2.1 FRAMEWORK TO USE BIMFOR ASSET MANAGEMENT

The key to effective BIM for asset management (BIM-AM) is to understand the asset information requiremen tswhich are critical for the operations and maintenance (O&M) phase. Asset management is about managing assets to achieve better O&M and the life cycle of critical assets.Hence it is essential that building/facility owners should ensure building assetin for mationare captured accurately during the design as well as construction stages. To ensure this is done proficiently, it is important to define the information requirements at the start of the project.The framework presented in this Guide(as illustrated in Figure 1)proposes an approach to define and capture asset information for a BIM-enabled project. This Guide also prescribes how these asset information can be linked to FM systems but do not cover the technical connections and configurations in details this varies according to the FM solutions deployed on site. Typically data can be passed on to such FM solutions via direct integration or flat file transfer.

Figure 1 Framework -BIM for Asset Information Delivery

References:1.Singapore BIM Guide version 22.UK PAS 1192-2:2013 –Specification for information management for the capital/delivery phase of construction projects using building information modelling 3.UK PAS 1192-3:2014 –Specification for information management for the operational phases of assets using building information modelling Organisational Information Requirements (OIR)–the information which the organisation need to know in order to run the business.Assets Information requirements (AIR)–the information the organisation need to know about its assets it is responsible for.Employer Information Requirements (EIR)–Sets out the information to be delivered, the standards and processes to be adopted for a construction project. BIM Execution Plan(BEP)–Outlines the overall vision and along with implementation details for the project team to follow throughout the project.Project Information Model (PIM) –information model developed during the design and construction phase of a project.Asset Information Model(AIM)–is a model that compiles graphical and non-graphical data and information as well as documents and metadata necessary to support asset management.

Basically there are 3 key elements in the data management framework for BIM-enabled asset information delivery project which will be discussed in the subsequent sub-sections:1.Information Requirements (OIR, AIR, EIR) by the facility/building owner 2.Information Delivery(BEP, PIM, AIM)by the project team3. Information Exchange across project lifecycle by all project stakeholders.

2.2 INFORMATION REQUIREMENTS

n this section, a step-by-step approach is proposed to assist building/facility owner in defining and translating the information requirement sat the strategic level (OIR) into the information requirements at the operational level (AIR) and how it could be specified in the tender specification (EIR). Figure 2 gives an illustration of this approach while Table 1 proposes potential parties involved in the development of the information requirements.

Figure 2 Information Requirements Specification

Table 1Parties Involved in Information Requirements Information Requirements Potential Parties Involved in defining the Requirements Organisational Information Requirements (OIR)•Estate Manager•Property Manager•Facility Manager Asset Information Requirements (AIR)•Estate Executive•Property Executive•FM Executive Employer’s Information Requirements (EIR) or Client’s BIM Requirements•Legal Department•IT Department•Estate/Property/FM Department.

2.2.1 Organisational Information Requirements(OIR)

The OIRs describe the information required by an organisation for asset management and operation and other organisational functions at a strategic level. Ideally before a building/facility owner request for the asset information delivery from their project team, it is necessaryto understand“who” need the information and “why” the information is needed to avoid it becoming a case of “information for information sake”.Given the inherent costs for every information capture, the reasons for asking each information should be well understood on how it adds value to the organisation.To define the OIRs, it is important to understand the business process along with the business unit responsibilities; hence identifying the OIRs may require input from various departments within the organisation.A method for drawing out these requirements is to ask why the information is neede dat each point of a process. For example, a tenancy manager would need to provide a client with suitable information regarding potential vacant space so that the client could make an informed decision on a property.In order to do that, the manager would need to have access and be able to track key property changes(e.g. lease expiry date and floor space occupied)which will be one of the OIRs for this particular use case(see ANNEX A for more example on OIR).

2.2.2 Asset Information Requirements(AIR)

Once the business needs are understood, more detailed asset information requirements (AIRs) can be defined.Based on a list of asset types that matter to the building/facility owner,the initial requester of the information should be able to define the specific asset information required to achieve the objective defined in the OIRs. Typically, the asset information would include the following:Physical asset data –name, description, and technical characteristic of the asset Location and spatial data –where the assetis and how it relates to other assets Performance data –how this asset contributes to the serviceability target Condition data –what is the life expectancy of the asset For the operation and maintenance purposes, the key assets are usually those associated with the space and building services system. The following shows examples of the asset systems to be captured for the deliverables (see Annex B for more detailed examples):

1.Architectural Systems

2.Conveyance Systems

3.Safety/Security Systems

4.Information Technology System

5.Mechanical Ventilation Systems

6.Building Automation, Monitoring, Space Control

7.Air-conditioning and Refrigeration Function

8.Plumbing and Sanitary Systems

9.Building Envelope System

10. Gas Systems

11.Electrical System

To assist facility/building owner in identifying which assets are important for the operation and maintenance, the following criteria could be used:Asset components with high frequency usage and wear and tear that require a regular or unpredictable period of monitor,maintenance and replacement Asset components that are linked directly to the basic and common services of a building e.g. ventilation, air-condition and drainage system, etc Asset components that require specific information such as health and safety operation environment and procedure Asset owner is recommended to involve the FM practitioners early during the setting up of AIR.

2.2.3 Employer’s Information Requirements(EIR)

The Employer’s Information Requirements (EIR)(also known asclient’s BIM requirements) is a document that defines the client’s project and BIM objectives.The EIR generally outlines the information to be delivered, together with any associated standard and process to be adopted by theproject delivery teams. It will also establish the scope of work for the engaged project team to create the data in a structured manner(see ANNEX Cfor more exampleon EIR). The detailed approach to be taken, including defining the roles and responsibilities of the key stakeholders in the value chain that need to create the asset data, should be spelled out later int he BIM Execution Plan (BEP).

2.3 INFORMATION DELIVERY

Based ontheinformation requirements specified in theEIR, the project team would start to plan on how to collect, coordinate, and deliver the asset information. In this section, typical information deliverables will be discussed as summarized in Table 2.

Table 2 Information Deliverables Deliverables*What it is and When to be delivered?BIM Execution Plan (BEP)•A document to explain in detail how the project team plan to meet the requirements specified by the building/facility owner•To be delivered before the project started Project Information Model (PIM)•A progressively developed information models (BIM and non-BIM) across the project life cycle (e.g. Coordinated Design Model Construction Model As-built Model)•To be delivered at different project stages/milestones Asset Information Model (AIM)•An information models (BIM and non-BIM) derived from PIM that supports the ongoing management of an asset•To be delivered during project handover*To redelivered by consultants and/or contractors & suppliers

2.3.1 BIM Execution Plan (BEP

BIM Execution Plan(BEP)is a document prepared by the BIM Manager and maintained along with the project progress as a live document to explain in detail on how the project team plan to meet the Employer's Information Requirement(EIR)specified by the building/facility owner. In the Asset Information Delivery strategy, the consultants and contractors should propose: The roles and responsibilities of the parties and individuals for asset information modelling and management of the project; he processes and procedures to collect, coordinate, and deliver asset information;The process for validating accuracy and submitting/applying corrections to asset information model;The process and procedure to share the asset information model among project team members and cross parties;The process for updating the asset information model;The procedure on their quality assurance processes for Data, Models and Documents;Response to the client’s specific requirements, confirming the ability to comply on the timing, content, and format of information delivery;Comments where deliverables are impractical to deliver with alternative delivery proposals;If aftercare is required, the contractor must specify the period of aftercare (the number of years that the model should be managed for) following handover.More details on the BEP can be found in the Singapore BIM Guide (corenet.gov.sg).

Reference: Singapore BIM Guide Version 2 (www.bimsg.org)The Singapore BIM Guide Version 2 outlines the various possible deliverables, processes and personnel/professionals involved when BIM is being used in a construction project.Users can use this BIM Guide to clarify the roles and responsibilities of project members when using BIM in a construction project. The roles and responsibilities are then captured in a BIM Execution Plan (BEP), to be agreed between the Employer and project members.

2.3.2 Project Information Model(PIM)

Project Information Model (PIM) is an information model developed during the design and construction stage of a project.Using BEP as a standard and procedure guideline, the PIM will evolve from the most initial concept design to the virtual construction model to support construction stage activities and delivered as Asset Information Model (AIM) during project handover. Project information (e.g. BIM data)usually evolve when the project progresses from the conceptual design stage to the O&M stage. Some data that is specific to a particular stage (e.g. alternative design options in design development stage) will not be brought over to the next stage as it may not be relevant or useful for the following stage to work on it. On another hand, Life cycle data such as asset information will continue to grow along with the progress of the project when the design and selection of assets become more certain. The evolution of Project Information Model will generally go through the following phases as shown in Figure 3.

Figure 3 Evolution of data

Coordinated Design BIM Model:The Design Model is created by the design team that captures the intended design. Construction BIM Model: The Construction Model is developed from the Design Model and is used by contractors for fabrication and construction coordination.As-Built BIM Model:This Model should capture the condition and relevant information at the end of the construction stage. The building/facility owner should retain the as-built model as the authoritative source and a reference for the building as-constructed. Asset Information Model: The Asset Information Model (AIM) is derived from the As-Built BIM model where only information specified in the AIR is to be retained.Coordinated Design BIM Model Construction BIM Model As-Built BIM Model Asset Information Model The building/facility owner should be clear in specifying the timing, the content, and the format of any interim and finalized deliveries. This is to allow the lead consultant and/or lead contractor to prepare and respond appropriately. Table 3 below shows an example of a deliverable schedule and milestones on asset information deliveries.

Table 3 Asset Information Deliverable Milestone Asset Information Deliverable Format Contract Award BIM Execution Plan that include asset information delivery plan PDF Detailed Design Designed Performance of Managed Asset(e.g. cooling capacity of the chillers)Location of Managed Asset Native BIM Format + Excel Construction All other asset information as specified in Annex B Native BIM Format + Excel.

The final details for consultant and contractor deliverable are to be included in the agreed project BIM Execution Plan (BEP), and this could also inform the production and delivery of the Asset Information Model that meets the building/facility owner or client’s requirements.

2.3.3 Asset Information Model

As asset information is essential for business operations, it is important to have a process to ensure the collection and management of good quality and accurate data. Therefore this section defines the deliverable (either documents, graphical models or drawings) to be produced by the project team at the end of the project, named as Asset Information Model(AIM).The AIM deliverables usually comprise BIM and non-BIM deliverable. The BIM deliverables consist of a set of BIM models (e.g. architectural model, structural model and plumbing model, fire protection model, ACMV model, electrical model, etc.) where each of the models contains geometric representation of the BIM Elements and their selected non-geometric attributes. The non-BIM deliverables usually consist of other asset information documents (files in PDF, JPEG, XLS, databases, etc.) that are linkedand referred by the BIM deliverables. Figure 4 shows the structure of Asset Information Model.

Figure 4 Asset Information Model

2.3.3.1 BIM Deliverables

The BIM deliverables usually consist of the geometric elements (e.g. assets to be modeled) and the non-geometric data (e.g. asset information to be tagged as parameter in the geometric elements).Not all information about a facility needs to be captured within a BIM model. While it is possible to request all assets to be modeled, a building/facility owner needs to understand that for every object included in a BIM model, the file size of the model will increase. The building/facility owner should also understand that the more detail an object is, the bigger file size it will be and the longer it will take to load the model. Over-specifying may cause user to obtain unnecessary information at an inflated costand incur higher BIM maintenance cost during operation and maintenance stage. Hence, it is important to know the purpose of having certain objects in a BIM model (e.g. whether that particular asset is actually managed) before putting those requirements in a tender document. The quality and completeness of the BIM deliverables is vital for the development of a useful Asset Information Model. It is essential to ensure that all geometric elements in a model are classified (using a standard such as Omniclass / Uniclass 2015) and mapped to a client/project specific table of assets that need to be tracked for operations and maintenance, as determined by the building/facility owner. The AIR must reflect the information requirements in the context of the specified table of assets. In addition, the geometric elements shall be verified for the attributes such as those illustrated in Annex A. As the attributes vary by asset type, it is critical that elements are assigned specific classification in greater detail than that offered by BIM authoring platform sin order to meet the needs of operations and maintenance.As BIM is an iterative process, verification and validation of information requirements shall follow a regular cadence between major data milestones to ensure the data is maturing as expected. A systematic approach to track the development of information in models and an automated process to identify data issues must be considered to provide the building/facility owner the visibility and transparency. A system to ensure that the data owner solves the data issues on a timely manner is also highly recommended. The data verification process shall be repeatedly employed until all the data expectations have been met prior to every data deliverable milestone.

2.3.3.2 Non-BIM Deliverables

Non-BIM deliverables referto additional assetinformation such as documents, databases, or cloud storagesto be handed over to building ownerasspecifiedin the contract. These information are not part of the BIM modelbut they are essential for the FM practitioners. For example, T&C or O&M documents are usually not embedded in the BIM element but the link to that particular documents could be provided. Similarly, information provided on databases and cloud-storages will be ‘tagged’ in BIM model to be machine-readable such that software solutions are able to read and relate them.This type of information usually will be consumed later by a Computerised Maintenance Management System (CMMS) / Computer Aided Facilities Management (CAFM) / Building Management System (BMS) system. Building/facility owner should consult their CMMS/CAFM/BMS vendor on the preferred way in consuming Asset Information Deliverables.

2.3.3.3BIM Data vs Non-BIM Data

Conventional practice of consolidating asset information has been to insert them into BIM as additional attributes in the drawing elements (or BIM Data). However, this introduces two challenges in project execution. First, timing of compilation of asset information does not often synchronise with BIM development. Further, it might be necessary to go through multiple revisions of asset information as part of verification and corrections. In this case, BIM has to be modified over and over again, which could be costly, especially if BIM work is outsourced.Secondly, today’s O&M practice requires much more details about the asset than conventional asset management systems did. Some of these information changes with time and updated frequently. If they are maintained as BIM Data, it will demand BIM to be modified frequently.Due to this reason, the practice of keeping asset information as non-BIM Data is increasing in popularity. Further, non-BIM Data is much easier to setup for collaboration and data exchange.

The smoothness of information exchange process is essential to the overall success of construction projects. In order for information to be successfully exchanged, it is necessaryfor all contributors to understand what they need to provide and what others will be providing and how this information will be presented and used.This section will discuss on some fundamental technology for information exchange process.

2.4.1 Common Data Environment

To improve the information exchange and issuing of information that supports the delivery of a project, a common data environment (CDE) or a collaboration platform is recommended. The CDE is a central repository where construction project information is stored and shared. It keeps not only assets created in BIM environment but also documentations related to the assets. It is likely that the CDE is not a single software application, but a network of systems that meet more complex business needs. The applications within the CDE shall be dependent on the needs of the projectand the intent it is supposed to serve. So there may not be one size that fits all. It is recommended that there is a clear demarcation of ownership between the CDE established by the project team (for collaboration between the design and build firms on the project) and that established by the building/facility owner. The owner’s CDE shall be the environment where the supply chain publishes all of their deliverables and the environment where the Asset Information Model is built and maintained.Building/facility owner should consider the security risks of the protection of data in a CDE by including the data restriction procedures. Roles, permission, as well as the access control of project team members should be defined at the start of the project. Under this CDE, data processing and handling procedure could be set up. For example, how and what is the frequency of data to be exchanged. Each data update shall be logged in an audit-trail such that any mishandling can be traced back to its source.

2.4.2 InformationExchange Format

Data Exchange formats and protocol should be developed and agreed by all parties collaborating and contributing to the information delivery process. At a project level, information will be required in a format defined in the BIM Execution Plan (BEP), which may include (but not limited) toany of the following outputs:Native –3D discipline model files Common file format –IFC model files, per discipline and federated COBie The asset information hand-over, either from designer to contractor or from contractor to building/facility owner, usually comes in the form of paper documents and/or proprietary format. Construction-Operations Building information exchange (COBie) is an open standard format that aims to eventually replace the current paper-based documents with an electronic format. The standard was developed for the exchange of information of managed assetthat covers equipment, products, and spaces. COBie deliverables could be specified in the Employer's Information Requirement and be used as one of the transmittal methods between the client and its service providers. More information and guides on COBie can be found at the Whole Building Design Guide website(www.wbdg.org).

Asset Classification System For COBie to work, asset classification system needs to be defined upfront. Asset classification system isa systematic and structured approach in classifying objects. It is a hierarchical numbering systems that provide a unique number to describe everything in the building process. The two commonly used classification system are Omniclass (mainly used in the US) and Uniclass (mainly used in the UK).

2.4.3 Information Exchange with Facility Management (FM) Solutions

Specifying the information exchange format for project handover is critical. The asset management team should verify which file/data formats are supported by its asset management software and require the information to be exported from BIM and/or any other AIM sources into that particular format.Most BIM applications could export (and most CMMS/CAFM/BMS platform can import) information in spreadsheet format, however each solution may have a specific spreadsheet layout or data structure that confirms to its proprietary data model. In general, there are two ways in exchanging asset information deliverables into facility management solutions, e.g. the CMMS/CAFM/BMS platform.

Direct mapping from BIM platform to CMMS/CAFM/BMS platform

Figure 5Asset Information Exchange into BIMCMMS/CAFM/BMS

Only mapping key asset information

Figure 6Asset Information Mapping

Building/facility owner should consult their CMMS/CAFM/BMS service providers to determine which approach suit their current solutions.It is recommended that the BIM platform supports open APIs for the various FM solutions to have bi-directional communication, both for reading data and to write data back. The ability to visualise the 3D/2D graphics served by the BIM platform within the FM applications would be a substantial added benefit to bring the power of BIM into every FM solution.

3.1 Asset Information of Existing Buildings

As many existing buildings are not in BIM format yet, building/facility owner may consider the use of 3D laser scanning technology to produce a precise record of thephysical space and asset.Traditionally, the data collected could be used as a base to develop the Asset Information Model. With the recent development in the laser technology(e.g. coloured ‘point cloud’ data by collecting ‘point cloud’ and images at the same time), the assets ‘point cloud’ data could be tagged and linked to the existing asset management database.Technical alternatives to laser scanning may be explored such that an efficient and cost effective process is achieved.

3.2 Asset Information Executive

To facilitate the information process throughout the entire asset lifecycle, it is recommended that the building/facility owner consider appointing suitably trained and experienced executive to ensure that information collected from the consultants and contractors at the point of facility handover is timely and accurate. These new roles could be undertaken by existing members of the facility management team, provided that they are suitably trained and experienced to handle the job.

3.3 Collaborative Asset Information Collection

To facilitate collaborative asset information collection, building/facility owner could set up a central BIM data store allowing subsystem suppliers and control companies to directly input data into this system through web-based user interfaces. The entered information would then be validated automatically, thereby allowing corrections to be made on the spot.As a result, commissioning would become a part of construction process by eliminating errors and delays in asset information delivery.

3.4 Simplified O&M Manual

This guide recommends that O&M manuals are submitted as an electronic documents linked to BIM as a minimum requirement. However, referring to a long O&M manual during maintenance procedure is impractical. Also, skill level of maintenance personal could vary and their understanding and interpretation could be different.Many CMMS software are able to present simplified maintenance guides by means of checklists and simple task lists. This may include a list of maintenance procedures to be carried out at given intervals, steps involved in each maintenance procedure, consumable spare parts and tools involved in each procedure, etc.Some CMMS software would also be able to automatically setup maintenance schedules if the maintenance information is provided in machine-readable format. Building/facility owner could consider requesting this type of simplified maintenance guides instead of a standard O&M manual to be linked to the BIM model.

3.5 Asset Monitoring & Control

It is not uncommon that building/facility owner would like to acquire a system that would be able to monitor and control their assets via a computer system. In order to monitor and control their assets remotely, a set of important parameters (also known as points) would be necessary to be included in the asset information requirements.Building/facility owner should consult their BMS service providers to determine which assets and what are the parameters needed to ensure the information is available when they receive the AIM.

3.6 Enabling Predictive Maintenance

To enable condition-based maintenance (also known as predictive maintenance), it is necessary to establish a baseline for KPIs (key performance indicators) of certain assets. This is often done at the commissioning stage. These KPIs could then be monitored periodically to find significant deviations, which would suggest upcoming maintenance requirements.Building/facility owner would need to specify that the asset information deliverable should include monitoring and control parameters (as mentioned in previous section) to generate necessary KPIs to monitor the asset’s health.

This annexgives an example of the Organisational Information Requirements (OIR) which is usually defined and used by senior management and decision makers. At this level,the information gathered should support the “Strategic Objectives” of the organisation such as measures of organisation business drivers of safety, performance, environments, etc. The following statements are examples of organisational information requirements that set out the context and intended use of the information received and processed within an organisation:

• To have access to all property asset (buildings) data in one common data environment

• To understand trend analysis and bench marking across different project and/or building

• To comply with statutory and regulatory requirements (i.e. Green Building)

• To have access and to track on important property changes (i.e. Lease, End of defects period, etc)

• To maintain and retain asset information for future procurement events

• To have access on metering utility data to identify the energy performance

• To determine the cost of specific activities (i.e. total cost of maintaining specific asset)

• To determine whole life cycle cost of assets

This annex gives an example for the managed asset of a typical commercial building project together with the minimum information required for each asset. Building/facility owners are advised to exercise due judgement in using this Annex and make their own adjustments as needed with their appointed BIM Professionals and real estate management team.

(X) = Required Information

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This annex gives an example of Employer’s Information Requirements (or client’s BIM requirements) as an important element of Project BIM implementation that set out clearly to the Project Team what information (models, documents, and data) is required generally and at each project stage.Information collected during previous operation, maintenance and monitoring of the asset.The following is an example of the core content of the EIR:

A. Management:

• Applicable Standards/Guides (i.e. Singapore BIM Guide v2)

• BIM and Asset Information Deliverables

• Ownership and Rights to Deliverables

• Collaborative Working (i.e. define how, where and when project information will be shared)

• Model Authoring and Data Segregation(i.e. to set out requirements for the management of the modelling process)

• Coordination and Class Detection (i.e. to define coordination process to meet employer’s requirements for quality control)

• Compliance Plan (i.e. to define how to maintain data integrity and quality)

• Asset Information Delivery Strategy(i.e. to defines the information exchange standard for asset information with regards to asset information delivery into the employer’s Asset Managementenvironment)

B. Technical:

• Information Exchange Format and Software Applications

• Coordinates (i.e. to definethe adoption a common coordinate system for all BIM data)

This annex gives an example of BIM for Healthcare Asset Information Delivery 2 implementation. Figure 7 shows Healthcare Infrastructure Project Division (HIPD) process from defining the Asset Information Requirements (AIR) till delivery of the Asset Information Model.

Figure 7 Healthcare Asset Information Delivery Process (PTS = Professional Technical Services, CH = Central Hub)

2 Courtesy of Ministry of Health Holdings (MOHH)

Figure 8 shows the Healthcare Asset Information Hierarchy from facility to space, infrastructure system, and asset.

Several standards and naming conventions are followed in defining the space attributes (seeFigure 9), such as:

• TR 42:2015 on Facility Design Guidelines for Acute General Hospitals

• TR 59:2017 on Facility Design Guidelines for Community Hospitals

• Key Planning Unit (KPU)

• Functional Planning Unit (FPU)

Figure 9 Space Attributes

The infrastructure system consists of 12 systems (Figure 10) which comprises of key non-medical (Figure 11) and medical (Figure 12) assets.

Figure 10 HIPD Infrastructure System

Figure 11 Key Equipment (Non-Medical)

Figure 12 Key Equipment (Medical)

For each asset, all 22 attributes (see Figure 13) are required to be incorporated into the Asset Information Model.

Figure 13 Asset Attributes

PAS 1192-2:2013 Specification for information management for the capital/delivery phase of construction projects using building information modelling. BSI Standards.

PAS 1192-3:2014 Specification for information management for the operational phase of assets using building information modelling. BSI Standards.

BS 1192-4:2014 Collaborative production of information Part 4: Fulfilling employer's information exchange requirements using COBie –Code of practice. BSI Standards.

PAS 1192-5:2015 Specification for security-minded building information modelling, digital built environments and smart asset management. BSI Standards.

STD/BIM/P002 (G0300) Organisational Information Requirements (OIR)of UK Ministry of JusticeSTD/BIM/P005 (G0200)Employer’s Information Requirements (EIR) of UK Ministry of Justice

Form DES-0002-D: BIM Asset Data for Design and As-Built Documentation for New Construction and Renovation, Los Angeles Community College District

Singapore BIM Guide Version 2

Asset Information Guidelines, The Institute of Asset Management 2009

https://www1.bca.gov.sg/docs/default-source/docs-corp-buildsg/integrated-digital-delivery-(idd)/bim_guide_for_asset_information_delivery_v1.pdf