BUILDINGS [11] 1

Procure a BIM deliverable with ease

By Jennie Morton

With building information modeling(BIM) gaining steam as a facilitiesmanagement tool, many own-ers are excited to commission this

game-changing technology for their buildings.But requesting a model is much more complexthan ordering furniture or recycling bins.

"You can have the best BIM, but v\/ithout the foresight and planning, it's notworth commissioning," says Pete Zyskowski, director of technical services and aBIM consultant with Applied Software, a BIM services provider.

A BIM deliverable needs to be as unique as the building it represents. As theend user, you determine what your model includes and how detailed it should be.To guide you through commissioning, follow these steps to ensure your deliver-able will meet your needs.

1) Determine the Big PictureA clear focus for your model is the most important part of the commissioning

process. The level of detail you need directly impacts scheduling and costs.First identify how the model will support facilities management. BIM allows

you to gain greater control over areas like energy spend, space planning, and as-set management - which of these benefits are you looking for?

"One of the best things ownerscan do is educate themselves on whatvalue can be extracted from BIM -looking at how it adds value to theirbusiness, creates efficiencies, andultimately saves them money," saysKyle Bernhardt, product line managerfor Building Design Suite at Autodesk,a 3D software provider. "It's thosecalculations that can really provide asuccessful process."

Without a clear purpose, you mayget a model that doesn't support yourend goals. "Asking for just BIM is likeasking a builder to just build a home.There's so much more informationthat needs to be discussed," saysMark Petrucci, an application special-ist with Applied Software.

Because BIM is only starting toemerge on the operations side, youcan't use the same model that wascreated during design, otherwise itwill be saturated with data unrelatedto facilities management.

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"Focus on the T inBIM," advises AniruddhaDeodhar, program managerof AEC Sustainability forAutodesk. "If all you haveis a box, a wire 3D frame,it's not as compeiiing. Themore rich in content yourBIM is, the more useful andvaluable it is downstreamfor maintenance and opera-tions."

After determining themodel's scope, be ready toprovide background datato the design team. If youare commissioning for en-ergy management, you canhelp the contractor gatherknown data that will popu-late the model.

"In terms of energyanalysis, the more figuresan owner can offer the bet-ter," recommends Deodhar."Provide information aboutthe mechanical systems,occupancy, building schedule, utility bills, rough estimatesof floor-to-ceiling heights, and glazing percentages."

Make sure these figures are as accurate as possible. Ifyou cut corners with off-hand calculations or benchmarking,you'll compromise the integrity of the model.

"Owners will try to use this information to save oncosts but it ends up costing them more in the long runwhen they have to rectify or recreate a flawed model,"Deodhar warns.

2) Select a Scanning OptionHow detailed your model is typically defines the methods

used for reality capture, but there are several options avail-able that meet different budget parameters:• Measuring tape and wheel• 2D architectural drawings (plan and scale)• Laser scanning• Photogrammetry• Geospatial information gathering

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The Skinny onBIM-Ready Content

A growing trend among manufacturers is to providewhat they call "BIM-ready content." These are BIM deliv-erables of their specific products that you can downloadonline, whether it's an HVAC system or an executive desk.

While it may be tempting to seek these models out,understand that there are no national standards for BIMyet. One company may offer a basic model that onlycontains dimensions. Another might include details moreapplicable to engineers, such as the metal composition ofbolts. Both could lack the energy performance data youwere hoping for

There is also a concern about compatibility. Even if themanufacturer's model has what you need, how will you getit into your model? Online offerings may not be usableacross multiple platforms.

Your best bet is to have your design team work directlywith a manufacturer to secure the information you need.

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3 0 BUILDINGS [11111

A measuring tape and wheel have long been a standbyin the industry. It's a cost-effective option that doesn't re-quire complex technology and is ideal for simple spaces.These manually gathered dimensions are turned into a 2Darchitectural plan, which is easily converted into 3D, saysBirgitta Foster, assisting director of the buildingSMARTal-liance, an organization that promotes BIM. Owners withthese drawings already in place have a leg up over thosestarting from scratch.

Owners should note that the accuracy of measuring tapeand CAD drawings isn't as strong as other reality captureoptions. For example, measurement methods differ - doyou start a measure from the center of a room, a corner,or a wall? Are you measuring for gross square footage, net

square feet, or rentable square feet?Existing 2D plans also suffer from the same inconsisten-

cies as blueprints - they can be inaccurate or out of date.Use laser scanning to confirm the reliability of CAD plans orbypass architectural drawings altogether.

"Laser scanning is the best possible method to capturethe existing state in a 3D form," recommends Bernhardt."What you end up with once you aggregate multiple scansinto a single point cloud is the 3D representation of thatbuilding. Anything that can be seen by the scanner is cap-tured into hundreds of millions of data points. With theamazing computing power that's brought to bear across thevarious technologies around laser scanning, it can deliver aremarkably real-life experience."

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Options for Reality Capture

PROS CONS

Plan and Scale

\lany owners already have on hand

Low cost

Good for basic dimensions

Incomplete or inaccurate drawings

Can't provide all data needed for BIM

Doesn't include equipment specs

Measuring Tapeand Wheel

Tried and tested

Inexpensive

Suitable for basic models

Greater chance for error

Can only measure dimensions

Not suitable for complex layouts

Laser ScanningCaptures a high level of detail

Easy to update

Higher cost due to specialized equipment

Some firms may not offer this service

_ . 1 r̂ 4 ^ ^ H Ideal for exteriors and campus settingsGeospatial Data ^ ^ ^ S BCapture Mr _» i ••m Supports master plannmg

Higher cost

Cannot document interiors

Photogrammetry

Doesn't use special equipment

Cost effective for simple models

Appropriate for space planning

Limited to the photos you take

Can be hindered by calibration of photos

Typically paired with another method

UILDINGS [11] 11

While this method comes with a higher price tag, scan-ning affords a level of detail that cannot be matched bymore traditional methods.

"From that high detail point cloud, it can be used as amodeling reference for the authoring of BIM elements,"Bernhardt continues. "You can very accurately and quicklytrace walls, windows, and piping because you have a refer-ence that is the real thing - in some cases down to a 7-mil-limeter level of detail."

In fact, modeling technology has evolved to the pointwhere it can distinguish between different types of sys-tems. "You can bring the scan data into the software andit's intelligent enough to recognize a pipe is a pipe, a wallis a wall, and so on. If it doesn't know what it is, it won't tryto model it," explains Foster.

The good news to an owner concerned about costs isthat you can use any combination of reality capture meth-ods (see sidebar on page 30). This is also a smart move ifyou have a wide variety of areas to document.

"An owner may determine that something as basic asa gymnasium does not require scanning because he onlyneeds the dimensions of the four walls," says Neil Parker,director of business development for EcoDomus, Inc, aBIM services provider. "With a boiler room, scanning may

be the better choice because of all of the equipment thatneeds to be documented."

3) Set Aside TimeThe complexity of your model also impacts how much

time it takes to create it. Most capture options take any-where from an afternoon to a few days. Once the data iscollected, a basic model can take a designer half a weekto populate, while a fully integrated version will take muchlonger.

"It's very difficult to generalize the amount of time it willtake because it is extremely infiuenced by how completeyou want the model to be," says Bernhardt. "If you're onlylooking for the envelope, you can model that in a numberof days. If you want to go beyond the exterior and haveaccurate renditions of interior partitions, glazing, doors,and ductwork, it could be on the order of weeks, if notmonths."

The size and age of your building are also factors. Aone-story school takes less time than a 20-story high-rise.The older the building, the more complex it can be to modelbecause of changes over time, says Zyskowski.

As your building undergoes reality capture, make sureyour staff and occupants are aware of the extra contractors

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coming in. Employeesmay need to be dis-placed for an afternoonif after-hours documen-tation isn't an option.

4) Vet Your DesignerYour goals for BIM

also dictate who youneed to bring on board."The service provideror firm that generates ithese models is thesingle biggest factorfor a project beingdelivered on time andon budget," Bernhardtexplains.

If you have a stand- -.-ing AEC firm you workwith, ask whether theyoffer BIM services.An established relationship is ideal, particularly with theamount of communication required.

This image of the Autodesk CanadaOffice exterior shows the begin-nings of BIM graphics overlaid on apoint cloud.

"BIM isn't so much about the technology - that's beenaround for 20 to 30 years," says Mieczyslaw Boryslawski,co-founder of EcoDomus, Inc. "It's about the collaborativeeffort between the different players."

If your firm can't meet your needs, select a BIM provid-er that has a proven track record with deliverables. Thoughthe surveying industry has been around for decades, BIMis a new arrival and not all businesses have fully adoptedthe technology.

Request to see a project portfolio from a prospectivefirm, focusing on quality rather than quantity. "I've askedproviders to share with me what their deliverable would beso I can understand if it's sufficient for my needs or not,"Foster says.

Also ask about how they communicate with owners,whether they have their own scanning equipment or con-tract the service out, and if they can provide ongoing BIMassistance after the model is created.

"You want to make sure you're working with a teamwho understands what your end goal is," recommendsParker. "If your end goal is to create a model for a renova-tion project, you want to select a firm that has an eye to-ward renovation. Same with facilities management or newconstruction."

5) Justify the CostsOwners need to view BIM as an investment - the up-

front cost to develop a model is typically countered by theefficiencies you gain.

Establishing ROI is tricky because the benefits of BIMvary so widely. How do you put a price tag on establishingconsistency throughout multiple properties, supportingsustainability initiatives more efficiently, or gaining bettercontrol over energy spend?

"A highly detailed model is a costly proposition," saysBernhardt. "But if you have clearly defined needs, youget value out of that level of detail and the cost will bewarranted." @

Jennie Morton (jennie.morton@buildings.com) is associateeditor of BUILDINGS.

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