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)

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

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

CPD www.cem.ac.uk/our-programmes/training-courses

e: training@cem.ac.uk

Hong Kong case study

Guest Speaker: Mr Choi

Senior Quantity Surveyor, Hong Kong

Housing Authority