Leveraging BIM to Reduce Risk Kyle Holmes Vice President of Support Operations The Brandt Companies, LLC kholmes@brandt-companies.com
TOPICS Very Brief Corporate Overview Myths To Dispel Why do BIM? The Seven Dimensions Making the Model Do Work So What? BIM Productivity Pitfalls Practical Holy Grail for BIM
OVERVIEW Brandt is the largest mechanical, electrical, and plumbing services provider in Texas. For 61 years we have been designing, building, upgrading and maintaining energy efficient building systems for our customers. $310 Million (US) in 2012 2000+ Employees 41 Engineers on staff Offices in Austin, Dallas, Fort Worth, Houston, San Antonio and Waco Brandt renovated an existing structure to create a new headquarters building that achieved LEED-Gold status. We focused on five LEED categories which are Brandt s area of engineering and design expertise: Energy Efficiency, Mechanical Innovation, Water Efficiency, Sustainable Site, and Recycling/Reuse.
Myths to Dispel
Myth #1 BIM is a magic bullet A BIM Miracle Occurs
Myth #2 BIM solves all problems BIM is no substitute for planning Poor Planning Non-BIM Process Poor Results Poor Planning BIM Process Poor Results
The Reality BIM Provides a Digital Mockup So Builders Can Confirm What They Will Actually Build Before They Build It (Decisions Made Earlier)
Why do BIM? The Long Answer
SHORTEN SCHEDULE PROMOTE FABRICATION USE INTEGRATED FABS BETTER HOUSEKEEPING J.I.T. DELIVERY LEAN CONSTRUCTION PEAK SHAVING BETTER DESIGN ASSIST DIGITAL SUBMITTALS FACILITIES MGMT. THE OTHER BIM (Beautiful Images for Marketing)
Why do BIM? The Short Answer
A PROPER BIM PROCESS generates an OPPORTUNITY that can allow PLANNED FABRICATIONS to REDUCE ONSITE RISK
7D of BIM According to Salesmen 3D Modeling work x,y,z 4D Scheduling work 5D Itemizing/Buying work 6D Documenting work 7D Facility management work
How Salesman RANK the dimensions 7D Facility management work 6D Documenting work 4D Scheduling work 3D Modeling work x,y,z 5D Itemizing/Buying work
A more productive RANKING 3D Modeling work x,y,z 5D Itemizing/Buying work 4D Scheduling work 6D Documenting work 7D Facility management work Why?
3D - Modeling work x,y,z Dimensional accuracy reduces risk
5D - Itemizing/Buying work Purchasing accuracy promotes fab Fab reduces risk
Aren t all press fit copper elbows equal?
Aren t all press fit copper elbows equal?
The two leftover dimensions 4D - Scheduling work You must have the 5D data for 4D to work well Tools for scheduling exist today outside of BIM 6D/7D Documenting/Facility Mgmt. Convenience (but who is the customer?)
Electrician Fire Sprinkler
So What?
Two keys for BIM productivity PULL BIM Schedule from GC Schedule Make the COORDINATED MODEL do as much work as possible
Schedule Secret The critical path for schedules used to be long lead equipment/material items The new critical path for schedules is actually the MEP coordination process This is particularly true as more projects begin construction before MEP design is complete
Scheduling Synchronize Sleeves Coordination Fab shop Field work Pull sleeves from structure Pull rest from MEP rough in Field Sleeves Fabs Coord
We do this for every job, and we maintain it because BIM is a shop with a production schedule like every other kind of shop.
Making the Model DO WORK If you have done 5D (Procurement) properly, a coordinated model can tell you: Bill of materials PURCHASING Field hours LABOR PLANNING Shop Hours SHOP PLANNING Projected cost FINANCIALS Critical locations SLEEVES/INSERTS Metrics ESTIMATING
Our Mantra We MODEL what we SUBMIT, BUY what we MODEL, FAB what we BUY, INSTALL what we FAB, ESTIMATE what we INSTALL.
What does that REALLY look like?
Where can you gain even more fab productivity to reduce risk for the owner?
Integrated Fabs Multi-trade
Integrated Fabs Multi-trade
Integrated Fabs Multi-trade
Integrated Fabs Multi-trade
Integrated Fabs Multi-trade
Integrated Fabs Multi-trade
Productivity Pitfalls Your organization Construction schedule BIM Expectations Speed of decisions Protocol
ORGANIZATION THEN
NTX OPS MECH OPS STX OPS PM Team FIELD Team PM Team FIELD Team Demand Engineering Engineering Supply BIM BIM P/P Fab Shop P/P Fab Shop S/M Fab Shop One way One way
ORGANIZATION NOW
NTX OPS MECH OPS STX OPS PM Team FIELD Team PM Team FIELD Team Demand SUPPORT OPERATIONS Supply Engineering Director BIM Director Fabrication Director NTX Team NTX Team NTX Team STX Team STX Team STX Team STANDARD DELIVERY FOR ALL TEAMS
Productivity Pitfalls No respect for schedule Would we get chillers on time if their delivery dates could change drastically 75% into production?
Productivity Pitfalls No respect for BIM expectations Builders BIM > Designers BIM Mechanical > Electrical GC > Subcontractors The BIM spec/execution plan must be reviewed prior to bid or qualified by Subcontractor if not provided
Productivity Pitfalls No decision-making early enough Selections > Specifications The only thing worse than being too late is being too early Value Engineering can impact BIM Changes in specific products can completely de-rail your 5D BIM efforts if you are not careful
Aren t all press fit copper elbows equal?
Decision Making & Equipment 110,000 ft2 hospital, CAD hours for: Chillers/Boilers 24 AHU s 22 Terminal units/fcu s 64 GRD s 30 FD s/fsd s/sd s 15 The quantity of the items, not their size (or cost), matters most
Protocol The WRONG Way Field PM GC BIM Dept. Arch M/P Eng Other Trades
Protocol The RIGHT Way Arch M/P Eng. Other Trades GC Field PM BIM Manager (1-2 people) BIM Dept. (40 people)
The Most Expensive Pitfall NO GC SCHEDULE = BIG PROBLEM (Especially if design is CHANGING)
The Holy Grail Accurate Metrics We MODEL what we SUBMIT, BUY what we MODEL, FAB what we BUY, INSTALL what we FAB, ESTIMATE what we INSTALL.
BOWS Brandt Orders Workflow System Manages Risk
BOWS ties it all together BTime Time Management Wennsoft Financials Autodesk BIM Workflows Reporting Custom Metrics Primavera Scheduler Fast Duct/Pipe Estimating Share Point Document File Server Exchange Email / Security
Closing Points BIM is a tool, nothing more BIM must be scheduled BIM reduces risk by streamlining fabrication opportunities BIM is helping the evolution of construction into more integrated delivery Builders, not designers, are leading that evolution today