Using BIM for Facilities Management & Operations Jim Sinopoli, PE, LEED AP, RCDD Smart Buildings LLC The Building Information Modeling Summit 24 - 25 September, 2012 Doha, Qatar

Overview • The benefits of BIM extend not only to the design and construction phases, but to building operations and facilities management. • Incorporating facilities management information and data during the design an construction phases • Facility and property managers in maximizing the performance of their buildings by utilizing data.

Time and Money Why Buildings Operations Matter

Typical Costs And Economics Of A Building Maintenance and Alterations

Concept, Design and Construction 25%

25%

Operations

50%

TYPICAL LIFE CYCLE COST OF A BUILDING

Key Moment for a Newly Constructed Building: The “Hand off” to Building Operations • Poor transition process means the building operations get off to a bad start and never fully recovers or catches-up after much effort. • The handoff activities from new construction to operations are addressed in the project specifications. • The transition or handover is often undervalued, misunderstood and overlooked.

Transfer of Data • Generally the transfer of data is inefficient and ineffective • Most of it is paper handed over in three-ring binders and boxes, supplemented with CDs of drawings and specifications. • Lost in this handoff is data and information that could improve the management and operation of the building. • Building Information Modeling (BIM) allows for the design and construction data and information to be transferred electronically.

Tips to Facilitate a Better Handoff • • • • •

Give operations personnel a seat at the table Install some of the facility management software applications early Have the contractor operate the building for a short time Insist on the use of BIM during the design and construction. Involve operational personnel in defining the requirements of commissioning, system start-up and close out procedures. • Identify the data, information and resource materials needed to operate the building. • Change the expectations of contractors from just installing equipment to completing and leaving their work in a condition for long term operations and support.

Data Management and Applications for Facilities Management

Lack of Data Management Plan for Building Operations • Most building operations have never thought of and do not have a data management plan. ▫ ▫ ▫

▫

BMS Limited to just those systems monitored or managed by BMS Setup of the database, the naming conventions formats and structure is left to the contractor Getting the data out of the BMS database can be difficult

• Comprehensive planning means broader look at all the data and information to manage the building’s performance.

Standardized Naming Conventions • Standardize what you call things. • Multiple naming conventions is the largest and most time consuming issue involved with implementing an integrated building management system. • Coordinate with other corporate systems ▫ ▫ ▫ ▫

Asset Management Capital Planning Regulatory Compliance Purchasing

• The format of a naming convention for data and equipment is less important than strict adherence to and enforcement of one standard naming convention.

Data Analytics  Opportunities in gaining insight into their building’s performance  Other organizations and businesses “mine” data  Data mining very mature  Predictive value means the organization can be proactive rather than reactive.

Fault Detection and Diagnostics • Fault Diagnosed: OA damper leakage • Fault Short Description: Outside air damper leakage is detected by comparing calculated OA% to design. A fault is diagnosed when actual OA is 10 percentage points higher than the design minimum. • Discussion: Excessive outside air has been detected on a consistent basis through the summer months. • Impact: The impact calculation uses the average amount of extra outside air recorded over the diagnosed period together with ASHRAE weather data to determine the additional load on the cooling coil. Impact is annualized over the occupied cooling season.

Fault Report Results: Outside Air Damper Leakage

Valid Data - Calibration of Sensors • There’s no point in collecting inaccurate data • Sensors and meters should be regularly calibrated, both the device itself as well as the communication between the device and its controller. • Inaccurate data results in additional costs and time.

Document Management • Typically a significant portion of relevant FM information is likely to be in other formats; hard-copy drawings, submittals, O&M manuals, photographs, contracts, faxes, forms, etc., • Electronic files in Word, PDF, Excel and Autodesk • BIM allows for electronic transfer of building information.

Asset Management

Linking data in a BIM record model to a database of building assets • Supports financial decisionmaking • Capital Planning - Estimating the future costs of upgrades or replacements. • Maintenance scheduling • Evaluate the cost implications of changing or upgrading building assets • Track the use, performance, and maintenance of a building's assets • Produce current company assets for financial reporting

Preventative Maintenance Scheduling • Improve building performance • Reduce repairs • Reduce overall maintenance costs • Proactive allocate maintenance staff • Reducing corrective maintenance and emergency maintenance repairs • Analyze data to make repair vs. replacement

Using BIM models for Space Management • Allocating, managing, and . tracking spaces and related resources within a facility. • Analyze the existing use of space, evaluate proposed changes, and effectively plan for future needs • Accurate and detailed space data. • Planning renovation projects

Building Systems Analysis • Comparing the design model predictions to actual building performance: • Energy • HVAC • ventilated facade studies • lighting analysis • airflow analyses • solar analysis • Ensure that the building is operating to specified design • Validate and refine prediction models • Use models to evaluate the impact • proposed materials and system changes

As – Built - Record Modeling • Accurate depiction of the physical conditions, environment, and assets of a facility. • Create as-built model • Valuable resource for facility mangers • Include links to all relevant facility information (for example, serial codes, warranties, and the operation and maintenance history of all the components within the building.)

Contact Information Jim Sinopoli, PE, LEED AP RCDD Managing Principal Smart Buildings LLC 19516 Sandcastle Drive Spicewood, Texas 78669 USA 512-215-4701 512-293-2843 (cell) www.smart-buildings.com [email protected]