Ar. Sonali Dhopte, states “Building Information Modeling and FM is the way forward!!!”

In a news article for “Construction World” on Facility management and its growth in the construction industry, our Director - Sonali Dhopte, said “The more complex facility management software tools like CAFM or integrated workplace management systems generate value indirectly,” says Sonali Dhopte, Director, Excelize. ´These types of applications support many functions and provide value by making it possible to share information and processes across many functions and departments. Integrating building information modelling (BIM) with FM is the way forward and will yield tangible benefits, she adds.” We’d further like to add to her words and elaborate her anticipation about Building information modeling (BIM) and its future with FM.

FM software makes it possible to improve processes within the facility department. Most of the value is not derived from direct cost saving or from reductions in effort, but from improved processes, better services, and better strategic and tactical decisions. Therefore, value of FM software is derived from intangible benefits rather than direct savings.

There are two general types of FM software. One is software that directly supports the customer’s needs. The other is software that helps the facility staff provide services to internal customers.

Certain FM software tools (typically transaction-based tools like work order management or preventive maintenance) are relatively easy to justify with cost savings metrics like reduced staff hours, reduced downtime for production, reduced energy costs and reduced capital expenditures through planned replacement. These tools reduce expenditures and therefore permit budgets to be reduced or reallocated.

On the contrary, we all know the wide acceptance of Building Information Modeling (BIM) in the design field of a construction industry. But, now BIM service is extending to facility management circles also. The term ‘facility management’ conjures up the image of a three-dimensional model of a facility which helps the construction industry to view the facility at different levels and its various components and parts including building envelop, piping, framing, furniture, ductwork etc.

Even though BIM illustrates information through a graphical model, we cannot confine it to software. BIM is an intelligent database that contains a facility’s physical and functional characteristics. It shares information about a facility and thus helps take credible decisions during a buildings life cycle from inception onwards.

Most managers in existing buildings have to manage and maintain many facilities. It is their duty to manage the quality of the indoor environment like lighting, sound, humidity etc. The quality of services provided such as building operating costs, energy use, waste reduction and recycling etc. are also managed by them. They use different technologies like building information system (BAS) or building management system (BMS) and integrated work management systems (IWMS) or computerized maintenance management system (CMMS) etc. for facility management activities like space management, capital planning, work orders etc. But, BIM technology and the standards developed around it can club all these different systems together, with which the managers have several documents providing information about various facilities like specification books, generations of drawings, operations and maintenance manuals, system test reports, warranties and other project records.

The main challenge faced in construction industry is the loss of essential information, which increases the on-going costs of building operations and maintenance. BIM for FM gives a solution to this problem. It provides an integrated store of feature rich data and this data is handed over to facility managers throughout the lifecycle of the project. It improves operation and management performance, training and extends equipment life. Even though BIM is widely accepted among FM community, there are some facility managers, who still are doubtful about how BIM is used for FM effectively. For effective use of BIM, it should be integrated with FM software such as Computer Aided Facilities Management (CAFM).

Facilities Management requires a vast amount of information to operate facilities effectively. As the majority of information is stored as paper documents currently, much valuable data is lost during its life span, when it passes to the facility managers. The main advantage of BIM for FM is that it helps stakeholders access the information they need when they need it.

The primary use of BIM for FM is asset management and maintenance. Improved inventory and equipment management, reduction in data acquisition time and cost and availability of information before commissioning are the major benefits of BIM for FM. BIM is able to bring data acquisition advantages to FM professionals. However people are yet to acquire the skills to specify the data they require, which is the main challenge FM professional face. Apart from technology and information exchange, the success of BIM for FM also hinges on collaborative working practices and well defined processes. In short, BIM for FM is a fusion of process, technology and people.

Author: Architect and Interior Designer since 1993, Sonali has worked with the top architectural firms in the US and India. As Technical Director at Excelize (www.excelize.com), she overseas and guides the BIM technology team and manages project deliveries as per client requirements. As a leading woman Architect, Sonali is a nationally recognized BIM Expert and has presented and participated in various panel discussions in prestigious conferences and has published various articles on BIM in prestigious journals.