BIM Management in existing buildings

Updated and reliable information to make the most out of your assets

The implementation of BIM methodology is certainly a revolution for the entire construction industry. So much so that, according to the Accelerating Digital Transformation Through BIM SmartMarket Report, BIM has laid the foundations for the digital transformation of the sector. Its advantages are clear and convenient for all those involved in a building project, from architects, contractors and developers to the final clients.

The benefits of using BIM methodology for new buildings are clear: having a 3D model where all the necessary information for construction is included, helps to anticipate mistakes before the execution phase and, therefore, to save time and reduce costs. For this reason, the adoption of BIM is integrated from 2019 in the EU Directive on public procurement. Likewise, in Spain it is becoming more and more consolidated for new buildings, both in the private and public sector, especially since the creation of the Interministerial Commission of the Spanish Government to incorporate BIM Methodology in Public Contracts.

However it is still not clear for many owners if creating a BIM model of an existing building will be worthy for its operation.

It will all depend on the objective we are pursuing and the uses we define for the model. With this in mind, a 3D database of our building can be advantageous during the operation and maintenance phase of the building, saving time and reducing uncertainties thanks to the provided information.

How to get the most out of my building model

Throughout the lifetime of a building, we need information when operating it. We will need the equipment inventory for its maintenance, with their location within the building, as well as the elements around them: which pipe connects to a boiler, to which electrical panel is a socket connected, etc. Regarding the economic operation and commercialization of the building, it is necessary to know, for example, the leasable area per floor, the number of parking spaces or the number of workstations and their location, among others. Furthermore, building’s operating expenses (OPEX) can be reduced if we have a database that allows us to analyse its performance and consumption metrics in order to make decisions that optimise it.

A BIM model will provide us with the information we need for all that. The model is a database of the building that can be accessed to answer all these questions and obtain solutions in a matter of seconds.

Probably the most common stage in which it is easier to see the utility of BIM models  are the different upgrades and renovations that are carried out throughout the lifetime of a building. Currently, the percentage of existing buildings that require updating, modification or refurbishment exceeds the rate of new constructions. However, most of the time we face a renovation in a building, we find that the existing information is neither valid nor enough to start the refurbishment works, and requires on-site checks to be carried out.

In the case of refurbishments, traditional 2D drawings are usually the starting point. During the process, it is very common to discover modifications that had not been updated in these layouts; also that certain information needed is not documented, or that different drawings contradict each other… In other words, the starting documentation is obsolete or incomplete. Consequently, it will be necessary to collect and verify on site the information before starting with the design of the renovation.

Fortunately, nowadays there are technologies that can help to faithfully collect the current state of a building. This is the case of point clouds – that allow us to have a very accurate image of the building in a short time – or 360º photographies, which can be placed in a 3D model at the exact position where they were taken, giving us a very quick access to reality; similar to a street view of our building for very little money. However, point clouds or photographs alone will not provide us with all the information we need: it is the BIM model that will answer our questions about the building.

A BIM model of an existing building provides a single integrated database, which allows us to organise and compile all the relevant information of it, anticipating mistakes when designing refurbishments and, once the construction is completed, to have a graphic and quantitative repository of the result that will allow a more efficient and sustained management in the future.

“In the case of a refurbishment, the advantages of having a BIM model of the building are very clear, but modelling existing buildings has many other functionalities and benefits for owners and operators. A model can be used in asset management, operation and maintenance tasks. The needs the owners or FM teams face when operating their building will determine how the BIM model will look like,” explains Alberto Ramos, Asset Management Practice Manager at Modelical.

“The added value is not only the visualisation of a 3D model, but squeezing the most out of all the information you can collect. The BIM model can be connected with other data sources and platforms that are used for the operation of the building, allowing cross-checking the information  avoiding duplicated information and rework” adds Alberto. And at that point is where Modelical plays a key role, guiding clients through the entire process: from the strategy phase and the definition of what the BIM models should look like and how they will be used, to developing the model itself, seeking to obtain the maximum benefits from the use of these digital technologies in the sector.

For Alberto, the key factor before starting to develop a model of an existing building is to define the BIM uses; that is, to specify the applications of the model during the building’s life cycle and what the objectives are. “The cost of developing a BIM model of an existing building can differ a lot depending on its uses afterwards. When the client is not sure about the uses, our recommendation is to go from narrow to broad scope of the elements included in the model and its detail, as it is always possible to increase the level of detail in the future”. The process of defining the BIM uses of a model is key to determine its scope, level of detail both in its geometry and in the information included. The options are wide-ranging: from knowing the total commercial area of a shopping centre, to analyse sales by department (sports, women, etc.) by linking the model to other databases.

Image of the Torre Europa BIM model. Office building in Paseo de la Castellana, Madrid, managed by AGIB Real Estate.

In conclusion, making a BIM model of an existing building is not an easy task, but the most important thing is to decide what we are going to use it for in the future. The return on investment will depend on how clear we are about its uses. This could make the cost of the modelling much lower. Also, the savings of having a model will be more immediate by reducing the time spent searching for information and increasing the reliability of the data when undertaking modifications and works on the building… Owners and managers will have a reliable database accessible to all players, which centralises the information of the entire building, improves efficiency during operation and reduces costs. This will help to anticipate necessary reparations and maintenance tasks. Finally, it also contributes to decision – making, adding value to the business model by providing data that helps to analyse how to obtain the maximum profitability from the different spaces.

Author: Raquel Vila