bim and fms (recovered) - buildingsmart and fms an approach for ... tekla structures ... i have used...

VIA University College Horsens, Denmark 14.05.12

Consultant: Kirsten Sommerlade

Bachelor of Architectural Technology and

Construction Management

7th semester dissertation

BIM and FMS An approach for linking a Building Information Model

with a Facility Management System

By

Torstein Oen

Torstein Oen VIA University College Horsens May 2012

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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: 144020

Number of copies: 2

Number of pages: 34

Number of characters: 55 853

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!


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Preface This is a 7th 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 emails 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.


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Abstract This 7th 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 14.05.12.

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 SWOT‐

analysis. 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.


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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.


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TableofContents 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 .............................................................................................................. 10

Public Private Partnership (PPP) .......................................................................................... 10

Facility Management (FM) ................................................................................................... 10

Building Regulations for Facility Management Documentation (FMD) ............................... 11

Building Information Modeling (BIM) .................................................................................. 12

BuildingSMART ..................................................................................................................... 12

Industry Foundation Classes (IFC) ........................................................................................ 13

International framework for Dictionaries (IFD) ................................................................... 13

Information Delivery Manual (IDM) ..................................................................................... 14

Multidisciplinary Identification System (NOR: Tverrfaglig Merkesystem) ........................... 14

Types of BIM ......................................................................................................................... 14

Software ................................................................................................................................... 15

In use in case: Solibri Model Checker (SMC) ........................................................................ 15

In use in case: FDVweb ......................................................................................................... 16

GRAPHISOFT ArchiCAD ......................................................................................................... 16

Autodesk Revit Architecture ................................................................................................ 16

Tekla Structures .................................................................................................................... 17

In use in case: Tekla BIMsight .............................................................................................. 17

Stakeholders in New Søreide School Project ........................................................................... 17


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Research question 1: What “BIM towards FMS” is in use in Norway today? .......................... 18

Part Conclusion 1 .................................................................................................................. 19

Research question 2: On a proposed theoretical level, how should the two case systems

become linked together? ......................................................................................................... 19

Level 1: Basic ........................................................................................................................ 19

Level 2: Adequate ................................................................................................................. 21

Part Conclusion 2 .................................................................................................................. 22

Research question 3: Witch components and associated parameters of the case BIM and

case FMS should be linked? ..................................................................................................... 24

Part Conclusion 3 .................................................................................................................. 28

Research question 4: What are the uncertainties with linking the two functioning case

systems together? .................................................................................................................... 28

Part Conclusion 4 .................................................................................................................. 29

Main Conclusion ....................................................................................................................... 30

Bibliography .............................................................................................................................. 32

Figure 1 Connection between national laws, regulations and standards ................................ 11

Figure 2 BuildingSMART ........................................................................................................... 12

Figure 3 Explaining the IFD Library ........................................................................................... 13

Figure 4 PPP New Søreide School Project ................................................................................ 17

Figure 5 Hyperlinks in SMC……………………………………………………………………………………………….…20

Figure 6 New Interface…………………………………………………………………………………………..……………21

Figure 7 SMC model three in FDVweb…………………………………………………………………..….…...……22

Figure 8 Native Design Parameters ……………………………………………………………………………..…..…25

Figure 9 Transforming a IFC object from a Design BIM to a FM&O BIM………………………....…..26


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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 2013.

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?


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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 email.

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.


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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.


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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 www.ops‐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 2013.

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 EN15221‐1 as “The definition of facility management, EN15221‐1, 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)


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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‐2010‐03‐26‐489 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)


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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)


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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


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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 “in‐

use 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)


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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 30.09.10

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


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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 multi‐

national 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.


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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 2013. 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.

Figure 4 PPP New Søreide School Project (own source)

•Skanska Design Group

•Bergen Commune

Developemnt phase

•Skanska Norway AS

•Sub‐contractors

Construction phase

•Coor Service Managment AS

•FDVweb by Curotech

Use‐phse/FM&O

Phase


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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 2012. 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.


19

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.


20

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

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.

Figure 5 Hyperlinks in SMC (own source)


21

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.


22

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


23

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.


24

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.


25

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.


26

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

Figure 7 Native Design Parameters (own source)


27

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)


28

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


29

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.


30

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 30.09.10 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


31

to have attached FMD. The breakdown structure is best to make during the development of

the as‐built BIM.

Transforming an as‐built BIM into a FM&O BIM is a process which contains deleting and

adding parameters to the as‐built BIM. I suggest that Skanska are initiating a research for

which parameters that need to be in a FM&O BIM. This study should be done with the

important stakeholders in the New Søreide School Project. Curotech, Skanska, Solibri and

Coor Service Management. All attached parameters in a FM&O BIM should be linked to a

future FMS via FDVweb.

I believe, in the year of 2012, people around the world are facing changes in their daily life

faster than ever before. The young generations are maybe best to cope with these changes.

Changes that are coming with implementation of BIM are huge for The Industry and

thousands need to learn how to use this technology the right way. The educational system

needs to be in front alongside with organizations like BuildingSMART to educate and

standardize the way we are using BIM in The Industry. I think this can help The Industry to

reduce cost and improve quality.


32

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