Benefits of using BIM for project and built asset management sharing standards internationally

Transcription

1 Benefits of using BIM for project and built asset management sharing standards internationally Mr Tim Bennett BSc MA FRICS, Head of Construction Faculty

2 Presentation outline Building information modelling (BIM) and asset management overview Move to standardisation Case studies BIM potential issues Hong Kong case study Mr Sunny Choi, Senior Quantity Surveyor, Hong Kong Housing Authority Questions and answers

3 BIM the wider agenda

4 BIM project and built asset management and the wider agenda International Property Measurement Standards (IPMS) Measured Surveys of Land and Utilities (3rd edition 2014): - topographic surveys - underground utility surveys - UK railway network being surveyed 2% accuracy NRM3 and the wider application of life cycle cost (LCC)/built asset management

5 BIM project and built asset management and the wider agenda Cross-industry alignment with BIM/NRM3: Standard Maintenance Specification for Building Services (SFG20 Maintenance Models) Life Expectancy Building Components (BCIS) CIBSE Guide M: Maintenance Engineering and Management/Life Tables CROME (cost categories of LCC) Soft Landings and BIM PAS :2013 BIM standards BS 8544:2014 LCC maintenance in use guide RICS International BIM Implementation Guide (2014)

6 International Property Measurement Standards IPMS Source: ipms.org

7 International Property Measurement Standards IPMS Provides the missing link to: International Valuation Standard (IVS) Framework International Financial Reporting Standard (IFRS) Source: ipms.org

8 BIM CROME cost categories of LCC Adapted from the Royal Institution of Chartered Surveyors (RICS) (2014: 23) NRM3: New Rules of Measurement, London: RICS

9 BIM BS 1192 CROME integrated asset management BS1192

10 NRM BIM Asset management Key cost categories NRM1 NRM3 Construct Maintain Renewal Capital building works Annualised maintenance Forward maintenance Risk allowance estimate Risk allowance estimate Risk allowance estimate Source: Green A (2014) NRM3 presentation, RICS conferences, June

11 NRM BIM Asset management Key cost categories NRM1 NRM3 Construct Maintain Renewal Capital building works Construction works Refurbishment works Fit-out and adaptations works End-of-life works (demolition) Main contractors: - preliminaries - overheads and profit Other specific costs: - project/design team fees - development/project costs BASE COST ESTIMATE (excluding risks/inflation/vat) Risk allowance estimate Inflation estimate (construct) VAT assessment (if included) Other considerations Annualised maintenance Planned scheduled tasks Reactive unscheduled tasks Proactive inspect/monitor End-of-life works (demolition) Maintenance contractors: - management and administration costs - overheads and profit Other specific costs: - consultant/specialist fees - employer definable works BASE COST ESTIMATE (excluding risks/inflation/vat) Risk allowance estimate Discounting (maintain) VAT assessment (if included) Other considerations Forward maintenance Major repairs/replacements: predicted scheduled actions Refurbish and upgrade works Redecorations (if separated) Maintenance contractors: - management and administration costs - overheads and profit Other specific costs: - consultant/specialist fees - employer definable works BASE COST ESTIMATE (excluding risks/inflation/vat) Risk allowance estimate Discounting (maintain) VAT assessment (if included) Other considerations TOTAL COST LIMIT at agreed base date costs TOTAL COST LIMIT at base date or discounting TOTAL COST LIMIT at base date or discounting Source: Green A (2014) NRM3 presentation, RICS conferences, June

12 BIM project life cycle

13 BIM maturity 2D simple two-dimensional drawings 3D three-dimensional CAD models 4D three-dimensional CAD models plus programming data 5D incorporates the relevant cost information 6D incorporates the information for facilities and asset management beyond completion RICS (2014) Overview of a 5D BIM Project, London: RICS

14 BIM maturity 2011 BIM survey of RICS HQ Technology leap immense since then BIM modelling now built on gaming software

15 BIM maturity principle

16 Sharing, however, requires standardisation Source :

17 BIM in practice

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21 Demolition Contractor exclusion zone overlapping with D-wall construction Steelwork erection mobile jib in working radius of tower crane Steelwork erection in conflict with concrete construction

22 Useful tool : Project Initiation Routemap infrastructure (2014) www,gov.uk/government/organisations/infrastructure-uk

23 www,gov.uk/government/organisations/infrastructure-uk

24 A recent report by Pinsent Masons and the Centre for Economics and Business Research (2014) suggests the following: China will invest 43.5 billion into UK energy infrastructure by 2025 Over 36 billion of Chinese investment will be made in UK real estate and 19 billion in transport BIM and Soft Landings will be key elements of this investment (as part of UK Govt targets for BIM implementation) Pinsent Masons and CEBR (2014) China Invests West, London: Pinsent Masons and CEBR, available at: [accessed 12 November 2014]

25 Soft Landings and BIM Building Services Research and Information Association (

26 What is Soft Landings? Ease the transition from design and construction into operation and use Better outcomes for those that use, manage, operate and maintain assets

27 The philosophy of Soft Landings We can more economically produce better buildings and get a better service from our delivery teams when Building performance informs every part of project delivery and Handover is not the end of the project, but an intermediate stage in an extended project completion phase

28 Benefits of Soft Landings The building s purpose is defined at the outset and then maintained through to operation and use Design solutions are reviewed by people that are going to use, manage, operate and maintain them The project team has a continual focus on asset documentation and stakeholder training Post-occupancy evaluation enables building performance to be fine-tuned Evidence collected during the aftercare period can help improve the delivery of future projects Being involving in the project for up to three years after handover to monitor, troubleshoot and fine-tune the building

29 BIM and Soft Landings From BIM maturity 6D incorporates the information for facilities and asset management beyond completion Aspirations of Soft Landings Ease the transition from design and construction into operation and use Better outcomes for those that use, manage, operate and maintain assets Beware; Heathrow T5 & New Berlin International Airport

30 BIM potential issues

31 BIM potential issues Management of information and licensing of design information Interoperability can systems communicate with each other? US case of Mortenson v. Timberline (2000) Terms and conditions between the parties including those in the software licence: - query liability to other parties - different interpretations in different countries but team is international - all use the same software - comprehensive matrix of responsibilities needed

32 BIM potential issues Data misuse model used for different purpose some cover in Standard Forms but BIM multiplies the problem the American Institute of Architecture (AIA) has protocols and level of details (LODs) descriptors ( Treatment of intellectual property rights (IPRs) BIM intensifies this issue due to the amount of information being produced Where a client has a blanket policy of retaining IPRs likely innovation could be reduced

33 BIM potential issues Legal status of BIM model Is it a contract document? Key who can rely on it and to what extent? Standard of care Existence of clash detection means unacceptable for any physical conflicts to arise does this change the test for reasonable skill and care (BIM case in the US (Matthews 2011)) Who is the designer? There may be information that no one in the team has actually created Frankfort v. Kistler (2007), where software gave advice about the law constituted unauthorised practice of law

34 BIM potential issues NEC3 Need to define protocols/incorporate into contract documents (NEC Z clauses?) Define consequences of not complying with protocols add to compensation events? As BIM is collaborative, consider utilising optional Clause X12 (partnering) General issues Risk allocation of those in the BIM process New roles that emerge not covered in contract definitions

35 BIM potential issues Loss/corruption of electronic data Parties hosting data should take precautions to mitigate loss Insurance provision Ownership, in case of cloud-based storage Definition of access rights Controlling design fees assigning clear authorship (liability) Liability around the BIM model Its use for permitted purposes (set out in protocols) For a useful approach, see the Construction Industry Council (CIC) (2013) BIM Protocol

36 The future Greater internationalisation Greater standardisation Case law to test BIM in practice Amendments to Standard Forms Definition of protocols/levels of descriptions Software terms and conditions versus contract intent Competition from non-property companies Google IBM

37 References Frankfort Digital Services Ltd v. Kistler, 477 F.3d 1117 (9th Cir. 2007) M A Mortenson Company Inc. v. Timberline Software Corp, 140 Wn.2d 568; 998 P.2d 305 (2000) Matthews D (2011) First Ever BIM Legal Case in the US [online]. Available at [accessed 12 November 2014]

38 Resources BCIS (2006) BMI Life Expectancy of Building Components, London: BCIS/RICS BSI (2013) PAS-2:2013 Specification for Information Management for the Capital/Delivery Phase of Construction Projects Using Building Information Modelling, London: BSI BSI (2013) BS-8544:2013 Guide for Life Cycle Costing of Maintenance During the In-Use Phases of Buildings, London: BSI Butcher K (2008) Guide M: Maintenance Engineering and Management, London: CIBSE, London. CIC and BIM Task Group (2013) Building Information Model (BIM) Protocol, London: CIC

39 Resources Green A (2014) NRM3: Order of Cost Estimating and Cost Planning for Building Maintenance Works, London: RICS International Accounting Standards Board (2007) International Financial Reporting Standards, London: LexisNexis International BIM Working Group, RICS (2014) International BIM Implementation Guide, London: RICS RICS (2014) Measured Surveys of Land Buildings and Utilities (3rd edn), London: RICS Websites American Institute of Architects: BSRIA, Soft Landings:

40 CPD e:

41 Hong Kong case study Guest Speaker: Mr Choi Senior Quantity Surveyor, Hong Kong Housing Authority