Reducing risks through better asset information
Although Dame Judith Hackitt suggested the use of BIM could deliver the “Golden Thread”, it is still principally used for 3D modelling and not asset information management and this leads to a loss of data at handover.
This means the invaluable information about what was installed is not captured in the digital model.
This breaks the “Golden Thread”
BIM in Housing is working to identify what information is required, by whom,
how it will be used and why it is important.
This will allow us to prioritise what is really important, removing the risk of information overload.
What do we do?
We arrange workshops to discuss the challenges residential landlords face and explore ways in which Better Information could be provided to help them.
We held the first of these in November 2018 (Reducing Risk and Improving Outcomes with BIM) where 100 experts in residential development shared their experiences and debated how things could be improved. (See Below)
The partners in this collaboration have all committed to actively share expertise and information that helps deliver the “Golden Thread”.
- standardising data, creating reusable libraries owners can share to simplify what is asked of supply chains
- sharing experiences – good and bad – to learn how things can be improved.
- engaging with Asset teams to demystify the different needs of planned, reactive and lifecycle maintenance
- establishing processes that designers and contractors can follow to deliver better asset information
- exploring the use of benchmarking to improve management information
- running live pilots to test out how concepts can become proven solutions
We are working with BIM4Housing, the UK BIM Alliance and the UK Government’s new Transforming Construction initiative which is investing in tools and processes to make the whole process Digital.
If you'd like to be a part of this
What’s in it for us?
- Better information about the products and materials in your buildings – risks, warranties, maintenance.
- standardised requirements that can be audited at handover and populate asset management applications
- Clearer briefs so less risk of delivering information clients cannot use
- Remove the need/risk of adding unnecessary data to models and then updating it
- better records of what was installed in each building – and what was changed
- simpler delivery of COBie and asset information from subcontractors
- progressive and automated validation of as-built records and creation of Digital O&Ms
Reducing Risk and Improving Outcomes with BIM
This seminar is hosted by Airey Miller, Devonshires, David Miller Architects and Activeplan with guest from Notting Hill Genesis
November 2018 - David Miller Architects, Airey Miller, ActivePlan, Devonshires and Notting Hill Genesis hosted a workshop of residential developers and their supply chains to identify the issues they were experiencing. The event explored how better information management and BIM in particular could help reduce risk and improve the quality of the environments
This led to the establishment of BIMinHousing
BIMinHousing is a collaboration between people who want to transform the way residential properties are designed, delivered and maintained.
The shorthand for this is Dame Judith Hackitt’s vision of the “Golden Thread”
We are all working to simplify how that can be delivered and maintained.
A core objective is to reduce the risk of:
- a) Designers specifying products that are swapped during “value engineering” with inadequate change control
- b) Contractors losing track of the products and materials their subcontractors install
- c) Asset teams not communicating their Asset Information Requirements (AIR)
- d) Supply chains not delivering the information to satisfy the AIR and the “Golden Thread”
- e) Asset managers managing more complex arrangements like shared ownership having clear information about warranties, for which assets they are responsible, which not and if so, who IS responsible.
- f) Contractor’s insurance not covering them in the case of an incident - or worse
February 2019 – the team was invited to present at BIMShow Live, showing how the Golden Thread can be delivered
How will BIM add value post-handover?
Done properly, BIM captures all the information Asset Managers need to ensure the operating environment is safe and effective.
This reduces the risk of incidents and potential litigation for owners/landlords, penalties/deductions from unitary charges for FM organisations.
In terms of efficiency, more reliable information about the assets in the building, what systems they are part of and the functional spaces they support allows the FM managers to prioritise activities and align resources to better satisfy operational KPIs. Users have an improved experience because the services that support more heavily used spaces have fewer issues.
Less time is wasted finding product information in the case of reactive or proactive service works and the engineer can take the spare parts to their first visit, saving their time and speeding up call resolution.
What is an Asset Information Model?
The Asset Information Model (AIM) is a digital version of the O&M, so it includes the coordinated master data set required in individual applications like CAFM/CMMS, BMS, Lifecycle, security, space management and smart buildings.
The AIM is ideally connected via data services (APIs) to the other applications so they have the coordinated and validated information they require, and the AIM is constantly updated with changes recorded in different applications. For example, where a planned maintenance on fire doors identifies an issue with one door and raises a reactive call to address it, the CAFM “informs” the AIM which can alert the space management or availability/deductions solutions that might cause a response to be prioritised.
How is it used and updated?
Mobilising maintenance teams is currently hampered by the lack of reliable information at handover, leading to FMs taking on contracts that include far more assets than they have budgeted for. Risk can never be truly transferred, and, in some way, the client ends up paying more in the form of surveys to create asset lists of brand-new buildings or reduced quality of service because the FM can’t afford to maintain 70% more equipment than they have budgeted for.
Lifecycle planning is also better informed – not simply replacing all like types at a pre-determined date but informing the condition assessment of assets with the systems they form part of, the importance of the activities in the spaces the systems support and also the level of usage – which of the air-conditioning assets are running 16 or 24 hrs per day?
Government Soft Landings – this is often overlooked but it crystallises why clients are investing in a new building, irrespective of how it is delivered. GSL allows them to define, at the outset, how the new (or refurbished) facility will help them and how they will measure that it continues to deliver value. This is something we should be putting more effort into – clients and FMs.
Golden Thread Building Blocks
Software applications that automate
We have developed software applications that automate a lot of tasks
that are currently done manually, which adds time and cost to the
process - also breaking the “Golden Thread".
A manageable Digital Asset Information Model
BIM is generally considered to be about new-build, but the main driver was to improve the quality and structure of information about all assets, new and existing, to enable more efficient management. Activeplan combines expertise and tools to reverse-engineer as-built records to create a manageable Digital Asset Information Model.
Activeplan develops around the Autodesk platform, extending:
As founding members of the UK IAI, Activeplan also supports ifc