The key to the future

FROM BIM TO CAFM
The transfer of data from the BIM model into a CAFM system is not complicated with the right support. It can be broken down to these four steps:

• Define asset management rules. This is where the CAFM system is configured to filter in only the relevant data from the BIM model to operate and maintain the building.
• Import and plan. The filtered data is imported into the CAFM system, and a plan is developed for tasks relating to each asset and area.
• Add, review and verify. Once the data is imported, this is reviewed to ensure nothing has been missed to support the management of the building.
• Maintain. The CAFM system automatically generates the maintenance schedule to support the operation of the building.

The process is examined in greater detail in our white paper, ‘Optimising BIM for facilities management’ (2). It’s important to note that the earlier FMs are engaged in this process, the greater the cost and time management benefits down the line. However, the powerful data contained in a BIM model can be retroactively applied if it was not considered in the formative stages.

Once this transfer is complete, the CAFM system will be teeming with data relevant to the operation of the building in question. And, in addition to supporting plans for maintenance and repairs, FMs can use this platform to track and analyse if assets are matching their expected performance or energy-efficiency levels. This makes them more agile in spotting inefficiencies and recommending improvements across the building’s lifecycle.

Furthermore, BIM offers a way to start bridging the gap between design and construction teams and FMs. A BIM model presents a single, collaborative, cloud-based space. This means everyone involved in the design, building and operation of the structure can offer their professional insight at an early stage, so it can be run efficiently, cost effectively and in as straightforward a fashion as possible.

BIM is the platform giving a stronger voice to FMs. Rather than having to make do with what has been presented to them on handover by the construction team, which may or may not be fit for purpose, BIM’s collaborative space empowers FM professionals to proactively influence the long-term future of their building.

THE IMPACT OF BIM
The benefits described above are just a snapshot of how BIM can support the work of FM professionals. We hope that opening the window into its technology and advantages will help break the knowledge barrier that is preventing many FMs from reaping the benefits of BIM in their day-to-day work.

But that is not the only barrier standing in the way of universal BIM adoption. Another is the cost. The initial cost of BIM can be daunting for companies due to the lack of education and understanding of the savings this offers over time. Especially for smaller companies, not being clear on the long-term financial savings BIM delivers can make it appear a non-essential luxury rather than the way of all projects going forward. The NBS survey suggests that only 56 per cent of practices with 15 employees or fewer have adopted BIM, compared to 80 per cent of practices with more than 15 staff.

It’s important that we continue to emphasise how BIM is not a perk exclusive to larger organisations. The technology can be scaled up or scaled down depending on the needs of the client. This flexibility means smaller firms don’t need to reach too deep to enjoy the efficiency benefits the BIM process offers.

This perceived risk over investing in BIM can be abated by a greater demonstration of the return on this investment. Until recently, it has been difficult to adequately quantify the cost savings presented by BIM. However, last year PwC developed a methodology to quantify the financial benefits of BIM level 2 (3). Its analysis of an office refurbishment in Victoria Street, London, revealed that BIM-enabled savings equated to £676,907. Of this, £492,669 was for the building’s expected operation over 12 years – that’s nearly 73 per cent of the overall savings BIM provided attached to the management and maintenance of the building.

It’s crucial that we as an industry continue to highlight examples like this going forward to keep tearing down the barriers preventing BIM adoption by FMs. The industry needs to recognise that improving the cost-effectiveness of a building’s entire lifecycle (20-30 years) greatly outweighs the design and construction stage (five to 10 years). And for this, BIM is a fundamental tool.