View metadata, citation and similar papers at core.ac.uk brought to you by CORE The 7th International Conference on Sustainable Built Environment, Earl’s Regency Hotel, Kandy, Sri Lanka from 16th to 18th December 2016 provided by Digital Repository, University of Moratuwa
ICSBE2016-151
BIM AS FACILITIES MANAGEMENT TOOL: A BRIEF REVIEW A. Mohanta1*and S. Das1 1Indian Institute of Technology Kharagpur, Kharagpur, India *E-Mail: [email protected], TP: +919933944203
Abstract: Facilities management supports operation and maintenance of a building and its services. Facilities management is multi-faceted complex task often challenged by lack of updated information. The implementation of BIM has improvised facilities management tasks by providing relevant information throughout the building lifespan. BIM creates a platform for information exchange between stakeholders of architectural, engineering and construction industries. Otherwise, the conventional information exchange among the systems of the stakeholders lead to incompatibility between software, ends up in deficient information. This paper presents a comprehensive literature review of the abilities of BIM as facilities management tools, which would be helpful for predicting an accurate performance of the building.
Keywords: BIM; Building Performance; Facilities Management; Operation & Maintenance
1. Introduction cycle i.e. during O&M, which have seen the paradigm shift from mere breakdown A building consumes maximum energy and maintenance to FM. The reduction in the cost in its operation and maintenance operation cost was the main goal. Gradually (O&M) phase. Around 60-85% of total life it was implemented in real estate, project cycle cost is spent in the O&M phase leaving management, and lease management as the rest for design and construction phase well as in sustainable measures [5]. Thus, [1]. Hence, the resources used in the the effective management of a built facility buildings during O&M phase should be ultimately determines the all-round optimized. The optimization of the performance of a building [6]. The resources can be achieved by efficient developing countries adopt FM in this performance of the buildings with efficient decade for development of infrastructure Facilities management (FM). FM is an and optimizing the resource usages. The approach to reduce the operational cost as successful implementation of FM tools can well as prolong the lifespan of the building. ensure the success of projects. So, the The success of FM is based on accurate and appropriate tool should be chosen [3]. reliable dataset of buildings and its attributes [2]. BIM equips a facilities BIM finds application in FM through manager with precise information about the generation of accurate building-related data; buildings for supporting FM process and other features such as energy analysis, efficiently in fulfilling the organizational time schedule for project, etc. because the goals [3]. integrated efforts of all stakeholders can 2. BIM for Facilities Management bring more success and efficiency for projects if the environmental aspects are Worldwide, recent rise of FM in considered from the pre-construction phase. architectural, engineering and construction (AEC) industries is attributed to increase in 3. Information for BIM model construction demand, advancement in Information plays very vital role in case of technologies, changes in users’ building maintenance. Many of the requirements and efficient use of spaces to maintenance jobs become frustrating ‘hit or increase productivity [4]. This efficiency can miss’ due to lack of as-built drawings and be observed in the longest period of the life missing maintenance history. BIM gives The 7th International Conference on Sustainable Built Environment, Earl’s Regency Hotel, Kandy, Sri Lanka from 16th to 18th December 2016
ICSBE2016-151
opportunity to integrate information 7D Project components in all [10], throughout the building life cycle right from aspects of the building's [13] the design stage. This information helps in life. Usually issued at the achieving different BIM dimensions as end of construction, as- described in Table 1. built model 7D contains all necessary information Table 1: Different dimensions of BIM to the owner for the use BIM Definition Sourc and maintenance of the e building. 3D A 3D model, which [7]– XD/n The X is here every [9], includes material [11] D conceivable additional [13] information and can be data that may still be simulated in the virtual additional to other environment resembling dimensions. actual environment The different dimensions of BIM are conditions. dependent on the level of the details (LOD) 4D A 3-D BIM that has [7], integrated in the model in the various stages objects and assemblies [9]– of the building life cycle. Table 2 shows the that have schedule and [12] various LOD of the BIM model with time constraint data respect to the various stages, which results added to them. The to elevates ’Building Information information can be Modelling’ to ‘Building Knowledge contained in the BIM or Modelling’. A case based reasoning (CBR) can be linked or module can also be developed for ensuring otherwise associated the better system maintenance as facilities (integrated and/or managers can prioritize maintenance based interoperable) with on the building maintenance history. project design and con- However, these information/knowledge struction activity requires continuous update and can be scheduling and time achieved by ‘data capturing technologies sensitivity estimating such as RFID’ [14]. The use of textual and analysis systems. information increases with decrease in 5D A 4-D BIM that has [7], graphical information as the building objects and assemblies [9]– evolves from design phase. For example, that have a cost [12] warranty certificates, O&M manuals, test dimension added to and balance records etc. vs. plans, sections, them. The cost views etc. [15]’ The information information can be accumulated throughout the lifespan of the contained in the BIM or building is collated in [3]. can be linked or other- The different stakeholders are gradually wise associated to the adopting BIM for accomplishing their own building objects. purposes [16]. To make this process easy, it 6D Deals with everything [7], is recommended to define BIM guidelines concerning sustainability [10], related to new construction and renovation of a building, such as [13] projects for AEC teams and to promote the energy analysis awareness of BIM implementation in context of building information.
The 7th International Conference on Sustainable Built Environment, Earl’s Regency Hotel, Kandy, Sri Lanka from 16th to 18th December 2016
ICSBE2016-151
Table 2: Classification of LOD Model type Description Design Building Source LOD stage design elements LOD Conceptual Basic information regarding Conceptu Site plan 100 information the building, site, the shape of al design model the building. Helps to choose the best alternate solution based on basic analysis LOD System/com Detail layout of building and Basic Building 200 ponent- spaces with structural details, design plan [18]– oriented schedules, and specifications [20] LOD modeling Verifies the details and helps Detailed Interior & 300 to rectify any clash if detected. design exterior More detailed physical decoration environment and energy plan analysis are done LOD Element- With more intrinsic details Fabricatio System plan 400 oriented about the systems. n and modeling assembly LOD As-built Operation & 500 maintenanc e
Cost cutting relies on continuous up- BIM aims to decrease the economic, social, grading of information, its sharing and and environmental costs throughout a maintenance of a comprehensive databases. building lifecycle by efficient and The changes in information can be exported transparent information interchange among or imported by one system to another via a key stakeholders. The main issue is to standard file format and also can be know, how to use the parametric and logical synchronized by bi-directional data transfer data stored in a BIM model for such to cater to the varying needs of different successful collaboration [15], [17]. stakeholders. For example, real estate personnel needs to know the rentable area of the building while facility manager is interested in the usage type of the room, its occupancy and furniture, equipment etc. [15], [17], [21]. The common data formats are construction operations building information exchange (COBie) derived from industry foundation classes (IFC) and extensible mark-up language (XML). Cobie is a representation of the building attributes such as equipment lists, warranty information etc. in a spreadsheet format [22]. The information is Figure 1: Life cycle of information [3] exchanged by import or export form or by synchronization i.e. changes in one system
will automatically make changes in another systems. This helps to generate an actual The 7th International Conference on Sustainable Built Environment, Earl’s Regency Hotel, Kandy, Sri Lanka from 16th to 18th December 2016
ICSBE2016-151
picture during handover of the building to owner. Any alternation after this should be recorded for efficient FM services [15], [17]. Soft Tasks As per facilities managers, it can save 8.7% of time in operation and maintenance phase [23]. Office Space Management Yet to retain the competitiveness of BIM Cleaning, waste disposal and softwares, the companies use different file recycling formats for developing their products and Reception service as a result BIM softwares are not compatible with one another. Therefore, a third-party Security software such as COBie is used to transfer IT/Switchboard operation files/information related to buildings from Value analysis for goods or services one format to another, which ends up either in inaccurate and incomplete information or Change management to minimize redundant repetitions. So, a standard file disruption of core business format is mandatory for accurate Poeple managment information [9]. Performance management to meet The information required by the facility service levels agrrement managers from the different stakeholders varies so the filtration of unnecessary Emergency responce dataset is required to be done for FM Managing essential central services purposes. Besides the effort required to develop the BIM model is quite high and
the necessity of the data modification for Hard Tasks FM purposes is considerable. The exported IFC or XML file from BIM model has erroneous and incomplete dataset that leads Maintenance of normal and to re-inserting the requisite information in emergency power systems the COBie dataset [22]. Therefore, using BIM model for FM purposes saves the Maintenance of building automation considerable time and efforts to segregating system (BAS), security and locks and cross feeding the information in the FM Maintenance of active and passive tools for efficient FM services. fire protection system Maintenance of 4. BIM as FM Tools mechanical elements Facilities managers consider BIM as a Maintenance of door and windows facilitator for achieving their service goals. Monitoring of FM work The integration of FM tools (e.g. Computer- Aided Facility Management or CAFM) with BIM would accelerate the FM purpose as BIM deals with energy management and Figure 2: BIM application in FM Tasks [16] sustainability issues along with building Brinda & Prasanna [15] describes the ability management systems [24]. Nevertheless, the of BIM to serve as FM tools through: (a) major concern of BIM is the implementation programming; (b) record modelling; (c) cost and training. preventative maintenance scheduling; (d) building systems analysis; (e) asset management; (f) space management and tracking; (g) disaster planning and response.
The 7th International Conference on Sustainable Built Environment, Earl’s Regency Hotel, Kandy, Sri Lanka from 16th to 18th December 2016
ICSBE2016-151
Similarly Arayici et al. [16] has Since its inception BIM has developed from summarized the capability of BIM as FM information management strategy to tool in comparison to the conventional tools construction management method while the (e.g. CAFM) using a case study in terms of: focus has changed to create an integrated environment of up-to-date distributed Space planning – BIM was proved to building information, which is flexible for be more efficient. The difference lies accumulate new information [27]. in the need of BIM model for Therefore, BIM has the ability to track the constantly upgraded dataset changes and update the same in the form of libraries. The benefits of BIM depend accurate information for FM purposes. As a on the quality of model maintenance. result, BIM can address the information Virtual reality can work in synergy deficiency inherently tagged to FM with BIM database to produce a profession, or in other words, emergence of single all-in-one tool. This can benefit BIM as FM tools would reduce information FM with regards to visual space loss by standardizing the data format. planning and data storage for O&M. However, to manage information Addressing both hard and soft tasks: throughout the lifespan requires BIM addresses both hard and soft considerable large library directories for tasks associated with FM, to cater different building components, equipment relocation and building life cycle FM. based on the type of services. The list of typical FM task is 6. Conclusion presented in the Figure 2. [16] BIM is accelerating the development process Therefore, the BIM has the capability of in AEC industries. It is a platform for acting as FM tool. The reduction of collaborating and coordinating information information lose in the process of exporting from stakeholders such as architects, information can be checked. Figure 3 shows engineers, contractors, clients etc. the schematic diagram of the various FM Developing BIM as a FM tool ensures the tasks supported by BIM [15], [16]. reduction in inaccuracy and incomplete information. It also saves man-power, cost and time for inserting information in FM tools. With it, BIM ensures the maintainability of the building and its facilities. This promotes the optimized use of energy, lifecycle costs and durability. References [1] A. Lewis, D. Riley, and A. Elmualim, “Defining High Performance Buildings for Operations and Maintenance,” Int. J. Facil. Manag., vol. 1, no. 2, pp. 1–16, 2010. [2] C. Eastman, P. Teicholz, R. Sacks, and K. Liston, BIM Handbook : A guide to Building Information Modeling for Owners, Figure 3: Various FM tasks supported by BIM Managers, Designers, Engineers, and [25], [26] Contractors. 2008. [3] D. K. Smith and M. Tardif, Building Information Modeling: A Strategic Implementation Guide for Architects, Engineers, Constructors, and Real Estate 5. Discussion
The 7th International Conference on Sustainable Built Environment, Earl’s Regency Hotel, Kandy, Sri Lanka from 16th to 18th December 2016
ICSBE2016-151
Asset Managers. John Wiley & Sons, Inc, numerique/le-bim-en-bref/bim-2d-3d- 2009. 4d-5d-6d-7d-xd. [Accessed: 27-May- 2015]. [4] S. Lavy and I. M. Shohet, “Performance- Based Facility Management – An [14] I. Motawa and A. Almarshad, “A Integrated Approach,” Int. J. Facil. knowledge-based BIM system for Manag., vol. 1, no. 1, pp. 1–14, 2010. building maintenance,” Autom. Constr., vol. 29, pp. 173–182, 2013. [5] K. O. Roper, “Innovation in the Built Environment - International Facility [15] A. Lewis and J. Whittaker, “BIM and a Management,” United Kingdom: John Future Vision for FM,” Facil. Manag. J., Wiley & Sons, 2014. no. March/April, 2014. [6] E. Finch, “Facilities Management,” in [16] McGraw Hill, “Smart market Report: The Intelligent Buildings: Design, Management Business Value of BIM for Construction and Operation, Thomas Telford, 2007, p. in Major GLobal Markets,” Mcgraw Hill 408. Construction, 2014. [7] B. Abbasnejad and H. I. Moud, “BIM and [17] S. Benson, “FM214-1 -- From Lonely BIM Basic Challenges Associated with its to Social BIM : Moving Beyond Design to Definitions, Interpretations and FM,” ARCHIBUS, Inc, 2009. Expectations,” vol. 3, no. 2, pp. 287–294, [18] S. A. Abdullah, N. Sulaiman, A. A. 2013. Latiffi, and D. Baldry, “Building [8] S. Azhar, M. Hein, and B. Sketo, Information Modeling (BIM) from the “Building Information Modeling ( BIM ): perspective of Facilities Management Benefits , Risks and Challenges,” Build. (FM) in Malaysia,” in International Real Sci., vol. 18, no. 9, p. 11, 2007. Estate Research Symposium, 2014. [9] M. Gray, J. Gray, M. Teo, S. Chi, and F. [19] Y.-F. Chang and S.-G. Shih, “BIM-based Cheung, “Building Information Computer-Aided Architectural Design,” Modelling : An International survey,” Comput. Aided. Des. Appl., vol. 10, no. 1, 2013. pp. 97–109, 2013. [10] V. Kushwaha, “Contribution Of Building [20] B. Pilehchian, S. Staub-French, and M. P. Information Modeling ( BIM ) To Solve Nepal, “A conceptual approach to track Problems In Architecture , Engineering design changes within a multi- and Construction ( AEC ) Industry and disciplinary building information Addressing Barriers to Implementation modeling environment,” Can. J. Civ. Eng., of BIM,” Int. Res. J. Eng. Technol., vol. 3, vol. 42, no. 2, pp. 139–152, Feb. 2015. no. 1, pp. 100–105, 2016. [21] P. Parsanezhad and J. Dimyadi, [11] Autodesk, “White paper: A framework “Effective Facility Management and for implementing a BIM business Operations via a BIM-Based Integrated transformation,” 2012. Information System,” in CIB Facilities Management Conference, 2014, no. May, [12] D. Conover, D. Crawley, D. Knight, C. S. pp. 1–12. Barnaby, C. Gulledge, and C. Wilkins, “An Introduction To Building [22] M. Day, “The Problem with Cobie,” AEC Information Modeling (BIM),” Building, magazine, 2014. . p. 27, 2009. [23] S. Lavy and S. Jawadekar, “A Case Study [13] Objectif-BIM, “BIM 4D 5D 6D 7D XD, of Using BIM and COBie for Facility significaton de ces nouvelles Management,” 2012. dimensions?,” 2015. [Online]. Available: [24] G. Carbonari and K. Jones, “Sustainable http://objectif- Facilities Management through Building bim.com/index.php/bim-maquette-
The 7th International Conference on Sustainable Built Environment, Earl’s Regency Hotel, Kandy, Sri Lanka from 16th to 18th December 2016
ICSBE2016-151
Information Modelling,” in 13th EuroFM [26] Y. Arayici, T. Onyenobi, and C. Egbu, Research Symposium, 2014, pp. 214–223. “Building Information Modelling (BIM) for Facilities Management (FM): the [25] T. N. Brinda and E. Prasanna, Mediacity case study approach,” Int. J. 3- “Developments of Facility Management D Inf. Model., vol. 1(1), no. January- Using Building Information Modelling,” March, pp. 55–73, 2012. Int. J. Innov. Res. Sci. Eng. Technol., vol. 3, no. 4, pp. 11379–11386, 2014. [27] U. Isikdag, “Enhanced Building Information Models,” Enhanc. Build. Inf. Model. Using IoT Serv. Integr. Patterns, pp. 13–24, 2015.