CREJ - Journal

Page 24

— Property Management Quarterly — May 2015

uilding information model-

ing is a virtual representation

of the physical environment.

The concept of BIM has exist-

ed 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 informa-

tion.

Why BIMWorks

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 differ-

ent 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 conflict-

ing systems through clash-detection

tools. This, in turn, allows the team

to foresee risk, coordinate systems,

schedule and estimate, and demon-

strate tolerance within the structure.

Identifying a clash before construc-

tion begins positively impacts cost

and schedule because no time will be

lost in the field. During preconstruc-

tion, 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 con-

struction sequencing. During actual

construction, BIM can be used to

verify the correct installation of the

elements, such as mechanical, electri-

cal 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 con-

tained within the model proves most

valuable. The data can optimize facil-

ity management maintenance by

using the as-built building informa-

tion model as the database for rooms,

spaces and equipment.

Facilities Management

Systems Integration

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 systemmainte-

nance. Some owners use COBie (Con-

struction Operation Building infor-

mation 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 mainte-

nance management system, saving

time and improving accuracy.

BIM integrates with the facilities

management software, which man-

ages the information in the model

for the intended use by the facility

operations team. Taking it a step fur-

ther, 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 require-

ments; 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 facil-

ity 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 mis-

understandings 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 origi-

nal design and construction phases

is a big time-saver, but there are ways

to make it work for an existing build-

ing. If as-built documents don’t exist,

it gets more complicated. The owner

or property manager can do measure-

ments manually or, to have the most

accurate as-builts, a 3-D scan can

be done of the entire facility or indi-

vidual 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 informa-

tion, but the end result is the most

accurate. Once this information is

converted to a BIM authorizing soft-

ware such as Revit, it becomes live

information that can be updated as

changes are made. Various software

exists that will allow building infor-

mation modeling to integrate with

facility management software.

Benefits for Property Managers

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 sched-

uled 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 informa-

tion 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 simula-

tion of maintenance procedures, mak-

ing preventive systemmaintenance

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 mainte-

nance 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 incorpo-

rated (see BIM rendering).With addi-

tional 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 consider-

ing the life cycle of a facility, it dem-

onstrates 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 represen-

tation of the physical building allows

them to have all of the information

used to construct the building at

hand.

How BIM makes life easier for managers

Technology

Robert Childers

Director of

virtual design

and construction,

Haselden

Construction,

Centennial

BIM room rendering can help with sales and leasing by giving prospective tenants a chance to see what the space will look with their

tenant improvement ideas incorporated.

BIM allows virtual

access to systems

and simulation

of maintenance

procedures,

making

preventive system

maintenance

easier and more

manageable.