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PAS 1192-3...a standard fit for FMsNovember 2014

Written by Jo Harris, Principal Consultant, BSRIA Sustainable Construction Group

The question on everybody’s lips is what can BIM do for me?

With the UK Government pushing forward with Level 2 BIM required on all its mandated construction projects by 2016 the industry is busy working out what that means for them. FMs and their property management brothers and sisters are the group that stand to benefit the most. As everyone knows knowledge is power and BIM is all about giving the recipient of the data generated by the process, knowledge.

The information resulting from the BIM process becomes shared knowledge. During a construction project BIM supports design decisions and allows visualisation and discussion with clients and their representatives. This leads to better decision-making about a facility from earliest conceptual stages, through design and construction, into its operational life and will even support future demolition.

Wikipedia defines BIM as: a process involving the generation and management of digital representations of physical and functional characteristics of places. Building Information Models (BIMs) are files which can be exchanged or networked to support decision-making.

This leads people to think it is all about the model but there are many more definitions of what BIM is. At its core BIM is: a managed approach to the collection and exploitation of information.

BIM information about assets will mean no more referring to dusty out-of-date O&M manuals for parts information

What BIM can offer the property management sector is:

  1. A method for organising and naming data
  2. A method for storing data
  3. A method for distributing data

BIM for FMs

BIM is all about the efficient use of information and data of assets or group of assets. This information and data created in a BIM project is gathered throughout the design and construction stages and then used as the basis for its on-going management. There are opportunities here for FMs to take a role in the project design process and inform the design team of what data is needed and in what format, to allow operation of their building effectively.

To arrive at handover in a construction project with the best possible data set, the operational requirements must have been considered as part of the project briefing process. This allows the information being prepared throughout the procurement phases to be focussed on adding maximum value to the operations process – providing what is required and in the right format. This must also satisfy the organisation’s Organisational Information Requirements (OIR), as identified as part of its Asset management Plan. An Asset Management Plan is discussed in detail in PAS 55 Asset Management and its equivalent ISO standard ISO 55000, recently published by BSI.

ISO 55000 is applicable to any organisation where physical assets are a key factor in achieving its business goals and describes the planning and implementation elements of an asset management system.

ISO 55000 provides any asset owner with the help needed to plan asset management, the processes described within PAS 1192-3 are there to help you manage data when implementing the plan.

Planning and implementation elements of an asset management system

It is worth pointing out that PAS 1192-3 not only deals with the management of information received as part of a new build project. It also includes processes for managing information from other sources such as existing asset databases, which capture routine maintenance tasks and one-off remedial works, all of which FMs are dealing with during the normal operational life of an asset.

So, when the Organisation Information Requirements (OIR) needs have been identified with the help of ISO 55000, PAS 1192-3 is used to manage the asset information; but how does that help the FM in their daily activities?

  • The first key point to appreciate is that, having gone through the verification and validation process described in PAS 1192-3, the FM now has an accurate and up-to-date asset information model (AIM).
  • This information will be used as the information source for many other systems and activities, or linked enterprise systems, used as part of the daily operational activities such as Computer Aided Facilities Management (CAFM), finance, IT support, building management and communications.
  • The information can be used for planning not only regular activities, but major works as well.

An accurate and up-to-date AIM can save significant effort currently required to verify the status of existing assets - including their quantity, location and condition.

There is a lot for FMs to get excited about with BIM, and it starts with having a robust process for organising the information which it makes available – the information which is key to everything the FM does.

The information about assets can reduce maintenance costs through better resource management, improved decision making, and no more referring to dusty out-of-date O&M manuals for parts information, it will be at your fingertips in a digital environment. Populating the CAFM system will no longer be a 3 month manual task but a one day automated transfer of data from the BIM model to the (CAFM) system of your choice.

You don’t have to wait until you have a new building being built, the principles set out in PAS 1192-3 will help you start the journey and can take a progressive approach as you update your information about your existing properties. You just need to create the right environment for managing all the data about your properties.

PAS 1192-3 was project managed by BSI with BSRIA as the technical author. For further information contact Jo Harris or John Sands at BSRIA.

Implementing BIM - preparing your BIM Implementation plan
As knowledge and awareness of BIM grows, clients are increasingly looking at how BIM can help them achieve their business objectives. BIM courses at BSRIA, Bracknell will help you plan implementation of BIM