VIA University College Horsens, Denmark Bachelor of Architectural Technology and Construction Management

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1 VIA University College Horsens, Denmark Bachelor of Architectural Technology and Construction Management 7 th semester dissertation BIM and FMS An approach for linking a Building Information Model with a Facility Management System By Torstein Oen Consultant: Kirsten Sommerlade

2 Title page BATCoM Bachelor of Architectural Technology and Construction Management Dissertation title: BIM and FMS Consultant: Kirsten Sommerlade Author: Torstein Oen Date/Signature: VIA student number: Number of copies: 2 Number of pages: 34 Number of characters: All rights reserved no part of this publication may be reproduced without the prior permission of the author. NOTE: This dissertation was completed as part of a Bachelor of Architectural Technology and Construction Management degree course no responsibility is taken for any advice, instruction or conclusion given within! 1

3 Preface This is a 7 th semester dissertation report written by Bachelor of Architectural Technology and Construction Management (BATCoM) student Torstein Oen, for VIA University College Horsens. The report is focused on an approach for linking a Building Information Model (BIM) with a specific Facility Management System called FDVweb. The author has described solutions for how this can become possible and defined what the link should contain. The New Søreide School project in Bergen, Norway has been used as a case project. The report includes a description of terms and definitions that concerns the dissertation subject. Most of the illustrations in the report are created by the author. Acknowledgements I started looking for a problem statement for my dissertation the autumn of 2011, because I wanted to research and solve a problem outside the school world. I then contacted Skanska Norway AS for suggestions. Stein Morten Lillestrøm with Skanska Norway helped me to find a suitable subject, and established contact between me and BIM Manager in Skanska Norway AS, Rubert Hanna. Both of you I would like to give a special thank you for giving me the great opportunity to learn more about BIM and FM. In the New Søreide School project I will like to thank everyone that has answered my s and given me access to software and information. In Copyleft Solutions AS I will like to thank Software Developer, Mathias Hellevang for helping me with difficult data programing theory. I will also thank fellow students and my consultant Kirsten Sommerlade for valuable inputs during the report writing period. 2

4 Abstract This 7 th semester dissertation report has been written as a contribution to Rubert Hanna in Skanska Norway who is researching a way to link their BIM project database to the Facility Management System they are using, FDVweb by Curotech. The first research question was to map the status for such systems in Norway today. Following the author has studied how this technically can be done in theory, what information that should be linked and uncertainties with linking two functional systems like that. The author has also described topics around the main problem statement which are important to get familiarized with. BIM towards FM is a subject under development in Norway today. Big re build clients like Statsbygg and Forsvarsbygg, alongside with BuildingSMART are researching ways of making requirements and standardized processes for such systems. Some software developers and suppliers are of FMS are following; Plan Facility Management Systems are the only FM software in Norway that claims they have found a solution for how IFC files can be used in an FMS per Two concepts for linking the two programs Solibri Model Checker/Solibri Model Viewer and FDVweb is described in the report. The two concepts presented are using two different types of hyperlinks to establish communication between the programs. Linking concept one works in real life and has been demonstrated in the report. Concept two realize on another hyperlink method that requires more resources and cooperation between the software developers. This method will, if successfully implemented, be the best solution of the two concepts. The FM user will with concept two be able to navigate between the programs using the links, which point to accurate positions inside the two systems. BuildingSMART is developing standards and processes which should be adopted by the industry. BIM for use in through the whole building life cycle is their vision. Facilities Management and destruction are their last research fields and are not yet fully developed. IDM is on BuildingSMART homepage described as: The Information Delivery Manual (IDM) provides an approach to providing an integrated reference for process and data required by BIM. This means that objects required in a BIM for FM will be delivered by BuildingSMART. Skanska has developed project specific IDM on the New Søreide School project and the author have suggested that Skanska should maintain this object list in the IDM for FM. The associated parameters should also be researched more. The author have in the report demonstrated how a design BIM can be transformed into a FM&O BIM by changing the object parameters. The uncertainties with linking the two mentioned programs have been analyzed in a SWOTanalysis. The author sees mostly positive benefits but some negative factors can stop the whole project. If the software developers by any reason are refusing to cooperate, the best linking concept will not work. 3

5 The authors personal aim have been to gain new knowledge about how the industry can take advantage of BIM towards FM and to assist in the research that Rubert Hanna in Skanska Norway is responsible for. Results that are described are mostly from the authors own research and study. Suggestions and information have been gathered from stakeholders in the New Søreide School project and reports discussing the same topics. Key words: BIM, FM, BuildingSMART, IDM, IFC, Solibri, FDVweb, Hyperlink. 4

6 Table of Contents Preface... 2 Acknowledgements... 2 Abstract... 3 Background and choice of subject... 7 Problem statement... 7 Research questions:... 7 Research methodology... 8 Primary Applied Research... 8 Primary Qualitative... 8 Secondary Data... 8 Delimitation... 9 Target Audience... 9 Terms and Definitions Public Private Partnership (PPP) Facility Management (FM) Building Regulations for Facility Management Documentation (FMD) Building Information Modeling (BIM) BuildingSMART Industry Foundation Classes (IFC) International framework for Dictionaries (IFD) Information Delivery Manual (IDM) Multidisciplinary Identification System (NOR: Tverrfaglig Merkesystem) Types of BIM Software In use in case: Solibri Model Checker (SMC) In use in case: FDVweb GRAPHISOFT ArchiCAD Autodesk Revit Architecture Tekla Structures In use in case: Tekla BIMsight Stakeholders in New Søreide School Project

7 Research question 1: What BIM towards FMS is in use in Norway today? Part Conclusion Research question 2: On a proposed theoretical level, how should the two case systems become linked together? Level 1: Basic Level 2: Adequate Part Conclusion Research question 3: Witch components and associated parameters of the case BIM and case FMS should be linked? Part Conclusion Research question 4: What are the uncertainties with linking the two functioning case systems together? Part Conclusion Main Conclusion Bibliography Figure 1 Connection between national laws, regulations and standards Figure 2 BuildingSMART Figure 3 Explaining the IFD Library Figure 4 PPP New Søreide School Project Figure 5 Hyperlinks in SMC. 20 Figure 6 New Interface.. 21 Figure 7 SMC model three in FDVweb Figure 8 Native Design Parameters Figure 9 Transforming a IFC object from a Design BIM to a FM&O BIM

8 Background and choice of subject Building Information Modeling (BIM) is becoming a well known state of the art solution for solving modern design projects. Skanska Norway AS is one of the leading total contractors on the market in Norway. They are also using BIM as a tool in many of the projects they are involved in. BIM allows the opportunity for many advantages in the design and construction phase, but has also potential to release during the operational period, the post construction phase. Skanska is delivering several BIM projects this year and more BIM projects will come in the future. Skanska wants to take advantage of the BIM in the operational period and are now researching a way to connect the BIM projects to a Norwegian operated Facility Management System (FMS) called FDVweb by Curotech. For the client of Skanska s projects, a BIM based FMS will expectantly modernize and promote efficiency in the operational period. In contact with Skanska, I got the chance and assignment from BIM Manager, Rubert Hanna, to assist and give my thoughts on how linking such two systems could work. In cooperation with Skanska and the developers of the involved systems, I have been taken apart of the research and this report is my contribution. I have since I started at VIA in 2010 been interested in what opportunities BIM can provide us with and how BIM is almost revolutionizing the building industry. BIM is an idea shaped for the future. Along with more and more common use of total and Private Public Partnership (PPP) contracts in the industry, I believe BIM is a focus point for me as a student and a tool I need to know how to take advantage of. New Søreide School in Bergen Norway will partly be a case project for the report. The New Søreide School is an ongoing PPP project ordered by the client, Bergen Commune. Skanska Norway is responsible for designing, constructing and to operate this school for the next 25 years. While this report is written, the project is in its design phase and is planned to be finished constructed in the summer of Problem statement It is in Skanska Norway s interests to link their own BIM projects together with a specific FMS to take advantage of the BIM in the facility and operational period. The main problem statement for this report will be to analyze an approach on how to link their BIM together with the FMS FDVweb and to analyze which data this link should contain. Research questions: 1. What BIM towards FMS is in use in Norway today? 7

9 2. On a proposed theoretical level, how should the two case systems become linked together? 3. Witch components and associated parameters of the case BIM and case FMS should be linked? 4. What are the uncertainties with linking the two functioning case systems together? Research methodology I started reading about topics that concerns my problem statement early in the report research period. After getting a good overview I organized and found the topics I had to write about. I have used Mind Manger and MS Excel to organize and plan my dissertation. I have been gathering information and researched the problem statement using three research methods; Primary Applied Research I have had access to the case Design BIM. This file is operated in a BIM model checker delivered by Solibri. FDVweb is developed by Curotech and I have had access to a demo project online. The New Søreide School project is using an internet portal to gather all its belonging documents, I also had access here. Having widely access to the programs and case information, it was possible for me to do my own research on how these two systems could be linked together. This information has become useful to answer both the second and the third research question. Primary Qualitative I had contact persons in Skanska s BIM Department, Curotech, Solibri, Copyleft Solutions and with the Project Manager for New Søreide School. Some of these persons have been given me important information/ideas/thoughts concerning my main problem statement. This information has been gathered using phone and . Secondary Data Internet has been my main source for secondary data. I have read articles and papers familiar with my subject and problem statement. Both quantitative and qualitative secondary data have been gathered. Especially research question number one has been based on secondary data. All in all secondary data have been very important for me to answer and understand the problem statement. Also terms and definitions have been understood by using secondary data. 8

10 Delimitation Both BIM and FM are huge topics and I have mainly focused on only what concerns my problem statement. Gathering of Facility Management Documentation, BIM design procedures, Lifecycle assessment are topics which I have excluded. Cost figures, detailed data programming and FM theory and practice has so not been focused so much on. Target Audience I have written this report to students and industry professionals that want to learn about BIM towards FM. The report is also directly a contribution to Rubert Hanna and his research team for developing a smarter Facility Management System with Curotechs FDVweb and Solibri. The report can be read by and is populated for people with minimum knowledge about BIM beforehand. 9

11 Terms and Definitions This chapter will explain different terms and definitions that are important to be familiar with to understand the scope of work. Public Private Partnership (PPP) PPP is a cooperation type between private and public sector in the wish for a product or service. The organization form is very much like a turnkey contract, but in PPP the private sector is taking a bigger responsibility for the post construction phase. The public sector will explain their needs and describe which standards and qualities they want. Within these limits the private sector is free to come up with proposals for how to solve their needs. Information from portalen states that; An appropriate use of PPP can help to innovate and improve quality on public projects /services, and at the same time contribute to a more efficient utilization of society's resources. In addition, the PPP projects can be a source of knowledge and expertise sharing between public and private sectors, which may contribute to the improvement of public services. Great Britain is by many seen as the pioneer that introduced PPP in the early 90`s. As in Norway, it came from a politic point of view, together with more and more public services delivered by the private sector. The Government saw a great benefit by using this contract form. The case project in this report is also a PPP project, issued by Bergen Commune. The project is now in its design phase and the construction is planned to finish the summer of Skanska is responsible for designing, constructing and to operate this project for the next 25 years. Facility Management (FM) It is estimated that costs of owning and occupying an office building over a 30 year period have a ratio of 1:5:200 where total construction cost is a fifth of maintenance costs, and one two hundredth of building operating costs, with staffing included. It is therefore clear that a greater focus on the maintenance and operating costs of assets rather than on capital costs alone, can deliver significant long term financial and environmental benefits. (Davis Langdon 2007b). FM is defined in EN as The definition of facility management, EN , provided by the European Committee for Standardization (CEN) and ratified by BSI British Standards is: (the) integration of processes within an organization to maintain and develop the agreed services which support and improve the effectiveness of its primary activities." FM is therefore a crucial part in the lifetime of a building and every owner should prioritize a cost effective and smart Facility Management System (FMS) 10

12 But a good FMS is not good enough; a buildings potential to run cost effective is laid in the development stage of the design phase. This is where agreed solutions will play a role for the lifetime of the building. The total contractor in every PPP project is interested in saving as much money as possible in the operational period. The contractor most therefore at an early stage initiate a Life Cycle Assessment (LCA) and to focus on keeping Life Cycle Cost (LCC) as low as possible. This includes energy analysis, material choice, different construction solutions and much more. It also includes the need for an efficient use of FMS is the use phase. Building Regulations for Facility Management Documentation (FMD) Building regulations in Norway are issued by the government and gives guidance for how to follow the national laws. The regulations are then better described in various standards, which the client often wants to use. The standard is approved solutions for how to maintain the regulations and laws. In Norway the regulation that describes FMD is called FOR Forskrift om tekniske krav til byggverk also known as Tek10. Freely translated this will be Regulation for technical requirements in buildings. Chapter two, four and eight are describing who is responsible for gathering FMD and who should keep it until the handing over protocol. See appendix 1. Summarized, it is the responsible designer and the responsible contractor that should gather FMD for each of its own responsibility areas. This documentation should found the basis for how administration, operation, maintenance and technical equipment can be carried out in a satisfactorily manner. After the handover, the owner needs to continuously update the FMD for his own project. National Law Issude by the goverment and gives the overall picture on the national rules. Often theese are not very detailed. Building Regulations Based on the national laws. Regulations give a more detailed overview on how to follow the law for certain tasks. They do not provide a solution, but explain in detail witch information/result the solution should deliver. Standards The standards gives a approved solution for how to maintain the building regulations. Standards can be made by several differnet parties wich are intrested in securing the right quality, methodlygy or documentation. Often these are big re building clients. Figure 1 Connection between national laws, regulations and standards(own source) 11

13 In my case project they are following Norwegian Standard, which is the most common standard publisher. Building Information Modeling (BIM) The term Building Information Modeling is a wide subject that joins traditional 2D drawings with a new way of digital representation of physical and functional characteristics of a facility. The process ends up in a Building Information Model which consists of smart building objects and components that can be represented in a both 2D and 3D. Each component will have attached various attributes, such as; u value, fire rating, quantities, cost, material, ID, relations and location. Having smart objects that relate to each other, it is possible in accurate BIMs to generate a detailed energy analysis, quantity take off schemes, interference checking, visualizations and drawings. BuildingSMART BuildingSMART, formerly the International Alliance of Interoperability (IAI), is a unique international non profit organization supporting open BIM through a buildings Lifecycle. It has regional divisions in all five continents. BuildingSMART are developing and maintaining open BIM standards and helping the building industry to take advantage of new digital tools in a collaborated way. Open BIM is a term developed by BuildingSMART and stands for the collaborative design, realization and operation of buildings based on open standards and workflows. BuildingSMART core components are; the data model IFC, the Data Dictionary IFD and the process IDM. Figure 2 Building Smart overview (Hoeyem10) 12

14 Industry Foundation Classes (IFC) This neutral and open sharing file format is developed by BuildingSMART. IFC is a data model file format that is intended to describe the building and construction industry data. The latest version is called IFC2x4. Sub formats of IFC are; IFC SPF, text format IFC XML, XML format IFC ZIP, compressed format BuildingSMARTs ideas with IFC is to ease the interoperability between different native software, such as Autodesk Revit and Graphisoft Archicad and create an open file format accessible to a larger group and other non BIM software. International framework for Dictionaries (IFD) This is a standard that allows an IFC BIM to communicate with project or product based information. The standard sets the proposed ontology for use of terms in the model. The standard also ensures that different users (architect, engineers etc.) understands and reference the same concepts when exchanging models. IFD Library Group, a subdivision of BuildingSMART, has developed IFD Library. The library gives every building part a set of terms needed to describe a product. This library is then setting the standard for interoperability between an IFC BIM and a product database. Figure 3 Explaining the IFD Library 13

15 Information Delivery Manual (IDM) This is BuildingSMARTs standard for processes, formerly known as the Information Delivery Manual (IDM). It specifies when certain types of information are required during the construction of a project or in the operation of a built project. It also provides a detailed specification of the information that a particular user (architect, engineers etc.) needs to provide at a point in time and groups together information that is needed in associated activities: cost estimating, volume of materials and job scheduling are natural partners. The standard provides a common understanding between the project members; when to exchange information and what specific information that should be delivered. In practice, based on the phases in certain building process, IDMs decides what information a certain participant (architect, engineers etc.) should deliver in each phase. For example, during the handover phase an IDM can be created to ensure which information about inuse materials and equipment that should be handed over to the Facility Management System (FMS). An IDM can also be created for building programming to ensure all building requirements are met through every project phase. Multidisciplinary Identification System (NOR: Tverrfaglig Merkesystem) The multidisciplinary identification system is the type of system that is in use in Norway for marking building objects and installations in a project. This ID system is a requirement in my case project and should be attached to every building component. Using an ID system it is easier to keep track of and to refer to the certain object in drawings, budgets, descriptions, BIMs and FMS. The system gives a location code, system code and a component code, based on standards. GUID is also an ID system, but is unique for every component. A GUID code is given to an object once born in a building information model. Types of BIM There are various names which are describing a certain type of BIM. A building information model can be used for many purposes and a BIM of the same building can come in various forms. What the BIM is used for and what information it contains is different, from the concept phase to the destruction of the facility. I have used Statsbygg BIM Manual 1.2 and The Building Information Modeling Guide Series: 08 BIM Guide for Facility Management by the General Services Administration (GSA) to identify certain types of BIM. 1. Requirement BIM From the client. Contains required spaces (IfcSpace), grouped zoning (IfcZone) and any connected furniture, fittings or equipment (IfcFurniture) 14

16 2. Design intent BIM Can be divided into smaller types, but are focusing on the phases from concept to fully planned design. 3. Construction BIM Designed for planning, scheduling, coordination, fabrication and execution of the building. 4. Trade BIM a model that holds the specific trade designs 5. Coordination BIM a combination of the above mentioned types used for interference checking (clash detection), QA and check against requirements. 6. Record BIM is the finished building as it is when completed. 7. As Build BIM is an editable copy of the record BIM that is constantly updated to reflect the buildings current state and inventory. 8. FM&O BIM is a BIM that contains the relevant information for facility management. Software In this chapter I will describe different software solutions that are in use in my case project and in the world of BIM. Software is pushing forward with high speed and new applications are developed constantly. Using these different software solutions today it is possible for any stakeholder to plan and build the entire project in a digital model before starting up the actual construction. Implementation and investment in BIM software can help the industry to reduce costs, speed up delivery, analyze concepts and improve the collaboration between different trades and stakeholders. The challenge is to get all these different software solutions to talk the same language to ease the interoperability. This is what BuildingSMART is working for. Thor Ørjan Holt in Multiconsult states in an interview by FDVnytt that they are struggling with making money out of the new BIM technology on their projects. He says that it takes time to implement this total revolutionizing tool and that it will not generate profit for the companies investing in it immediately. In use in case: Solibri Model Checker (SMC) Solibri Inc. is a Finnish third party software developer that provides solutions that can improve the quality of a BIM. By being a third party software developer, they are only using the output from native software, such as Autodesk Revit Architecture, in their products. The output, which can be an IFC file, can be analyzed to improve the quality and to provide more productivity in complex projects. Solibri Model Checker (SMC) is their main product solution. SMC helps the users to reveal potential flaws and weaknesses in their design by x raying the model. By doing this, clashing components can be highlighted and the model can be checked against set building and project requirements. The program can also generate live cost estimations, quantity take of 15

17 schemes and visualizations. The program does not prioritize the quality of the visualization, and can therefore hold heavy models, without the need for a powerful computer. This program is in active use in New Søreide School Project to merge different trade IFC files and checking them combined against flaws and weaknesses. The program can also later to be used by Skanska and the client for FM. In use in case: FDVweb This is an online application for Facility Management (FM) developed by Curotech AS in Norway. Their solutions for FM are made in very user friendly interface and can be accessed at all time through an online portal. This is not an FM operating company, but mainly a software supplier for clients. At New Søreide School Project FDVweb is planned to use as a tool for storing FM documentation and to help with the FM. The program does not have an import of IFC application, but the developers are eager to find a solution for this. GRAPHISOFT ArchiCAD Graphisoft is one of the pioneers for developing BIM programs, such as ArchiCAD, which is according to their homepage, the first BIM program for architects. The company is multinational software cooperation and has divisions in North America, Europe and Asia. Their mission today is; Bring BIM into common practice for the design and realization of buildings by enabling model based workflow integration through innovative IT solutions. The company is investing in OPEN BIM use and collaboration between different software and stakeholders. ArchiCAD is a complete BIM software for visualizations and analysis. Graphisoft is developing many BIM related products for energy analysis, Mechanical Electrical and Plumbing (MEP) design and viewers. Autodesk Revit Architecture Autodesk is one of the leading software developers nowadays with many BIM related tools, such as Revit Architecture. This is full BIM software that can generate models and analysis. Revit is therefore what you can call native software, because its outcome will be a.rvt file. For third party software, such as SMC, Revit has to export an IFC file. The latest version of Revit can export IFC2x3 file format which makes it much more collaborate in use in conjunction with for example SMC. Autodesk provides a complete BIM package for use in every phase and for any type of projects within the building industry. Autodesk is also a big developer within other fields, using the same 3D modeling concept. 16

18 Tekla Structures Tekla is a Finnish software developer, but are focusing more on the constructability and structural details in a BIM. Their products are very useful for engineers and contractors who wish to control the build ability, take an accurate quantity take off and control the building process. Tekla has application for linking Tekla models to Revit and the other way around, via IFC and API. Tekla is today collaborating with IFC 2x3 and Tekla is also part of the BuildingSMART Open BIM vision. In use in case: Tekla BIMsight This is a tool for construction project collaboration. Free of charge you can download this program which an award winning software solution. The program can merge several models together, perform clash tests and visualize the building in and easy to use interface. This allows construction designer and contractors to take advantage of the BIM for construction management and planning. Tekla is collaborating with IFC and is the recommended file format to use. Stakeholders in New Søreide School Project This is a Public Private Partnership (PPP) between Bergen Commune and Skanska Real Estate Development. Skanska has engaged suppliers of different design services, but are going to build the school themselves. The design phase is now merging together with the construction phase and the school is planned finished the autumn The design group is managed by Skanska but consists of subcontracts within architect, mechanical, fire, structural, FM and landscaping services. Subcontractors for the construction are not known by the author yet. For the use phase and FM its Coor Service Management AS that has been selected. Coor will then be the user of FDVweb, which is developed by Curotech. Developemnt phase Skanska Design Group Bergen Commune Construction phase Skanska Norway AS Subcontractors Usephse/FM&O Phase Coor Service Managment AS FDVweb by Curotech Figure 4 PPP New Søreide School Project (own source) 17

19 Research question 1: What BIM towards FMS is in use in Norway today? In Norway today BIM is constantly under development by students, researchers, software developers, companies and government organs. Like in other countries BIM is mostly used by the designers, and not so much by contractors and facility management companies. This is at least my impression of the study of research question 1. BuildingSMART members in Norway are in front by populating BIM for the Norwegian market. They are making standards for how we should take advantage of the new emerging technology, BIM. From the information I have found on Building Smart, ways of executing BIM in the early stages of a project has been most developed. Processes are getting more and more familiar to stakeholders in this phase. Information about BIM processes towards FM in Norway on BuildingSMART is slim. But I do know that this is being researched and their vision is to implement BIM also in the operational period of the facility. I have read about one facility management company that is researching this; Plania Facility Management System, described on their webpage that they would release a new edition in January This edition they claim can import IFC files and generate plan drawings and tables from the IFC. They also claim they can visualize a 3D model in this edition from the IFC. I have not read whether or not this works and how it works. I know from a report that Plania has a goal to make their FMS fully integrated with BIM and that they are researching for a solution (Hoyem2010). I have not been in contact with Plania but it proves they are keen on finding a solution. In Norway the biggest re build clients are often the ones setting the standard for the industry. Two of the biggest, Statsbygg and Forsvarsbygg are both members of BuildingSMART are working on the development of standards and ways to implement and use BIM in Norway. In the latest BIM Manual (1.2) from Statsbygg they clearly state that the requirements and process around BIM and FM has to be further researched and they do not have specific requirements yet. They are pointing towards The General Services Administration (GSA) in the U.S. as a source for guidance. In December 2011 they released Building Information Modeling Guide Series: 08 GSA BIM Guide for Facility Management. This guide has information that is valid for the American building industry, but can be populated to the Norwegian building industry as well. In the U.S and Europe I have also found companies that claim they have software that are taking advantage of BIM in FM. These suppliers are Bentley Facilities, Vintocon ArchiFM (For Archicad), Onuma System and EcoDomus. 18

20 Part Conclusion 1 In Norway it is only Plania I have found which may have a solution for how to take advantage of BIM for FM. This is a topic under development. In research and communication with Rubert Hanna, I have not found further information about other programs or solutions in Norway, for how an FMS can fully take advantage of a BIM. Rubert Hanna has mentioned other software that are in use in Skanska projects abroad, but these are not yet populated for Norwegian users. Research question 2: On a proposed theoretical level, how should the two case systems become linked together? I have during the report research period decided to split up my proposed idea for linking, into two levels. My reason for doing so is this; the lowest level of linking will might be an adequate solution today, but not the best for the future. The marked in Norway does not yet have a clear solution for how to fully take advantage of an as built BIM in connection with FMS. The methodology and technology has to be further researched. A basic linking will then might be the best solution now, but later other ways of linking will prove a better solution to take fully advantages of a BIM for FM. Research question 3 will speak of what information the link should contain, while this chapter should explain the methodology. I have chosen to call the two levels for Basic and Adequate. A basic level will be the solution which is possible to implement with the resources and technology available today. An adequate level is a solution that requires more resources and programing, but using the technology available today. Level 1: Basic When I first was introduced to this challenge by Rubert Hanna he suggested me to look into how I could use hyperlinks in Solibri Model Checker (SMC). The hyperlink is a reference to a data which a user can directly navigate to by pressing the link. The link will point to a document or a specific place where the user can get more information. This method is also possible in SMC. The IFC file contains of grouped objects with related information. The information you can add to objects in native software and in SMC is almost endless. This information can contain FM documentation which can be linked by hyperlinks to an internet address inside FDVweb or other internet portals. One object can have many hyperlinks, giving the user the choice to navigate to different information regarding the object. 19

21 The process is shown below using screenshots from the actual programs. In SMC you need to right click an object to be able to place a hyperlink. The program also has a hyperlink manager where SMC is organizing the objects and areas that has attached FM documentation via hyperlinks. This illustration shows that is possible to add hyperlinks in SMC, which will lead you to a Uniform Resource Locator (URL) address inside FDVweb and show you the information Figure 5 Hyperlinks in SMC (own source) regarding the object. It is important to remember that this information is not linked live to the model. It is just an address that will not change automatically if the object is changed in SMC. The documentation has to be manually updated in FDVweb. The link does not work both ways. From FDVweb to SMC other linking methods have to be used. Hyperlinking can be used, if the IFC objects in an as built BIM in SMC, has their own address that a hyperlink can read. 20

22 Level 2: Adequate An adequate level is a solution that requires more resources and programing, but using the technology available today. I have looked at other software developers and found a solution for how to join my two case programs. This can be done in a cloud solution or on a model server. FDVweb is already a cloud solution. FDVweb can be accessed online anytime, and that is my wish for Solibri too, in my Level 2: Adequate. A viewer application which can be accessed online is made by Autodesk and can be developed by Solibri too. But big IFC files can get too heavy for online access. Solibri already has a Viewer (Solibri Model Viewer, (SMV)) which I think has a very easy user friendly interface. What if a user of FDVweb could use this viewer at the same time as he is navigating in FDVweb? Figure 6 New interface (own source) The illustration shows how the interface could look like, having access to both SMV and FDVweb at the same time. To explain this linking level I have been in contact with Mathias Hellevang, Software Developer at Copyleft Solutions AS. In a cloud solution there is a possibility of creating a two way communication between the programs. This requires a close cooperation between Solibri and FDVweb, since both developers have to integrate a new link reader module in their systems. The systems have to be able to read a Uniform Resource Identifier (URI). This is the hyperlink method that will be used in this liking level. FDVweb need to be able to store an IFC file online. The IFC file should be read and opened as a module three on FDVweb. This model three structure can be similar to the one Solibri are using now. By pressing the links attached to the components, SMV should open on the user s computer. SMV must therefore be pre installed on the user s computer. SMV must understand these links from the model tree in FDVweb, dynamically stream them from FDVweb and show them as highlighted elements in a full IFC model. This means, the IFC is stored on FDVweb and streamed to the user s computer. This level of linking gives the user of FDVweb insight in both programs at the same time. 21

23 Figure 7 SMC model three in FDVweb (own source) This is how it could look like in FDVweb, with a Solibri based model tree integrated with a URI. A simple step by step walk through can describe the process. 1. User X is handling the IFC in Solibri and indicates which objects that needs a unique address. 2. User X uploads the IFC on FDVweb 3. User Y finds the model tree on FDVweb 4. User Y finds the object of interests and pressing the link 5. SMV is opening on the Users Y computer, downloading/streaming the file from FDVweb and showing the specific object as highlighted in a full model. Part Conclusion 2 There are easy ways and harder ways of linking the two case programs together. Normal hyperlinks via URL do not need any extra programming to be able to work, but this will not provide a two way communication. Via URL hyperlinks the connection is limited only by working from inside Solibri to FDVweb. Objects of interest in the model can be attached hyperlinks which can lead to FMD on FDVweb. This link will not automatically be updated if the model changes and is not then in live connection with the model (IFC file). Linking FDVweb with Solibri to an adequate level is challenging, and needs close cooperation between the developers. I have asked computer programmer Mathias Hellevang, and he claims this link level can be implemented with moderate computer technology. Using a URI link can provide a better link solution since it allows for a two way communication between 22

24 the programs. The links will yet not be in live communication as I see it. The links are anyway needed to be placed manually on the objects in Solibri. The link will follow the object in terms of location, but will not detect quantity information changes. This level is anyway practical implementable but needs a software development cooperation between Solibri and Curotech. 23

25 Research question 3: Witch components and associated parameters of the case BIM and case FMS should be linked? BuildingSMART consists of three main components, and one of them is Information Delivery Manual (IDM). An IDM for facility management is generally the answer to this question. There is one IDM for facility management under development at BuildingSMART, but this has yet not identified which components of the BIM that should be connected to an FMS. It is describing the process in a process map, but the exchange requirements and data objects have not been identified. The Building Information Modeling Guide Series: 08 GSA BIM Guide for Facility Management states a minimum requirement for which object group that should be in a FM&O BIM for facility management and operation; All objects required by BIM Guide Series 02 o Space name o Space number o Occupant Organization Name o Wall objects Door objects Window objects Slab objects Columns objects Beam objects Ceilings Lighting systems, fixtures and equipment Communications systems and equipment Electrical systems and equipment Mechanical systems and equipment Plumbing systems and equipment Irrigation system and equipment Fire protection systems and equipment Vertical and horizontal transportation equipment Furniture and specifications Specialty systems and equipment This is the only standardized object list I have found that relates to a FM&O BIM. This list I think will be similar to the content you will find in a future IDM standard from buildingsmart. Skanska has made BIM modeling requirements for architects and engineers (A/E) at the New Søreide School project which identifies similar object groups. These are organized by trade. 24

26 These objects are meant for the design period but can be adopted into an FMS object structure. By trade, these are the following objects which Skanska sets a design requirement for, in the New Søreide School project. For the Architects External walls Internal walls External partition walls Glass facades External windows, doors and gates Internal windows, doors and gates Curtain wall systems or glass panels Openings Floors Ceiling separation components Roof Balconies and terrace Stairs and elevators Shafts Ceiling systems Inventory External completions Rooms and zones For the structural engineers Walls Columns Slabs Beams Openings Cutouts Embedded profiles Brace beams Slabs on grade Piles Point foundations External completions Reinforcement For the MEP engineers Water and sewage pipes Armatures WC equipment Drains Pumps System vacuum cleaners Central heating pipes/ system Fire sprinkler system Fire equipment Ducts Vents Flexi pipes Sound chambers Dampers Ventilation units Cutouts Various These objects are very similar to the once that GSA are describing for use in a FM&O BIM. Both object lists are only describing the object group. Some of the object groups might need a further breakdown structure. Identifying objects that need to be filled with FMD is step one. Step two is to decide which associated parameters that need to be in a FM&O BIM. 25

27 Figure 7 Native Design Parameters (own source) The illustration above demonstrates that the selected column 4.80 is not populated for FM purposes. It holds too many parameters unnecessary in a FM&O BIM. These parameters are maybe preset already in the native design software, and are meant to be used during the design phase and not the use phase of the facility. At the same time it can lack in information that is necessary for an efficient use of the FM&O BIM. Supplier, hyperlink for maintenance instructions, surface coating, warranty, estimated lifetime with correct maintenance methods etc. can be parameters that should have been attached to this object in a FM&O BIM. Referring to the object structure that Skanska is using, every object group is different. The same parameters are not important for every object group and the preset parameters are not necessarily the best for every phase. The surface area will be important on a floor space, but not on a ventilation unit. A filter change date will be important on a ventilation unit, but not valid or useful for a beam truss. Every object group should therefore have different attached parameters also in FM&O BIM. These necessarily attached parameters would typically be carried out and identified in a project specific IDM for facility management. A project specific IDM can be a huge document, but will assure that information needed is gathered and attached to objects in the FM&O BIM and the FMS. I will demonstrate on the next page how an object can be transformed from being a design object to becoming an FM populated object. Step one is to finish the project specific IDM for facility management. The IDM will explain the author of a FM&O BIM which parameters each object should have, and he can then gather/add/delete parameter information. The parameters have to be changed in the native format before bringing it to SMC/SMV as an IFC, but hyperlinks can be added in SMC. Some 26

28 facility management documentation is better to hyperlink. Hyperlink to a supplier list, instructions, maintenance plans etc. are better to hyper link to FDVweb. Figure 8 Transforming a IFC object from a Design BIM to a FM&O BIM (own source) 27

29 Part Conclusion 3 I have looked at objects that a FM&O BIM should contain. The objects are more or less the same as a Design BIM will contain, but the parameters should be different. I will suggest that Skanska should continue using their own object structure for each trade and to make the breakdown structure were needed. The breakdown structure is best to make during the development of the as built BIM. Then it is easier to project customize the full object list. Under development of the as built BIM, each trade can attach necessary Facility Management Documentation (FMD) themselves. The FMD would be added as parameters in the model or as hyperlinks to FDVweb. In an IFC model, objects can have endless attached parameters. It is therefore important to avoid attaching unnecessary parameters in a FM&O BIM. In other words, the As built BIM needs to be FM populated. This can mean deleting, but also adding certain parameters and information from the Design BIM. The parameters should be decided for each project, but an IDM for FM can standardize a minimum of parameters for each object group. Making IDM for the New Søreide School Project that is pointing out parameters for each object group is not part of this report. I will therefore suggest this to be done in a separate report. Research question 4: What are the uncertainties with linking the two functioning case systems together? Two persons can perform great as individuals but lousy as a group. Luckily in most cases we face the opposite. Combining two different software platforms will carry uncertainties. Uncertainties are closely related to terms as threats and opportunities. The treat is an uncertainty which can generate negative consequences. The opportunity is an uncertainty which can generate positive consequences. Internal and external factors can also affect the result by linking the two case systems together. I will analyze and identify the uncertainties with linking Solibri and FDVweb by using a SWOT Analyzes. Internal factors Strengths FMD can be attached to objects in the model Easier to navigate and extract the desired information by the user Accurate equipment inventory Accurate facility quantities Can be accessed at all time Weaknesses Hyperlinks are not updated automatically Unforeseen computer errors Need an operative internet connection 28

30 External factors Opportunities An operative link can provide a marked advantage for Solibri, Skanska and Curotech Faster response time. A maintenance worker can by navigating in the model faster locate an object which needs rapid attention. Decreased FM cost The FMS can become more effective Increased communication between users Reduced need for storing paper Threats Research and development cost can get too high Some users may find it hard to use Solibri can refuse to cooperate with FDVweb to create an operative link Part Conclusion 4 Connecting the two case programs can mostly bring positive effects as I see it. The positive sides hold a big value and I think they all have a realistic potential to release. The main weakness with my suggested linking methods, is the non live communication between the programs. Another way of linking may release a much bigger potential, and the ultimate goal should be where both programs have full live communication with each other. The main external threat as I see it is the close cooperation between Solibri and FDVweb. If they by any reason do not want to cooperate, my link proposal won t be possible. 29

31 Main Conclusion BIM is a tool that can modernize and promote efficiency in the operational period of a facility. The challenge is to implement new ways of executing FM, with the help of BIM. A theory can sound impressive, but it has to work in real life. Referring to the interview with Thor Ørjan Holt in Multiconsult, by FDVnytt that they are struggling with making money out of the new BIM technology on their projects. This is an old interview but is has a lot of good points which I agree with. He says that it takes time to implement this total revolutionizing tool and that it will not generate profit for the companies investing in it immediately. Important to point out that design offices are the first ones that are using BIM. That means that implementing BIM for FM also will take time, before the potential is fully released. Research is important and I think companies starting on an early stage will profit from this in the end. I think especially large organizations can profit from starting early. They deal with many stakeholders and have to implement the idea to a wide audience. Being big in the business, like Skanska Norway AS, it is almost a requirement to be on top of technology too. The big re build clients like Statsbygg and Forsvarsbygg are already requiring the use of BIM on all their projects in the design phase. BIM for FM requirements will follow, when the standards are ready from BuildingSMART. BIM is the obvious way to go and the industry will have to adopt this technology in every project phase. Also suppliers and manufacturers will inn the end use BIM. Skanska has therefore good reasons for investing in BIM for FM at an early stage to be in front. The discussed topics in this dissertation have shown how Solibri and FDVweb can become linked. The methods described are implementable technical wise and I do not think it will require too many resources. The best concept is the link level: 2. A URI can establish communication both ways in the programs. The advantages are slim compared to a full implementation of BIM in an FMS, but anyway this is a small step in the right direction. The optimized level of linking FDVweb with a BIM platform should be when both programs have live communication between each other. Updates in the BIM will then automatically be transferred to FDVweb and likewise the other way. This requires technology that I cannot describe, but are in use by other software. The optimized level is the one Skanska, Solibri and Curotech should aim for in the future. BuildingSMART is the lead developer of standards and industry processes within BIM internationally. National divisions are populating these standards. One of their main components is IDM. In the New Søreide School Project they have already made a project IDM which are identifying object groups that has certain modeling requirements for each project phase. I would suggest that Skanska on the New Søreide School Project are keeping this object groups maintained throughout the lifecycle of the building. Breaking down this structure into as built information will give a clear overview of what components that needs 30