Managing Digital Hand-over Doug Wood Doug.wood@us.ibm.com Copyright IBM Corporation 2011
Building a Smarter Planet IBM and BIM? IBM supports the facility owner IBM sells two industry leading applications for facility owners/operators Maximo TRIRIGA - Enterprise Asset Management - Workspace management (IWMS) - Work Management (CAFM) - Energy/Environmental Management - Real estate and capital project management IBM Southbank Lab London 2
Building a Smarter Planet Maximo Asset Management Asset Management Facilities, Operations, IT, Fleet Assets, Locations, Failure Reporting, Condition Monitoring, Meters Work Management Preventive, Corrective, Projects, Emergency, Safety Plans Work Hierarchies, Planning, Status, Assignments, Actual Metrics Procurement Management PR s, PO s, Receipts, Invoices Materials Management Items, Storerooms, Inventory, Reorder, Issues, Returns Contract Management Master, Purchase, Warranty, Lease/Rental, Labor Rate Service Management Self Service Requests & Status Platform for asset owners, asset managers and service providers Next Generation Architecture J2EE Platform Standards-based Service Oriented Architecture (SOA) MAXIMO ASSET MANAGEMEN T 3
Building a Smarter Planet Who uses Maximo? Asset Intensive Organizations 11 of the 12 largest PHARMACEUTICALS companies in the world are using Maximo 7 of the 10 largest AUTOMOTIVE companies in the world are using Maximo 8 of the 10 largest OIL & GAS companies in the world are using Maximo 11 of the 20 largest diversified UTILTY companies are using Maximo 11 of the 12 major AEROSPACE & DEFENSE companies in the world are using Maximo 9 of the 15 busiest AIRPORTS in the world are using Maximo 6 of the 10 largest ENERGY companies in the world are using Maximo 4
Building a Smarter Planet TRIRIGA Integrated Space Management and Energy Management Role-based Applications IBM TRIRIGA Real Estate Manager IBM TRIRIGA Capital Project Manager IBM TRIRIGA Facilities Manager IBM TRIRIGA Workplace Operations Manager IBM TRIRIGA RE Environmental Sustainability Manager Portfolio Planning Site Selection Transaction Management Lease Administration Lease Accounting AR Tenant Tracking Payment Processing Client Requests Program Management Fund Management Scope Management Cost Management Schedule Management Resource Management Quality Management Vendor Engagement Procurement Space Management Space Chargeback Space Requests Strategic Planning Move Management Reservation Management Personnel Provisioning CAD Management Contact Center Service Management Warranty Management Preventive Maintenance Facility Assessment Security/Key Management Inventory Management Capital Planning Resource Planning CO2 Emission Tracking Utility Tracking Waste Disposal Water Consumption Green Opportunities Tracking LEED/BREEAM Certification Energy Star Integration IBM TRIRIGA Core Components Geographies Locations Organizations People Specifications Assets Receiving Invoicing Requests Customer Self Service News Graphics Reporting WPM Metrics GIS Mapping Vendors Contracts Tasks Document Management GANTT Schedules
Building a Smarter Planet Why does the owner/operator care about BIM? Facilities operating costs NIST Survey (2004) Inefficiency Costs : $15B/yr 66% borne by Owners $0.23/ existing SF/year Custodial Pest control/refuse collection Recycling costs Roads/Grounds Landscaping/snow-ice removal Utilities Plant operations and energy Reoccurring Maintenance and Repair Work orders (source : FRPC Real Property Inventory Users Guidance FY09) 6
NIST : Study Validation Building a Smarter Planet Sandia National Labs straw man survey Using BIM, if you could get all needed information in 5 minutes, how much time would that save? Response: Up to 2 hours per work order (WO) 2 hrs x $50/hr = $100/WO WO/yr = ~ 24,000 Potential savings: $2.4 M/year Copyright 2011 by Birgitta Foster
Building a Smarter Planet BIM Lifecycle Project Management Planning Operations Capital Planning As Maintained model drive capital planning and renovation Cost Design Intent Design and Construction Engineering Schedule Construction As Built As Maintained Building Control System Integration Condition Based Assessments Operations and energy cost Initialize BCS form As-Built model Model data in COBie Format (or IFC) flows into CAFM and IWMS systems starting with design intent Facilities and Space Management Real-time energy and efficiency metrics 8 Field data In-context visualization improves efficiency of maintenance planning and execution Integrated in context viewer
Digital Hand-over? BIM Model? Product Documentation Paper? Building a Smarter Planet Operations Other commercial CAFM and IWMS Other home-grown CAFM and IWMS 9 Commissioning data $$ Services $$ There needs to be a standard! Construction Operations Building information exchange
Workflow to get the model into the owner s system Building a Smarter Planet Design or Bid Model Direct COBie Export COBie Construction Management Tools Directly load model via API or SQL Directly load model via API or SQL Directly read model via API IFC Export Industry Foundation Classes 3 rd Party IFC to COBie Converters CAFM/IWMS 3 rd Party and native adaptors Directly load model via API or SQL 10
Building a Smarter Planet Standards based workflow Design or Bid Model COBie Construction Management Tools CAFM/IWMS 11
Digital Handover will overwhelm the owner with data Hand-over data before BIM Building a Smarter Planet 12 Hand-over data After BIM What the owner wants for hand-over The model needs to be filtered when handover data is generated. Hand-over data should only include: All floors and spaces Only assets that have: Significant capital cost Maintenance requirements that require tracking Regulatory requirements Product data for all included assets Attribute meaningful to the FM process
Project vs. Portfolio The AEC Industry has a project centric view of buildings Each project is unique with its own team contract approach, and data standards Owner has a portfolio centric view Example: Major US university has 1800+ building over 2000 sq ft US government agencies have portfolios of buildings ranging from several hundred to tens of thousands All those building exist together in the owners CAFM and IWMS systems The Owner needs consistency in their CAFM system across the portfolio If the owner has established standards for location/room names, equipment names and classification, the project should use them If not, the project team needs to work with the owner to establish standards or select acceptable industry standards, Hand-over has to bridge the gap 13 Building a Smarter Planet
What is COBie? An Construction Actress? Operations Building information exchange Building a Smarter Planet A Spreadsheet An Open Standard managed by BuildingSmart A Relational data model A Contract Specification that allows owners to specify what data is required at hand-over 14
Building a Smarter Planet COBie Structure Facility: Single record describing Facility, Site, and Project - Every COBie package must have exactly one Facility Floor: Level or Floor, - Implicitly reference Facility Space: Rooms or other indoor or outdoor bounded spaces - References Floor Component: Any building element that is not a space. - References Space and Type. Type: Think Family. Describes characteristics common to many components - References Contact Zone: A collection of Spaces System: A collection of Components Job: A sequential set of steps describing a maintenance procedure References Space and Type. Contact: Contact reference by email. May imply a company Attributes: Properties- Name-value pairs - Can reference any row on any other table Document: References to files or URLs - Can reference any row on any other table 15 Design models such as those done in Revit contain: Facility (Implied) Floor, Space, Component, Attributes Some Types May have system or zone
COBie Component Relationships Building a Smarter Planet Facility Floor Floor Floor Space Space Space Space Space Space Space Space Space Component Component Component Component Component Component Type Type Type 16
COBie Drops Design Model Floors and Spaces (Facility, Floor, Space) Equipment Schedule (Component) Equipment design specification (Type) Definition of building systems (System) Definition of space zones (Zone) %50 of hand-over data available Bid Model Equipment make and model %75 of hand-over data available Installation Asset Tag What item is install at each location? Commissioning Installation data Warrantee start data Asset Tag Commissioning issues Hand-over Pre hand-over maintenance Commissioning issues resolution Final documentation %100 of hand-over data available 17 Building a Smarter Planet COBie data: Who? When? Where? Product Data (From manufacturer) Manufacture, Model number Equipment actual specification Product documentation (pdf) Maintenance Procedures Preventive maintenance schedule Parts manifest COBie Tables: Type, Job, Spare, Resource Owner FM teams participates in commissioning process. CAFM system is directly updated on site via mobile Data: Asset Tag, Install date, issues owner needs to track
Building a Smarter Planet UK Government is mandating multiple COBie drops 18
Building a Smarter Planet How do I get COBie data from my Model? Revit 2013 COBie Toolkit Add-on to Revit 2013 Provides filtering based on Revit families Tables Supported Space, Component, Type, System, Zone, Attribute? Bimserver.org Open source (GPL) from bimserver.org Locally hosted web application Can require a lot of memory >32GB for 1.2GB IFC file Tables Supported Facility, Floor, Space, Component, System, Type, Assembly, Document, Attribute 19 EcoDomis Service hosted by EcoDomus Uses Revit plug-in to upload data to EcoDomus server Plug-in support filtering by Revit Family and Type Tables Supported Contact, Facility, Floor, Space, Component, Zone, System, Spare, Resource Job, Document, Attribute Not an endorsement, just some stuff we ve tried
Challenges and Pitfalls Building a Smarter Planet Deficiencies with COBie No precise definition of the syntax and semantics of most fields No statement of which fields are required No data model or structure for attribute data Model quality issues Assets are not assigned to spaces Must use Revit Rooms not spaces Many need to add spaces for service areas Assets are not assigned to types Missing Classifications Missing or poorly defined system definitions Contact vs. Company Team Coordination and communication between design team, contractor and owner 20
Building a Smarter Planet CASE STUDIES Gatwick Airport IBM Japan - Osaka Building TAKENAKA - NTT Building - Japan 21 IBM Littelton Lab Bolton, MS
Building a Smarter Planet Gatwick Airport An Introduction Gatwick Airport is the UK s second largest airport and the busiest single-runway airport in the world. It serves around 200 destinations (more than any other UK airport) in 90 countries for 34 million passengers per year. To me its all about the potential efficiencies that can be leveraged by the business by linking what we do in the BIM world with what the Asset Management functions require. The airport is owned by a group of international investment funds, of which Global Infrastructure Partners (GIP) is the largest shareholder. Gatwick is undergoing the biggest transformation in its history - much of this change is being delivered through a 1.2 billion capital investment programme. New buildings and other facilities have to be designed, commissioned and moved into operation in a very short space of time. New UK Government mandate requires fully collaborative 3D BIM as a minimum by 2016', and the need for efficiency and industry reform to realise a 'cost reduction of 20% during the term of the current parliament'. This requirement is referred to as BIM Level 1. Gatwick Airport have surpassed this requirement and are piloting enhanced BIM, referred to as BIM Level 2. BIM Level 2 builds on BIM Level 1 and adds the integration of BIM with Facility and Asset Management Using the latest technology at our disposal to ensure that the right tasks get done at the right time, and not 6 months after the facility has opened. That we move over to undertaking planned work rather than reactive, which will enable us to plan for spares in our forward stores; which will ultimately lead to potentially massive cost savings in running the facility over its lifetime. Simon Richardson CAD Manager 22
Autodesk Revit Revit Building a Smarter Planet Gatwick Airport The Solution Goals: Prove cost effectiveness of COBie based hand-over Demonstrate usefulness of BIM data in FM processes Develop repeatable approach and methodology A new multidiscipline project team work with a dedicated BIM / CAD team. The BIM / CAD team are instrumental in providing feedback from regular design reviews, ensuring that building models are compliant with BIM working practices. The team has support from senior management at the airport and regular review boards ensure everybody is working towards the same goals, adhering to the same processes and working together as a team NavisWorks Geometry COBie Asset & Attributes IBM Maximo Initial results have been very promising the BIM models were transferred from Revit into Maximo with very few issues. The total time to upload the complete asset structure from Revit to Maximo was significantly faster than the old, manual methods (a step change from months to minutes) 23
Building Information Modelling and the integration to Gatwick Airport s facility management system has demonstrated the potential for huge business benefits not only in the short term (prior to the operational phase) but also in the later stages of the buildings life. Enhanced collaboration between the architects, the maintenance teams, purchasing, health and safety and other teams has enabled Gatwick Airport to get the design of the building, and it s associated assets right-first-time. Component selection has been based not only on the architectural specification but also on the experience from the field this will cut costs by increasing the lifecycle of our assets The accurate asset information loaded directly from the BIM model, working in association with the intuitive interface of Maximo, and the embedded NavisWorks Manage viewer will improve maintenance team productivity by cutting the time spent on location the primary fault location, and by using the systems orientated views will further reduce time in identifying other potential faulty components in various associated systems 24 Building a Smarter Planet Gatwick Airport Business Benefits The initial PoC demonstrated that Gatwick Airport were able to export the BIM information created in Autodesk Revit into Maximo Asset Manager - this integration enabled Gatwick to create an asset register, consisting of over 2000 location related assets in less than one hour - typically, this kind of activity would take many months to complete. Having the asset register implemented prior to the building being occupied or even built, enables various processes to be emulated early in the process - these processes include various maintenance tasks, health and safety procedures, maintenance routing and planning and preventative maintenance scheduling.
Building a Smarter Planet TAISEI Corporation Completed technical PoC aiming for reducing the life cycle cost for buildings by integrating BIM (Building Information Modeling) with FM (Facility Management) and proved the integration was effective to optimize the LCC (Life Cycle Cost) for building. Challenge and Benefit Make the BIM for existing building by Revit and integrate into Maximo by using Maximo BIM/COBie integration Considered PoC objectives in cooperation with Smarter Cities division, GBS and IBM RESO, and designed the solution architecture based on Maximo. Developed Japanese version of the integration module for BIM and Maximo and tried to standardize the data exchange between BIM and FM with COBie sheet. Business Result Taisei and IBM concluded that this approach reduces maintenance cost by approximately 13% (*1) Taisei and IBM published a joint press release about the efficiency n May: http://www-06.ibm.com/jp/press/2013/05/2202.html. *1 In case the construction cost is 100M$ and the maintenance cost is 320M$.
IBM Japan case study Building a Smarter Planet Name IBM Japan Osaka Building Location Osaka, Japan Completion Year 1974 Floor Space 20,952.19 square meters Floor 12 story building with 4-story basement
BIM 3D View Building a Smarter Planet Implementation Result (Maximo) COBie Job Plan Specification
Informatio n Tangible Effectiveness Building a Smarter Planet IBM has clarified the following tangible effectiveness, as hypothesis estimation, by connecting data between BIM (Building Information Modeling) and FM (Facility Management: Maximo) 1. Reduction of duplicate labor workload by connecting data among design, construction and operation & maintenance 2. Reduction of operation & maintenance cost by reflecting maintenance point of view to plan & design by frontloading design methodology 3. Optimize the timing of renovation / repair by visualization of plan & actual data for operation & maintenance 1. Remove duplicate workload Plan Owner Informati on Gap Cost claim Design Construction O&M Duplicate Workload 影響度 費用 2. Front Loading Plan/Design by point of view from O&M Plan Design Construction O&M McNealy Curve 3. Visualization for FM plan & actual Optimize the timing of renovation / repair IBM-J HQ Data@Roppongi Tangible effectiveness is around 41M$( 13%) against 320M$ of total O&M cost of 100M$ investment of building Based on 65 years lifecycle
FM Software BIM Data Exchange BIM Software Building a Smarter Planet NTT FACILITIES IBM Japan & TAKENAKA Developed new methodology to manage the building information consistently by integrating design, construction and maintenance data. Applied this methodology to the new office building for NTT FACILITIES whose construction will be completed on April, 2014 and proved to reduce the Life Cycle Cost(LCC) of operating maintenance by about 20%. Design Model (Revit) COBie (Attribute) Structure Model (Tekla) Integrated BIM Model (Revit) IBM Maximo Equipment Model (Tfas) Navis 3D Challenge and Benefit Integrated the design, structure and equipment BIM models that are being developed by each separate BIM software and imported into IBM Maximo by using standard data exchange format (COBie and OMNIClass) Defined the development phase to input design, construction and maintenance data into the COBie sheet. Applied the Feedback from the Facility Management(FM) to the design and construction model to reduce the LCC cost. Business Result Developed new methodology to manage the building data and proved to reduce the maintenance cost by about 20% by applying to a real construction project. We published a joint press release about the efficiency on Sep, 2013 (http://www-06.ibm.com/jp/press/2013/09/1702.html).
Facility Profile Building a Smarter Planet Name NTT FACILITES Shin Ohashi Office Building Location Tokyo, Japan Completion Year(Plan) April, 2014 Floor Space 4,341.59 square meters Floor 4 story building with 1-story basement
System Overview Building a Smarter Planet Autodesk Revit 2013 Desig n Integrated BIM Model Autodesk Revit 2013 BIM 3D Model Autodesk Navisworks Manage 2013 FM System IBM Maximo 7.5 IFC Structure Tekla Structures BIM Attributes COBie IFC Equipment CADWe'll TfasⅤ BIM Software Data Exchange Format FM Software
Tangible Effectiveness Building a Smarter Planet Adapting BIM Project Start Construction Commission Refurbishment Design FM Construction BIM Virtual Commission Commissioning BIM Virtual HandOver Design Change BIM-FM 1 O&M Simulation Change O&M Design O&M Education 2 Improve the Work Productivity by integrating BIM and FM O&M Start O&M 3 Not Adapting BIM Project Start Construction Commission Design FM Change the Design from FM viewpoint Design Change Estimation Change Tangible effectiveness for #1, #2 and #3 is around 20% to reduce the Life Cycle Cost(LCC) of operating maintenance Commission Design (Paper) Can start O&M soon after commissioning Jo b Plan Asset Data(Temporary) LCC Planning Job Plan Asset Data LCC Planning O&M O&M Official Start
Building a Smarter Planet Building Information Model Extensions for Maximo Why BIM for Facilities Management? Reduced labor and improved accuracy in building commissioning Architects/ Engineers gain visibility to actual building performance Reduced cost and lead time for renovation Reduced time to plan and assign work orders What s Included? Owner/ operator data requirements communicated to design build process Available on the ISM Library ISM Library 33 COBie data import 3D BIM Viewer Integration Maximo extensions for BIM data http://www.ibm.com/software/ismlibrary?navcode=1tw10ma44.
Successful projects are team projects Get the owner involved in the process early Understand what data the owner needs and how they use it - Have the owner review the design for maintainability What equipment has perfumed well in the owners environment? Is access to the equipment adequate and safe? Is there sufficient space around the equipment to work Building a Smarter Planet Include a FM advocate on your team Get the hand-over data requirements into you BIM Execution plan - Capture the required data as its generated not at the end of the projects - Make the data available to the owner when you have it Know the import capabilities of the owner s IWMS and/or CAFM system 34
Building a Smarter Planet Agreements required for a successful COBie hand-off For which asset will data be provided? For each class of assets, What set of attributes are expected? What classification hierarchy will be used? How is Equipment names? When is the data expected? - If there is to be more than one drop, - what data is required for each drop? Is digital product and maintenance documentation part of the COBie deliverable? - If not, how are these files to be organized and delivered - What System will the owner use to store and manage these files? How and when are barcodes assigned? 35
Building a Smarter Planet Resources BuildingSmart COBie http://www.nibs.org/?page=bsa_cobieguide Maximo extensions for BIM https://www- 304.ibm.com/software/brandcatalog/ismlibrary/details?catalog.label=1TW10MA44 BimServer.org http://bimserver.org/ Revit COBie 2013 Toolkit http://usa.autodesk.com/adsk/servlet/oc/offer/form?siteid=123112&id=18070390 EcoDomus http://www.ecodomus.com/index.php/cobie-basic/ 36
Building a Smarter Planet Questions? 37
Building a Smarter Planet BACKUP 38
Building a Smarter Planet BIM import architecture General IFC Source AutoDesk Revit IFC Export Industry Foundation Classes Publically available IFC to COBie Converters Maximo Application Web Upload COBie source COBie Schedule COBie Maximo server file system COBie to Maximo Mapping COBie Maximo Import location Facility Floor Space Component System Zone Type Attribute Location and COBie import project Location Location Location and Asset System (Category configurable) System (Category configurable) Product (New for COBie support), Item Specifications for: Location, Asset, Product, Item Standards IFC http://www.iai-tech.org/ifc/ifc2x4/beta3/html/index.htm gbxml http://www.gbxml.org/ COBie http://www.wbdg.org/resources/cobie.php OMNIClass http://www.omniclass.org/ COBie Certified http://buildingsmartalliance.org/index.php/newseve nts/proceedings/cobie2011challenge COBie Parser Analysis and Import Contact Person, Company, Company Contact Document Job Resource Spare Attachment Job Plan, InvVendor, PM, ProductJob (New) Toolitem, Job Plan Tools Product parts (New) Marketing POC Technical POC name: Kim Woodbury name: Doug Wood phone: (978) 899-2644 email: Doug.wood@us.ibm.com email: kwoodbur@us.ibm.com Maximo DB 39
Work order viewer integration Building a Smarter Planet Selecting the facility to display in the viewer Many ways to search and create a selection list Add or remove selection list from work order Tree has list of all assets and locations associates with the work order and shows path to top Selecting an item in the tree displays and highlights it in the viewer 40