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- 1. Copyright: Paul Akhurst (Sydney Opera House material is copyright owned by Sydney Opera House) not to be reporduced without prior permission To BIM4fm or not to BIM4fm? HOW CAN BIM MODELS BE INTEGRATED WITH CAFM? IS COBie THE ANSWER? Presenter: Paul Akhurst (Facility Manager, CFM MCIOB MSt(Cantab) BSc(Hons)) Revit & Ifc Gebruikersdag, Schiphol, 9 November 2018 This is a shortened version of a presentation given at the Revit & Ifc Gebruikersdag. If you would like a version with notes or audio please contact me via LinkedIn 1
- 2. OPENING THOUGHTS 2 Facility Managers We do precision guess work based on unreliable data provided by those of questionable knowledge Copyright: Paul Akhurst (Sydney Opera House material is copyright owned by Sydney Opera House) not to be reporduced without prior permission 1) BIM4FM – it’s important 2) COBie Case Study 3) BIM4FM @ Sydney Opera House 4) BIM4FM - a disruptive innovation?
- 3. CONSTRUCTION OPERATIONS BUILDING INFORMATION EXCHANGE COBie This Photo by Unknown Author is licensed under CC BY-NC-ND 3
- 4. WHAT IS COBie? A information exchange tool A suite of linked tables, containing: • Spaces (rooms) • Assets/plant • Maintenance schedules System Type Componen t Zone Space Floor Facility Job Resource Spare Contacts, Attributes, Documents, Picklists …. 4
- 5. A COBie table Key Name CreatedBy CreatedOn Category FloorName Description ExtSystem ExtObject ExtIdentifier GrossArea NetArea required external reference from other sheet or Picklist (required) if specified as required Data 5
- 6. USING COBie • Do not change the tables • One building per set of tables • Only on set of COBie tables • ‘Provide information in a COBie compliant format’ This Photo by Unknown Author is licensed under CC BY 6
- 7. WHOLE OF LIFE VALUE OF CONSTRUCTED ASSETS THROUGH DIGITAL TECHNOLOGIES 1. Online BIM value benchmarking tool 2. Influence of disruptive technologies on constructed assets 7 https://sbenrc.com.au/research-programs/2-46/
- 8. COBie CASE STUDY Can an existing asset information dataset be used to create a data dictionary to specify the client’s asset information requirements? 8
- 9. COBie AND EXISTING ASSET INFORMATION 1. Review data requirements and structure 2. Map existing data to COBie framework 3. Establish COBie template This Photo by Unknown Author is licensed under CC BY-SA Floor 4 Floor 3 Floor 2 Floor 1 Ground Floor Floor 5 Floor 4 Floor 3 Floor 2 Floor 1 9
- 10. DEFINING ‘FACILITY’ • 1 Building Unit/set of COBie tables • 1 Business Entity/set of COBie tables • Rental Unit is a zone • Space and zone, wholly within one facility Business Entity (Complex) Business Unit (Building) Rental Unit (apartment) Rental Unit Building Unit Business Unit 10
- 11. PROPERTY MANAGEMENT • A new table • Based upon COBie • External to COBie tables DATA DICTIONARY 11
- 12. DATA DICTIONARY • Dis-assemble Housing terminology • Data Dictionary Sheet for each table • Create asset information requirements COBie asset information requirements: ‘For each bathroom space include: shower, bath, basin, floor and wall finishes’ 12
- 13. COBie CASE STUDY CONCLUSIONS 1. Existing data can create a COBie template and AIR 2. Use COBie Picklists and Attributes 3. Data Dictionary for each table 4. Consider additional tables 5. Mapping is disruptive, but once only! 13 Existing Asset Manageme nt System BIM model (new asset) Asset Information Requirement s COBie template COBie information exchange
- 14. BIM4FM AT SYDNEY OPERA HOUSE A brief summary of Sydney Opera House’s BIM4FM project. (with thanks to Chris Linning and Steve Lianos, Sydney Opera House) For more information on BIM4FM at Sydney Opera House go to: https://bips.dk/files/article_files/keynote_bim_i_fm_p aa_sydney_opera_house.pdf https://www.youtube.com/watch?v=SUoHC8BVLJQ https://vimeo.com/141478524 14
- 15. BIM4FM DELIVERED Disparate systems brought together: Coordinated Grid System Suite of asset & BIM standards Common interface: Facility & Operational support Accessible/mobile/portable BIM4FM LOD200/250 Standar ds RENEWAL PROJECT DELIVERABLES • O&M’s (hard & soft) • Plant data sheets (COBIE) • Revit model • Point cloud survey
- 16. CONCLUSIONS WHAT ARE THE BENEFITS OF USING BIM? • Difficult to measure specifically • Case studies suggest many benefits • Not yet reaching FM • COBie can bring BIM data to FM IS BIM DISRUPTIVE? • Not yet • Creative rather than destructive • Clients need to drive innovation to get whole-of-life value from BIM 16
- 17. FINAL THOUGHTS To BIM4FM or not to BIM4FM That is the question Whether it is nobler for the facility manager to suffer the slings and arrows of asset information confusion Or to take arms against a Sea of Paper And by adopting BIM, deliver COBie No more paper! Say end the heart-ache of a thousand contradictions that facility management is heir to. 17 Case Studies Do you have a BIM4FM project that would make an interesting case study? Contact Paul Akhurst to discuss writing-up and publishing your project. Copyright: Paul Akhurst (Sydney Opera House material is copyright owned by Sydney Opera House) not to be reporduced without prior permission
Editor's Notes
- This is a modified version of a presentation on BIM4fm and COBie that I gave at the ‘Revit & Ifc Gebruikersdag’ (User Group) conference. In lieu of audio of my presentation I have added bullet point notes to each slide. The presentation draws upon my research on the theme whole of life value of constructed assets through digital technologies that was undertaken at the Sustainable Built Environment National Research Centre based at Curtin University, Perth, Australia.
- BIM4fm adds value to BIM by using and maintaining the information model; the alternative is that BIM stops at Practical Completion and is worthless forever after. Traditional O&M’s and drawings in either hardcopy, PDF or CAD are of limited value to facility managers: They are rarely complete; House are spent copying information into an asset management; and Specific information is difficult to find, especially if it spans several disciplines. In an age of smart buildings and smart cities reliable and current building information will be of increasing value and importance – it will fall to the facility manager to maintain the BIM model. BIM and COBie used for FM will deliver considerable savings in time and money, and add value to the building and information model. Sydney Opera House is an exciting example of BIM4fm being applied to an existing building.
- EXCHANGE is the most important word – it describes exaclty what COBie does. COBie is a tool for the exchange of building information from BIM to an asset management system. COBie COBie is not an operational tool or database, its primary purpose is to facilitate the exchange of data. COBie provides a standard framework for the collection and collation of asset information and supports the exchange of digital asset information between between the construction and operational phases of the asset lifecycle. A COBie data model provides the core information necessary to manage and operate a facility such as an asset register and preventative maintenance schedules.
- A quick overview of COBie (Google/Youtube ‘COBie’ for a more detailed explanation). COBie is application neutral, however it is best visuallised as a set of linked spreadsheets such as a Microsoft Excel workbook. Each table holds information describing one particular aspect of a building, for example: A list of rooms in the Space table; Items of Plant in the Type and Component tables; and Maintenance tasks in the Job, Resource and Spare tables Data is captured progressively: as a facility passes through the design and construction phases. The design team enters floors, spaces and types of materials and plant; The construction team adds specific information such as plant items and preventative maintenance tasks Information held outside of COBie, such as PDF's, can be referenced by hyperlinks.
- Each COBie table follows a similar format Columns for defined data field; and Rows containing a data set for a given facet. The first four columns generally follow the same pattern: Name: a unique identifier (key field) for each row of data and is used as a link between the tables. CreatedBy: the name of the person updating the row linked to the Contacts table. CreatedOn: the date of the most recent data update. Category: a link to a Picklist table holding a classification system such as UniClass 2015 or OmniClass. Field are colour-coded: Yellow: mandatory field in which data must be entered. Salmon: mandatory and linked to another table, data entered must match the source exactly. Purple: provides information to link to an external system. Green: additional information as specified by the asset owner.
- The COBie framework of tables provide generic fields for data entry It is not sufficient to simply specify: “provide asset information in a COBie compliant format”. An Asset Information Requirements (AIR) document should state what information is to be included in COBie. Clients should consider how they will use the COBie information model when developing their AIR. Typically COBie should contain all maintainable assets, the space in which they are located and associated maintenance jobs, for example: COBie might contain air conditioning plant and fire extinguishers but not details of floor slab construction or electrical cabling. The terminology used in COBie should align with a client’s existing asset management system to facilitate data importing. An analogy might be made with a painting-by-numbers set. The blank set of COBie tables is the canvass and outline; Numbers are added to resolve which colour/information goes in each cell (using the AIR) Consultants and contractors complete the picture/COBie tables by filling-in the required colours/information.
- A Sustainable Built Environment National Research Centre research project 2016-2017. One of several projects investigating digital technologies, and particularly BIM – see SBEnrc website for details. The project 'Whole-of-life value of Constructed Assets through Digital Technologies' sought to: Develop an online benchmarking tool to evaluate the benefits of using BIM; and To investigate the influence of 'disruptive' technologies on constructed assets. One of the case studies investigated using COBie to create an AIR from existing asset information.
- Can a housing dataset be used to create a data dictionary to specify the client's asset information requirements for COBie? Existing asset owners will want to incorporate information from BIM models created with new assets into their existing asset or facility management system. The case study investigated the practicalities of translating the structure of the existing housing asset information databases into a COBie template. Housing building information was used because one of the Centre's partners gave us access to their asset management datasets. However, the lessons learnt should be applicable to all built assets.
- The study was undertaken in three iterative steps: Review Department data requirements and structure. Map Department data requirements to COBie framework. Establish an example COBie template. The COBie template establishes a pro-forma for asset information using the Housing Department’s lexicon. For example: Floor names can be established in a number of ways is the ground level floor to be called: Ground floor; or Floor 1? as illustrated in the slide. By establishing a picklist of Floor names the client can specify the terminology to be used. To ensure continuity with the underling COBie framework no changes were made to the COBie tables. Unused fields were left in place, as these will be required with new construction projects. The Picklist and Attribute tables were used to ensure a consistent data lexicon corresponding to the Department's established taxonomy. The Housing Department provided 8 documents and two data dumps relating used housing asset information. Terminology only partial correlated between documents and datasets, which complicated the analysis.
- A three-tier hierarchal structure was identified (see slide): Rental Unit: which forms the basis of all tenancies. Building Unit: a building containing one or more Rental Units Business Entity (unit): similar to a plot of land, may contain one or more Building Units and common property such as gardens and car parking. Each COBie workbook hold only one building, thus for housing assets: Building Unit and not Rental Unit must form the basis of the COBie workbook. Rental Units must be addressed as zones, with the rooms forming a Rental Unit grouped in the Zone table. Building Unit includes common assets unique to the Building Unit (e.g. hallways, gardens). Business Entity contains only asset unique to the Business Entity. Example: Business Entity contains two buildings each with a garden but sharing a car park. Each garden would appear in the COBie table for the Building Unit with which it is associated. The car park belongs in the COBie table for the Business Entity because it is unique to the Business Entity but not to either Building Unit.
- Property (rental) management is the Department’s core business and uses particular asset data e.g. address, number of bedrooms, number of beds and facilities for tenants with disabilities. An additional table was needed for property management – though using a COBie format that new table is technically an external system. A Data Dictionary detailed the properties of each data field and could be included in the AIR.
- The existing asset terminology often contained terms that should be spilt across several COBie tables. By dis-assembling the Department's asset data we were able to reverse engineer how each data item translated to a COBie table and field as illustrated in the slide. By identifying all assets with a ‘bathroom’ tag an AIR schedule was produced. The list need not contain all bathroom assets, only those in which the client has an interest (generally speaking all the maintainable assets). Discrepancies were found in the use of terminology, for example: 'basin/vanity' and 'hand basin/vanity’ are the same asset and should therefore use the same terminology. This is not unique to housing assets - similar issues were encountered at Sydney Opera House. An alternative might be to use a classification system such as UniClass 2015 to specifying the classes of asset to be included in COBie tables. This idea needs further investigation.
- Conclusions: COBie provides a means of both defining asset information requirements and exchanging information between a BIM model and asset management system. Existing asset data can be used to create a COBie template. Picklist and Attribute tables are key to defining the terms to be used. A data dictionary explains the COBie template and can be included in the AIR. Additional table(s) may needed (treated as external systems) Mapping existing asset information to COBie is disruptive (but only has to be done once!). Creating a COBie template, data dictionary and rules from existing asset information is a complex and challenging task, likely to disrupt existing ways of working. A standardised approach to both asset information requirements and asset information exchange offers many benefits, including: Eliminating reliance upon large quantities of paper documents and duplication. Replacing the time consuming manual entry of data into asset management systems. The ability to readily check asset information for completeness..
- Background I was Facilities Manager and Facilities Director at Sydney Opera House between 2000-2008 and launched the BIM4fm project. The problem: Uncoordinated building information 150,000 documents and drawings Disparate and disfunctional software systems An opportunity to work with the Cooperative Research Centre for Construction Innovation (the SBEnrc's predecessor): Two FM and BIM research projects; and Access to BIM expertise A vision: of walking around Sydney Opera House with a handheld digital device and being able to call-up any asset information document. The BIM4FM journey has taken 14 years and continues today, driven by the passion of staff who took the opportunity to work with a leading research organisation and developed the use of BIM through a series of renewal projects at Sydney Opera House.
- BIM4FM implementation BIM and asset management standards for design, construction and building information standards. Coordinated Controlled Survey Network: 169 brass plaques - wherever you are, you should be able to see at least on marker. All traditional and point cloud survey must align with Survey Network Validated work-as-excuted handover model compatible with BIM4FM system includes: Operating & Maintenance Manuals PDF copies of developed/derived drawings Plant Data Sheet detailing all maintenance, asset & finance details (COBie) Model file detailing demolition, new, existing works Point Cloud scan verified as-built of works executed Ecodomus bespoke web-based interface between all databases giving access to: Maintenance systems/scheduling Building systems Asset/property management data Space/event management data BIM4FM journey at Sydney Opera House based-upon solid principals delivering practical and achievable outcomes. Uptake has only been limited by the reluctance of the construction industry to embrace change. This is a classic example of a client, Sydney Opera House, leading change. Earlier SBEnrc research has concluded that clients are best placed to drive change in the built environment industry.
- Conclusions What are the benefits of using BIM? It is difficult to directly measure the benefits of BIM. The BIM Value Benchmarking tool has had limited uptake this may reflects the high level of sensitivity to information sharing in the Australian construction industry. Numerous many reports and case studies suggest BIM is delivering a positive return to the design and construction sectors. Benefits to FM are not yet being delivered because BIM4fm is infrequently practiced. The Sydney Opera House BIM4FM project and the housing case study illustrate some of the challenges, and benefits, of adoption BIM4FM. In this context COBie may have a critical role to play in both defining asset information requirements and facilitating the exchange of data between a BIM model and asset management systems. What is the influence of 'disruptive' technologies on constructed assets? The effort required to delivery the benefits of BIM4FM is likely to be disruptive in both the resources required in initially set-up and of existing systems and work practices. BIM is a source of 'creative destruction, slowly supplanting CAD and other ways of working but without significantly disrupting the industry as a whole. The disruptive power of BIM sits with clients who can use BIM specifications to force industry to behave differently — something that has been achieved at Sydney Opera House and in the United Kingdom's adoption of BIM driven by Government.
- If you have a BIM4fm project that would make an interesting case study please contact Paul Akhurst (via LinkedIn) to discuss writing-up and publishing your project.