BIM TOOLS FOR INTEGRATION OF DESIGN, CONSTRUCTION

AND FACILITIES MANAGEMENT

By Christian Xavier Rivera Soto

K14HRI High-Rise Issues

Prof. David Nicholson-Cole

The University of Nottingham

Department of Architecture and Built Environment

Nottingham, Nottinghamshire

January 12, 2016

 Index

Introduction 4

(Page intentionally left in blank) BIM tools 7

BIM for Design 8

BIM for Construction 10

BIM for Facilities Management 12

OpenBIM 15

IFC 15

Construction Operations Building Information Exchange (COBie) 16

Conclusion 18

Further Research 19

References 20
BIM tools for Design, Construction and FM BIM tools for Design, Construction and FM

[Figure 01] _ Diagram of the multidimensional approaches of Building Information Modelling.

Source: Author

such as polylines and circles, BIM models make use of “intelligent contextual semantic objects

defined in terms of building elements and systems such as walls, beams and columns”[Figure

02] (House et al., 2007). These intelligent objects that interact between themselves determining

1. Introduction the design composition are the key elements of the whole process of the building, from

Building Information Modelling (BIM) is an expression that has been used in the last the programmatic planning with the client through early stage conceptual developments,

decades to define the use of information-rich parametric 3D CAD modelling (Olofsson et al., multidisciplinary design alternatives involving architecture, structure, plumbing, and so on;

2008).It also has been defined as the most advanced technology applied in the architecture,

engineering and construction (AEC) industries (Eastman et al., 2011). Building information

modelling is more than mere tri-dimensional representation of a building or the process of

gathering information into a file. It is a software-based technology that allows developing

digital building models to simulate its different stages where elements inside the model are

managed integrating graphical as well as non-graphical information. This computer-generated

multi-dimensional (nD) data is involved thorough the entire lifecycle of the building [Figure

01]. As opposed to computer-aided design (CAD) technology –used as a standard a few years
[Figure 02] _ Wall in Autodesk Revit as example of semantic intelligent objects in a BIM software.
ago– where technical documentation related to the building was based on graphical objects, Source: Author

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BIM tools for Design, Construction and FM BIM tools for Design, Construction and FM

it can also include energy analysis, wind tunnel exploration to estimating costs and simulate

the progression of construction. In later stages, BIM models can be used to actually build the

design involving fabrication or prefabrication of different components and finally, the process of

operation, management and maintenance of the building (Eastman et al., 2011). The significance

of BIM in the AEC industry is such that in May 2011, the UK Government delineated its

construction strategies where it stated that “fully collaborative 3D BIM – with all project and

asset information, documentation and data being electronic – will be required as a minimum

by 2016” (Cabinet Office, 2011) [Figure 03]; similar decisions have been addressed in other

countries such as Finland, Denmark and the United States (Won & Lee, 2010). This connotation

has lead the building industry to move forward the implementation of BIM workflows which has

changed the way documentation is

[Figure 04] _ Lifecycle of a building and its correlation with BIM model. Source: Chi-Nguyen (2013)
being approached in design and
The implementation process with its different benefits, risk and challenges is out
construction (Arayici et al., 2011) as
of the scope of this research as they have already been deeply approached in (Singh et al.,
well as facility management, where
2011), (Arayici et al., 2011) and (Won & Lee, 2010). Therefore, the aim of this research is to
the cost of the building compared
determine what a BIM tool is, evaluate their importance in 3 different stages of a project –
with the previous parameters is
design, construction and facility management – and finally analyse the interoperability options
highly increased (Eastman et al.,
available throughout the complete lifecycle.
2011). [Figure 04] illustrates the [Figure 03] _ Level 2 BIM required in UK by 2016 into

the Maturity BIM Scheme. Source: Dassault Systemes (2014) 2. BIM tools
lifecycle of a building.
According to Eastman, BIM applications can be subdivided into tools, platforms and
The adoption of a BIM workflow is not an easy process; although it carries benefits,
environments depending on their development as object-based parameters design tools (Eastman
there are also risks and challenges. This process of adoption is directly linked to the use of one
et al., 2011). This differentiation seems to be extremely narrowed as, in first place, it does
or more computer applications depending on the level of development of the project, and its
not consider BIM applications to industry standard software such as AutoCAD and SketchUp
success is related to how these platforms are adapted to people’s practices and procedures.
mentioning that there’s not possibility to get more than geometric information from them and

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second, it does not consider concepts as interoperability and openBIM exchange formats. Thus,

software is divided in groups – or environments – by developers as in the case of Autodesk,

Nemetschek or Bentley. Opposite to this conception, this essay considers a BIM tool to any

computer application capable of managing graphic or non-graphic information that is involved

into a BIM workflow and serves as an input or output platform for the final virtual model of

the building. This conception is based on the meaning of the word according to the Cambridge

English Dictionary which refers a tool as “something that helps you to do a particular activity”

(Oxford University Press, 2010). The activities related to BIM are, among others, managing

specific information that could be shared in a further step of development. There are tools with
[Figure 05] _ Clash detection running in Revit. Source: Author

the capacity to manage information throughout various stages of the building’s cycle of life higher quality documentation and less difficulties having to be solved in-place.

but there is not one proficient enough to carry a model from the early design directly to the • Time and costs savings: changes and corrections in a project under a CAD methodology

maintenance and operation stage. A classification of BIM workflow through the three main require more time to be addressed, which in an environment where deadlines are essential, it’s

phases of a project development – design, construction and facility management –is established. translated to more people needed for a task incrementing the cost in personal.

2.1. BIM for Design • Visualisation improvements: no need to re-develop the 3d model in specialized

Design stage covers the processes from the early conceptual approach to the final applications as intelligent objects which receive materiality information can be rendered in-

documentation, cost estimation and construction planning. After doing a comparison against app or linked directly to dedicated software.

CAD workflows, the importance of BIM in the design phase is mainly noticed in: • Sustainability considerations: Analysis concerning lighting, wind and energy

• Automatic updates: The digital 3d model is a unit and not a compilation of 2d graphics performance among others [Figure 06] can be achieved very quickly compared to traditional

representing a specific part of the building. Therefore, any modification applied over the model methods (Azhar et al., 2011)

elements is reflected automatically in every view. • New technologies: Digital developments formerly related to fields other than

• Collaborative environment: Engineering considerations regarding the design such as architecture, engineering and construction are lately being used to showcase building projects.

plumbing, mechanical, electricity, structure and so on can be worked in the same shared model This is the case – for example – of game engine software making use of BIM information to

detecting interferences [Figure 05] between the different aspects in real-time which lead to a develop interactive content exploded for real-time walkthroughs [Figure 07].

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BIM tools for Design, Construction and FM BIM tools for Design, Construction and FM

post-design processes. As stated by Azhar in 2007, the benefits of using BIM in the construction

process of a building are linked to:

• Fabrication/Shop drawings: the possibility to create specific drawings for various

systems associated to real objects once the model is finished.

• Construction sequencing: all the information included in the model could be used to

create schedules for material ordering [Figure 08], fabrication and delivery of a huge amount

of building elements. As well this documentation could lead to develop simulations of the

building’s process of construction [Figure 09].

• Automated assembly: data in the model could me managed to decompose process and
[Figure 06] _ Lighting analysis in Ecotect. Source: Author

be used to manufacture and assemble different systems (Azhar et al., 2007).

Later, the same author extended his research about these revenues adding the possibility

to monitor the project progress using 4D phasing plans. Additionally, the use of the BIM model

for coordination meetings is discussed. Finally, the integration of Requests for Information

(RFI) documents, change orders and punch lists information could be generated based in the

[Figure 07] _ Unity game engine used to create a real-time architectural visualization. Source:

Author

2.2. BIM for Construction

Even if the project team puts maximum effort in developing a perfect model, “issues would

still arise throughout the construction of a building” (Hardin, 2009). However, documented case

studies have exposed the advantages of developing a detailed building information model for
[Figure 08] _ Activities being programmed constructing a building. Source: Author

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BIM tools for Design, Construction and FM
[Figure 09] _ Still frame of a building’s simulation of construction process. Source: Author
[Figure 10] _ BIM model viewed in 360 Glue by
Autodesk. Source: Autodesk (2015)
2.3. BIM for Facility Management (FM)
Newton (2004) suggests that “85% of the lifecycle cost of a building occurs after
completing construction and that approximately $10 billion are annually lost in the U.S. due to
data included in the BIM model (Azhar et
al., 2012).
Apart from the computer-based
possibilities opened by BIM implementation,
it is important to mention that advances in
mobile technology such as smartphones and
tables allows professionals incorporated in
the construction process to share, coordinate
and extract information on-site [Figure 10].
12
BIM tools for Design, Construction and FM
inadequate information access and interoperability issues during operations and maintenance”.
A unique model containing project data about materials, quantities, warranties dates,
responsibility, cost, provider and too many other aspects applicable to the building information
turns into a database capable of manage those operation and maintenance issues of a facility in
an effective and efficient process (Lavy & Jawadekar, 2014).
Previous researchers have found that the common mode of sharing information to facility
managers is through 2D drawings as well as a pile of owner’s manuals and warranties which
restrict the full BIM process in the lifecycle of the building (Azhar et al., 2012). According
to Liu et al. (2015) even if the most critical economic factor in a building’s lifecycle is its
maintenance, it is not frequently considered from the early design stages and therefore suggests
that facility management should be considered in a further stage of design described as Design
for Maintenance (D4M). The use of BIM tools for facility management have its application in
the renovation, space planning and maintenance operations (Azhar et al., 2007) The Sydney
Opera House case study [Figure 11] presented by House et al. (2007) outline the following
benefits:
• Maintenance processes can be carried on making use of engineering data embedded in
system objects such as mechanical, electrical and so on.
• One-click information available about responsible, contracts and warranties.
• Retrieve information about the maintenance of the facility, for example, cleaning scores
of objects. Possibility to compare efficiency between contractors.
• Simulation and visualisation of the effect of taking a service out of commission.
Former approaches to a classification of different BIM tools into groups according their
capabilities and stages of intervention during the building lifecycle has been done in (The
13 Christian Xavier Rivera Soto
BIM tools for Design, Construction and FM BIM tools for Design, Construction and FM

The subdivision of applications into design, construction and facility management groups

shows that there is not a software platform that can handle the whole information through the

lifecycle of the building. This inconvenient requires to be managed through the use of multiple

applications from multiple developers, which can interoperate without losing information in the

process. In this point it is imperative to analyse the efforts the AEC industry has implemented

to reach the interoperability between all these applications.

3. OpenBIM

OpenBIM is an initiative by buildingSMART and is referred to BIM environments

crossing multiple platforms regardless of the software developer, using open standard data.

[Figure 11] _ Energy information from Sidney Opera FM case study. Source: House et al. (2007) With the purpose of achieving an open BIM project environment, information needs to be

Associated General Contractors of America, 2006) and (Anonnymous, 2011). Even though shared to open standard formats such as IFC (McGough, 2013).

those categorizations could be out of date, a detailed analysis of every BIM tool related to the 3.1. IFC

previous 3 stages is beyond the scope of this essay. Instead, a list with not all, but the most used In the construction industry, where project participants have to collaborate in real-

software divided in those 3 groups is provided. time at different stages of a project, it is vital to rely on open standard applications to enable

BIM tools for Design BIM tools for BIM tools for Facility communication and collaboration (Laakso & Kiviniemi, 2012). Current majority open BIM

• Autodesk Revit Construction Management efforts make use of product data Industry Foundation Classes (IFC) to achieve interaction

• Graphisoft ArchiCAD • Autodesk Revit • FM:Systems between the information managed [Figure 12]. IFC is a data standard released by International

• Bentley Architecture • Tekla Structures • YouBIM Alliance for Interoperability (IAI) (Juan & Zheng, 2014).

• Nemetschek Vectorworks • Trimble Design Link • EcoDomus The main aim of IFC format is to provide a neutral mechanism suitable to describe data

• Tekla Structures • Autodesk Navisworks inside a BIM model. This data is independent of the software used to create it and supports

• Trimble SketchUp • Digital Project Designer the exchange of information through various applications. Data provided by IFC contains

• McNeel Rhinoceros • Vico Office all the graphic and non-graphic as well the connexion between components. Consequently,

• Digital Project • Solibri Model Checker collaborative working between multiple teams is possible, even if they do not necessarily make

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BIM tools for Design, Construction and FM BIM tools for Design, Construction and FM

stages (Juan & Zheng, 2014). Cloud computing key features “such as self-provisioning,

rapid scalability, multiuser support make it the most suitable option for low risk/cost yet high

performance computing in handling large and complex virtualized resources” (Wu & Issa,

2012). Varkonyi discusses the multiple cloud approaches – such as data in the cloud, software

virtualization, web applications and business logic – concluding that BIM projects have unique

requirements that have be considered to exploit the maximum potential of the cloud. In a

further analysis he suggests to implement an integrated BIM server component that enables

real-time collaboration as well as bidirectional access to the shared model for any stakeholder

over mobile devices (Varkonyi, 2011).

[Figure 12] _ IFC exported from BIM model done in Revit. Source: Author

use of the same software or have the same skills. IFC makes use of plain text which is the only

truly universal computer data format. The use of IFC reduces the need of re-developing the

virtual model in different applications (Solibri Inc., 2016).

3.2. Construction Operations Building Information Exchange (COBie)

Another open BIM approach regarding standard data sharing is the Construction

Operations Building Information Exchange (COBie). This format’s main objective is to

store non-geometrical data in an organized manner. The objective of gathering this subset of

[Figure 13] _ Cloud system scheme implemented for a BIM workflow. Source: National Institute of
documentation is to share it mainly with the facility manager for accessing a multitude of
Building Sciences (n.d.)
details after completion of the building (McGough, 2013).
Cloud BIM data brings other difficulties to the industry. Redmond research concludes
The development of multiple formats such as IFC and COBie with their variants and at
that sharing and accessing information through a cloud computing system opens series of
the same time with the giant increasing on information provided by project exposes the lack of
barriers such as lack of clearance about the ownership of the project or intellectual rights over
unified mechanisms to share and exchange this information. The technological development
intelligent objects created by specific teams. He suggests these obstacles have to be outlined in
in the field of cloud data storage in combination with open BIM information solves the low
the various contracts among people intervening in the project (Redmond et al., 2012). [Figure
efficiency degree of data integration when sharing between different parties in different project
13] illustrates the common cloud BIM scheme.

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4. Conclusion integration in a project. Management over design and construction processes provides higher

Building information modelling is an industry paradigm that can be analysed from quality information available for the facility management of a project. Specific and valuable

multiple points of view. Therefore, an agreement about significance of BIM to the architecture, information for this objective can be achieved through IFC and COBie standards removing the

engineering and construction industry is complex to be reached. As well, concepts that are necessity of handling big amounts of data useless in the building operation and maintenance

often mentioned in the field such as tool, platform and environment are suitable for multiple field. Although cloud BIM platforms are in their early development stage it is evident that

interpretations. This essay refers as tool to any computer software involved in the process of the fusion of open standards with technological development marks the route to an integrated

developing a BIM model, opposite to other authors who use a different subdivision depending environment of real-time collaboration where access to the information can be achieved from

on the level integrity between applications. multiple devices and platforms.

The main advantage of using a BIM tool inside the workflow for a project development
5. Further Research
is that the data gathered in the process allows the team to build the model twice. In first place, a
After analysing what BIM technology is producing over the AEC industry and how
virtual construction where all details and probable issues of the construction can be addressed.
multiple software tools can get involved in the cycle of life of a building it would be important
Second, the real built where the so stated improvements in productivity as well as decreases in
to do a qualitative and quantitative evaluation of different software-based workflows in real
cost and time and reductions environmental impact among other benefits can be showcased.
case studies through the analysis of the percentage of organizations that take that BIM model
Up to date there is not a BIM software capable of managing a building model throughout
to the construction phase and how many of them use it for facility management.
its lifecycle by itself being necessary to find the right tools to manage the data content in
Also, from the literature reviewed it was noticed that no case studies integrated parametric
the virtual model that fit the organization, office or group work requirements. Consequently,
software – highly used in the architectural design – such as Rhinoceros (+ Grasshopper) in their
regardless of the importance and the efforts – in timing and resources – when searching a BIM
workflow even when open source efforts have integrated IFC support to bridge the gap between
software than can handle as much processes as the group is involved, it is more substantial to
the graphical and non-graphical information. Possibilities of further research are wide open in
find a suitable workflow that matches the organization procedures and standards while at the
this area.
same time it is closely linked with personal capabilities, economic limitations and so on.

Initiatives as openBIM by buildingSMART clearly sets an example of which is the

direction BIM is taking right now; and undoubtedly will be remarked in the forthcoming years.

Collaborative environments powered by open standard formats increase the level of BIM

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Anonnymous, 2011. The BIM Matrix. Available at: http://bimforum.org/wp-content/
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