FOCUS BIM
DIGITAL OPERATIONS Ibrahim Iman the Co-CEO and Co-Founder of PlanRadar, describes how BIM for facilities management is not only
an essential tool for the development of smart buildings, but is particularly valuable in the operational stage
Since the UK Government
mandated the use of level 2 BIM
(Building information modelling)
for all public-sector constructions
in April 2016, BIM has grown to
become a very important tool for architects and
contractors in the design and construction of new
buildings. According to a new government report,
BIM is a key tool that will be used to digitise the
built environment because it provides the most
detailed analytical view of a built asset during the
design and construction of a project.
With its collaborative model for shared working for
all stakeholders in a building’s design and operation,
it’s easy to see why BIM’s popularity has increased
so much in recent years. It provides a single source
of truth in a tangible format. Unfortunately, so far,
relatively few facilities management teams are using
BIM. This is despite the fact that the benefits of BIM
are not limited to construction and that most of
BIM’s success stories are due to operational benefits.
A PwC report into two government projects showed
that while BIM generated savings of up to three
per cent over the total life cost of the projects, 70
per cent of the benefits were seen in the operation
phase. It shows that by creating more robust
common data environments, there is the potential to
generate further savings in the operations phase.
THE BENEFITS OF BIM FOR FM
So, what are the benefits of BIM
for facilities management,
and how can facilities
managers access
them?
The benefits
of BIM start
before the
building transfer to
facilities management
teams because it can bring the
team together to collaborate on the
building during construction. If facilities
managers can have more input when it comes to
the design, it can have a huge impact on operating
ež iciency, usability, and security. When a building is
completed, the contractor should pass over the BIM
model to the facilities manager as part of the as-built
documentation. This digital twin, sometimes called
the asset information model (AIM), should contain all
information relating to the building, its construction,
and every asset. This 3D model becomes the
blueprint for the building and its management.
With all the data in one place, the model
operates as the single source of truth, with the
“golden thread” of all actions and decisions safely
42 FEBRUARY 2021
stored. The digital file eliminates the need for
paperwork and duplicates, as all the information
can be attached to the 3D design. Asset data
can be included as part of the model, with the
documentation attached to its location
in the digital twin.
BIM also provides a safe place for
testing. New layouts can be tried
with trouble-shooting and design
modifications all tested and signed
ož in the digital twin before they are
implemented in the real world. Linking
the model to facilities management
so¤ ware reduces the time needed to
locate faults and automatically schedule
maintenance or arrange for repairs.
NEXT GENERATION FACILITY MANAGEMENT
SOFTWARE IS BIM READY
The most advanced facility management so¤ ware
now comes integrated with BIM ready for managers
to use. Normally, facility managers will not need
more than a smartphone, laptop or tablet to access
and manage the building. Using the BIM viewer,
users can view 3D digital versions of assets, and
store and locate all relevant data relating to them in
the model. This includes linking installation dates,
materials used and the manufacturer’s information.
This saves time and makes life easier for the
contractor to find faults and fix them.
When facility management so¤ ware
is integrated with BIM, users can
mark defects and audit
failures directly on the
BIM model and
automatically
send tickets
to the relevant
contractors. Tickets
can include any additional
documentation, images of the
problem, or written or audio notes.
These can be sent with deadlines
which will produce push notifications for
senior managers when the work is complete or
the status changes.
With the BIM model fully integrated into the facility
management so¤ ware, it is the heart of the one
place where all maintenance, operation and repair
activity is performed.
PAVING THE WAY FOR DIGITISATION
What makes a building smart is the way its core
systems connect and “communicate” with one
another, from the water meters to the lighting. The
main features of these buildings will intelligently
work to help reduce the expenses of the building for
managers. Sensors can be used to monitor footfall
and turn ož lights or heating in unused rooms, while
collecting data for managers on which parts of the
building are being used and helping to
allocate resources accordingly.
Smart buildings
generate lots of
valuable data,
which will be
key to finding
more valuable
ways to save energy and
improve ež iciency.
The Crystal building situated
in the Royal Docks in London is an
example of one of the world’s smartest
and most sustainable buildings. It’s 100 per
cent electric and has solar panels on the roof
that heat its recycled water, as well as generating
about 20 per cent of its power. Its building energy
management system controls all the mechanisms
in the building, monitoring its usage and even
accesses information from an outdoor weather
station to influence its heating, air-conditioning and
ventilation systems. High performance solar glass
allows natural light into almost every area of the
building, while sensors monitor outdoor and indoor
conditions to adjust internal brightness levels or
turn the lights ož entirely if needed. As a result, The
Crystal’s carbon emissions are about 70 per cent
lower than similar buildings in the UK.
Smart buildings like this are the future. One
day soon, we will live and work in buildings that
will provide continuous feedback on assets and
ež iciencies. In time, facilities managers will be able
to stress-test diž erent settings and layouts on a
digital twin. Using information technology, these
buildings will connect a variety of subsystems,
share information and optimise the buildings total
performance. Lighting, heating, ventilation, air-
conditioning, security devices and specialist assets
will all be controlled in the digital environment.
This transition will help realise greater ež iciencies
in the operational phase, reduce the impact on the
environment and reduce the significant operating
costs that building owners currently face. With
automation and data feedback, facilities managers
can make intelligent, information-based decisions to
improve the safety, security and comfort of buildings
for its users.
The evolution of digital buildings has already
started, and its green shoots are in BIM. With
continued progress, facilities managers will be able
to automate more processes and generate further
ež iciency gains.