BIM FOR ASSET OWNERS
removing the uncertainty
Paul Nunn – Senior BIM Specialist Construction
CSI Global Services
CSI Global Services brings together technical expertise and worldwide
industry experience to assist clients with developing and benefiting from
implementing Building Information Modelling (BIM) processes. We take a
process transformation approach to implementing BIM Strategies.
Our process transformation client base includes;
• Asset Owners
• Facility Managers
• Construction Companies
• Architectural and Engineering firms
• "a digital representation of physical and functional characteristics of a
• "a shared knowledge resource for information about a facility forming a
reliable basis for decisions during its life cycle."
• "A basic premise of BIM is collaboration by different stakeholders at
different phases of the life cycle of a facility to insert, extract, update or
modify information in the BIM to support and reflect the roles of that
Advantages of Collaborative BIM
• Design teams can identify and solve complex issues, and
• share information quickly and effectively, and
• offer a robust BIM deliverable where continuity of information with BIM is
critical to the translation of relevant building data downstream.
• This continuity, or the interoperability of information from one project
stakeholder to the next, is an important component to the increased
adoption of BIM, and one that is even more significant for facilities
managers who are looking to use the information-rich models being
developed through the design and construction process.
Asset Owner aspirations for BIM
Single Point of Truth
• Asset Management
• Asset Repair
• Preventative Maintenance
• Maintenance Work Orders
• Emergency Service Request
• Energy Systems Analysis
• Visual Work Orders
• Renovation Process/Analysis
• Visual Inventorying
• Facility Condition Assessment
• Life Safety Assets Inspections
• Real Time Operation Performance Review of the Asset
• Implement New Operational Procedures
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Asset Managers’ challenges
• Business Value
• Ownership & Maintenance
• Change Management
• Technology Platforms
• Content Creation
• Consultants capabilities and understanding of BIM
Types of BIM to FM
• A federated building information model of the “as-built” condition in
• Individual architectural, structural and trade services discipline models in
“as-built” condition in both native and ifc file formats.
• Data rich models ready for linking directly to a client cmms software
• A database of O+M manuals and other equipment and installation data
integrated with the models and ready for linking to a client asset
management software system.
• All models and manuals integrated with the clients cmms, cafm and bms
systems through an FDIT (facility data integration tool)
Current Demonstration Project
Singapore BCA Academy Extension
BIM to Asset Management Approach
Facility Data Integration Tool
• Track data through design, construction and commissioning
Project Handover using COBie
Integration with BMS/EMS:
using OPC, or Cisco Mediator, or INET Supervisor, or Niagara, or Honeywell
EBI, or Johnson Controls’ Metasys, or Schneider or any other approach.
Real-Time Operation Performance Review
• Trace airflow from a nominated room to specific AHU
• Access live operating data from BAS/BMS
• Access to manuals, instructions and documents from the assets
• Find switchboard location from light
• Identify circuit
• Access spares from asset
• Access FM data from site using mobile application
• Review asset data from model component
• Create work order directly from asset
LIVE PRESENTATION OF NEW BUILDING PROJECT
BIM technology has no inherent value:
• Having BIM technology in place will not confer any benefit or create value
for an asset owner.
• The adoption of such technology is a cost, not only to an asset owner but
also the project team, and benefits only arise from its effective use.
Asset Owners need accurate and correctly assembled models
• Learn how to model competently
• Learn how to collaborate effectively
• Commit to the BIM process and change your attitude
Model information required
• Building location
• Building name
• Building levels
• Room names
• GUID (Globally unique identifier)
FM requirements of a space
• Architectural Rooms
• MEP Spaces
• MEP Zones
• FM Space
• Classification system that’s consistent
UniFormat is a method of arranging construction information into a standard
order or sequence on the basis of building elements or parts of a facility
characterised by the function, without regard to the materials and methods
used for the construction. These elements are often referred to as systems or
assemblies and form the basis of Table 21 of the Omniclass system, the
summary level codes include:
• A - Substructure
• B - Shell
• C - Interiors
• D - Services
• E - Equipment & Furnishings
• F - Special Construction & Demolition
• G - Building Sitework
The OmniClass Construction Classification System is designed to assist in the
organisation, sorting and retrieval of product information and is useful for
many applications, from organising library materials, product literature, and
project information, to providing a classification structure for electronic
OmniClass Table 23 Products are used to digitally code and classify
• for example, 23‐27 21 11 is the digital code for equipment Axial Flow
OmniClass Table 21 Elements are used to digitally code and classify
Equipment Systems and Zones
• for example, 21‐51 31 11 17 is the digital code for equipment system
named Domestic Water Distribution
• All schedules must be generated from the parameters embedded in the
• Schedules are one of the best ways of auditing and validating model
Data exchange format
What is COBie?
• Construction Operations Building Information Exchange
• Internationally recognized data exchange standard
• Exchange building systems information between design & construction
with building owners
• Format for delivering construction handover data
• Attributes Increase as model progresses
• COBie is primarily textual information
• Organized data in electronic form
• Standard categories with ability to add your own
• Contact (all fields)
• Facility (all fields)
• Floor (all fields)
• Space (all fields)
• Zone (all fields)
• Type (all fields)
• Component (all fields)
• System (all fields)
• Spare (all fields)
• Resource (all fields)
• Job (all fields)
• Document – for those documents that are assignable to an associated BIM
element or system (all fields, installed equipment documentation, Approval
By=“Contractor Certified”, Stage=“As‐Built”)
• Attribute (all fields, manufacturer‐provided attributes, Category=”As‐Built”)
COBie Standard Worksheets
• Space should be classified using OmniClass and Net Area is
provided (Gross Area is generated by Revit).
• Zones should have categories assigned.
• Types should have Name, Category (OmniClass), Description,
• Components should have Name, Description, Type and Space.
• Systems should have Name, Category (OmniClass), Components.
• Attribute (see Tier#1 for minimum requirements)
Construction & Commissioning Models
• Type information updated by providing manufacturer, model number,
warranty information (parts and labor and duration), replacement cost.
• Component information updated by providing serial number, installation
date, warranty start date, tag number and/or barcode. Installation date
for major equipment will be the finish date of the scheduled activity.
• Spare parts provided for types.
• Attributes provided for types and components.
• Attributes corrected based on real measurements.
• Documents linked to COBie worksheet.
• Can add a client specific asset number/code
• The level of effort in the development of an FM system can be significantly
affected by the cleanliness, accuracy and completeness of the data with
the BIM environment.
• All Models submitted to HI are to be “clean” with all extraneous 2D
references and 3D elements stripped from the models.
• Models issued as a deliverable contain no undefined, incorrectly defined
or duplicated elements;
• No objects/elements/families should be stripped and all drawings and
schedules should remain and linked to the models.
• All “error reports” from the authoring software are resolved.
Audit, edit and clean
BIM requires process change
BIM Benefits arise when it enables people and organizations to do things
• Benefits associated with BIM emerge only when individuals, project team
members and the asset owner perform their roles in more efficient and
• Fundamentally, those involved with using the building information model
to conduct daily business activities must take responsibility for ensuring
Commitment & Attitude