BIM Usage in the Operation Phase

Traditionally, the majority of building information is stored as paper documents and the building, as the final product, is handed over with boxes and piles of owner warranties and manuals (Teicholz, 2013). One of the largest problems in dealing with end-of-project information is the huge amount of documentation owners are left to deal with (Harden, 2009). Many problems arise when as-built drawings do not match with the actual construction and engineering changes (Li-jia, Rong-yue, & Xiao-sheng, 2013). However, BIM offers one model for storing all data about a building and its systems, components and spaces (Akcamete et al., 2010). This information can be leveraged for downstream use by facility managers thereby making operations and maintenance of a facility more efficient (Azhar et al., 2012). More specifically, when a model is generated by the project team and updated throughout the construction stage, it has the ability to become the “as-built” model, which can be handed over to the owner; this model contains all specifications, maintenance and operation manuals, and warranty information (Khoshnava et al., 2012).

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BIM Technologies in the Process As a result, BIM provides the ability to transfer the facility data from the design and construction stages to the operation stage and some commercial systems offer automated transfer of facility data from Building Information Modelling tools to Computerized Maintenance Management Systems (CMMS) or Computer Aided Facility Management (CAFM) (Akcamete et al., 2010).

Likewise, the international interoperability standard COBie (Construction Operations Building information exchange) provides a framework to store data throughout the design and construction process (Eastman et al., 2011). COBie allows the retrieving of necessary facility information from a BIM capturing maintenance plan and system instructions through a speared sheet, and the importing of the facility data to CMMS (Akcamete et al, 2010). The subsections below describe the operation activities in which BIM is in active use.

4.6.1 Record Model

A record model depicts an accurate representation of the physical conditions, environment, and assets of a facility (Bloomberg et al., 2012). The contractor hands over a record model to the building owner at the end of the construction phase for the facilitation of operation, maintenance and renovation (Hergunsel, 2011).

This model contains different information about a building such as the pre-build specifications, the design and the actual as-built details in relation to the structure, architecture, MEP, electrical, and component information such as warranties, product data, maintenance history and schedules, and serial numbers (National Research Council of Canada, 2011). A record model represents an authoritative source of information that is used to plan and execute changes during the lifecycle of a building (Underwood & Isikdag, 2010). Therefore, a project team should continuously update the BIM model so that it will reflect the most up-to-date information for the efficient and effective use of building operations and maintenance (Azhar et al., 2012).

4.6.2 Asset Management

Asset management can be considered as an organized management system for the efficient maintenance and operation of a facility and its assets (CICRP, 2010). These assets include equipment, systems and the physical building which have to be upgraded, operated and maintained at an efficiency level with the lowest appropriate cost to satisfy the owner and users (Bloomberg et al., 2012).

Asset management uses information that is included in the record model to show various scenarios for organizing the equipment and workspaces in order to optimize space utilization, organize objects, and track the movement and relocation of furniture and other building equipment effectively (National Research Council of Canada, 2011). The data in the record model can also be used to demonstrate the cost implications of upgrading and changing building assets (Bloomberg et al., 2012).

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4.6.3 Disaster Planning

Disaster planning is essential so that emergency responders have critical building information in the form of a model and information system (CICRP, 2010). For example, while the dynamic building data is provided by BAS (Building Automation System), the static building information such as stairways, hallway, floors, etc. can be found in a BIM model (National Research Council of Canada, 2011). The BIM model can be linked to the BAS system to manage safety and security information such as the sprinkler systems, smoke detectors, fire alarms, fire extinguishers, egress, emergency power, emergency lighting, location of any emergency situation within the building and possible routes to exit (CICRP, 2010; Liu et al., 2011; Hergunsel, 2011).

4.6.4 Building Performance Management

Similar to the engineering analysis and simulation utilised during the design phase, the facility management team uses BIM for the analysis of building performance for the efficient and effective use of the building (while facilitating user demand and maintaining comfort). BIM can also be used for the provision of possible options for retrofits in existing buildings (National Research Council of Canada, 2011). Such analyses comprise how much energy a building uses, how the mechanical system operates, a solar analysis, external and internal airflow, a lighting analysis, and ventilated facade studies (CICRP, 2010).

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BIM Technologies in the Process

Operation stages in accordance with the RIBA Plan of Work

2013

Operation phase

Tasks

1. Handover of building, conclusion of building contract, commissioning, feedback for use during the life of the building and updating of Project Information as required (as-built information)

1. Review of Project Performance in use and analysis of Project Information for use on future projects

2. Updating of Project Information, as required, in response to Asset Management and Facilities Management feedback and Modifications

3. Implementation plan for emergency response

BIM applications

1. Record Model to provide owner with accurate model of building, equipment and spaces

1. Building Performance for analysis of the operating performance of a building 2. Asset Managementfor tracking the

use, performance and maintenance of a building’s assets

3. Disaster Planning for managing safety and security information

BIM tools

1. Record Model: BIM Authoring Tools to update and add information to the model such as Revit, ArchiCAD, CAD-Duct, SDS/2, Bentley Systems and others

1. Building Performance: BIM Analysis tools such as Green Building Studio, Ecotect, Robot, Acoustical Room Modelling Software, Digital Project, Energy Plus, TRNSYS,Fluent, Carrier E20-II and GTSTRUDL.

2. Asset Management: Autodesk FMDesktop, Bentley Facilities, Onuma System and EcoDomus FM.

3. Disaster Planning: Building Automation System (BAS) can be linked with the Record Model.

LOD LOD 500 LOD 500

Outcome

  _{As-­‐Built}  

Model  

Integration  with  FM   system  such  as   CAFM  and  CMMS  

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