Lecture 05 - Owners

Agenda
Building Information Modeling • BIM and IPD

• BIM application areas for owners
– Design assessment, design assistance for complex infrastructure
and environment, sustainable buildings, cost estimating,
schedule management, facility management
• BIM tools for owners
– Cost estimating tools, facility and asset management tools, and
operation simulation tools
• A building model for owners and facility managers
• BIM implementation led by owners
– Develop guidelines for BIM on projects, build internal leadership
and knowledge, Service provider selection, Build and educate a
qualified network of BIM service providers, Modify contract and
contract languages
BIM for Owners and Facility Managers • BIM implementation barriers for owners
• Guidelines and issues in implementation
Jinyue Zhang @ University of Toronto 20/07/2012 BIM for Owners and Facility Managers 1
BIM and Owners From manufacturing to AEC

• The latest CAD software? • Lean processes and digital modeling
– the first step in the wrong direction – Earlier adoption by manufacturing and aerospace
industries
• The recipient of BIM model? – Toyota’s lean manufacturing in 1990s
– Boeing’s digital modeling in the design of the 777
• Slow paradigm shift due to fragmented nature
– Significant changes in work processes
• Similar revolution in AEC
– From 2D-based documentation to one or more
coordinated and information-rich building models
– From traditional delivery processes and fragmented
business practices to IPD
– Link design information with business processes in
construction and facility management
– Also require significant process changes
20/07/2012 BIM for Owners and Facility Managers 2 20/07/2012 BIM for Owners and Facility Managers 3
Loss of value in information assets BIM to support IPD
• Integrated Project Delivery (IPD)
– Project team works together using the best
collaborative tools at their disposal to ensure that the
project will meet owner requirements at significantly
reduced time and cost.
• Owner’s benefit vs. individual team member’s

benefit
– Traditional approach: project team members strive to
maximize their individual goals.
– IPD: The collaboration builds trust and common goals
that serve the owner best.
– BIM-based processes to benefit owners in terms of
project quality, cost, schedule, and future operation.
Owners to initiate/sustain IPD Drivers for IPD

• It is owner’s role! • A shift toward globalized work processes
– Globalized building product supply chain
• IPD to achieve close collaboration among all project • Complex prediction of cost
members through the use of BIM • Unpredictable demand for building materials
– globalized workforce: remote collaborators/competitors
• Standard IPD contracts published by the AIA and • The need for increased productivity and low margins
ConsensusDocs – Declining construction productivity
• IPD contracts to define • The increasing demand for sustainability
– BIM software tools used by team members – To reduce energy consumption, carbon footprint, and use of
fresh air
– Solutions to share information among team members – Performance-based assessment during design phase
• Owner’s role through the life of the project • The ever-increasing complexity of buildings themselves
– More dramatic building forms and functions
• BIM tools to facilitate owners in understanding the intent – Complicated supply chains
and considerations of designers and contractors – New regulatory restrictions
– Large number of team players from a variety of disciplines
Responses from the industry What do owners want?
• Collaboration • Improved decision-making
– BIM and Web-based project management software – Use digital building models and visualization
– A trend towards integrated digital collaborations technology to reduce poor design/construction
decisions
• Representation
– Moved from 2D drawings to nD digital models • Improved contract documentation
– From representational (based on static, abstract representations – Reduce the level of unknowns in contract documents
of a design) to performative (based on desired outcomes)
– Establish accuracy and precision by using BIM
• Analysis
– Rapid design inference: understanding the analytical
• Improved preconstruction estimating
ramifications of design decisions as they are being made – Reduce the guesswork and inefficiency in
preconstruction estimating
• Fabrication
– Digital fabrication techniques reduce the pressure on filed • Improved procurement and scheduling
construction productivity – Better procurement and scheduling by using time/cost
– Require better connection between design and fabrication modeling (aka 4D/5D simulation)
What do owners want? Use BIM in an integrated environment

• Improved coordination
– Reduce the chance of clash by using BIM models to facilitate
interdisciplinary design coordination
– better constructability
• Improved cost-efficiency
– Reduce the cost due to coordination errors, incorrect fabrication,
and improper installation
– Reduce the use of overtime labour for recouping project
schedule lost
• Improved closeout documents

– From traditional as-built drawings to a BIM-centric approach for
all project documents
– Transfer digital building models from design and construction to
facility management
Agenda BIM application area for owners
• BIM and IPD • BIM benefits owners most.
– Design assessment, design assistance for complex infrastructure • Educated owners can do better.
schedule management, facility management • Application areas for owners
• BIM tools for owners – Early and often design assessment
operation simulation tools – Solutions to the issues of complex facilities
• A building model for owners and facility managers – Sustainable buildings
• BIM implementation led by owners – Cost reliability and management
– Develop guidelines for BIM on projects, build internal leadership – More precise construction schedule
qualified network of BIM service providers, Modify contract and – Facility management
contract languages
• BIM implementation barriers for owners
Design assessment Integrated development of requirements

• Owner to manage and evaluate the scope of the design • Develop programs and requirements for projects
against their own requirements – During the programmatic and feasibility phase
– Conceptual design: spatial analysis – Working with consultants
– Design development: functions, cost, quality, schedule
• Very often, with little feedback with respect to feasibility
• Currently a manual process to review designs and costs of each individual feature or project
requirement
• BIM can help
– Integrated development of programmatic requirements • BIMStorm: a potential tool by Onuma system
– Improve program compliance through BIM spatial analysis – Run in a Web browser, no software to install
– Receive more valuable input from stakeholders – Multi-user capability, multi-level of users, multi-level of projects
– Rapidly reconfigure and explore design scenarios (from a room to multiple buildings)
– Simulate facility operations – For early planning, project program development, schematic
design, cost estimating, early energy analysis, and more
– Real-time data shared between multiple platforms, ONUMA or
non-ONUMA
BIMStorm Hong Kong: an example BIMStorm Hong Kong: an example
• Spend $15 Billion US in one hour on this site in Hong Kong • 79 Building Information Models were submitted live to the BIMStorm
(GeoDesign Summit in June 2011) from an audience of 200 during keynote presentation using iPhones,
Androids and PCs
BIMStorm Hong Kong: an example BIMStorm Hong Kong: an example

• 79 Building Information Models were submitted live to the BIMStorm • Theme: to present the convergence of Geographic Information
from an audience of 200 during keynote presentation using iPhones, Systems (GIS), BIM and Facility Management (FM) using Cloud
Androids and PCs Computing.
BIMStorm Hong Kong: an example Improve program compliance by spatial analysis
• Tools used: The ONUMA System, Google Earth, ArcGIS, SketchUp, • Use BIM tools to check program compliance
Autodesk Revit, Archicad, Excel, Google Docs, Skype, GoToMeeting,
Google Maps, Ecotect, NavisWorks, and other BIM applications. • Example of the United States Coast Guard project
– Multiple roles: owner, tenant, or design team
– Need to continually assess the condition of existing facilities,
their mission dependency, and current space utilization
– Traditionally done by manually collect data and create floor
plans for analysis every few years
• Requirements for a facility assessment system
– Facility condition index: represents the condition of various parts
of the building, roof, walls, windows, and equipment, ranging
from 0 (failure) to 100 (all of its design life remaining)
– Mission dependency index: represents parts of the facilities that
are critical to business or mission operations, also ranging from
0 (lowest priority) to 100 (highest priority)
– Space utilization index: represents the compliance of the actual
space to USCG standards.
USCG example USCG example

• Model facilities • Edit facilities
Receive more valuable input Other design assessment areas
• Feedback from project stakeholders • Rapidly reconfigure and explore design scenarios
• Most stakeholders – Real-time configuration is possible either in the model generation tool
– Not AEC/FM professionals or a specialized configuration tool.
– Have limited time to understand the information provided about a project – Example: DProfiler system by Beck Technology
• BIM is able to facilitate the review process • Provide preliminary analysis for cost and energy based on conceptual design.
– Walkthrough animation • Facilitate owners rapidly assess the feasibility of alternative building designs
– 4D construction simulation
• Simulate facility operations
– walkthrough and 4D are not everything
ESPL Learning Centre, Switzerland
– Analysis of crowd behaviour or emergency evacuation scenarios
BIM application area for owners Complex project conditions

• BIM benefits owners most. • Modern buildings and facilities are complex
– Physical infrastructure: traditional MEP plus
• Educated owners can do better. data/telecom, building sensors/meters
• Application areas for owners – Organizational, financial, legal structures
– Early and often design assessment
• BIM can help
– Solutions to the issues of complex facilities
– Coordinate infrastructure through fully integrated 3D
– Sustainable buildings models of architectural, structural and MEP systems
– Cost reliability and management – Produce higher-quality and maintainable
– More precise construction schedule infrastructure through interactive review of
– Facility management coordinated models
– Prevent litigation through collaborative creation and
sign-off of building information models
Complex project conditions Sustainability
• Sustainable buildings concern
– Energy efficiency of the facilities
– Overall environmental impact of construction projects
• BIM value:
– Creation of information-rich building models
• BIM can help

– Reduce energy consumption through energy analysis
• $1.5-2.0 per sq.ft., $75k-100k annually for a 50,000 sq.ft.
building, 10% reduction means $7.5k-10k saving annually
• Many tools to evaluate the payoff and ROI
– Improve operational productivity with simulation tools
• Day-lighting in retail and offices
Sustainability Daylighting analysis
Cost reliability and management Cost reliability and management
• Unreliable cost estimate • Estimator’s point of
– Two-thirds of construction View
clients experienced cost – Insufficient time, poor
overruns documentation, and
– Contingencies or the like communication
to handle uncertainties breakdowns between
during construction project participants
– Many causes: changing
market conditions, the • Early involvement of
time between estimate BIM tools
and execution, design
changes, quality issue, etc. • BIM can help
– More reliable estimates early in the process with conceptual BIM
• BIM value: accurate and computable model to facilitate estimating
quantity take-off and fast cost feedback on design • Quick estimate and feedback based on historical cost information,
changes productivity information, and other estimating information
• Useful to predict cash flow and procuring finance
– Faster, better-detailed and more accurate estimates with BIM
quantity take-off tools
Schedule management Schedule management

• Time to market • BIM can help
– Not the time to market of buildings – Reduce time to market through the use of parametric
– Facility construction as the bottleneck models
• The Flint Global V6 Engine Plant Expansion project, designed
• BIM value: to automate design, simulate and built in 35 weeks, roughly a half of time required by DB
operations, facilitate offsite fabrication – Reduce schedule duration with 3D coordination and
– Originally targeted toward manufacturing and process prefabrication
facilities • Accurate 3D building model facilitate coordination between
GC and trades, make offsite prefabrication is possible
– Now applicable to the general commercial facility
– Reduce schedule-related risk with BIM-based planning
industry
• Risks associated with renovating of existing facilities, 4D
simulation to mitigate the impact of construction activities
Facility and information asset management Facility and information asset management
• Information is an asset
– Generated during each project phase
– Re-entered or produced during hand-offs between
phases and organizations
• Information loss at the end of construction
• BIM can help

– Commission a building more efficiently
• Passing over all digital and recorded/proven data
– Quickly populate a facility management database
• Up to 98% time saving in transferring data
– Integrate BIM with facility management system
• Manage MEP system with BIM objects
• Manage the renting of offices
Agenda BIM tools for owners

• BIM and IPD • Cost estimating tools
– Design assessment, design assistance for complex infrastructure • Facility and asset management tools
schedule management, facility management • Operation simulation tools
contract languages
Cost estimating tools DProfiler features
• Flexible costs
• Cost estimate – Many options as a source for cost data: importing from Excel, integration with
Timberline, and many others
– Baseline project cost and perform financial
forecasting, or pro forma analyses • Import what you have
– Scanned sketch or digital model
– Often generated early in design before the team • Integrated development pro forma
develops a fully detailed building model, using square – A real time development pro forma to communicate the total project cost, lease
foot or unit cost methods rates, and ROI
• Integrated energy analysis
• Available tools • Quick and accurate what-ifs
– Apply costs for various materials,
– DProfiler, a fast tool to generate conceptual estimate structural systems, cladding, different
using building models sites, etc.
– U.S. Cost Success Estimator, can import quantity
take-off information from Autodesk Revit family
– Exactal’s CostX, also can use information from
building models
– Microsoft Excel, still the most common software
Facility and asset management tools BIM-enabled FM applications

• Building models’ value • Available tools accepting of building models and space
– A great source to populate a facility management application’s components
database
– ActiveFacility (www.activefacility.com)
– Provide concept of “3D space” to facility management software
• Most facility management applications do not define “space” – ArchiFM (www.graphisoft.co.uk/products/archifm)
• If required, it has to be manually defined – ONUMA Planning System™ (www.onuma.com)
– Vizelia suite of FACILITY management products
• Issues of using BIM with FM applications (www.vizelia.com)
– Space object support. Does the tool import “space” objects
from BIM authoring tools, either natively or via IFC? If so, what
properties does the tool import?
– Merging capabilities. Can data be updated or merged from
multiple sources? For example, MEP systems from one system
and spaces from another system?
– Updating. If retrofit or reconfiguration of the facility takes place,
can the system easily update the facility model? Can it track
changes?
– Sensor and control monitoring. Are sensors and control
systems part of the FM system? Can they be monitored and
managed within the system?
Operation simulation tools Agenda
• Crowd behaviour • BIM and IPD
– Legion studio, ViCrowd • BIM application areas for owners
eRena, Crowd Behavior – Design assessment, design assistance for complex infrastructure
• Emergency evacuation schedule management, facility management
simulation tools • BIM tools for owners
– IES Simulex, building – Cost estimating tools, facility and asset management tools, and
Exodus operation simulation tools
• Additional input required • A building model for owners and facility managers
in all cases • BIM implementation led by owners
– They may only extract the – Develop guidelines for BIM on projects, build internal leadership
geometric properties from and knowledge, Service provider selection, Build and educate a
the building informant contract languages
model.
Building models for owners & facility managers A conceptual diagram

• Owners and facility managers
– Be familiar with available tools
– Also need to know the scope and level of detail for a
building model
• Information integrated in a building model

– From architects, engineering, contractors, fabricators
• For post-construction BIM applications

– Ensure adequate scope and level of detail
Owner’s building information model Other resources for owners
• Open Standards Consortium for Real Estate (OSCRE)
– www.oscre.org
– Define information requirements and standards for transaction-based
scenarios
– Including appraisal, commercial property information exchange, and
facilities management work orders
• Capital Facilities Information Handover Guide
– Define information handover guidelines for each phase of facility
delivery and the building lifecycle
– Elaborate many of the information issues discussed today
• Open Geospatial Consortium (OGC)
– www.opengeospatial.org
– Define standards for geospatial data
– Efforts undertaking to integrate GIS and building model data
• Construction Operations Building information exchange, Version 2
(COBie2)
– www.wbdg.org/resources/cobie.php
– Simplify the work required to capture and record project handover data
– Enter data as it is created during design and construction
Agenda BIM implementation led by owners

• BIM and IPD • Owner’s role to lead BIM implementation
– Owner’s right to select design service providers, the type of
• BIM application areas for owners procurement and delivery processes, etc.
– Design assessment, design assistance for complex infrastructure – Many owners
and environment, sustainable buildings, cost estimating, • Just accept the current status quo
schedule management, facility management • Do not perceive their ability to change or control the approach to delivery a
building
• BIM tools for owners • Even do not know the benefit of BIM
– Cost estimating tools, facility and asset management tools, and • Legal issues
operation simulation tools – Need changes in standard design/construction contracts by AIA or AGC
to accommodate IPD
• A building model for owners and facility managers – Works undertaking to support BIM and more collaborative and
integrated project delivery methods
• BIM implementation led by owners • Industry associations, such as AIA and AGC
– Develop guidelines for BIM on projects, build internal leadership • Government agencies such as GSA and Army Corps of Engineers
qualified network of BIM service providers, Modify contract and • In this section we discuss
contract languages – Develop guidelines for BIM on projects
– Build internal leadership and knowledge
• BIM implementation barriers for owners – Service provider selection
– Build and educate a qualified network of BIM service providers
• Guidelines and issues in implementation – Modify contract and contract languages
Guidelines for BIM implementation Internal leadership and knowledge
• Guidelines developed by owners that build and manage • Two key processes
multiple facilities
– Government agencies: GSA, United States Coast Guard (USCG), – The development of internal knowledge about BIM
U.S. Army Corps of Engineers, State of Texas, State of Wisconsin, technology
etc. – The assignment of dedicated key personnel to lead
– Institutional organizations: Los Angeles Community College
District (LACCD), Indiana University, etc. the BIM effort
– Real estate owners: Senate Properties, etc.
• Example of U.S. Cost Guard
• Major components in the guidelines – Pilot projects using BIM
– Goals for BIM use and its alignment with organizational goals
– Scope and use of BIM across phases of project – Significant investigation and research effort
– Scope of standards or formats related to BIM and the exchange – A roadmap for implementing BIM
of building models • A phased approach to implementing BIM across their
– Roles of participants in the BIM process and handovers between organization and various facility projects
all participants
• Milestones related to specific BIM technology applications
• Existing guidelines serve as references for new • Milestones for procuring and delivering facility using various
implementations BIM applications
Service provider selection Methods to select BIM-savvy service providers

• A unique market • Modify job skill
requirements
– No industry leader – titles such as BIM
– Even government agencies: a fraction of the overall Specialist, BIM
Champion, BIM
facility market Administrator, 4D
– Only one project for many owners Specialist
• Include BIM-specific
• Challenging efforts to standardize processes, prequalification criteria
technologies, and industry standards in BIM – Explicit requirements
for experience and the
– Take peers/competitors as references ability to use BIM
– Seek guidance from industry associations • Interview prospective service providers
– What BIM technologies does your organization use and how did you
• What in common use them on previous projects?
– The control in selecting service providers and the – What organizations collaborated with you in the creation, modification,
and updating of the building model?
method to delivery the project – How will you turn over the BIM model used on this project and how can
I transfer the information needed for my facility management system?
Qualified network of BIM service providers Qualified network of BIM service providers
• Formal education • Formal education (example of U.S. GSA)
– A formal National 3D/4D BIM Program
• Informal education
– Educate the public and potential service providers
• Training support – Work with BIM vendors, professional associations
(AIA and AGC), universities through workshops and
seminars
– A BIM Champion in each of the ten GSA regions
– Not proprietary expertise and knowledge
– All project participants need to be conversant with
BIM technologies and processes
Qualified network of BIM service providers Qualified network of BIM service providers
• Informal education (example of Sutter Health) • Training support (example of Swire Properties)
– Effort around implementing lean processes and BIM – Introducing BIM concepts and applications is not
technologies on their projects enough.
– Invite service providers to attend informal workshops – Technical training for specific BIM tools is costly for
– Present lean concepts, 3D and 4D simulation design firms.
technologies – It is also a difficult process in changing business
– Support project teams using BIM technologies to workflows.
conduct similar workshops open to all related industry – A potential barrier to adopt BIM.
professionals – Swire Properties paid for the training of the design
– Provide a way for professionals to share BIM team to use specific BIM tools on their projects.
experience and learn from others
– Ultimately widen the number of service providers
available to bid on their future projects
Modify contracts and contract languages Modify contracts and contract languages
• Scope and detail of the model information • Uses of model information
– The format
of project
– For example, 3D coordination, real-time review of
documentati design, frequent value engineering using cost
on, from 2D
to BIM
estimating software, or energy analysis
model
– May or may • Organization of model information
not provide
detailed – Overlooked by many owners
language for
specific
– Approaches available such as CAD layer standards or
requirement Primavera activity fields
s pertaining
to the 3d – Customized information organization structure
format and
the types of
– Efforts undergoing to establish industry standards,
information such as the National BIM Standard.
in the model
Agenda BIM implementation barriers

• BIM and IPD • Risk associated with changes to work processes
• BIM application areas for owners – Most mature technologies
and environment, sustainable buildings, cost estimating, – Maximize the benefit of every penny
• BIM tools for owners • Two categories of barriers
– Cost estimating tools, facility and asset management tools, and – Process barriers: legal and organizational issues
– Technology barriers: readiness and implementation
contract languages
Process barriers Process barriers (continued)
• The market is not ready • The design is complete
– It is still in the innovator phase. – Although missed the best opportunity but not late
– Not every service provider is BIM ready. – One Island East Office Tower example:
– The potential pool of bidders will be limited if BIM requirements • BIM implementation began after construction documents were
are specified in the RFP. started, but still achieve significant benefit.
– It may ultimately increases the price of the project. • See case study in BIM Handbook for more detail.
• The degree of adoption varies largely • Training cost and the learning curve are too high
– From just using BIM to generate drawings for requirements in – Long-term benefit and increasing competency
traditional project delivery methods – However,
– To full participation in IPD teams • Cost on software/hardware and training
– Adopted well by many architects, engineers, and contractors • Initial productivity losses
• Before 2000, almost nothing • Owner to subsidize partial of the cost
• 35% started to use 3D/BIM, by 2007 • Everyone must be on board
• 50% in moderate levels or higher, by 2009
– It is hard to get everyone on board
– Not well adopted by regulatory agencies for review of proposed
new buildings or modification to existing buildings – Full participation is not necessary
• Singapore is the pioneer • Challenges with recreating information from departments not
participating in the BIM effort
Process barriers (continued) Technology barriers

• Too many legal barriers • Technology is not ready for integrated design
– Contractual and legal changes are required for using BIM – Well developed for single-discipline design
– Even the exchange of digital project files is difficult – Most design tools reviewed before provide integration
• Have to rely on old-fashioned paper drawings capabilities between several disciplines only at the generic object
– Assignment of responsibility and risk level
• BIM makes information to be broadly accessible – Multiuser access to the building information model is also a
– Efforts undertaking to overcome legal barriers challenge
• Special expertise to establish protocols to manage updates and
• Issue of model ownership and management is too edits of the model
demanding • A network or server to store and access the model
– A Construction Manager (CM) is required – Owner to take an audit role with the project team to determine
the type of integration and analysis capabilities
• To oversee the communication and review construction documents
– With BIM, the owner needs early and direct involvement before • Standards are not yet defined or widely adopted
a CM is assigned. – Efforts undertaking such as IFC and National BIM Standard
– Managing BIM-based process and related management of – Still many proprietary formats for model exchange
building models is not easy for owners
– May pose a kind of risk to owner if using owner-specific format
• An owner representative is normally needed.
Agenda Key factors towards successful BIM use
• BIM and IPD • Perform a pilot project
• BIM application areas for owners – A short time frame, small qualified team, and a clear
and environment, sustainable buildings, cost estimating, goal
• Do a prototype dry run
– Cost estimating tools, facility and asset management tools, and – A dry run on the pilot project to make sure the tools
operation simulation tools and processes are in place to succeed.
• A building model for owners and facility managers – For example, to design a conference room for 20
• BIM implementation led by owners people, with specific targets for budget and energy
– Develop guidelines for BIM on projects, build internal leadership consumption.
qualified network of BIM service providers, Modify contract and – Deliverables: a building information model and related
contract languages cost and energy analyses.
Key factors towards successful BIM use

• Focus on clear business goals
– Many benefits available through using BIM, but do not expect all
at one time
– A specific problem to solve or a particular goal to success
– GSA’s pilot project efforts: one type of BIM application for one of
nine different projects
• Establish metrics to assess progress

– Such as reduced change orders or rework, variance from
baseline schedule or baseline cost, or reduction in typical sq.ft.
footage cost
– Two good references for metrics or goals
• Construction Users Roundtable (CURT)
• CIFE Working Paper on Virtual design and Construction
• Owner to participate in the BIM effort
20/07/2012 BIM for Owners and Facility Managers 70

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Agenda

Building Information Modeling • BIM and IPD

BIM and Owners From manufacturing to AEC

• Owner’s benefit vs. individual team member’s

Owners to initiate/sustain IPD Drivers for IPD

What do owners want? Use BIM in an integrated environment

• Improved closeout documents

Design assessment Integrated development of requirements

BIMStorm Hong Kong: an example BIMStorm Hong Kong: an example

USCG example USCG example

BIM application area for owners Complex project conditions

• BIM can help

Sustainability Daylighting analysis

Schedule management Schedule management

• BIM can help

Agenda BIM tools for owners

Facility and asset management tools BIM-enabled FM applications

Building models for owners & facility managers A conceptual diagram

• Information integrated in a building model

• For post-construction BIM applications

Agenda BIM implementation led by owners

Service provider selection Methods to select BIM-savvy service providers

Agenda BIM implementation barriers

Process barriers (continued) Technology barriers

Key factors towards successful BIM use

• Establish metrics to assess progress

• Owner to participate in the BIM effort

20/07/2012 BIM for Owners and Facility Managers 70

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