Unlocking the value of BIM for asset management

Transcription

1 Unlcking the value f BIM fr asset management In New Zealand the benefits f using Building Infrmatin Mdelling (BIM) during the design and cnstructin phases f a building s life cycle are increasingly understd. Less well knwn is the lng-term value that can be delivered by BIM in the peratin phase, after the building s handver. Greater use f BIM and digital infrmatin t supprt asset management (AM) and facilities management (FM) is critical t its greater uptake. This article explres hw BIM can be used t imprve the quality and usefulness f the infrmatin that is delivered alngside a physical asset t assist its future peratin and maintenance. Anchring BIM t the wner s business drivers is central t its success. The BIM value chain Over and abve the benefits f BIM t the design phase and cnstructin phase, BIM can add significant value during the peratinal phase f a built asset s lifecycle. The BIM value chain fr asset management can be summarised as fllws: A ready reservir f imprtant, reliable infrmatin fr: asset assessment actual wear and tear, histry f maintenance t better infrm replacement decisins and likely expenditure reliable starting pint fr decisin-making peratinal efficiencies disaster recvery/ business cntinuity. Data efficiency remving duble-handling f infrmatin and related frustratin by linking databases tgether: efficient use f asset data fields frm the design phase, added at the technical submissin phase and checked upn cmpletin. Shuld wners develp further maturity in this space ver the next 3, 5 r 10 years, the 3D mdel infrmatin can be leveraged fr their systems and space management. Quality cntrl crdinating mdels and installatin up frnt reduces the need fr site-driven changes s cnstructin-issue installatin layuts becme the As-builts, ften requiring zer change, as everything is installed as per the drawings. Subtrades prvide 2D and 3D asset infrmatin (as well as nn-graphical data) fr an wner s asset management system at handver this infrmatin is an integral part f the mdelling prcess and, therefre, cmes at n extra cst.

2 Page 2 Unlcking the value f BIM fr asset management Reliable As-built infrmatin n cmpletin f a prject 3D scanning can augment the As-built infrmatin, if requested, including any areas where there may be future cnnectins, aviding need fr disruptive/destructive surveys t detail cnnecting elements. Until recently, the uptake f BIM has been led by design cnsultants wh use BIM fr imprving the crdinatin and efficiency f their design and dcumentatin prcesses, and by larger cntractrs wh use BIM t assist cnstructin c-rdinatin n cmplex, large-scale prjects, says BIM Acceleratin Cmmittee member Andrew Field. We see a step change in the use f BIM in New Zealand cming frm building wners taking a lng-term view f their prperties and demanding better infrmatin as part f their prject brief t imprve their decisins abut asset maintenance and renewal. When the value f BIM is unlcked in this way, we can harness untapped ptential. Slutins f the future Increasingly, new buildings and refurbishments need t be sustainable and respnsive t changing needs. BIM enables this thrugh the creatin f digital asset infrmatin management (AIM) systems. It is the gateway t the slutins f the future. A huge amunt f infrmatin is created n a cnstructin prject and it is challenging t get a clear understanding f prgress frm all f the cntractrs invlved. Als, the infrmatin is ften prduced in multiple places and in multiple frmats. AIM prvides a ne-stp view f key building infrmatin, saving time and bringing certainty t all prject team members and the building wner. This fully integrated, digital repsitry f infrmatin can be called n endlessly thrughut a building s life. An innvative example The redevelpment f the Masn Brs. Building in the Wynyard Quarter Innvatin Precinct n Auckland s waterfrnt by Precinct Prperties shwcases hw BIM can enhance asset management. In a grund-breaking first fr New Zealand, mbile and clud based technlgy was used t capture critical data thrugh the prject s design and cnstructin phases and deliver it t the building s peratins team s mbile devices t infrm nging maintenance. T understand the tangible benefits f BIM fr asset management, it helps t lk at this innvative example in mre detail. Pht: Dawid Wisniewski Precinct Prperties invests in high quality, strategically lcated city centre real estate. The Masn Brs. Building, a character warehuse n the edge f Waitemata Harbur, had been used as the Suthern Spars facility fr the 2003 America s Cup. Precinct wanted t transfrm the 5,500m² warehuse int a dynamic, multi-functinal, cmmercial envirnment fr multiple tenants.

3 Page 3 Unlcking the value f BIM fr asset management In line with its strategic bjective f peratinal excellence, a particular driver fr Precinct Prperties was ensuring that the repurpsed Masn Brs. Building was highly efficient t run frm an peratins and maintenance perspective. A critical utcme was the ability t accurately frecast capital expenditure. Taking AIM Precinct engaged Beca t create a custmised, digital AIM system fr the Masn Brs Building. The evlutin f the slutin started in the right place in the future. Beca s Digital Delivery team wrked backwards frm the end use, defining Precinct s peratins team s essential asset infrmatin requirements (bth graphical and nn-graphical). These included: plant rm and risers maintainable equipment disaster recvery and business cntinuity infrmatin (e.g., lcatin f valve sets, shut-ff prcedures fr utilities and electrical equipment). This infrmatin needed t be prvided in an easily accessible, digital frmat at the handver f the refurbished building. Precinct Prperties specified the use f BIM in the cnstructin phase t prduce validated asset infrmatin that wuld supprt the building s nging peratin. The main cntractr, NZ Strng, wrked with the supply chain t achieve this with the assistance f an external BIM management cmpany, asbuilt. The cntracting team, alng with asbuilt, input infrmatin using mbile devices t capture extra data int the 3D envirnment. They als used a desktp web interface t capture additinal data. Training wrkshps shwed them hw t input the required data nline. The physical handver f the refurbished building was partnered by a digital handver f essential infrmatin, including the 3D mdels, specified assets and assciated data and dcumentatin. Beca develped an innvative asset management slutin that prvides Precinct Prperties with detailed, up-t-date, reliable infrmatin n the building s plant and equipment. All f the Masn Brs. Building asset infrmatin is delivered n mbile devices, taking a tedius paper-based prcess int the digital space. Precinct s asset management and peratins teams can instantly access all f the 3D mdels and view where the assets are in the building and the data and dcuments assciated with them. It s an nging data cllectin prcess that can be used thrughut the building s life cycle fr a variety f different purpses. PAUL SINGLETON, PRECINCT PROPERTIES OPERATIONS MANAGER AUCKLAND The digital AIM slutin incrprated a suite f sftware frm Autdesk, prviding a link between infrmatin generated during the cnstructin phase (BIM 360 Field) and the live asset management database (Building Ops) used by Precinct Prperties fr the nging maintenance f the Masn Brs. Building. This asset database can be integrated with ther business management systems, such as accunting r space management systems, t leverage further benefits, but the integrating technlgies are still maturing. A full descriptin f the develpment prcess is prvided in the BIMinNZ Masn Brs. Cmmercial Precinct Case Study at

4 Page 4 Unlcking the value f BIM fr asset management Precinct was willing t innvate, investing time and effrt in new ways f managing cnstructin and asset infrmatin, says Beca Technical Directr Brett Naylr. The Masn Brs. Building redevelpment demnstrates hw essential infrmatin fr asset management can be captured digitally and delivered n site thrugh mbile technlgy a New Zealand first and ptential game changer. Leveraging the benefits S what des this mean fr Precinct Prperties n a day t day basis? Many peple talk abut the benefits that BIM can deliver t a prject in design and cnstructin. Fewer talk abut the benefits that BIM can bring t the asset management and peratins stages where the mst benefit can be achieved. PRECINCT PROPERTIES DEVELOPMENT, MANAGER, DAVE LUXTON When maintenance wrk is carried ut n any building system, the infrmatin is linked t a 3D mdel and upladed t the clud-based database. It prvides a recrd f vital infrmatin which is updated thrugh links t hand-held devices when plant is serviced. This delivers nging benefits fr Precinct Prperties. Paul Singletn, Precinct Prperties Operatins Manager, Auckland, shares an example f hw things are better than befre. During the defects and liability perid f the Masn Brs Building, there were nging issues with the dmestic ht water system. An independent team met n site t review its design, install and peratin. Using the digital AIM system we were able t access the design and As-built dcumentatin via the use f a barcde and mbile device, t deduce the system was nt installed as per design. Supplier infrmatin was accessed and a call put thrugh t assess the actual capacity f the calrifiers and the heating elements. The cntrl f the system was als interrgated at the time and changes t the functinal descriptin f the system culd be made t reduce electrical cnsumptin. All f the abve happened within a matter f minutes, in the plant rm, withut the need fr the grup (an expensive grup!) t head away t start the accumulatin f infrmatin. Delivering lng-term value In summary, BIM-driven asset management slutins prvide greater efficiencies fr: scheduling asset maintenance and replacement accurately frecasting OPEX and CAPEX raising wrk rders energy use and building perfrmance delivering enhanced service t building tenants by respnding quickly t issues managing hazards and disaster recvery maintaining and updating recrds

5 Page 5 Unlcking the value f BIM fr asset management better decisin making and strategic planning. Critical success factrs As the Masn Brs. example illustrates, critical success factrs fr the use f BIM fr asset management include: understanding the client s desired utputs what they want ut f an As-built mdel and hw they plan t use it and identifying these in the prject brief adpting the mantra f less is mre, fcusing n capturing the asset data that is mst imprtant t their business the data set needs t be manageable and useful partnering with cntractrs wh can manage gaps in digital infrmatin knwledge in the supply chain. The Precinct Prperties experience pints t the many benefits f applying BIM t asset and facilities management, ver and abve the benefits BIM brings t building design and cnstructin. In additin t prviding reliable As-built infrmatin n cmpletin f a prject s peratins are ready t g frm day ne, a digital As-built handver prvides essential infrmatin fr the efficient, nging management and peratin f a building ver its lifetime. There is massive ptential t apply BIM as a discipline mre widely in this area, starting with a clear fcus n the building wner s end use f asset data. It s time t g back t the future.