A Gap Between the Potential and the Reality
In construction, building information modeling (BIM) is still viewed first as a design technology and has yet to fully saturate the field. According to a study, only 41% of construction companies were using some form of BIM in the field. While the use of the revolutionary technology is steadily growing in the field, larger implementation problems exist that limit its access.
Today, 59% of companies state that their workforce doesn’t have the skills needed to work with BIM, whether or not they’ve adopted it. That means that design and construction are still fundamentally split. Furthermore, the lack of real integration between tech in the office and in the field is a major hindrance to getting BIM in the field.
However, with tools that provide the right access and the right strategy, the rich information available through BIM can make the transition from design to the field, and even through facilities management.
Unlocking the Potential of Your BIM Strategy
The full benefits of BIM only accrue for teams that actually empower full access in the field. At many jobsites, BIM is technically available for use in the field, but often it’s located in a distant construction trailer and stored on immobile desktop computers. As a result, rarely does anyone in the field access and edit BIM models. The lack of access through technology could be a prime reason why 59% of BIM adopters aren’t fully satisfied with their software.
The truth is, teams cannot fully maximize returns on BIM if only a few key stakeholders have the immediate ability to check in on and update docs in the field. Companies need to make it both possible and easy for teams to utilize, edit, and understand records. One way to do so is through mobile and cloud-based field software that syncs directed with BIM models.
In most construction companies, data and information remain siloed. Consequently, a significant portion of data created in design and construction is lost by closeout, causing hurdles in facilities operations and maintenance (O&M). By some estimates, nearly 30% of design and construction data is lost. Therefore, it’s critical for BIM technology to integrate seamlessly with the other technology used in design, construction, and even O&M to avoid this data loss. While some programs offer a basic level of BIM in the field, it’s lack of integration between project plans and other field software causes BIM models to be ineffective and outdated fast.
That’s where improving integrations to tried and tested field technology, like PlanGrid’s integration with Revit, will provide rich information from BIM to be more accessible. With the right access and integration, BIM will provide value throughout a facility’s full lifecycle.
The Benefits of BIM in the Field
“Like most jobsite material management processes today, traditional door, frame and hardware workflows involve tedious paperwork, frequent phone calls, and faxes, and challenging coordination,” says Construction Executive.
Luckily, it adds, BIM in the field can change all that, “In its early implementation, field BIM’s benefits include saving money, accelerating schedules, ensuring quality, averting rework and controlling risks related to construction field operations.”
- Communications. BIM execution plans (BEP) encourage instant communication among teams at the very start of the construction project, helping to manage responsibilities and expectations, and ensure clear communications are available for all stakeholders in the project.
- Collaboration. Each construction project differs heavily from the last and may have different requirements depending on the needs of the project, regulations, and internal standards. Because a BIM execution plan is a living, breathing document, the project team should collaborate in real time on various phases of the project, preventing unnecessary silos among project tasks and allowing for proper attention to be given to the particular project regardless of the requirements or standards in place.
- Saving time. One of the biggest hurdles in any construction project is a compressed schedule. With a well-built BEP focused on the project benefits, nobody is going to be bogged down with scrutinized details which very often cause damaging delays to project deliverables. Instead, only the most important details are worked on and available in this plan, helping maintain your schedule of deliverables throughout the project.
- Sharing data. Transparency is a huge value that BIM execution plans add, as they’re readily available for all teams and stakeholders from the very start of the process. Now, contractors to project owners and everyone in between should have direct access to BIM implementation data (such as file formats, details, and dimensions of the model) in a way that’s easily shareable and can be updated frequently.
- Stronger execution. Composing a BEP focused on the project at hand rather than including every standard ever created, a team can communicate and collaborate better from the very start of the project, it ensures a strong finish and execution, pleasing project owners and investors. Executing on this plan helps keep items moving and accountable to ensure a strong finish on time and on budget.
The Benefits of BIM in Facility Management
While BIM in the field boasts a huge range of benefits, those advantages aren’t restricted to the construction phase. In fact, when BIM is used in the entire design and construction process, it can make a huge difference in the efficacy of facility management as well.
“As BIM is increasingly incorporated during a building’s operational phase,” explains CNBC, “models with accurate visual representation and product placement will enable new workflows that utilize AR for equipment management, as well as dynamic 3D visualizations to show the interaction across multiple systems and more sophisticated geofencing.”
How to Make the Most of Your Investment in BIM
A BIM project is no longer the future; it’s the new standard. Today, the majority of modern construction companies are utilizing BIM in some capacity. Nonetheless, many companies are shying away from full implementation because they feel like they aren’t getting enough value for the massive spend they are making. So, why exactly isn’t BIM providing the full benefits it promises to some companies?
BIM, or building information modeling, while a hot topic in today’s construction landscape, is a concept that’s been around for quite some time. Even since the early days of computing in the 1960s, Douglas Engelbart wrote about a similar concept to BIM in his paper, Augmenting Human Reality. The actual term, “building model,” was first used in the 1980s, and the full term BIM only started being used in the 1990s. While BIM in construction was first embraced by architects, GCs are expected to be the major users within the next five years, further evolving the reach and meaning of the term.
When executed correctly, BIM offers enormous promise to projects to improve the efficiency of schedules and logistics, all while enhancing project delivery. The technology is so powerful that according to a survey from the National Building Specification (NBS), 78% see BIM as the future of project information. Furthermore, the technology has been cited to provide more accurate estimations and designs, including “a 5% increase in the speed of completion, [and] a 25% improvement in labor productivity.”
Despite the promise of these benefits, for many companies, there is a disconnect in delivering a BIM model and utilizing the full value of the technology. Today, 59% of companies state that their workforce doesn’t have the skills needed to work with BIM. Nonetheless, at PlanGrid, we recently surveyed over 150 companies to learn more about the pain points in their BIM workflows. From these conversations, the following roadblocks were mentioned time-after-time again: lack of standardization, insufficient planning, and failure to integrate.
Top BIM Strategy Examples
London Crossrail Project
The London Crossrail Project is Europe’s largest civil construction endeavor, a $21 billion public transport project to build high frequency, high capacity rails in London and the South East. The megaproject is expected to be fully completed late in 2018, and in total, approximately 15,000 people have worked on the project to date. To meet KPIs, the project had to operate with close to 0% margin of error, putting a great deal of pressure on project stakeholders to plan and execute as efficiently as possible.
How BIM Was Executed on the Project
In order to execute the BIM project, approximately 250,000 different models needed to be pieced together. On top of that, they were all linked to another database containing all of the data about assets (e.g., lightbulbs, fans, etc.) as well as detailed descriptions of all the work needed. To successfully implement, the project team created a well-defined BIM Execution Plan (BEP), or in other words, a construction project’s BIM rulebook.
BEP is a central planning document to keep all parties and teams standardized and on the same page. In general, a successful BEP includes the following elements:
- Setting clear goals: identifying and committing to goals with BIM
- Collaboration: involve others in the process of identifying the rules
- Transparency: make this available to all stakeholders
- Benchmarks and iteration: provide benchmarks and look for improvements
Why BEP Works
While not all projects require piecing together 250,000 models, BEP is a highly effective implementation strategy regardless of the project’s scale. Primarily, the plan ensures that BIM is standardized and measured across the project in one highly visible and central document for the whole team to work on to stay on course.
Specifically, BEP enforces project teams to create clear benchmarks and KPIs, naturally helping to keep the project on track. Here’s an example of a benchmark assessment on the Crossrail project:
Viewing this assessment, it’s obvious that the project had clear owners and joint owners for KPIs, helping to hold teams accountable for performance. Even better, the project’s metrics are kept transparent and visible to the entire team. In general, good metrics are ones that will actually be measured. This means that they can be affordably measured without a significant investment just to evaluate them. When KPIs are meaningful, attaining them means that the project will be on a better track.
If you’re looking to adopt a BEP for your project, MIT released a solid template. The document outlines everything from goals, staff roles, model structure, delivery strategy, and more.
Stanford University Neuroscience Health Center
The Stanford University Neuroscience Health Center is a 92,000 square foot facility that provides centralized care of neuroscience patients. The $80 million project was successful for including BIM in the entire project lifecycle.
How BIM Was Executed on the Project
As mentioned, Stanford managed to use BIM throughout the construction process and into facilities management. As a result, they were able to reduce on-site repair time by 60-70%. This is because staff could see the asset’s location, materials affected, ceiling height, etc. Having all of this critical information readily available throughout the project’s lifecycle meant a drastic reduction in round trips to and from the worksite. Furthermore, this enabled far more seamless and efficient communication between systems engineers and field staff.
Why Planning for the Full Lifecycle Works
So, what does it mean to actually plan with BIM in construction for the full project lifecycle? First, it’s helpful to build a BIM Model Exchange diagram in the BEP, like so:
As you can see, the map helps outline how different people will interact with the model throughout the lifecycle. Basically, it’s a rough guideline on how the model will specifically evolve and be used starting in conceptual design, throughout construction, and into facilities management. This includes all project stakeholders from contractors, MEP, structural, architectural, and so forth.
In addition to the Model Exchange, Model Structure requirements are also useful to include in the BEP. This dictates what information the model should encapsulate including anything from file naming to which items should be included (or excluded) from the model. To determine the Model Structure requirements, industry standards, like COBie, are particularly helpful to leverage. For instance, COBie helps specify the requirements on what should be entered for the asset.
As you know, BIM models have an incredible, and sometimes a scary amount of information baked into them. Therefore, it’s important to set attainable goals and identify key pieces of information that are most valuable. Even more so, it’s critical to ensure those key pieces of information get updated throughout the project’s lifecycle.
Finally, for owners, it’s essential to understand, as well as accept, that this is a continuous process and an ongoing commitment to keep information fresh. The process does not simply end once facility management starts. If the model is not kept up to date, the ROI will be low. On the other hand, if key data is prioritized, tracked, and regularly updated, a BIM project will continue to pay off well into the building’s lifecycle.
Background on WeWork
WeWork builds and operates co-working spaces around the world. In total, their spaces have over 40,000 members in over 40 locations around the world. Normally, they take buildings and work with their existing structure to build co-working spaces.
How BIM Is Executed on Projects
In order to increase optimization of conceptualization, WeWork embeds its cost and sales data from its business intelligence system directly into the Revit model. Doing so allows the company to write a script that takes changes they are considering in their model and automatically maps them to associated costs and expected revenues. This provides them with immediate and precise cost and revenue predictions when they do anything as simple as changing the size of a room.
Next, WeWork also significantly invests in integrating reality capture data since it’s essential for the organization to work with the structure that is already there. Using a 3D laser scanner, they are able to capture existing conditions and the layout of a space. The point cloud (the result of the laser capture) is then integrated and overlaid onto Revit to find any mismatches. As a result, WeWork will know if a design they are planning for will actually work well with the space and all of its conditions. This high level of detail and integration allows the company to increase space efficiency by an astonishing 15-20%.
Why Integration Works
For WeWork, integrations with their BIM project model worked well because it aligned with their goals of increasing space efficiency. From this example, we can take away some general strategies that lead to valuable BIM integrations.
First, it’s worth identifying workflows that often happen in tandem but where there is disconnection or significant information loss. Once the workflows have been identified, you can start to dig into what tools were used for these workflows and what information could be connected between them. Likely, the most valuable integrations between platforms are where a lot of manual time or resources are being invested to regenerate the information.
After finding out what information you’d like to connect, it’s worth digging into existing integrations and plugins that already exist between your tools. If there are certain integrations that you would like, but existing integrations do not already exist, certain teams use APIs to build custom integrations.
A valuable integration with BIM can provide ROI in one of many ways, including, saving time in manual data porting, increasing information consistency, and providing new insights that were previously not available.
Create the Right BIM Strategy
While BIM is a powerful technology, it’s an investment that needs the right implementation strategy to maximize ROI. By standardizing an execution plan, planning for the full project lifecycle, and integrating tools and data whenever possible, your projects and team will be able to gain the most value and benefits from the tech.