Facility management is a critical aspect of the building lifecycle, encompassing the maintenance, operation, and optimization of a facility once construction is complete. Traditionally, managing this phase involved navigating through extensive, often cumbersome paper documentation. However, with the advent of BIM, facility management has been revolutionized. BIM offers a digital solution that streamlines information flow, enhances efficiency, and reduces costs. This blog explores the role of BIM in facility management, focusing on its impact during the operational phase.
Once construction concludes, a building enters its operational phase, wherein it serves its intended purpose. This phase involves the utilization of all built systems, such as traffic lights, ventilation, and drainage, and necessitates periodic inspections, repairs, and renovations. For instance, hospitals might repurpose rooms, shopping malls could reassign spaces to new tenants, and roads may require resurfacing. Typically, the annual operational costs are a percentage of the total construction cost, ranging from 1% for residential buildings to up to 6% for hospitals.
The operational phase is characterized by continuous use and adaptation. Over time, changes are inevitable; rooms are repurposed, systems are upgraded, and renovations are carried out. These changes necessitate detailed and accessible information about the building's components and systems. Traditionally, this information was provided in paper format, which, while comprehensive, was often cumbersome and inefficient to manage.
Traditionally, facility managers relied on as-built documentation provided in physical formats at the end of construction. These documents included detailed designs, surveys, operation and maintenance documentation, technical specifications, and acceptance protocols. Managing these paper files was cumbersome and inefficient, leading to difficulties in accessing and utilizing critical information. Each time a document was needed, facility managers had to sift through piles of files, which was time-consuming and prone to errors.
BIM introduces a digital transformation to facility management, offering a comprehensive model that includes both geometrical and alphanumeric data about the elements installed in a building. This digital model becomes a vital tool for planning maintenance activities, future repairs, extensions, or alterations. By enriching the model with additional parameters and updated information, its usefulness extends over the building's lifespan.
For effective facility management, it is crucial to define the information requirements early in the design phase. Essential information for the operational model includes:
Balancing the amount of information is crucial to avoid an overwhelming and unmanageable model. If too much information is included, it becomes difficult to maintain and update, leading to inaccuracies and inefficiencies.
Transitioning from the construction phase to the operational phase involves transferring data from the Project Information Model (PIM) to the Asset Information Model (AIM). This process requires careful selection of useful information, with unnecessary data archived and project Common Data Environment (CDE) closed.
Consider a building owner who needs operational use models, enriched with manufacturer and supplier information, lists of installed systems, and maintenance documentation. The transfer excludes work programs, correspondence, and meeting notes, focusing on essential operational data.
Direct integration of BIM with Computer-Aided Facility Management (CAFM) software offers several advantages:
However, this integration requires close cooperation between CAFM software suppliers and CDE software manufacturers, which can be challenging.
When direct integration is not feasible, the COBie (Construction Operations Building Information Exchange) standard provides an alternative. COBie is a structured spreadsheet format that facilitates the transfer of essential operational data, ensuring smooth data import into facility management systems. It includes tables and bookmarks for different parts of a building, making data transfer efficient and structured.
COBie simplifies the handover process by structuring data in a standardized format that can be easily imported into facility management software. This format includes attributes for floors, spaces, systems, and types of facilities, ensuring comprehensive coverage of all building elements. Despite its simplicity, the COBie format requires careful data verification to ensure accuracy and completeness.
Implementing BIM in facility management involves several key steps, each of which contributes to a more efficient and effective management process. These steps include planning, designing, operations, and continuous evaluation and improvement.
BIM is a powerful tool that addresses many of the challenges faced by facility managers, architects, and contractors. It bridges the gap between these stakeholders by providing a central model that facilitates collaboration and information sharing.
Facility managers can use BIM to enhance strategic maintenance planning, ensuring that maintenance tasks are scheduled and executed efficiently. By having access to comprehensive and up-to-date information about the building's systems and components, facility managers can make informed decisions about maintenance priorities and resource allocation.
BIM fosters better communication and collaboration between facility managers and other stakeholders. By providing a single source of truth for all building-related information, BIM ensures that everyone involved in the facility management process is on the same page, reducing misunderstandings and improving coordination. The benefits of BIM in facility management are manifold, from reducing energy use and emissions to improving preventative maintenance, optimizing real estate utilization, enhancing capital project management, and consolidating information for better collaboration.
In conclusion, the benefits of BIM in facility management ensure the quality functioning of the building throughout its lifecycle. The operational period is the most expensive part of a building's life cycle, making cost reduction through informed decision-making essential. BIM provides facility managers with control over information and documentation, enabling better maintenance planning, cost management, and collaboration. By integrating BIM and facility management, facility managers can ensure better quality and standardized data, leading to more efficient and effective management of buildings.
What information is crucial for effective facility management using BIM?
Crucial information for effective facility management using BIM includes the location of structures, types of installed elements, object attributes (manufacturer, model, serial number), maintenance documents, and nameplates that correspond to the model information.
What kind of data does BIM include for facility management?
BIM includes both geometrical and alphanumeric data about building elements, such as the location, types of elements, attributes, maintenance documents, and detailed information on installed systems for effective facility management.
How does BIM improve information management in facility management?
BIM improves information management by providing a comprehensive, up-to-date digital model for planning maintenance, repairs, and upgrades. It enhances data accessibility, reduces errors, and facilitates continuous documentation updates throughout the building's lifecycle.
What challenges exist with traditional facility management?Traditional facility management faces challenges like cumbersome paper documentation, inefficient information access, error-prone processes, and difficulties in updating and managing as-built documents, leading to inefficiencies and inaccuracies in facility operations.
How does COBie simplify data transfer in facility management?
COBie simplifies data transfer by structuring essential operational data into a standardized spreadsheet format, ensuring efficient and accurate data import into facility management systems. This approach facilitates the handover process and comprehensive coverage of building elements.
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