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Benefits of using BIM for project and built asset management – sharing standards internationally Mr Tim Bennett BSc MA FRICS, Head of Construction Faculty
Benefits of using BIM for project and built asset management – sharing standards internationally Mr Tim Bennett BSc MA FRICS, Head of Construction Faculty
Presentation outline
• Building information modelling (BIM) and asset management overview
• Move to standardisation • Case studies • BIM – potential issues • Hong Kong case study – Mr Sunny Choi, Senior
Quantity Surveyor, Hong Kong Housing Authority • Questions and answers
BIM – the wider agenda
BIM project and built asset management and the wider agenda • International Property Measurement Standards
(IPMS) • Measured Surveys of Land and Utilities (3rd edition
2014): - topographic surveys - underground utility surveys - UK railway network being surveyed – 2% accuracy
• NRM3 and the wider application of life cycle cost (LCC)/built asset management
BIM project and built asset management and the wider agenda • Cross-industry alignment with BIM/NRM3:
• Standard Maintenance Specification for Building Services (SFG20 – Maintenance Models)
• Life Expectancy Building Components (BCIS) • CIBSE Guide M: Maintenance Engineering and
Management/Life Tables • CROME (cost categories of LCC) • Soft Landings and BIM • PAS 1192-2:2013 BIM standards • BS 8544:2014 LCC maintenance ‘in use’ guide • RICS International BIM Implementation Guide (2014)
International Property Measurement Standards – IPMS
Source: ipms.org
International Property Measurement Standards – IPMS
Source: ipms.org
Provides the missing link to: • International Valuation Standard (IVS) Framework• International Financial Reporting Standard (IFRS)
BIM | CROME – cost categories of LCC
Adapted from the Royal Institution of Chartered Surveyors (RICS) (2014: 23) NRM3: New Rules of Measurement, London: RICS
BIM | BS 1192 | CROME – integrated asset management
BS1192
NRM | BIM | Asset management
Source: Green A (2014) NRM3 presentation, RICS conferences, June
Key cost categories NRM1 NRM3
Construct Maintain Renewal
Capital building works
Risk allowance estimate
Annualised maintenance
Risk allowance estimate
Forward maintenance
Risk allowance estimate
NRM | BIM | Asset management
Source: Green A (2014) NRM3 presentation, RICS conferences, June
Key cost categories NRM1 NRM3
Construct Maintain Renewal
Construction works Refurbishment works Fit-out and adaptations works End-of-life works (demolition) Main contractors: - preliminaries - overheads and profit
Other specific costs: - project/design team fees - development/project costs
BASE COST ESTIMATE (excluding risks/inflation/VAT)
Capital building works
Risk allowance estimate Inflation estimate (construct) VAT assessment (if included) Other considerations TOTAL COST LIMIT at agreed base date costs
Annualised maintenance Planned – scheduled tasks Reactive – unscheduled tasks Proactive – inspect/monitor End-of-life works (demolition) Maintenance contractors: - management and administration costs - overheads and profit
Other specific costs: - consultant/specialist fees - employer definable works
BASE COST ESTIMATE (excluding risks/inflation/VAT)
Forward maintenance Major repairs/replacements: predicted scheduled actions Refurbish and upgrade works Redecorations – (if separated) Maintenance contractors: - management and administration costs - overheads and profit
Other specific costs: - consultant/specialist fees - employer definable works
BASE COST ESTIMATE (excluding risks/inflation/VAT)
est Risk allowance estimate Risk allowance estimate Discounting (maintain) VAT assessment (if included) Other considerations TOTAL COST LIMIT at base date or discounting
Discounting (maintain) VAT assessment (if included) Other considerations TOTAL COST LIMIT at base date or discounting at base date or discountingat base date or discounting
BIM – project life cycle
• 2D – simple two-dimensional drawings • 3D – three-dimensional CAD models • 4D – three-dimensional CAD models plus
programming data • 5D – incorporates the relevant cost information• 6D – incorporates the information for facilities and
asset management beyond completion
BIM maturity
RICS (2014) Overview of a 5D BIM Project, London: RICS
BIM maturity
• 2011 – BIM survey of RICS HQ • Technology leap immense since then • BIM modelling now built on gaming software
BIM maturity – principle
Sharing, however, requires standardisation
Source : www.cad-addict.com:
BIM in practice
Demolition Contractor ‘exclusion zone’ overlapping with D-wall construction
‘Steelwork erection’ mobile jib in working radius of tower crane
‘Steelwork erection’ in conflict with concrete construction
Useful tool : Project Initiation Routemap – infrastructure (2014) www,gov.uk/government/organisations/infrastructure-uk
www,gov.uk/government/organisations/infrastructure-uk
A recent report by Pinsent Masons and the Centre for Economics and Business Research (2014) suggests the following: • China will invest £43.5 billion into UK energy
infrastructure by 2025 • Over £36 billion of Chinese investment will be made in
UK real estate and £19 billion in transport BIM and Soft Landings will be key elements of this investment (as part of UK Govt targets for BIM implementation) Pinsent Masons and CEBR (2014) China Invests West, London: Pinsent Masons and CEBR, available at: www.pminfrainvestmentreport.com [accessed 12 November 2014]
Soft Landings and BIM
Building Services Research and Information Association
(www.bsria.co.uk)
What is Soft Landings?
Ease the transition from design and construction into
operation and use
Better outcomes for those that use,
manage, operate and maintain assets
The philosophy of Soft Landings
We can more economically produce better buildings and get a better service from our delivery teams
Building performance informs every part of project delivery
Handover is not the end of the project, but an intermediate stage in an extended project completion phase
when
and
Benefits of Soft Landings
The building’s purpose is defined at the outset and then maintained through to operation
and use
Design solutions are reviewed by people
that are going to use, manage, operate and
maintain them
The project team has a continual focus on
asset documentation and stakeholder
training
Post-occupancy evaluation enables
building performance to be fine-tuned
Evidence collected during the aftercare
period can help improve the delivery of
future projects
Being involving in the project for up to three
years after handover to monitor, troubleshoot
and fine-tune the building
• From BIM maturity • 6D – incorporates the information for facilities and asset
management beyond completion
• Aspirations of Soft Landings • Ease the transition from design and construction into operation
and use • Better outcomes for those that use, manage, operate and
maintain assets Beware; Heathrow T5 & New Berlin International Airport
BIM and Soft Landings
BIM – potential issues
BIM – potential issues • Management of information and licensing of design
information • Interoperability – can systems communicate with
each other? • US case of Mortenson v. Timberline (2000) – Terms and
conditions between the parties including those in the software licence:
- query liability to other parties - different interpretations in different countries but
team is international - all use the same software
- comprehensive matrix of responsibilities needed
BIM – potential issues • Data misuse – model used for different purpose
• some cover in Standard Forms but BIM multiplies the problem
• the American Institute of Architecture (AIA) has protocols and level of details (LODs) descriptors (www.aia.org)
• Treatment of intellectual property rights (IPRs) • BIM intensifies this issue due to the amount of information
being produced • Where a client has a blanket policy of retaining IPRs – likely
innovation could be reduced
BIM – potential issues • Legal status of BIM model
• Is it a contract document? • Key – who can rely on it and to what extent?
• Standard of care • Existence of ‘clash detection’ means unacceptable for any
physical conflicts to arise – does this change the test for ‘reasonable skill and care’ (BIM case in the US (Matthews 2011))
• Who is the designer? • There may be information that no one in the team has actually
created • Frankfort v. Kistler (2007), where software gave advice about the
law – ‘constituted unauthorised practice of law’
BIM – potential issues • NEC3
• Need to define protocols/incorporate into contract documents (NEC ‘Z clauses’?)
• Define consequences of not complying with protocols – add to compensation events?
• As BIM is collaborative, consider utilising optional Clause X12 (partnering)
• General issues • Risk allocation of those in the BIM process • New roles that emerge not covered in contract definitions
BIM – potential issues • Loss/corruption of electronic data
• Parties hosting data should take precautions to mitigate loss • Insurance provision • Ownership, in case of cloud-based storage • Definition of access rights
• Controlling design fees – assigning clear authorship (liability)
• Liability around the BIM model • Its use for permitted purposes (set out in protocols)
For a useful approach, see the Construction Industry Council (CIC) (2013)
BIM Protocol
The future • Greater internationalisation • Greater standardisation • Case law to test BIM in practice • Amendments to Standard Forms • Definition of protocols/levels of descriptions • Software terms and conditions versus contract
intent • Competition from non-property companies
• Google • IBM
References Frankfort Digital Services Ltd v. Kistler, 477 F.3d 1117 (9th Cir. 2007) M A Mortenson Company Inc. v. Timberline Software Corp, 140 Wn.2d 568; 998 P.2d 305 (2000) Matthews D (2011) First Ever BIM Legal Case in the US [online]. Available at www.building.co.uk/first-ever-bim-legal-case-in-us/5019872.article [accessed 12 November 2014]
Resources BCIS (2006) BMI Life Expectancy of Building Components, London: BCIS/RICS BSI (2013) PAS-2:2013 Specification for Information Management for the Capital/Delivery Phase of Construction Projects Using Building Information Modelling, London: BSI BSI (2013) BS-8544:2013 Guide for Life Cycle Costing of Maintenance During the In-Use Phases of Buildings, London: BSI Butcher K (2008) Guide M: Maintenance Engineering and Management, London: CIBSE, London. CIC and BIM Task Group (2013) Building Information Model (BIM) Protocol, London: CIC
Resources Green A (2014) NRM3: Order of Cost Estimating and Cost Planning for Building Maintenance Works, London: RICS International Accounting Standards Board (2007) International Financial Reporting Standards, London: LexisNexis International BIM Working Group, RICS (2014) International BIM Implementation Guide, London: RICS RICS (2014) Measured Surveys of Land Buildings and Utilities (3rd edn), London: RICS Websites • American Institute of Architects: www.aia.org • BSRIA, Soft Landings: www.bsria.co.uk
Hong Kong case study
Guest Speaker: Mr Choi Senior Quantity Surveyor, Hong Kong
Housing Authority
