SACQSP2014-0035

Exploration of Building Information

Modelling (BIM) concept and its
effects on quantity surveying
profession in South Africa: case of
FS Province
Monyane T.G.1 and Ramabodu M.S.2
1 Department of Civil Engineering and Built Environment, Faculty of Engineering
and Information Technology, Central University of Technology, Bloemfontein,
South Africa. tmonyane@cut.ac.za.
2 Department of Quantity Surveying and Construction Management, University
of Free State, Bloemfontein, South Africa. ramabodums@ufs.ac.za.

ABSTRACT

Purpose: The purpose of this paper is to highlight how the adoption of

Building Information Modelling (BIM) in South Africa and how it will affect
the roles of the Quantity Surveying functions if implemented.

Design/methodology/approach: This is a pilot study. The field work entails

the use of a questionnaire survey to interrogate the issues in the subject
area. A Questionnaire survey was conducted among Quantity Surveyors in
the Free State province.

Findings: Results indicated that the implementation of BIM will bear

the following benefits as well as the following challenges: Projects can be
designed and managed efficiently, increased possibility of cost saving and
added training and development, whereas increased capital expenditure on
BIM software could be a problem.

Research limitations/implications: There are only a few quantity surveying

firms that are fully utlilising the BIM in the construction Industry in the
country and therefore limits the sample to fully gain representativity of the
concept of BIM.

Practical implications: The study is relevant because the new knowledge

will help to develop strategies for professional development and update the
education curricula to train the Quantity Surveyors for future challenges.

Originality/value: This paper presents a study on how the adoption of BIM

will affect the roles and functions of the traditional functions of a Quantity
Surveyor.

Keywords: Quantity surveyor, BIM, South Africa

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1 INTRODUCTION
The quantity surveyor profession emerged in England at the beginning of the
nineteenth century, although the firm Henry Cooper and Sons of Reading
was established as early as 1785 (ASAQS, 2014). Prior to the first usage of the
term “quantity surveyor” in 1859, the terms “measurer”, “custom surveyor” or
“surveyor” were used (ASAQS, 2014). According to the Association of South
African Quantity Surveyors the services that are generally offered by the
quantity surveyor are: Estimating and cost advice, property development
advice, advice on tendering procedures and contractual arrangement,
financial control over contracts, valuation of work in progress, cash flow
budgets, and Final account in respect of the contracts (ASAQS, 2014).
Building Information Model (BIM) is a paradigm shift from conventional
methods of doing business for the construction industry to applying
optimal technology that has taken the construction industry to a whole
new level (Succar, 2009). BIM assists architects, engineers and contractors
to visualise what is to be built in simulated environments and to identify
design, construction or operational problem (Azhar, Carlton, Olsen and
Ahmad, 2011). BIM is currently the common denomination for a new way of
approaching the design, construction and maintenance of buildings (Bryde,
Broquetas and Volm, 2013).
However, BIM is not widely implemented in the South African
construction industry (Froise and Smallwood, 2014).

2 BACKGROUND OF BIM
BIM has existed for over 20 years; it is only over the last few years that the
construction industry is aware that BIM promises to make the industry much
more streamlined and efficient (Arayici, Egbu and Coates, 2012). BIM is now
being increasingly used as an emerging technology to assist in conceiving,
designing, construction and operating the building in many countries (Wong
et.al., 2009). BIM is providing itself as a very powerful tool that allows users
to create visual simulation of a project and provide a virtual prototype of
a building prior to construction. However, BIM requires specialized training
because of the complexity of the processes. The BIM growth has potentially
been from countries like, Germany, Finland and United States of America
(USA) and is highly regarded as the groundbreaking technology in these
countries (Khosrowshahi and Arayici, 2012).
Previous record indicated that, the earliest development of BIM is
recorded way back in 1982 by Gabor Bojar through Graphisoft in Hungary
(Graphisoft, 2013). Meanwhile, the USA is the biggest producer and
consumer of BIM products and the flow of BIM knowledge dissemination
has generally been from the USA to other developing countries (Wong, Wong
and Nadeem, 2011). Khosrowshahi and Arayici (2012), describes Finland as
the world leader in the BIM implementation in which the BIM software (Tekla
and Vicosoft) were born. Nevertheless, apart from United Kingdom (UK) and
Hong Kong (HK), Singapore, South Korea and Australia are countries that are
making progress towards the endorsement of BIM at national levels.
Despite the industry awareness of the potential of BIM, construction
organizations are yet to utilize it aggressively. According to Khosrowshahi
and Arayici (2012) the UK construction sector is facing slow progressive
changes in the BIM implementation.

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2.1 Definition of BIM

Building Information Modeling (BIM) is the use of computer generated model
to simulate the planning, design, construction and operation of a facility; a
technology that allows users to create visual simulation of a project with
a digital prototype of a building prior to construction (Takim, Harris and
Nawawi, 2013). BIM in the most simple terms is the utilization of a database
infrastructure to encapsulate built facilities with specific viewpoints of
stakeholders. It is a methodology to integrate digital descriptions of all the
building objects and their relationships to others in a precise manner, so that
stakeholders can query, simulate and estimate activities and their effects on
the building process as a lifecycle entity (Arayici, Egbu and Coates, 2012).
According to Milingskas, Popov, Juocevicius and Ustinovichius (2013) BIM
may be described as the way: a) to develop the strategy of building project
design, construction, and facility management based on the computer-aided
modeling and simulation technologies of the object and its development
processes; b) to ensure the integrated management of graphical and
information data flows combined with descriptions of process, all this
performing under the integrated software environment; c) to transform
individual executors into teams and decentralized tools into complex
solutions, to integrate individual tasks into processes; d) to perform life cycle
operations of a construction project faster, more effective, and with lower
costs.
According to Succar (2009) Building Information Modeling (BIM) is
an emerging technological and procedural shift within the Architecture,
Engineering, Construction and Operations (AECO) industry. Building
Information Modeling (BIM) is a new paradigm in the thriving Sustainable
construction industry. BIM has a great potential for integration into
construction projects life cycle which will pave the way towards becoming
the industry standards for construction projects and hence would be a key
tool in the project procurement in the future (Nalingham, Jayasena and
Randewa, 2013). In addition Nalingham et al. (2013) describes BIM as a
successor to the computer-aided drafting (CAD) which was initially based on
two dimensional drawings and lately on 3D views. However, these drawings
lacked the interactivity and the change in one view was not automatically
reflected in other views. With the advent of BIM, this practice has gradually
started changing since the beginning of the 21st century. BIM based
architectural software have allowed the automatic updating of views once
the change is made in one view by the production of intelligent 3D/4D
models (Nalingham et al., 2013). BIM is gradually replacing the 2D or 3D CAD
technology in many parts of the world. Although, most of these drawings can
be prepared using conventional CAD software, BIM software produces these
drawings more efficiently as part of the BIM and have the added advantage
of parametric change technology, which coordinates changes and maintains
consistency at all times (Azhar et al., 2010) (cited by Nalingham et al., 2013).
BIM will open up a whole new level of data sharing in the construction
industry.

2.2 Current status of BIM in the construction Industry

Bryde, Broquetas and Volm (2013) states that BIM has been utilized on
high profile large scale projects, such as the recently constructed London

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2012 Olympic 6,000 seating Velodrome cycle track and the 48 floor Leaden
hall Building “The Cheesegrater,” which, at 225 m, will be one of the tallest
buildings in the City of London on completion in 2014. In addition to such
large scale projects BIM is also used on individual components of projects
of a smaller scale. Furthermore BIM was used on the construction works
of Vilnius Municipal complex in 2002 in Lithuania and finished in the first
quarter of 2004. The 15,060 sq. m Vilnius Municipal complex, comprising
a 20-story, 76.85 m (252 ft.) tall main building and adjacent 5-storey and
3-storey buildings, provide space for over 1,000 employees. According
to the report in 2011, in the UK, a survey by RICS revealed that 10% of
156 members of Professional Group and 3% of 96 members of the Building
Surveying Professional Group used BIM regularly. For the QS’s that use
BIM, the most frequent use is for construction scheduling (14%), followed
by extracting quantities and facilities/asset management (both 8%).
The main obstacles to BIM adoption that was faced were reported
to be “lack of BIM professional, lack of Industry Standards (support data
exchange standards), greater System Complexity and legal and insurance
frameworks that support a collaborative project delivery framework”. A
survey by Newton and Chileshe (2012) revealed that only 17.24% of the
firms in the South Australia Construction industry were using some level
of BIM, and 82.76% were not using BIM. Anticipating benefits from the use
of BIM in respect of reduced transaction costs and less opportunity for
errors to be made, the UK Government has stated that from 2014 onwards
all contracts awarded will require the supply chain members to work
collaboratively through the use of “fully collaborative 3D” BIM (cabinets
office, 2011) (cited by Bryde et al., 2013).

2.2.1 BIM adoption

Adoption of a new technology in any industry does not come without any
challenges. McGraw Hill Report (2009) on BIM adoption (in the United States)
shows that almost 39% of the construction industry is now using BIM in major
projects with separate design and construction procurement processes.
The Institute for BIM in Canada (IBC) undertook a survey focused on BIM,
with the purpose of better understanding of the issues related to the use
and BIM adoption, in the Canadian construction industry. It highlighted the
gaps in existing practices and identified that procurement is still organized
around functions and projects, not around processes. Further, it mentioned
about the lack of recognition by the public clients on the added value of BIM
technology.
In November 2011, National Building Specifications (NBS) in UK followed
up their 2010 BIM research with a further survey to track people’s attitudes
towards use of BIM. The survey revealed that around 90% users adopting
BIM process require a significant adjustment to the current practices in the
industry. A few of larger architectural organizations have been asked to use
BIM in bidding for public projects (NBS, 2012). It is realized that while the cost
is often seen as the barrier to entry, especially for small organizations, the
process/ practice change appeared as the real challenge.
A survey conducted by building SMART (2010) Australia, the School
of Natural and Built Environment (University of South Australia), provided
a useful illustration of the current status of adoption, usage, costs, and
benefits of BIM in Australia (Allen Consulting group, 2010). Nevertheless,

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BIM technology requires a shift in not only the technology used, but also
in the approach in which design and construction teams work (BIM Best
practice report 2011). According to Cooperative Research Centre (CRC) for
construction innovations in Australia there are many technological barriers
for BIM implementation, which can be related to the needed organizational
changes and changes to the business processes (Australian Construction
Industry Business Environments 2008). Even though BIM is expected
to deliver many benefits, and the costs are not materially higher than
traditional or alternative management approaches, there are many factors
that impede widespread adoption. The Canadian construction industry
identified bottlenecks in the adoption process and arrived at the conclusion
that interest in BIM is high, however full scale BIM projects are rare (Institute
for BIM Canada, 2012)
A study by Porwal and Hewage (2013) describes an approach that
facilitates BIM adoption through a BIM-partnering framework and the
development of a collaborative BIM model for construction process.
Specifically, the paper describes different approaches that will help project
teams to overcome technical, procedural, and organizational challenges.
BIM processes created upon cloud technology framework and
integrated with proposed procurement framework, will allow construction
managers to pre-plan sustainable construction by coordination and colla-
boration throughout the project lifecycle. Xu, Feng and Li (2014) analysis
reveals that BIM technology compatibility with existing technology had the
strongest effect on the perceived usefulness.
The key contributions of this study to the body-of-knowledge of
BIM implementation are through the development of public construction
procurement framework which corroborates smooth introduction of BIM
to the existing public procurement system. It bridged the adoption gap
by addressing risks, responsibilities, intellectual property, legal liability,
and technical requirements through already existing global information.
The proposed BIM partnering framework will provide initial ground work
for developing national guidelines for wide scale BIM implementation in
construction projects.
Theoretically, the information needed for managing construction
projects can be automatically obtained from BIM. Practically, however, the
information that can be obtained from BIM will remain very limited unless
BIM contains full information. Therefore, although BIM tools are used for
cost estimation, the intervention of a cost estimator’s subjective opinion on
appropriate work item cannot be avoided (Lee, Kim and Yu, 2013).

2.2.2 Benefits relative to application of BIM concept in the delivery of

projects.
BIM usage offers an immense advantage to the Quantity Surveying (QS)
profession to apply in their daily business operation. Reports have shown
that BIM improves bill production from hours and days rather than weeks
and months (RICS, 2011). “one of the key benefits of BIM is that it allows
Quantity Surveyor’s to focus more on other value-adding services for their
projects-rather than spending up to 80% of their time measuring quantities”
(Whatmore, 2012). The British Government Construction strategy report
(Cabinet, 2011, cited by Lei, Srinath, Chika and Charlotte, 2012) claimed
that poor and inconsistent procurement practices, particularly in the public

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sector, are leading to waste and inefficiency. Hence, BIM can be used to
streamline the procurement process by the Quantity Surveyor. Lei et al.
(2012) undertaken a research on QS firms on BIM and results indicated that
BIM will improve efficiency, improve accuracy and free up resource time.
However “Cost” was highlighted as the biggest barrier for adoption by Small
Medium and Micro enterprises (SMMEs).
Three key barriers reported by findings are ‘Not enough internal
resource’, ‘No client/consultant demand’ and ‘Level of training required’. This
agrees with findings highlighted within the literature review which states that
SMME firms are concerned about the financial and time commitment from a
small practice (NBS 2012). And also there are some risks to implement BIM
at the current stage. One of the key risks is ‘Liability issues’. Furthermore
both ’Data input responsibilities’ and ‘reduced need for a Quantity Surveyor’
were recognised as risks. There was also an agreement that BIM software
should be standardized in order to attract more users of BIM. In addition on
the project level section visual aid was indicated as one of the major benefit
of BIM by QS. The results also put emphasis on capital costs as the biggest
barrier, and no extra funding to support BIM instead higher consultant fees
were paid to Architects hence an overwhelming support for BIM by the
Architects.
The negative benefits or challenges of implementing BIM imple-
mentation are relatively fewer, and most of them are focused on software
or hardware issues. These challenges seem to relate to the management of
change associated with the adoption of BIM and could be addressed with
such initiatives as better training for all employees involved and stakeholder
engagement activities to allow key actors to get used to a new way of working
(Bryde, Broquetas and Volm, 2013). Overall, data from case studies show
that the negative effects from using BIM on managing costs are much less
and generally less relevant than the positive effects of implementing BIM
tools and processes. Some of this extra costs, such as CAD rework, training
or computer upgrades, are costs that can be reduced or eliminated by
implementing BIM from the beginning of projects or simply by the fact that
once people are trained and computers upgraded those costs will not be so
prominent (Bryde et al., 2013). Xu, Feng and Li (2014) described the perceived
lack of compatibility limits the stakeholders’ perception of its usefulness and
ultimately constitutes an impediment to BIM technology adoption. In addition
Xu et al. (2014) reiterated that it is more effective when all members use the
same version of BIM software throughout the project life cycle. However, in
fact, each stakeholder adopts different BIM software types for a project in
their practice, and respondents believed that this software inconsistency is
related to inconsistent models and conflicts between the various types of
trades involved in a project, which are, in turn, mainly caused by the various
cultural and operational differences or various administrative systems. As
Lei et al. (2012) stated in their research conducted, a Quantity Surveyor has
a traditional ‘quantifying’ role within BIM. But, nobody agrees that BIM will
replace a Quantity Surveyor.

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2.2.3 Impact of BIM on quantity surveying profession

BIM consists of three components, namely, 3-dimensional design functions
(3D), programming and scheduling functions (4D), and cost estimating
functions (5D). Kulasekara, Jayasena and Randewa (2013). Olatunji, Sher
and Ngu (2010) research conducted states that, BIM is a major challenge
to the services conventionally provided by Quantity Surveyors and other
construction disciplines. Kulasekara et al. (2013) specified that BIM has
the potential to automate measurement and facilitate the preparation of
accurate estimates. Building Information Modeling has the capability to
automate a quantity take-off, which will reduce the time and costs required
to estimate a project; however, the industry is not using BIM for estimating.
Gee (2010) says that the capabilities of BIM to produce automated estimates
and produce bills of quantities which are the fundamental functions of a
quantity surveyor will have both positive and negative effects on the roles
of the Quantity Surveyors. Cost Overruns, delays, rework, standing time,
material waste, poor communication and conflict are the typical issues that
have been faced by the construction industry today. With added pressures
from the current global economic difficulties, the need to address and resolve
these problems has never been greater. Key to tackling such widespread and
internationally recognized challenges could be through optimizing building
design information exchange efficiency and accuracy with a view to creating
great certainty in delivery of construction. Hooper (2012) suggests that the
intelligent BIM may offer solutions to the above challenges. Frei, Mbachu and
Phipps (2013) found that technological advances threaten to reduce the role
of the QS.

3 RESEARCH METHODOLOGY
The research is a pilot study that is incidental to an Honours qualification.
The field work entails the use of a questionnaire survey to interrogate the
issues in the subject area. A questionnaire was sent out by email or hand
delivered to 30 QS professionals in the Free State province construction
industry between 20th of May and 1st August 2014. The sample comprised
Registered Quantity Surveyors and academics. Data were collected using
purposive sampling from quantity surveying firms. Responses were received
from 25 respondents, the collected data were analysed through calculation
of importance index. The formula used to rank the positive and negative of
BIM on usage by QS based on impact level identified by the respondents is
as follows:

Importance index = ∑ a / A x n / N (0 ≤ index ≤ 1) (1.1)

Where = the constant expressing weighting given to each response (ranging

from 1 not at all, up to 5 completely); n = the frequency number of responses
to each variable; A = the maximum weight which is 5 point Likert scale, and N
is the total number of respondents. The importance index for was calculated
for all negative and positive effects on the quantity surveyor’s roles as a
result of using BIM. The group index was calculated by taking the average of
both negative and positive effects as a result of using BIM.

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4 FINDINGS AND DISCUSSION

From the sample, 38% had basic knowledge of BIM, 40% had moderate
knowledge, 20% considered themselves experts and 2% had no knowledge
at all. 47% of the respondents are currently using BIM in their projects, and
53% were not currently using BIM on their projects. When the respondents
were asked how the implementation of BIM would change the role of QS in
South Africa, 70% of the respondents opined that either slight or moderate
change would occur. However, significant changes by BIM are anticipated
by 30% of the respondents. It is notable that the most rated positive effect
of BIM is to manage the design of construction projects more efficiently
(Table 1), and the worst negative effect is perceived to be added training
and development cost relative to the use of BIM (Table 2). The second most
rated positive effect is increased possibility of cost saving by identifying
discrepancies in the design early, marketing advantage over competition
who are not BIM ready and the second most rated negative effect is capital
expenditure of BIM and related software. The third most rated positive
effect is visualisation leads to less client variation throughout the project,
and allows more time to improve QS service in general such as less time
on estimate and BOQ production. The third most rated negative effect
was legal challenges from aspects such as data ownership, risk sharing or
related possessive issues. The fourth most rated positive effect is enhanced
time management and the fifth most rated positive effect is enhanced
cost management. The fourth most rated negative effect is BIM threatens
the viability of the QS profession. From the results it is notable that the
QS profession is receptive towards adopting BIM in South Africa. A high
important index on the benefits of BIM support this statement that the QS
are acknowledging the changing trends by their overseas counterpart and
accept that they need to improve on the current service they are offering
their clients. And some respondents are recognising BIM as an advantage
over competition that does not utilise BIM as yet.

Table 1: Positive effects on the roles of QS.

Positive effects
Index

Rank

You can manage and design construction projects more efficiently 0.89 1
Increased possibility of cost savings 0.84 2
Marketing advantage over competition who are not BIM ready 0.84 2
The visualisation leads to less client variation throughout the project 0.82 3
Allows more time to improve QS services in general such as less time
0.82 3
on estimate and bill production
Enhanced time management 0.80 4
enhanced cost management 0.79 5

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Table 2: Negative effects on the roles of QS.

Negative effects

Index

Rank
Added training and development to utilise BIM 0.82 1
Capital expenditure of BIM and related software 0.79 2
Legal troubles from aspects such as data ownership, risk sharing or related 3
0.71
possessive issues
Threatens the viability of the QS profession 0.52 4

In addition, the main advantage of visual aid assists the clients’ Indecisions
about the required product type and decreases variations in the construction
process. And that will obviously minimise the cost overrun to the project.
As client requests during construction was highlighted as the main cost
overrun factor (Monyane and Okumbe, 2012).
On the negative effects, respondents realise the need for more training
to fully become conversant with the software. In addition, this concurs
with the statement that the QS profession is receptive to the adoption of
BIM as they rated training above extra financial support required to use
the programme. This research concurs with the findings of Lei et al. (2012)
that BIM does not threaten the viability of the QS profession. Furthermore,
respondents were asked if the utilisation of BIM will be beneficial, harmful
and neither beneficial and nor harmful to the QS. 65% of the respondents
said they considered BIM to be beneficial to the QS in general if adopted fully
and utilised to its potential.

5 CONCLUSIONS
It is evident from the results that BIM has a future in the South African
construction industry. Although BIM has benefits for the industry, there are
challenges that need to be addressed so that everyone can fully benefit.
There is definitely no doubt from the respondents that BIM is a current
trend in the construction industry. There is a current debate that, with the
introduction of BIM in the industry the role of the QS will not be required
on construction projects. However, the survey respondents did not consider
this claim as a threat. The QS will continue to be needed on construction
project but the traditional role will be fading out with quantity surveyors
performing recently emerging roles as the industry continues to evolve.
Generally, Architects and Engineers will be the key drivers of BIM and
therefore the question of the introduction of BIM threatening the viability
of QS profession is unfounded; will these two professionals now perform
the role of the QS? The QS profession will continue to deal with costs related
issues associated with construction projects. There is however the problem
of liability issues associated with the implementation of BIM in the industry.
The introduction of BIM in the South African Construction industry
will surely impact on the QS profession both positively and negatively. The
industry however has the capacity to turn these challenges into opportunities.
Furthermore QS firms are going to face an immense challenge of
incurring extra costs to fully implement BIM programme. To cater for these
problems, professional bodies will need to offer relevant training and
provide CPD on the utilisation of BIM for optimum usage by the smaller
construction firms.

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