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8/10/2019 OpenMAINT OverviewManual ENG V080
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OVERVIEW M ANUAL Version 0.8
It-IT
June 2014
Author Tecnoteca srl
www.openmaint.org|
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Overview Manual
No part of this document may be reproduced, in whole or in part, without the express written permissionof Tecnoteca s.r.l.
openMAINT uses many great technologies from the open source community:
Postgre!", #pache, Tomcat, $clipse, $xt %, %asper&eports, '&eport, $nhydra har(, T)$, O*'nventory, "iferay, #lfresco, +eoerver, Open"ayers, Prefuse, !uart, -iMserver.)e are than(ful for the great contributions that led to the creation of these products.
openMAINT is a proect of Tecnoteca rl. Tecnoteca isresponsible of software design and development, it/s the officialmaintainer.
openMAINT is released under #+P" open source license 0http:11www.gnu.org1licenses1agpl23.4.html5
$verytime the openMAINT logo is used, the official maintainer 6Tecnoteca srl6 must be mentioned7 inaddition, there must be a lin( to the official website:
http:88www.openM#'NT.org.
openMAINT logo:
• cannot be modified 0color, proportion, shape, font5 in any way, and cannot be integrated intoother logos
• cannot be used as a corporate logo, nor the company that uses it may appear as author 1 owner1 maintainer of the proect
• cannot be removed from the application, and in particular from the header at the top of eachpage
The official website is http:11www.openM#'NT.org
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Contents
)hat is openM#'NT......................................................................................................................... =
)ho needs openM#'NT...................................................................................................................>
)hy use openM#'NT....................................................................................................................... ?
Power by *M@-uild......................................................................................................................... A
openM#'NT functions.....................................................................................................................B4
pace #sset 'nventory................................................................................................................ B<
;acility Maintenance.......................................................................................................................B>
"ogistic Management..................................................................................................................... BA
$conomic Management..................................................................................................................<B
$nergy $nvironment....................................................................................................................<=
+' -'M support......................................................................................................................... <>
Technical features..........................................................................................................................<A
# appendix: -'M ';* connector......................................................................................................3B
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What is openMAINT
openMAINT is an open source solution for the Property & Facility Management.'t manages movable assets 0installations, technical elements, furniture, etc.5, the real estate0buildings, infrastructures in the area, etc.5, and the related maintaining 0when planned and whenan issue occurs5, logistic and economic activities.
't helps to (now, organie and update those data related to the real estate, in support of thedecision and operative procedure of the managing authority.
openMAINT is a complete and solid enterprise solution 0%#C# server environment, O#architecture, #ax user interface5 based on the best open source technologies.
openMAINT is a ready-to-use solution, already configured with all necessary archives,
processes, reports and dashboards.
openMAINT was projected in order to adapt to the organization environment of operations,which usually includes procedures, documents, roles and responsibilities, technicalconstraints, tetual data and georeferences, eternal systems, etc!
't can be gradually activated and developed according to the available resources.
)e reached this flexibility by implementing openMAINT onto the asset management framewor(CMDBuild, a product we have developed and maintained.
openM#'NT is, than(s to this choice, not only a ready2for2use standard product, it can also beconfigured through proper mechanisms which allow to intervene on each system element 0data
models, wor(flows, reports, dashboards, connectors, etc.5.
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Dou can download openMAINT for free from the dedicated website, since it is released with opensource #+P" 3 license. 'ts use is free of charge.
'f you need support, Tecnoteca provides it in the form of certified technicians: training in the best
use of the application, support to implement custom configurations, assistance to ensure thecontinuing operational output of the system with granted "#.
)e suggest you to subscribe to the above2mentioned services if openMAINT covers a relevantrole in your business.
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Who needs openMAINT
openMAINT is useful to those who have to maintain the efficiency of their movable assets, everytype of installations, urban infrastructures, technological networ(s in the area, etc.:
• ocal and central Public !dministrations
• real estate 0own headFuarters5 with furniture and installations
• real estate as a source of income 0rented out5 and its installations
• council2owned estate and its installations
• road networ(s, bycicle lanes
• technological networ(s 0lighting, sewers, etc.5
• green areas 0flowerbeds, par(s5, external furniture, road signs
• Ban"s and #nsurance companies
• real estate 0own headFuarters5 with furniture and installations
• real estate as a source of income 0rented out5 and its installations
• $ospitals and public and private healthcare systems
• real estate with furniture and installations
• technological networ(s and electro2medical devices
• %chools and ni'ersities
• real estate with furniture and installations
• technological networ(s and teaching tools
• (eligious institutions
• real estate 0own headFuarters5 with furniture and installations
• real estate as a source of income and its installations 0rented out5
• %er'ice companies
• real estate with furniture and installations
• gas and electricity networ(s
• water supply networ(s
• telecommunication infrastructures
• &ailways and air traffic infrastructures
• real estate with furniture and installations
• dedicated devices and installations
• #ndustrial companies with production facilities
• real estate with furniture and installations
•
production facilities and industrial machinery
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• Business establishments 0mass retail, franchising, etc.5
• Tourism companies 0hotels, resorts, etc.5
openMAINT is a recommended tool both in case of in)house maintenance and outsourcing,whether it is partially 0per function5 or globally 0global ser'ice5 provided by third parties.
'n all cases, the maintenance management information system 0software application, procedures,responsibilities, functions, data, etc.5 should be powered and updated from all other involvedelements. 'f you change the external supplier it should be managed by the managing authority.
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Why use openM!#*T
#t first, why choose a Property ;acility Management system:• because on)maitenance costs 0plant shutdowns, service interruptions, lifetime of
materials5 are much higher than maintenance costs
• because a complete (nowledge of your own assets 0real estate and mobile assets5 andtheir data culture 0brea(downs, interventions, costs5 allows you to have a more awarestrategic and operative programming.
• for a higher return of your real estate
• because the change from the brea(down maintenance to a scheduled maintenanceproduces considerable sa'ings
• for a better management and control of responsibilities in the whole maintenance process
• in order to optimie the staff commitment
• for a better relationship with suppliers 0higher Fuality of wor( and lower costs5
• in order to control and reduce energy costs
• in order to avoid or reduce printed materials
... and then, why use openMAINT :
• because it is an enterprise, complete and solid product, in both technology andfunctions
• because it comes from specific e+periences in this sector
• because it follows rules and best practice 0for 'talian users: we remind you HN' B4AEB5
• because application functions are based on an exclusive and innovative informatic engine0CMDBuild5, which allows you to reshape the data model, wor(flows and reports withoutany limits and above all witouth modifying the code of the software application 0in order toeasily ac(nowledge every future updates5
• because it implements Business Process Management to draw wor(flows and assignusers1offices specific operations, in order to better control their advancement and theircorrect execution
• because operations are based on the Maintenance Manual, a real Inowledge -aseintegrated into openM#'NT, i.e. it is possible to get custom performances by registering
your own Maintenance Manual into the system• because it is a nati'e web solution, which can be completely used through a reliable
standard and scalable browser
• because it includes solutions for the interaction with new B#M 0-uilding 'nformationModeling5 building design tools, through #FC 0'ndustry ;oundation *lasses5 data exchangestandard
• because it is an open source product, i.e. you can freely use and modify it without licensecosts
• because it has support and assistance ser'ices provided by certified personnel whoguarantees the functioning of the system with granted "#
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Power by CMDBuild
#s previously mentioned, openMAINT is implemented on the open source asset managementframewor( CMDBuild, which was designed and developed by Tecnoteca, its current maintainer.
openM#'NT and *M@-uild have the same behavior, both as regards the web user interface andthe configuration modalities of data model, wor(flows, reports and connectors with externalapplications.
;or the general conditions of use, please see the following manuals which you can download fromthe website www.cmdbuild.org :
• Overview Manual 0general description of the base framewor(5
• Hser Manual 0base use of the framewor( user interface5
• #dministrator Manual 0use of the administration and configuration modules5
• Technical Manual 0installation and technical management of the framewor(5
• )or(flow Manual 0wor(flow system configuration5
• )ebservice Manual 0interoperability with external systems5
• *onnectors Manual 0sync of data with external systems5
On the other part, the specific application functions of Property and ;acility Management arecompletely specialied: the Property and ;acility Management implement the various modules forthe complete management of the inventory and of the management through the configuration ofmechanisms provided by *M@-uild.
The following pages show such functions with illustrative schemes.
'f more detail and other services with granted "# are reFuired, please subscribe to the annualmaintenance service provided by Tecnoteca.
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openMAINT functions
openMAINT has the necessary functions to solve common management Fuestions as regards theProperty ;acility Management, gathered in the following function areas:
• room in'entory 0buildings, external areas5 and asset inventory 0installations, technicalassets, furniture, etc.5
• scheduled, meter2based and brea(down maintenance management
• logistic management
• economic management
• energy controls
• ,#% and B#M management on maps, plans and 3@ models
The extreme flexibility and configurability of the framewor( *M@-uild as base of openMAINTallow to configure custom functions without modifying the standard code of the softwareapplication:
• further definition types of ob-ects 0through web interface5
• further definition of types of information that needs elaboration on the expected obects0through web interface5
• modification of the available wor"flows or modeling of new wor(flows 0through visualeditor5
• modification of available reports or modeling of new reports 0through visual editor5
• modification of available dashboards or modeling of new dashboards 0through web interface5
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• configuration of connectors to interact with various external systems, among themmanagement applications, data systems, alarm notification systems, etc.
openMAINT functions are used by the following operators 0roles5:
•
direction: result and cost analysis• super'isor : activity planning and scheduling, performance control, report control, definition
and control of system policies
• asset manager : updating and consultation of movable assets and real estate, sync ofgeometrical models with -'M tools, movement of obects
• call center help)des": receiving and registering of brea(downs, forwarding to specialists
• internal technical specialists and external suppliers: executions of brea(down andscheduled interventions, registration of return information
• personal administrator : registering and management of administration data 0customers,suppliers, contracts, budgets, cost centers, orders, bulls, invoices5
• energy manager : control and management of energy consumptions
• computer technicians: routine activities 0data bac(up, etc.5, modifications of standardconfigurations 0data model, wor(flows, reports, dashboards, various automatisms5, versionupdate
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%pace & !sset #n'entory
$ach Property and ;acility Management activity is based on the concrete and detailed "nowledgeof the managed real estate and amount of assets.
)rong or incomplete data can compromise the success of the operations.
openMAINT allows you to inventory and manage wor(flows and specific reports through datacards:
• comple+es buildings, floors, rooms
• installations 0electrical systems, water and sanitary 1 drainage systems, heating 1 coolingsystems, security, data transmission, etc.5
• technical assets of above2mentioned installations
• furniture items
• e+ternal infrastructures 0road networ(s, bicycle lanes, lighting, etc5 and green areas0gardens, par(s, etc.5
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;or each element, the inventory provides the relations with other information managed in thesystem, the complete history of the modifications and the related documents.
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'n the example below you can see the hierarchical structure of the related data model, reached byusing the functions heredity 1 specialiation of classes in subclasses, arranged through theframewor( *M@-uild, base for openM#'NT
;or each inventory obect, openMAINT manages the following types of information:
• #D registry: codes and other identification 1 localiation elements, etc.
• technical registry: physical and performance features, consistency 0sie, surface,volumes5, preservation status, etc.
• functional registry: purposes, operational procedures, rules, staff representative, etc.
• administrati'e registry: rental agreement and purchase agreements, supply contracts,utilities, legal status, amortiations, maintenance, etc.
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The above2mentioned information can be used:
• through various consultation and data search modalities available in the standard userinterface of the application
• synthetically through proper reports 0which can be also automatically forwarded5
• analytically through proper dashboards and statistical reports
$ach maintenance obect can be represented:
• on maps 0OpentreetMap, +oogleMaps5
• on vector graphics uploaded into the system and manually lin(ed to each floor andcompartment
• on /D models automatically imported from B#M2compliant building design products0through #FC data exchange standard5
The acti'ation of the current module reFuires the following opening activities:
• inventorying 1 measuring 1 cataloging of assets
• control 1 normaliation of gathered information and data entry into the application
• design and importation of -'M2compliant plans and 3@ models into the application
'f reFuired, we can support you and cover this assistance in part or completely.
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Facility Maintenance
The Maintenance Manual includes the necessary directions for the correct maintenance ofinfrastructures and installations. openMAINT uses the Maintenance Manual as 0nowledge Baseto manage every organiation typology in a customied way and every obect typology in adifferentiated way.
-y registering the available information 0typology and freFuency of an activity, reFuested tools,necessary spare parts, possible brea(downs, diagnostic chec(lists5, openMAINT generatesautomatically the calendar related to the scheduled maintenance, it generates the wor(ing
orders, which are then forwarded through the wor(flow to the employees in charge 0involved in theorganiation or external5 who uses openM#'NT to solve the problems.
The available scheduling criteria include the necessary options to wor( flexibly and in a very simpleway for operators.
#lso brea"down maintenance activities are managed through a wor(flow that:
• opens the signaling through various channels, including a self service portal
• chec(s the signaling by call center operators
• forwards the wor(ing order to the expert team 1 supplier 0suggested by the systemaccording to the (ind of problem and to the contracts5
• planning, execution and registering of the report 0also with tablets or smartphones5
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The logic scheme of the process is as follows:
The brea(down maintenance activities can be automatically started if you have monitoringsystems that notice anomalies 0smo(es, malfunctioning, etc.5 and communicate them throughstandard channels 1 protocols.
Dou can set some criteria 0"# 1 IP'5 for the automatic feed control of activities and the start ofthe related management actions 0e2mail notification for delay 1 M5.
Dou can also configure the automatic reFuest for a user feedbac" 0grade B 2 E5 on the Fuality ofthe problem resolution and register the answer into the system 0*ustomer satisfaction5.
The diagnose of brea(down signaling is facilitated than(s to the possibility to Fuery a 0nowledgeBase, which merge all signaling solutions 2 already solved, useful for following consultations.
everal reports for the analysis of maintenance activities 2 both scheduled and brea(down ones 2are available: statistics for location 1 cost center 1 (ind of problem 1 etc., printouts of faulty obects,comparison with standard functioning data 0MT-;, MTT&5, etc.
ome dashboards allow to immediately view the situation of open brea(downs.
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ogistic Management
openMAINT has support functions for the logistic management of mobile assets, spare parts andconsumption material 0warehouse management5.
# wor(flow for the mo'ement of mobile assets and consumer products is available. 't is basedon the following flow:
• start of movement wor(flow 0assignment 1 location 1 movement 1 withdrawal5 by Fualifiedoperators
• possible creation of assets and registration of detailed information
• closure of the activity
The logic scheme of the process is as follows:
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'f you already have an $&P application with warehouse management, you have the possibility toanalye and configure custom connectors in order to guarantee the correct interaction betweenthe systems.
Other custom wor(flows 0external repairing management, room boo(ing, etc.5 can be analyed
and configured in the system by using the editor and the wor(flow engine of *M@-uild, theframewor( which openMAINT is based on.
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1conomic Management
The maintenance and logistic activities have several convergences with the economicmanagement, supplying useful information for provisional, operative, final and control phases. Onthe other part, the economic activities can enable maintenance activities 0orders to suppliers formissing store5 or register logistic activities 0movements in warestore5.
openMAINT implements basic functions for the management of above2mentioned activities.
'f they are partially or totally managed inside the $&P company system, you have the possibility toanalye and configure custom connectors in order to guarantee the correct interaction betweenthe systems.
Basic company data managed with openMAINT include the following files:
• directions 1 offices and related cost centers
• staff
• suppliers 0with any certifications5 and related maintenance teams
• possible customers, associated to the provided services and related "#
Dou can define an annual analytical budget by wor(ing on:
• reference period 0every previous budget is available in the system5
• budget centres 0aggregation of items5
• budget, with authoried amount per period 1 center 1 site
Dou can also register contracts related to the real estate 0purchase, rent, insurance5 and to thepurchase of goods and services.
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)ithin the operati'e acti'ities, openMAINT allows to register:
• purchase reFuests, also started by the system during the wor(flow execution for thescheduled 1 brea(down maintenance
• purchase orders, with related registration onto the budget
• invoices, with decreasing budget and reset of the order
• bills with start of logistic movement wor(flow 0for movable assets and spare parts5
'n order to facilitate such registrations, openM#'NT provide a proper wor(flow, as follows:
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On the base of budget and carried out activities, openMAINT allows you to produce final reports 1dashboards with the analysis of possible gaps.
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1nergy & 1n'ironment
The energy 1 environmental control is very important for the real estate management, alsoconsidering the higher and higher costs and the more and more limiting rules.
openMAINT allows you to register in your files both static information, associated to real estateand mobile assets, and dynamic information, detected by other possible monitoring systems.
The static information is related to:
• buildings and installations
• stated energy consumptions, detected energy consumption 0electrical 1 methane 1fuel oil5
• water use
• emissions 0atmospheric emissions 1 wastewater 1 urban waste5
• other environmental impacts 0polluting sewer systems, atmospheric emissions,asbestos, etc.5
• technical assets: stated energy consumptions, detected energy consumptions
The dynamic information is related to the punctual consumptions of a technical asset 1installation, automatically detected by Fuerying the same obect or possible control units 1interfaces enabled for this purpose.
'f available the gathered data can be registered into openMAINT so that they will be analyed andcompared with the previous series and will produce correcti'e impro'ing actions.
$ven if not already widespread, nowadays more and more technological installations 0electricalsystems, heating 1 cooling systems, security, etc.5 have latest generation devices 0smart device5that are activated to communicate with computer systems through standard protocols.
'n this case you can configure custom connectors in order to automatically receive and register
data into openMAINT , facilitating the following control and management activities.
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,#% & B#M support
openMAINT offers a complete support to georeference those assets managed with the system.
&eal estates 0complexes, buildings, etc.5 and infrastructures 0road networ(s, bicycle lanes,technological networ(s, green areas, external furniture, road signs, etc.5 can be georeferenced ononline maps, such as OpentreetMap 0open source5 and +oogle Maps.
openMAINT supports also the traditional 2D 'ector graphics 0produced with design tools such as #utodes( #utocad5, that can be imported into the system and manually lin(ed to floors, rooms,installations, technical obects, furniture, etc.
;rom the card of an asset you can get the automatic oom on the asset and edit it. On the otherpart, by surfing on the maps you can Fuery the represented obect icons and move them onto theinformation card of the related asset.
openMAINT also manages the very recent B#M e+tensions 0-uilding 'nformation Modeling5
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supported by the main Building Designing tools 0#utodes( &evit, +raphisoft #rchi*#@ andNemetsche( #llplan, etc.5 and based on the open #FC standard 0'ndustry ;oundation *lasses5.
'n particular openMAINT provides an interacti'e 'iewer for /D #FC models, integrated in its ownstandard user interface, which allows to:
• view realistically the building rooms and the related assets
• move obects through 6dragging6 operations on the chart
Hsing the same #FC standard you can automatically sync in both directions 0see #ppendix #5 theinformation managed in the building designing software with the database of openMAINT :
• by importing the ';* file 0'O B>G3A:<4B35 produced with the external designing tool
• by updating in the database of openMAINT the infrastructural elements 0rooms, walls,windows and doors, etc.5 available in the imported model, on the base of configurablemapping rules
• by exporting the ';* file that includes data from openMAINT 0mobile assets andinstallations5
ynchroniation flow.
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-'M functionalities have been implemented by using the open source product B#M%er'er .
The Mathematics and *omputer cience @epartments of the ni'ersity of dine contributed tothe realiation of such features.
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Technical features
openMAINT ma(es the following functionalities available, which are common to the variousmodules:
• web based user interface
• consultation and surfing among data cards by following the relations
• visual navigation among the cards using the specific interface J(elation ,raphK
• complete history of the modifications on any datacard 0'ersioning5
• fast and1or specific search on any attribute of each card
• definition of filters and 'iews for a custom access to data
• classifications and 'alue lists which can be independently customied
• document archi'e to combine every type of file with every type of card
• wor"flow engine integrated with visual editor to design processes
• report engine integrated with visual editor to design reports
• possibility to define custom dashboards
• complete profiling for users3 groups and permissions
• interoperability with other applications through webser'ice
• C%4 import e+port functions
• possibility to configure and manage 0tas" manager 5 automatic operations
• possibility to configure connectors with other external systems
• possibility to shape independently the data scheme:
• creation of new types of obects 0classes5
• creation of new attributes on preexisting obects 0attributes5
• creation of new types of relations among obects 0domains5
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openMAINT is based on the open source software CMDBuild, developed by Tecnoteca byapplying the most ad'anced planning criteria and the best technologies and open sourceproducts at our disposal:
• %er'ice 5riented !rchitecture, organied in components and services, which cooperate
also with external tools through webservice• user interface !-a+ 01+t 6% framewor(s5 which grants an intuitive use of the application,
interaction with ergonomics, system slew rate
• components in the server realied with 6a'a environment, independent from the platform,solid, scalable and widely used by great organiations for the development of webenterprise applications, also than(s to the validity of specific %<$$, libraries and products ofthird parties that realie the services
• Postgre%7, the most advanced and safe open source database
• $nhydra har( wor"flow engine
• %asper&eportsreport engine
• #lfresco document file
• "iferay intranet portal
• Post,#%, ,eo%er'er and 5penayers to support +' functionalities
• B#M%er'er and B#Msurfer for the -'M functionalities support
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! appendi+8 B#M #FC connector
openMAINT assimilates a viewer for ';* files 0'O B>G3A:<4B35 and a connector for the automatic importof data from ';* files.
The -'M module of openM#'NT is based on a data exchange in both directions betweenopenM#'NT and the application J-imerverK 0Open source -uilding 'nformation Modelserver5.
'n order to configure the -'M functionalities of openM#'NT, read the following directions:
• launch a functioning -imerver installation
• configure the connection between openM#'NT and -imerver 0#dministration L*onfiguration L -'M5
• create a proect and upload an ';* file from the page Proects 0#dministration L -'M LProects5
• define the class for the connection with the ';* file 0e.g. -uilding5 from the page "ayers0#dministration L -'M L "ayers5 by setting &oot true
• set the lin( between the proect and the card of the configured class, li(e &oot in theprevious step
Now you can open the viewer from the Module of the data management
'n order to import the entities defined in the ';* file, proceed through the following steps:
• set #ctive true in those classes you want to import data from the "ayers page
• configure mapping criteria among the ';* entities and the openM#'NT classes by insertinga xml bloc( into the column 'mportMapping of the table -imProect of the openM#'NTdatabase7 an example for the format supported by this field is as follows:
bim2conf
entity name6'fc-uilding6 label6-uilding6
attributes
attribute type6simple6 name6Name6 label6*ode6 1
attribute type6simple6 name6@escription6 label6Name6 1
1attributes
1entity
1bim2conf
where
• J'fc-uildingK is the ifc source type, J-uildingK is the openM#'NT destination class
• JNameK is the ifc source attribute, J*odeK is the openM#'NT destination attribute
• JsimpleK is the ';* attribute type expected by the defining scheme of the ';* language
• clic( in the button J'mport ';*K in the proect page to start to import