DigitalTwin4FM #4 – BIM Arrangements with Facility Management Team

BIM arrangements with Facility Management team

In previous parts of the #DigitalTwin4FM series of articles, we have shown that there is more than one path to delivering the Operational Information Model – AIM (and this depends on the circumstances in which the information is acquired). In today’s post, we will introduce the first and most important point of this process, i.e. activities related to determining the information requirements of resources. Learn about BIM arrangements with the Facility Management team to enhance operational information models and digital twins.

This article is part of the  “Digital Twin for Property Managers” series promoting the training of the same title  and explaining the path to delivering BIM models for Facility Management purposes and transforming them into a Digital Twin of the facility. Click below to check the previous posts:

1. Digital Twin vs BIM Model: What’s the Difference?
2. Asset Information Requirements and Essential Documentation
3. Introduction and Laser Scanning Requirements
4. BIM Arrangements with Facility Management Team
5. BIM Workflow Output Standards for Property Managers

Assessment and definition of needs

source: graphics based on ISO 19650-3

In the process of creating requirements for Operational information models for Real Estate Management purposes, the most important sub-items from the initial phase of this process are:

1.3 Identifying assets whose information needs to be managed

1.4 Identification of Operational Information Requirements

1.5 Identify foreseeable trigger events for which information needs to be managed

First, we need to answer the question “WHAT?”  When identifying key building assets whose information we want to manage, we should consider:

• their ownership, i.e. who owns them, or who should be responsible for their delivery and maintenance,
• the impact of each asset on the efficiency and effectiveness of business activities,
• the criticality of each resource to key business operations, and
• condition of each item.

What does this mean in practice?  That in order to determine what information resources we want to manage, we must first consider what object we have and what is important for our business.

Example: server room

We will present this using the example of a server room , which combines many features that are required in other types of facilities, such as office buildings, shopping malls, and, above all, industrial and infrastructure facilities.

In a server room, the most important thing is its continuity of operation – it is a strategically important object – therefore it has priority in the supply of energy and media. In order to achieve the goal of uninterrupted work, we must identify the devices that will provide us with this, these are primarily: transformers, switchboards, UPS, generators, air conditioning and fire systems.

Source: own, Daniel Małysa

If we have already identified them, we need to monitor their data using various types of systems such as BMS, CAFM, CRM. In order to have an appropriate, acceptable level of knowledge about the device’s condition and current insight into its operating parameters, we need to collect a lot of this data and process it quickly. This type of task is already beyond the cognitive capabilities of humans – that is why we need a Digital Twin – a Digital Twin of an object connected with the technological achievements of the modern world (IoT, BigData/Cloud computing, AI/machine learning, BlockChain, 5G…). The challenges of today’s times require from us what humans are no longer able to grasp, colloquially speaking.

Source: own, Daniel Małysa

Determining the information requirements of assets

Once we know what is important to us, it is time to determine what information we need for those elements.  When determining the information requirements of assets, we should consider:

• the purpose(s) for which asset information must be managed,
• asset ownership and related information, and
• information required for all asset groups as well as for individual assets

Asset Information Groups

There are several groups of information that we can expect from our asset.

The first group is  management information, such as unique identifiers, warranties, or previous operating documentation, or PPM, i.e. periodic inspection schedules.

The second group is  Technical Information, such as launch dates and data, and operational data, including performance characteristics and design limitations.

The third group is  Legal Information , including, among other things, detailed information on the division of ownership and maintenance. Also, for example, information related to health and safety documentation and safety or environmental protection issues.

The next, fourth group is  Commercial Information . It consists of information such as supplier data, including the date of assembly and launch of the resource. And, for example, data on spare parts or their specifications and storage location, etc.

In the last group – the  Financial Information group  , we can mention, for example, the costs of implementing assets over their entire useful life, including the cost of historical and planned maintenance work, operating costs and original purchase costs.

source: graphics based on ISO 19650-3

Example triggers

The final important thing to identify is to determine the predictable trigger events for which information needs to be managed.

“Triggers” are events that occur during the life of an asset that result in new information being required or an update being necessary.

By their nature, some of these events can be predicted and planned for or otherwise scheduled in advance. For example, through regular maintenance or inspections.

Other triggers are natural disasters or acts of God. Or they are so rare and unpredictable that planning ahead is impractical, such as a lightning strike. However, plans made to respond to foreseeable triggers can provide relief when these types of surprises occur.

Examples of “Triggers” include:

• initiating a project to deliver a new asset;
• an organization’s decision to manage information relating to an existing asset;
• asset maintenance work;
• minor repairs, component replacements or minor improvements;
• major work on an existing facility, such as major repairs, renovations or modernisation;
• exchange of assets;
• decommissioning works such as decommissioning, demolition or deactivation and maintenance;
• a change in the organisational requirements for the asset, for example a change in parameters or operating conditions; or
• change of asset operator

Summary – BIM for Facility Management

The information management process should be applied in a manner proportionate to both the scale and complexity of the Client’s organisation and the complexity of the assets in question. As well as the triggering events that occur in relation to those assets.

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In the next parts of the series, we will talk about  the standards for making design data available to Ordering Parties  (property owners/managers) by the execution teams.