CREJ - Property Management Quarterly - May 2015
Building information modeling is a virtual representation of the physical environment. The concept of BIM has existed 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 information.
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 different 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 conflicting systems through clash-detection tools. This, in turn, allows the team to foresee risk, coordinate systems, schedule and estimate, and demonstrate tolerance within the structure.
Identifying a clash before construction begins positively impacts cost and schedule because no time will be lost in the field. During preconstruction, 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 construction sequencing. During actual construction, BIM can be used to verify the correct installation of the elements, such as mechanical, electrical 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 contained within the model proves most valuable. The data can optimize facility management maintenance by using the as-built building information model as the database for rooms, spaces and equipment.
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 system maintenance. Some owners use COBie (Construction Operation Building information 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 maintenance management system, saving time and improving accuracy. BIM integrates with the facilities management software, which manages the information in the model for the intended use by the facility operations team. Taking it a step further, 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 requirements; 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 facility 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 misunderstandings 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 original design and construction phases is a big time-saver, but there are ways to make it work for an existing building. If as-built documents don’t exist, it gets more complicated. The owner or property manager can do measurements manually or, to have the most accurate as-builts, a 3-D scan can be done of the entire facility or individual 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 information, but the end result is the most accurate. Once this information is converted to a BIM authorizing software such as Revit, it becomes live information that can be updated as changes are made. Various software exists that will allow building information modeling to integrate with facility management software.
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 scheduled 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 information 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 simulation of maintenance procedures, making preventive system maintenance 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 maintenance 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 incorporated (see BIM rendering). With additional 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 considering the life cycle of a facility, it demonstrates 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 representation of the physical building allows them to have all of the information used to construct the building at hand.