BIM for Asset Information Delivery Guide (Draft) Version 0.2 BCA acknowledges the leadership provided by the BIM Steering Committee in support of the production of the Building Information Modelling (BIM) for Asset Information Delivery Guide ©Building and Construction Authority 2017 Building and Construction Authority 52 Jurong Gateway Road, #11-01 Singapore 608550 www.bca.gov.sg Draft published October 2017 While every effort has been made to ensure the accuracy and quality of information contained in this publication, the Building and Construction Authority, its employees, agents or industry partners can take no responsibility for the subsequent use of this information, nor for any errors or omissions that it may contain Cover image and design courtesy of RSP Architects Planners & Engineers (Pte) Ltd and BCA Academy BIM Guide for Asset Information Delivery ACKNOWLEDGEMENTS This Guide was prepared by the Centre for Construction IT of Building and Construction Authority (BCA) and BIM FM Workgroup We would like to thank the following for their contributions Name Organisation Mr Cheng Tai Fatt Mr Lam Lee Fatt Mr Wong Soo Yuen Building and Construction Authority Mr Jusuf Anggono Dr Keyu Chen Mr Tony Khoo Dr Norman Wu Mr Zaw Moe Lwin EM Services Pte Ltd / IFMA President 2016 - 2017 MOH Holdings Mr Larry Cheng Housing and Development Board TBC JTC Corporation Mr Jason Loy CapitaLand Mall Asia Limited Mr Wong Joo Siong Keppel Land (Ocean Properties LLP) Mr Thomas Teo Mr Jeffrey Chua Ascendas-Singbridge Pte Ltd Mr Andrew Ng Ascendas Services Pte Ltd Mr Song Kian Ann Mr Mohd Taha Cushman & Wakefield Mr Jonathan Lee SMM Pte Ltd Mr Emmanuel Leung CPGFM Pte Ltd Mr Chew Chin Huat National University of Singapore BIM Guide for Asset Information Delivery Name Mr Chin Kee Onn Dr Steve Kardinal Jusuf Mr Joseph Yau Ms Alice Leung Organisation Singapore Institute of Technology (SIT) DPR Asia Pacific Teo Koon Poon Ms Vanessa Tang Evelyn Teo buildingSmart Singapore Chapter William Lau Asokan Mr Chidambaram Mr Igor Starkov Mr Tay Kok Chin Graphisoft Ecodomus Mr June Sew SNL Nexus Mr Richard Kuppusamy Lendlease Dr Alex Lee Building Engineering Mr Lim Joo Hoe Temasek Polytechnic Ms Wiliana Sulistio bSS Singapore Chapter Copyright © 2017 Building and Construction Authority All Rights Reserved BIM Guide for Asset Information Delivery TABLE OF CONTENTS Preface 1.1 1.2 2.1 2.2 2.3 2.4 What this Guide is about How the Guide is organised Section - Introduction What is BIM Why BIM for facility management Section – Enabling BIM for Asset Information Delivery Framework to use BIM for facility management What data to collect 2.2.1 – Organisation information requirements 2.2.2 – Asset information requirements 2.2.3 – Employer Information Requirements How to collect data 2.3.1 – BIM Execution Plan 2.3.2 – Evolution of data 2.3.3 - Asset management & deliverables How to link data to FM systems 2.4.1 – Data export to FM 2.4.2 – BIM data strategy 2.4.3 – BIM-FM software integration Copyright © 2017 Building and Construction Authority All Rights Reserved BIM Guide for Asset Information Delivery TABLE OF CONTENTS 3.1 3.2 3.3 Figure Figure Figure Figure Figure Figure Figure Figure Figure Table Table Annex A Annex B Annex C Annex D Section – Other considerations Data security BIM performance evaluation Asset information professionals List of Figures Data gathering and management activities Framework - BIM for asset information delivery Classification of BIM model and non-BIM data Evolution of data Assets information deliverables COBie delivery guide Asset information exchange into BIM Asset information exchange into BIMCMMS/CAFM/BMS Asset information mapping List of Tables Asset information deliverables Data exchange methods Bibliography Assets components Purposes of the As-Built BIM model Guidelines on creating the asset information model Data security References Copyright © 2017 Building and Construction Authority All Rights Reserved BIM Guide for Asset Information Delivery PREFACE WHAT THIS GUIDE IS ABOUT Singapore has started the Building Information Modelling (BIM) journey in 2010 Many consultants and contractors have embraced the use of BIM for their projects Increasingly, we have also seen more building owners beginning to look at expanding the use of BIM for operations and maintenance purposes For BIM to be effective for life-cycle asset management, it is important at the start of the project to understand what information is important to capture upfront for use later project lifecycle stages This guide provides a framework for building owners to define their information requirements to be captured at design and construction stages and subsequently to be used for operations and maintenance HOW THIS GUIDE IS ORGANISED The Guide has three main sections The first section gives a broad overview on BIM and the benefits of BIM for facility management The second section elaborates the steps of how BIM could support delivery of asset information management for a BIM-enabled project, describing the “what and how to it” The third section covers other areas for consideration in implementing BM for facility management solutions Copyright © 2017 Building and Construction Authority All Rights Reserved BIM Guide for Asset Information Delivery SECTION - INTRODUCTION 1.1 WHAT IS BIM BIM stands for Building Information Modelling BuildingSmart International defines BIM as follows: “BIM is a digital representation of physical and functional characteristics of a facility A building information model is a shared knowledge resource for information about a facility forming a reliable basis for decisions during its life-cycle; defined as existing from earliest conception to demolition” BIM is all about data that is build up starting from the design, to construction and finally to the operations and maintenance phase Both geometry and non-geometrical data describing building elements are found in BIM More information on BIM can be found on www.bimsg.org 1.2 WHY BIM FOR FACILITY MANAGEMENT The goal of facility managers primarily is to make buildings more energy-efficient and perform optimally to serve the occupiers To the job effectively, facility managers would need to have quick access to relevant and up to date information and data at all times Hence, at handover stage, it is important that information that are key to effective operations and maintenance are accurate and complete A problem today at handover stage is the inconsistency of hand-over information that makes it very challenging for Copyright © 2017 Building and Construction Authority All Rights Reserved BIM Guide for Asset Information Delivery the recipient to organise and subsequently use the information effectively for facility management With BIM, information can be captured and presented in a structured manner and it can be digitally accessed and managed more conveniently compared to hardcopies documents Manually entering asset data into FM systems will be a thing of the past BIM data can also be integrated with Smart buildings solutions in a seamless manner facilitating predictive maintenance regime BIM can help facility managers to access digital information within minutes as compared to possibly taking hours to retrieve the same information without BIM Copyright © 2017 Building and Construction Authority All Rights Reserved BIM Guide for Asset Information Delivery SECTION – ENABLING BIM FOR ASSET INFORMATION DELIVERY 2.1 FRAMEWORK TO USE BIM FOR FM The key to effective BIM for facility management (BIM FM) is to understand what are the asset information requirements critical for operations and maintenance (O&M) phase Asset management is about managing assets to achieve better O&M outcomes Hence it is essential that building owners should have the end in mind in order to define what is required at the start of the project The framework presented in this Guide below 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 not cover the technical connections and configurations in details as 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 Facility owners/managers can leverage on BIM to setup a data-centric repository of location-based asset information The effectiveness of a BIM for FM solution very much depends on “what to do, how to and who to it” in terms of data collection Copyright © 2017 Building and Construction Authority All Rights Reserved BIM Guide for Asset Information Delivery ANNEX C - Guidelines for creating Asset Information Model (AIM) The AIM will serve as the “live” data source used throughout the life of the building As such it is important that there be enough information to support building maintenance and operations, but not so much as to become burdensome Attempting to track more data than can be practically updated can result in data of uncertain accuracy, making the entire system untrustworthy Therefore the temptation to track too much should be resisted and a “lean” approach is recommended Attention should also be given to the need many owners have to manage a portfolio of real estate, not just a single building Modelling guidelines should be followed to ensure the accuracy and consistency of Lifecycle BIM data across the entire facilities portfolio This information should be compatible with existing CAD based facilities data in a way that ensures all facilities information is available and usable by a building owner’s team, regardless of whether the information was created in a BIM model or generated from traditional facilities data and drawings The list of general modelling guidelines below will help to ensure consistency through the lifecycle of all buildings in the portfolio: AIM should be delivered standalone with multiple models combined to the extent practical The following information should be removed to facilitate a more workable model: a Annotation pertaining to installation or construction b Building sections and elevations c Working drawing sheets d Most schedules with the exception of those needed to identify electrical circuits and other data need for building operations Information that should be retained includes the following: a Floor and roof plans b Reflected ceiling plans c Mechanical ductwork and piping plans d Lighting plans e Electrical power plans Copyright © 2017 Building and Construction Authority All Rights Reserved 49 BIM Guide for Asset Information Delivery f Electrical panel diagrams and schedules g Fire protection plans h Data system plans Information from the following disciplines should be included: o Architectural Mechanical, Plumbing and Control Systems Electrical Power and Lighting Fire Protection Special Equipment Data Standard naming conventions should exist across all facilities information ranging from file names to object attribution names to ensure consistency, cross software scalability and accurate reporting Specific guidelines are as follows: File names for models and CAD drawings should follow: Building number – Discipline designations All assets should have unique identifiers and should adhere to the following: a All assets to have at minimum a detail level of: Manufacturer, model and serial number b All assets to be placed dimensionally accurate; assets not directly bound within a room will be captured via the nearest room’s area boundary Room numbers, room names and room finishes Space numbers for office areas with workspace name and space type Copyright © 2017 Building and Construction Authority All Rights Reserved 50 BIM Guide for Asset Information Delivery ANNEX D – DATA SECURITY Security Policy In the digital based working environment, all types of activities will be operated virtually The wide adoption of information technology based activity provides a robust foundation for future digital built environment to support individual digital building management and even up to city scale Compare to traditional hardcopy based approach, electronic based method has left more risk for unauthorised information access, information leak, intellectual property right etc This could influence the procedure of the asset lifecycle management While all information should be available for real time retrieved by authorized users without interruption Hence asset information will be stored in a secured & convenient place (e.g cloud based, central server or locally stored) with protection from both physical damage and cyber-attack, as well as real time availability The security policy of each organisation should be aligned with legislations or regulations in terms of: Security use of digital device; Data protection; Share, exchange or public of security information; Reuse of public authority facility; Copyright © 2017 Building and Construction Authority All Rights Reserved 51 BIM Guide for Asset Information Delivery Figure A.1 below showing the process of security policy as recommended in this document Figure A.1 Organisational Security Policy/Strategy Intellectual property and commercial sensitive information The owner should fully aware any potential business risks directly or indirectly associated with system and building service failure, external threat caused by hacker or malware, or internal man-made actions The owner should also be aware the need and consequence of infringement of intellectual property, either his or other stakeholders’ assets Copyright © 2017 Building and Construction Authority All Rights Reserved 52 BIM Guide for Asset Information Delivery Intellectual property could include the following: Design and construction methodologies; Commercial secrets; Confidential business activities; Technical specification of building service and management system; physical vulnerabilities and system configuration; Investment and development that could influence the economy of the organisation and further to the country’s economy; Commercial sensitive information could include the following: Pricing information; Market information; Tendering and procurement information; Individual pieces of asset information could be less threaten to the safety and security of the asset However, if large amount of information has been accumulated or associated information to be accessed by unauthorised party, its risk to the asset could be serious When working with external parties (e.g suppliers), there will be a chance of information exchange for various purposes All sensitive information should be carefully handled, either to be separated or removed The owner or employer should also review if the tender document could meet the security requirement by the project Unsuccessful candidate should also eliminate Information provided from owner for tendering purposes Copyright © 2017 Building and Construction Authority All Rights Reserved 53 BIM Guide for Asset Information Delivery Built Asset Security Strategy The asset security strategy will include the following: Security requirement identified by security action process; The followings should be recorded: a Risk assessment; b Risk mitigation process; c Result and outcome; d Potential and residual risk; Stakeholders of residual risk; The process and schedule to revise and update this strategy Built asset security information requirement The built asset security information requirement covers other clauses on the AIR and EIR regarding the information requirement and sensitive activities that related to policies, processes etc which will include but not limited to capture, storage, dissemination, utilise of the information The requirement should also be reviewed and updated based on a certain interval Relevant security clauses should be included in the contract by the employer to maintain a well-managed security environment: Regularly assess the suppliers’ capability and practice towards a more secured working environment; Identify how the security obligation will be passed to other parties; To adjust / amend the contract align with the updated political, legislation etc Identify IT compliance related security issues; To allow the owner to review all levels of security measures; Security issues related to all stakeholders should be clearly elaborated in the EIR and BEP, for both before and after contract award; Copyright © 2017 Building and Construction Authority All Rights Reserved 54 BIM Guide for Asset Information Delivery Security action process The asset owner or O&M team should prepare a systematic evaluation process to identify if the security action need to be conducted to avoid information leakage and misconduct The potential triggers of such security action could be one of the following: If the asset has been defined as a sensitive built asset, security action will be triggered before any information creation, processing storage and exchange with external consultant; Security action should be conducted for sensitive information which has been published earlier through the following channels: a contract related document by owners; b public location such as website and journals; c request from public bodies for specific reasons; Change of contract regarding the use of service supplier e.g asset O&M party; Receive or issue asset information e.g 3D model, imagery, scanning and survey result etc Change in term of: asset function, user/occupier, building system, asset operating context, physical asset etc When receive surrounding asset’s information, security details need to be discussed with both owners in term of the following scenarios: a If any of the information will be involved for exchange? b What types of information (e.g public or sensitive) of surrounding asset will be exchanged? Copyright © 2017 Building and Construction Authority All Rights Reserved 55 BIM Guide for Asset Information Delivery The procedure and outcome of security action process should be recorded for future references Security measurement Actions should be taken to prevent data from various types of infection, such as daily measurement, action for suspected infection, isolation of infected data and future spread prevention A completed security measures should also include a comprehensive risk assessment The development and adoption of this assessment need to consider both the level of safety and associated effort & resource input e.g time and cost Risk assessment for asset should be conducted to prevent potential risk in areas such as individual’s health & safety, building services’ functionality, physical asset, information of the asset and social & economic related to the asset This assessment should set up a boundary to clarify the accept level of risk that to be conducted when there is a major change or transaction of data e.g from design stage to construction stage The assessment itself will also be revised on a regular basis The assessment should at least assess any sensitive information e.g intellectual property or commercially sensitive that belong to the owner, or the supply chain or the neighbours’ asset, which while there is a need to access by the owner; The following should be recorded to evaluate the security assessment procedure: The assessment adoption process, cost and outcome; The estimation of risk reduced, cost saving and business benefit; Associated impact to the asset created during the measurement, e.g the function of the asset and any newly created threat; Copyright © 2017 Building and Construction Authority All Rights Reserved 56 BIM Guide for Asset Information Delivery Verify the effectiveness of the measurement and consider re-assess for certain risk or residual risk; The action to avoid risk should cover the following aspects as shown in Figure A.2: Personnel aspects: To enhance individual’s security awareness and practice, including safety measurement; Identify high risk position in the entire supply chain, including owner and any service providers who have a contract with the owner These roles such as: IT, supplier, procurement etc Security requirement, awareness, training and rotation for the above positions therefore to maintain a security-minded culture Process aspect: A thoughtful, effective and efficient security process deserve sufficient attention and effort for the overall security regime; Manage the access to data base and existing asset’s information; Ownership transfer and version control Physical aspect: Protect measures regard to physical location for asset delivery and operation as well as devices; The physical protection of the asset and data that support its delivery and maintenance; Technical aspect: Access & verification of data, real time retrieve of data, availability of data and proper use of building system, safety of user Measures regarding cyber security in term of information processing, storing, acquiring of both project and asset information; Copyright © 2017 Building and Construction Authority All Rights Reserved 57 BIM Guide for Asset Information Delivery Figure A.2 Asset Security & Safety Plan The security management plan should also consider project logistical security requirements to guide specialist advice, construction methodology, scheduling, security measures and success criteria of sensitive asset, system or areas In addition, it should also include actions when provide information to a third party (either authority or other service supplier), for example, sensitive information need to be isolated An appropriate monitoring and auditing mechanism should also be established to cover the lifecycle security of the asset: The adoption of security policies, information management of the asset; Compliance checking in term of security policies among all stakeholders; Copyright © 2017 Building and Construction Authority All Rights Reserved 58 BIM Guide for Asset Information Delivery The review and update of security management plan should be based on: Organisational changes e.g political that should have an impact on the asset information or digital system; Changes in term of legal and regulatory that could have impact on the physical asset or asset information repository; Relevant security plan should be reviewed where there is a change in project phases, milestones, change of use, change of ownership or end of asset use Security breach and incident management plan A security breach and incident management plan is also necessary with considering the function of the asset should include the following: Record of potential risk to the function, personnel and third parties of the asset when there is a security breach; The risk mitigation measure should record the following: a Information collection for law enforcement use when the root cause to be analysed; b The process of discovering a breach; c Business continuity measure during incident; d Recovery action of failure/incident Review process after an incident or security breach: a A record of security breach, its action taken and response; b The assessment of any ongoing risk after the measurements; Other actions such as: a Revise contractual documentation to avoid breach caused by professional advisor or third party service providers; b Review and update the security breach and incident management plan Copyright © 2017 Building and Construction Authority All Rights Reserved 59 BIM Guide for Asset Information Delivery Measurement should be conducted during the security breach period for any newly emerged risks The security manager who is responsible for this should analyse any potential breaches or risks of what type of impact and how it could influence the stakeholders The following are some types of the breach: Lost, unauthorised access or manipulation of the asset’s information; Lost of keys, unauthorised access or surveillance on the physical asset; Unauthorised use or cyber attach to the IT and building service system The following steps and highlights could be used as a reference for the owner to set up their own security proceeded when a security breach or incident has been discovered: Discover phase: a Get in touch with contact person immediately; b Identify the all stakeholders involved and affected by this; c Inform all relevant stakeholders with necessary information (levels of influence) for their decision; d PR regarding regulator, public interest etc Recovery stage: a Actions to avoid further damage; b Identify what has been lost or affected; c Collect evidence for any specific purposes, such as incident investigation and law enforcement use Post incident review will target the entire ‘incident handling process’ to accumulate expert knowledge & experience for further improvement, including: a Identify countermeasures of that incident, residual and new risks; b Evaluate the response and performance of each party that has been involved; c Updated relevant policies, procedures based on any feedback from current risk Copyright © 2017 Building and Construction Authority All Rights Reserved 60 BIM Guide for Asset Information Delivery The security breach and incident management plan should also be reviewed in order to maintain its expected performance as the nature and character of the risk could be evolving from time to time The review process should be carried out after incident or at main project milestone; Copyright © 2017 Building and Construction Authority All Rights Reserved 61 BIM Guide for Asset Information Delivery References 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 Singapore BIM Guide Version Copyright © 2017 Building and Construction Authority All Rights Reserved 62 BIM Guide for Asset Information Delivery Building and Construction Authority 52 Jurong Gateway Road For more information and feedback on the Building Information Modelling for #11-01, Singapore 608550 Asset Information Guideline, www.bca.gov.sg please visit the CORENET website: www.corenet.gov.sg Copyright © 2017 Building and Construction Authority All Rights Reserved 63 ... model and non -BIM data Evolution of data Assets information deliverables COBie delivery guide Asset information exchange into BIM Asset information exchange into BIMCMMS/CAFM/BMS Asset information. .. Reserved BIM Guide for Asset Information Delivery SECTION – ENABLING BIM FOR ASSET INFORMATION DELIVERY 2.1 FRAMEWORK TO USE BIM FOR FM The key to effective BIM for facility management (BIM FM) is to... milestones on asset information deliveries Table Asset Information Deliverables Milestone Contract Award Asset Information Deliverable BIM Execution Plan that include asset information delivery plan