide differ-
ent levels of information. By creating a
“federated” model (one that combines
all systems and structural elements),
a user can see how the systems and
structure correlate, and find conflict-
ing systems through clash-detection
tools. This, in turn, allows the team
to foresee risk, coordinate systems,
schedule and estimate, and demon-
strate tolerance within the structure.
Identifying a clash before construc-
tion begins positively impacts cost
and schedule because no time will be
lost in the field. During preconstruc-
tion, the team can create quantity
takeoffs and track changes in cost and
materials as models are updated.
Constructing the building virtually
and using the resulting BIM model
to identify and resolve interference
improves building quality and con-
struction sequencing. During actual
construction, BIM can be used to
verify the correct installation of the
elements, such as mechanical, electri-
cal and plumbing systems, embeds,
brick ledges, structural steel and
other systems. Using BIM can reduce
requests for information, as well as
field change orders and the resulting
costs and schedule impacts.
During operation, the data con-
tained within the model proves most
valuable. The data can optimize facil-
ity management maintenance by
using the as-built building informa-
tion model as the database for rooms,
spaces and equipment.
Facilities Management
Systems Integration
The real power comes into play
when BIM integrates with facilities
management software. Numerous
types of software are available. The
type of software used to integrate BIM
depends on what one intends to use it
for. For example, if someone wants to
use it for asset management, he may
invest in different software than if he
is using it mainly for systemmainte-
nance. Some owners use COBie (Con-
struction Operation Building infor-
mation exchange) as a performance
specification, which sets the stage for
how model information should be
created. The information then can be
pulled into a computerized mainte-
nance management system, saving
time and improving accuracy.
BIM integrates with the facilities
management software, which man-
ages the information in the model
for the intended use by the facility
operations team. Taking it a step fur-
ther, a user also can coordinate with
building automation software. In this
scenario, the facilities management
software ties into building automation
software, with BIM bringing the visual
component. For example, a building
automation sensor located within a
duct will identify when the airflow
does not meet the minimum require-
ments; and with the use of a building
automated system and a 3-D model,
the section of duct will be highlighted
in the model, which saves the facil-
ity operations team hours of trying to
locate the issue themselves.
In the case of a new building, BIM
standards are easily incorporated into
the project. The owner should write
into the contract what level of detail
he wants the architect to include in
the BIM; this helps prevent any mis-
understandings later on in the project.
For instance, the owner may want to
include things such as carpet types
and paint brand and color so the
items can be easily replaced should
they be damaged.
Having a 3-D model from the origi-
nal design and construction phases
is a big time-saver, but there are ways
to make it work for an existing build-
ing. If as-built documents don’t exist,
it gets more complicated. The owner
or property manager can do measure-
ments manually or, to have the most
accurate as-builts, a 3-D scan can
be done of the entire facility or indi-
vidual spaces. If the decision is to use
3-D scanning, there are a few steps
involved because all of the points that
are generated from the scan need to
be converted into real-world informa-
tion, but the end result is the most
accurate. Once this information is
converted to a BIM authorizing soft-
ware such as Revit, it becomes live
information that can be updated as
changes are made. Various software
exists that will allow building infor-
mation modeling to integrate with
facility management software.
Benefits for Property Managers
The benefit BIM brings to property
managers is the ability to save time
and money. Through BIM, objects
become associated with assigned
spaces – this can include structural
items such as walls and ducts, as well
as inventory items such as computers,
furniture and phones, which allow
objects known as assets to be sched-
uled in a room schedule.When this
information is used along with bar
codes, QR codes or radio frequency
identification tags, each asset can be
tracked easily as it moves from one
space to the next.
Facility management teams become
more efficient because the equipment,
operations and maintenance informa-
tion can be pulled out of the model
rather than digging through drawings
and documents, or doing a manual
survey of the building. BIM allows
virtual access to systems and simula-
tion of maintenance procedures, mak-
ing preventive systemmaintenance
easier and more manageable, leading
to longer equipment life.
When renovations or maintenance
are scheduled, all the information is
easily available. Users know exactly
where the MEP systems are, what is
behind the walls, what paint color is
in office 102, etc., and can determine
the impact of a renovation or mainte-
nance on other parts of the building
prior to beginning the work.
BIM also can help with sales and
leasing. Prospective tenants can see
what the space will look with their
tenant improvement ideas incorpo-
rated (see BIM rendering).With addi-
tional software, users can simulate an
emergency evacuation. This means
that property managers can manage
one building – or multiple buildings –
remotely.
While the initial implementation of
building information modeling may
seem cost prohibitive, when consider-
ing the life cycle of a facility, it dem-
onstrates its worth sooner than later.
Owners of any facility or development
benefit the most through the use of
BIM because they are the ones who
deal with the building for the life of
the facility. Having a virtual represen-
tation of the physical building allows
them to have all of the information
used to construct the building at
hand.s
Technology
Robert Childers
Director of
virtual design
and construction,
Haselden
Construction,
Centennial
BIM room rendering can help with sales and leasing by giving prospective tenants a chance to see what the space will look with their
tenant improvement ideas incorporated.
BIM allows virtual
access to systems
and simulation
of maintenance
procedures,
making
preventive system
maintenance
easier and more
manageable.