DigitalTwin4FM #5 – BIM Workflow Output Standards for Property Managers

BIM Workflow Output Standards for Property Managers

There is a growing interest in the Digital Twin and BIM topics among investors, owners and property managers. Building information modeling (BIM) is a methodology that describes methods for determining information requirements and processes for obtaining digital representations of objects. The result of this work methodology is digital models that reflect a building object. They can be a physical part of the Digital Twin, or digital twins of buildings, which help facility management teams analyze use and daily or planned operations on the facility. Learn about BIM standards for property managers, including key requirements and workflows for effective facility management.

The use of BIM is already standard practice in design and construction. However, the involvement of facility managers is needed to ensure that BIM models do not become frozen and worthless after the construction phase. In this series of articles, we describe, among other things, how asset owners can use BIM and what they should expect from the construction teams delivering the work results.

“Digital Twin for Property Managers” series

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

In the previous part of the #DigitalTwin4FM series, we presented the first and most important point of the ISO 19650-3 process, i.e. activities related to determining the information requirements of assets. We gave an example of a server room for which we designated key assets, their information requirements and related trigger events. In today’s post, I will answer the question of what to require. I will discuss the results of the work of the BIM executive team.

Operational Information Requirements (AIR)

According to ISO 19650, a standard describing BIM processes, these deliverables should be described in Operational Information Requirements (AIR). Defining these requirements involves making decisions about the content and structure of the asset register and how it interfaces with other elements of the Operational Information Model (AIM): 3D digital models and documents.

The output of the requirements can be a well-organized repository of drawings, documents and files containing:

• accurate  as-built model/s  (with the level of necessary geometric and alphanumeric information);
• as-built  2D drawings ;
• recording of as-built conditions (e.g.  a point cloud  resulting from the inventory of the facility using laser scanning);
• a database of coordinated components and linked to the model and documents related to the building and individual devices, presented in a format appropriate for the organization’s systems.

To achieve the highest productivity of task forces, we strive to clearly define our information requirements. We define:

• Purpose – why we are looking for information – for example forecasting replacement costs
• Content – for example required geometric, alphanumeric and documentation data
• Format – the way information is presented – for example, a schedule
• Extension – the way information is encoded – for example, the file type .xlsx

Operational Information Model (AIM)

While it is important that as-built models are accurate geometric representations of their real-world counterparts, the data that is collected during the design and construction phases is, in most cases, excessive for asset management purposes.

There is no one right framework for BIM model requirements. Each facility is different, so the requirements for their digital representation will also vary. Therefore, it is important to provide the  actual  information requirements for the asset to the construction team at the initial procurement stage. Models developed by the design and/or construction team should be reviewed and coordinated to meet the specified  level of information needed . Aspects to consider include methods for recording assets, model update processes, or methods for verifying models before they are published.

Example data formats:

• the native format of the BIM modeling software (e.g. RVT) and/or 
• IFC

source: own

2D drawings

Accurate as-built drawings in a scaled, measurable, and digital format. As-built drawings should include accurate representation of all assets, including:

• Quantity and size as built;
• Actual orientation, location, height and routes of major facilities;
• Dimensional references to grid lines and/or major fixed building elements such as walls, ceilings and floors.

Drawings should be 100% based on the base and generated from the BIM model. Do not replace dimensions with lines or text.

Example data formats:

• PDF
• DWG

source: own

Register of post-construction conditions

Options for checking as-built conditions include the following methods:

• visual confirmation – photos of building elements taken on site are visually compared to the BIM model. This method is used only when the exact location of as-built elements is not critical or a high return on investment (ROI) is not expected;
• manual measurements serving as a reference point for manual updating of the BIM model;
• capturing 3D data (point clouds) generated by a laser scanner. The point clouds are loaded into BIM authoring tools and used to update the model.

Laser scanning (LiDAR – Light Detection and Ranging) is the fastest and most accurate method of obtaining data about the geometry of an object. The point cloud is the most expected result for teams making BIM models. The main features that characterize the resulting point cloud are:

• output coordinate system
• data alignment tolerance value
• Cloud density – minimum recognizable object
• cloud thickness
• information about color or lack thereof

Example data formats (point clouds):

• E57 – single positions
• FOREST – blocks

You can find more information about laser scanning results in THIS article.

source: courtesy of P3D

Linked information and documents

Facilities managers spend a lot of time searching for information. After construction, they are presented with a mass of drawings and instructions to read and gigabytes of data to digest. Much of this information must be manually entered into at least one management system. Unfortunately, although the need to search for this information is very frequent, it does not become much easier over time.

Connecting data from BIM models to enterprise systems can provide great value. However, this requires a more thoughtful approach to data collection and management. Decisions must be made about what data should be connected and what type of connection.

There are two paths to delivering these model information outputs.  The first  is through native file formats , where the software saves the data in a proprietary way. In this case, the facility management system must “see” the software used to create the BIM models. It must be adapted to read that particular file format. This is naturally more difficult for the software developers, but it reduces the need to translate the data into other file schemes.

The second path is  software compatibility  (for creating and reading models)  with an open standard such as IFC or COBie  – this is preferred if a CAFM system is not chosen or if the client plans to outsource resource management to several service providers who may have different systems. The advantage of open standards is that they are the result of many years of cooperation between experts. They are usually well documented, easily accessible, supported by the user community and by a very large number of available applications, including in the application for automatic checking and approval of submitted data.

source: own

COBie

COBie  (Construction operations building information  exchange )  . The EXCHANGE is key here, describing exactly what this file format is used for.  COBie is primarily used to transfer information between applications, not for day-to-day facility management.  COBie is  not  an operations tool or database. While it may contain preventive maintenance schedules, it is not an operating manual itself. Nor is it an asset register for direct editing by humans. You can query the data in its tables to answer a variety of questions, such as the number of occurrences or the performance parameters of selected items. However, rather than manipulating the data in the spreadsheet file itself, it is better to import it into an asset management system and review it there.

COBie provides a standard framework for collecting and collating asset information and supports the exchange of information between applications. The COBie data model provides the basic information necessary to manage and operate an asset.

Information flow between BIM models and FM systems, source: own

There will probably come a day when BIM and facility management will be fully integrated and we will no longer need exchange formats. In the meantime, we have adopted COBie as an international standard suitable for the exchange of asset portfolio information.

There should also be  appropriate documents associated with the assets under management.  They can also be associated using a COBie file. Some of these documents are:

• Construction Object Book,
• Fire safety instruction,
• Technical and Operational Documentation,
• Warranty cards,
• Commissioning protocols,
• e.t.c.

For more information on related documentation, please read THIS article.

Remember to update your results! BIM Standards for Property Managers

Accurate as-built information is of little value if not kept up to date. Events inevitably occur on a facility that initiate a change, update, or creation of new information about the assets under management. Therefore, resources and systems must be implemented to manage and maintain the results once delivered. This is one of the most serious mistakes that asset owners forget to make.

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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.