BIM within design and construction is well established. In order for the benefits to make

the transition into the Operation and Maintenance, FM needs to be fully involved. This

is understood and (at least by the BIM community) supported but, what does FM really

need? Has anyone asked the right questions? In this short presentation, the author

starts the discussion from the other (FM) side of the fence.

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BIM is here. It has already happened but, it feels like the shockwave is just reaching the

FM community. Of course, some are much more advanced than others but, generally

speaking, BIM is a three letter word that many people have heard of but have yet to

understand ‘what’s in it for me?’

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FM must become more involved in the BIM process. There are ample opportunities for

FM to comment and advise on operational considerations throughout the design and

build process.

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However; unless there are a suite of BIM ready CAFM applications with which to

capitalise on this information, why would either FM or Architects and Construction

specialists see it as a priority?

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One thing that FM doesn’t need is more work. It also doesn’t need new applications to

learn, rollout and pay for. 3D graphics are fantastic but, largely window dressing unless

they interact directly with the model giving the FM the ability to recall technical

information, asset history, documentation and servicing/inspection tasks. They must

also be able to interface with the richness of today’s CAFM solutions. Many of these

solutions have been developed over many years and would be difficult to replicate

effectively from current BIM viewer solutions.

FM needs the ability to identify equipment quickly, visualise routine maintenance tasks

without disturbing the workplace thereby reducing disruption, speeding up maintenance

delivery, reducing wasted time due to unforeseen obstacles and potentially enabling this

to be coordinated across geographically dispersed groups or individuals.

All this needs to be presented in a format that can be used by existing systems. 2016 is

the target for level 2 BIM to be embedded in the public sector but, from an FM

perspective, this is nothing new. CAFM systems have been importing information from

spreadsheets for many years so Cobie is not a transformational concept in this respect.

What is required is a standard that can be used by any vendor to provide the rich data

set available from the BIM process. This standard already exists and is commonly used

in design and construction. I refer to the IFC format. Cobie is a subset of IFC therefore,

accepting IFC is the route to success for CAFM. Does this need to include a 3D view?

Ideally, yes but, it’s not the end of the world if not.

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The ability to accept IFC (and perhaps other) exports from current design software will

capture additional spatial information that is useful to FM. Note that this means the

data and not necessarily the 3D element as this may not always be required by the end

user. Indeed, do you have to have a 3D view to meet Level 2 BIM?

In an ideal world, an integrated viewer such as in MainManager or ArchiFM would be

preferable but, this will develop or evolve as applications grow and interface with more

BIM projects.

There is also the option to link to a third party viewer if an integrated option isn’t

required which can still be useful for discussions and planning purposes.

We should remember that the biggest issue CAFM customers face at present is data

collection. The aspiration to provide the organisation with a rich, accurate and effective

application that manages the estate is fairly common however; we see very few real life

examples of a fully implemented asset management strategy as either the time or cost

of collecting the information proves prohibitive.

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Imagine the hours that are spent by architects, designers and engineers in selecting and

collecting products that are sustainable, cost effective and provide the best fit solution?

Imagine a world where this is automated by being able to pick items or systems from a

library (NBS?) which not only shows a 3D picture of the item but also its technical

specifications, links to documentation, links to statutory, mandatory and routine

maintenance tasks. Imagine if the risk assessments and method statements were

available for this equipment. Imagine if you could plan the work you needed to do right

down to the tools you need, the equipment you need to access the location before you

even left the workshop?

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What about a 3D model of a piece of equipment with information on part numbers,

suppliers and costs? How useful would that be to a technician tasked with maintaining

it?

All of the above is possible now. The trouble is that it all exists in disparate and

unconnected mix of traditional and new systems.

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BIM, we believe, is the catalyst that FM needs to bring it into a new age. Sound a bit

sensationalist? A bit melodramatic? Imagine what the first traditionalists said when the

first 3D design application was demonstrated. Although 3D design hasn’t reached every

architects practice or design engineering company, it is now seen as the standard rather

than the exception.

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Any organisation who designs and builds. What is the point of collecting a complete

picture of a building during the first 5% of its life in order to discard it for the remaining

95%?

Any organisation who delivers FM services. Imagine the competitive advantage of being

able to remove the ‘asset data collection’ line from a tender or bid.

Any organisation who owns physical assets. You’ve just paid a large amount of money

for a building to be designed and constructed in the most cost effective and sustainable

way possible. Why would you not want that information to be made available to the

people who will maintain it for you?

All CAFM software developers. The market relies on competition and diversity but,

customers will be asking for this functionality very soon (if they are not already). The

richness is in the data, it always has been. The fact that we might be able to use some of

this data to create a virtual building is the icing on the cake.

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