Series 12 author Insinööritoimisto Olof Granlund Oy: Markku Jokela, Tuomas Laine, Reijo Hänninen

Foreword
The publication series “Common BIM Requirements 2012” is the result of a broad-
based development project entitled COBIM. The need for these requirements arises
from the rapidly growing use of BIM in the construction industry. During all phases of a
construction project, the parties to the project have a need to define more precisely than
before what is being modeled and how the modeling is done. “Common BIM
Requirements 2012” is based on the previous instructions of the owner organizations
and the user experiences derived from them, along with the thorough experience the
writers of the instructions possess on model-based operations.
The parties to the project are: Funding providers: Aitta Oy, Larkas & Laine Architects
Ltd, buildingSMART Finland, City of Espoo Technical and Environment Services,
Future CAD Oy, City of Helsinki Housing Production Office, City of Helsinki Premises
Centre, University of Helsinki, Helsingin Yliopistokiinteistöt Oy, HUS Kiinteistöt Oy,
HUS Premises Centre, ISS Palvelut Oy, City of Kuopio Premises Centre,
Lemminkäinen Talo Oy, Micro Aided Design Ltd. (M.A.D.), NCC companies, Sebicon
Oy, Senate Properties, Skanska Oy, SRV Group Plc, Sweco PM Oy, City of Tampere,
City of Vantaa Premises Centre, Ministry of the Environment. Written by: Finnmap
Consulting Oy, Gravicon Oy, Olof Granlund Oy, Lemminkäinen Talo Oy, NCC
companies, Pöyry CM Oy, Skanska Oyj/VTT Technical Research Centre of Finland,
Solibri, Inc., SRV Rakennus Oy, Tietoa Finland Oy. Management: The Building
Information Foundation RTS.
The requirements were approved by an executive group consisting of parties to the
project. The executive group acted as committee TK 320 of the Building Information
Foundation RTS, and as such, participated actively in developing the content of the
requirements and asking for comments from the members of the executive group and
from interest groups.

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Table of contents
1 Main objectives of building information modeling 3
2 Introduction 5
3 BIMs during operation and maintenance 5
3.1 Support to property management processes 5
3.2 Benefits across business lines 5
3.3 Objectives for information management in property management 7
4 BIM management process 8
5 Design software 8
6 Open data transfer BIMs 9
6.1 General 9
6.2 Requirements models 9
6.3 Technical visualization of IFC models 10
7 Support tools 11
7.1 General 11
7.2 Contractor’s product information 12
8 Facility management software 12
8.1 General 12
8.2 Construction project as-built BIMs 13
8.3 Interoperable use of facility management software 16
8.4 Modeling existing buildings 16
8.5 Archiving and securing facility management BIM data 16
9 Facility management BIMs updating procedure 16
9.1 General 16
9.2 Project update of facility management BIMs 17
9.3 Periodic update of facility management BIMs 17
9.4 Change report 17
9.5 Quality assurance 18
9.6 Updating the energy certificate 18
9.7 Facility management software audit 19
Appendix 1: Definitions 20
Appendix 2: References 22

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1 Main objectives of building information modeling

Property and construction modeling aims to support a design and construction life-
cycle process that is of high quality, efficient, safe and in compliance with
sustainable development. Building information models are utilized throughout the
building’s life cycle, starting from initial design and continuing even during use and
facility management (FM) after the construction project has concluded.
Building information models enable the following, for example:
Provision of support to the investment decisions by comparing the functionality,
scope and costs of the solutions.
Energy, environment and lifecycle analyses for the purpose of comparing
solutions, design and objectives of facility management follow-up.
Design visualization and analysis of construction feasibility.
Enhancement of quality-assurance and data exchange and making the design
process more effective.
Utilization of building project data during use and facility management activities.
To make modeling successful, project-specific priorities and objectives must be set
for models and model utilization. Project-specific requirements will be defined and
documented on the basis of the objectives and general requirements set in this
publication series.
General objectives of building information modeling include, for example, the
following:
To provide support for the project’s decision-making processes.
To have the parties’ commit to the project objectives by means of using the
building information model.
To visualize design solutions.
To assist in design and the coordination of designs
To increase and secure the quality of the building process and the final product.
To make the processes during construction more effective.
To improve safety during construction and throughout the building’s lifecycle.
To support the cost and life-cycle analyses of the project.
To support the transfer of project data into data management during operation.
“Common BIM Requirements 2012” covers targets for new construction and
renovation, as well as the use and facility management of buildings. The minimum
requirements for modeling and the information content of models are included in the
modeling requirements. The minimum requirements are intended to be observed in
all construction projects where the use of these requirements is advantageous.
Besides the minimum requirements, additional requirements can be presented on a
case-specific basis. Modeling requirements and content must be presented in all
design contracts in a binding and consistent manner.

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The publication series “Common BIM Requirements 2012” consists of the following
documents:
1. General part
2. Modeling of the starting situation
3. Architectural design
4. MEP design
5. Structural design
6. Quality assurance
7. Quantity take-off
8. Use of models for visualization
9. Use of models in MEP analyses
10. Energy analysis
11. Management of a BIM project
12. Use of models in facility management
13. Use of models in construction
14. Use of models in building supervision
In addition to the requirements in his or her field, each party to a building
information modeling project must be acquainted at a minimum with the general part
(Series 1) and the principles of quality assurance (Series 6). The person in charge of
the project or the project's data management must have comprehensive command of
the principles of building information modeling requirements.

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2 Introduction
Building Information Models (BIM) have been used in design and construction for
many years; however, they are still a relatively new concept in facility management
applications. Practices and even terms of model based information management are
still under development. That being the case, this series, “Use of models in facility
management”, introduces more opportunities and alternatives than requirements.
Use of building information models in facility management has also attracted interest
internationally. IFC is becoming established as the standard for open information
transfer in construction project modeling, and is gradually gaining ground also in
facility management.
Another open information transfer standard, COBie, has been developed alongside
IFC and to supplement it. The main goal of COBie is to facilitate and standardize
construction project information transfer from design, construction and
commissioning to the needs of facility management. To date, while this new format
is not yet in use in Finland, this series contains a short introduction of its application
in the BIM management process.

3 BIMs during operation and maintenance

3.1 Support to property management processes
Figure 1 visualizes operation areas of property management with potential for
utilizing models. The terminology follows principally KiinteistöRYL 2009, the
Finnish property services general quality requirements (see Appendix 2).
Potential exists in most areas, from operative property management to maintenance,
repairs and replacement of technical systems, end-user services, cleaning etc.
Model based applications are already available for space management, maintenance
manual, monitoring of energy consumption and environmental impacts, maintenance
budgeting, long-term planning, etc.
Maintenance manual applications, utilizing models either on a restricted basis or
more widely, are available for management of technical data, service requests,
contracts, documents, various maintenance tasks and maintenance history.
Building information models are also used to simulation of energy consumption
target and to real–time monitoring of building performance.

3.2 Benefits across business lines

Property management processes can be supported through model based applications
at different levels and for a variety of information needs: operative property
management, provision of services, management of maintenance, etc. Figure 2 lists
some examples of potential use. The table can also be applied as a basis in outlining
building information modeling objectives, planning software procurement, etc.

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Figure 1. Property management operating areas and examples of processes, which

potentially can be supported through model based software (text in black). The
terminology follows principally KiinteistöRYL 2009, the Finnish property services
general quality requirements (see Appendix 2).
Construction project Operation and facilities management

Open data
Docs. Native BIMs
transfer BIMs Technical
Facilities management data
Construction project data visualization by Support to property management processes
to FM BIMs
PDF Design FM FM BIMs
Req. Design
file tools tools

Spaces and space groups (zones)

Base data of spaces (Arch.) Min. Min. Min. Work place data Theme charts: Rent management
Condition targets (MEP) Min. Option Rent and service contract areas - spaces Tendering and service contracts
Technical services of spaces (MEP) Min. Option Condition measurement data - space groups Planning of repair construction projects
Classification of special spaces (MEP) Min. Option Cleaning areas and requirements - attribute data Maintenance planning and budgeting
Zones of technical systems (MEP) Min. Option Repair needs Security management
Zones of consumption measurem. (MEP) Min. Option Access permissions and routes Management of accesss rights and keys
Consumption targets Option Option Keys
Environmental classification Option Option Official inspections
Building parts, systems, equipment
Building part model (Arch.) Min. Min. Preventive maintenance plan 2D/3D graphics: Tendering and service contracts
Structural model (Struct.) Min. Min. Maintenance and repair history - building parts Planning of repair construction projects
System model (MEP) Min. Min. Service requests - systems Maintenance planning and budgeting
Supplementary design data (All) Min. Option Consumption data - equipment Management of repairs
Contractors' product data Min. Option Management of service requests
Measurement and inspection data Min. Option Monitoring of conditions
Operation and maintenance instructions Min. Monitoring of energy consumption
Monitoring of environmental impacts
Construction project documents
Design documents Min. Document archiving data Guarantee inspections and repairs
Contract documents Min. Planning of repair construction projects
Construction and commissioning documents Min.
Remark:
1) to be agreed in each project: Min. = required in all BIM projects
- space model or building part model Option = to be agreed in each project

Figure 2. Examples of potential use of construction project data to support property

management processes.

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Property management costs and life-cycle impacts, an area of importance to the

property owner, are served by executive reporting, tools for tendering services
using real data of quantities, simulated targets for energy, conditions and
environmental impacts, etc. For operative property management, applications for
leasing, among others, are available.
Service providers can gain competitive advantage by effective management of their
business data. Benefits that are visible also to the end-users of facilities, involve
quick response to problems and customer requests, improved quality of services. The
final outcome is improved customer satisfaction.
Supporting open data transfer is in the property owner’s interest in many respects.
Up-to-date and comprehensive information supports property management processes
and planning of repair construction. Compared to proprietary systems, the variety of
available applications and suppliers is wider, and more potential areas for BIM
utilization exist.

3.3 Objectives for information management in property management

Information technology investments are assessed naturally taking into consideration
the costs and benefits. In property management, consideration begins from strategic
goals, such as ownership, management, service procurement, long-term quality
targets etc. In addition, investments to information systems are evaluated on the
basis of start-up costs, ease of use, availability of support services, data updating
costs etc.
The strategy and objectives for information management during facility usage and
management should be known at the beginning of the building project, so that the
client's needs can be taken into consideration in an appropriate manner in defining
requirements for modeling and responsibilities for all parties.
Requirements
At the beginning of the construction project: documenting the objectives for
information management, also during facility management, for use of all
parties.
Construction project Operation and facility management
Targets for life cycle data management of the building As-built data from the construction project

Support tools Supplementary Facility management (FM) software

3)
- Spaces, simulations, production, 3D browsing,... design data - Space management, maint. manual, 3D browsing, Energy,...
Native BIMs of support tools Native BIMs of FM software
Contractors’
product data 2) Minor updates by FM software
Change reports for updates of BIMs for FM)

Open data transfer BIMs (IFC, COBie1,...)

IFC models Updates... As-built models As-built models Periodical update Project update Project update
of BIMs for FM of BIMs for FM of BIMs for FM
Design software
(Architect, structural, mechanical,...)
Native BIMs of design software

Inventory As-built
models models

Repair construction
Remark: project
1) COBie standard is not yet applied in Finland
2) Proprietary data formats, COBIe
3) Interoperable tools: proprietary data formats, IFC, UBL, COBie... Archiving of as-built BIMs and updates
4) Facility management BIMs: Native BIMs of FM and design software + open data format BIMs

Figure 3. BIM management process during the building life-cycle.

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4 BIM management process

Figure 3 presents BIM management as a process that covers the building’s life-cycle,
starting from setting the targets for life-cycle data management of the building,
progressing from design to construction and commissioning, handover of the as-built
models to the property, and further, managing and updating the models during
operation and facility management.
Efficient use of the building information at all stages of the property’s life-cycle is
one of the main objectives of the BIM management process. The greatest benefit and
cost savings from modeling are obtained when the construction project data can be
transferred to facility management’s use with up-to-date and adequate content.
To gain a better picture of the whole, modeling is described below as a life-cycle
process, but from the point of view of operation and facility management. Detailed
descriptions of and requirements for modeling during the project are included in the
design and construction phase series.

5 Design software
Modeling of the building (and outdoor areas) is performed mainly by using design
software. The basic requirement is that the native BIMs of design software can be
saved also as open data transfer BIMs in the IFC format.
Examples of commercial IFC-compatible design software are the following tools:
Architectural design: AutoCAD, Revit, ArchiCAD
Structural design: Tekla, Allplan
Mechanical design: MagiCAD, CADS
When the project is completed, the native BIMs of design software shall be updated
to comply with the changes made during construction and commissioning. The
native models with as-built data are handed over to the property owner, as described
below.
The native BIMs of design software are utilized in facility management tasks by
viewing programs, and in renovation/refurbishment by design software. The native
BIMs shall be maintained up-to-date during the life-cycle process.
To secure the information content, the updates of the native BIMs of design software
shall be performed using the same design tools that was applied to creating the
original models. In extensive changes (repair construction projects, etc.), updates
shall be performed by the designer, while small changes (replacing equipment, etc.)
can also be carried out by others, for example the maintenance staff. The prerequisite
is adequate competence in using the design software and following the modeling
instructions.
In updating native BIMs, compatibility of the design software must be ensured and
the same modeling rules used that were applied to design in order to retain the
integrity of the models and the information content.
Design software is intended to be used by designers. In facility management, the
design tools are too complex for everyday needs of data browsing and visualization.
The native BIMs of design software can be browsed by lighter and easier to use
viewing tools, as described later.

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6 Open data transfer BIMs

6.1 General
IFC is the basic requirement of open data transfer in the construction projects.
COBie is another open standard, supporting and supplementing IFC (see Appendix
2). COBie is not yet in use in Finland.
Open data transfer BIMs are utilized in design, construction and facility
management software and in standalone model viewing tools. Energy consumption,
for example, can be simulated using the architect’s IFC model.
IFC models contain only an interoperable part of the data and “intelligence” of
native BIMs of design software . Therefore, they do not replace the native BIMs.
Open data transfer BIMs are kept up-to-date by each design discipline within the
construction project. They are handed over to the property owner with as-built data,
in the scope agreed upon in the contracts.
The requirements of IFC models are described in detail in other series. They apply
also to the facility management models

6.2 Requirements models

On a project-specific basis, the architect saves the space requirements as an
architect’s requirements model in datasheet or database format. The minimum
requirement is a space list in datasheet format (Excel).
MEP (Mechanical, Electrical, Plumbing) requirements for spaces (conditions,
thermal loads, energy consumption, environmental classification, security
classification, etc.) as well as zones of technical systems can be modeled into the
architect’s requirement model using appropriate tools. The model is known as a
MEP requirements model.
The minimum task in MEP design is saving the system zones (colored maps) and the
MEP requirements for spaces in document format. If level 2 is chosen (see Series 4,
MEP design), the zones shall be modeled into the MEP requirements model.
Requirements models are utilized in design and simulations. They are transferred
further into facility management software, in which the information can be browsed
and visualized by means of colored maps, etc.
The data containing the MEP requirements model has many potential uses, for
example, in condition and consumption monitoring, designing changes for the
space's purpose of use, and in rental management (customer promises etc.).
Requirements
Architect’s space list
Space-specific MEP requirements in datasheet format:
- Level 1: colored maps of the systems zones in document format
- Level 2: system zones modeled into the MEP requirements model
To be agreed on a project-specific basis: modeling the MEP requirements into
the MEP requirements model.

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6.3 Technical visualization of IFC models

The IFC models can be visualized by means of standalone 3D viewing tools or
integrated facility management software that contain model viewing features. The 3D
viewing tools are intended for technical visualization of models of the architect,
structural designer and MEP designer as well as combined models.
There are 3D viewing tools both for design software native models and for IFC
models. Free-of-charge tools are also available. Some advanced tools have also
features for analysis and quality assurance of the models.
Combined models are saved in the native file format of the specific 3D viewing tool.
To facilitate utilization of visualizations in everyday use, it is possible to save a set of
views of the combined models for the most common use cases.
In the construction project, browsing of integrated models is useful in technical
visualizations and for quality assurance in checking the models’ compatibility and
clashes.
In the facility management, 2D/3D viewing can be applied to localize spaces,
equipment and other maintenance objects, to show views of hidden maintenance and
repair construction objects etc.
Integrated visualization and data browsing is a feature available in the most
sophisticated software. A visual user interface in the models’ search functions allows
the models to be utilized in a more effective and versatile manner.
Examples of viewing programs that are applicable for different use in facility
management are Autodesk Navisworks, TeklaBIMsight and Solibri Model Checker.
Requirements
Saving the IFC models used in facility management as combined models in
native file format of the specific 3D viewing tool
Saving a set of views of the combined models for the most common use cases.

Figure 4. An example of visualization of system zones by a 3D viewing tool.

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Figure 5. An example of visualization of spaces, structures and technical systems by

2D/3D views of the combined models.

Figure 6. An example of browsing object data (equipment etc.) by 3D views of the

combined models.

7 Support tools
7.1 General
In design firms, alongside the design software, various complementary tools are used
for managing spaces and space requirements, saving object data, perform technical
calculations, simulations and visualizations, etc. Similarly, construction companies
have applications for quantity calculations, tendering, production planning and
management, etc. In this series of the publication series, such tools are called
support tools.
Beside commercials tool, also in-house applications are in use. The native models of
support tools are usually specific to the software. The most advanced tools can also
utilize open data transfer.

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In design, support tools complete the design software in saving technical

information. For example, the most commonly used MEP design applications in
Finland do not currently enable saving all technical data that is important in terms of
design and facility management. That is the case for example with main equipment,
as air conditioning units. For this reason designers document the supplementary
design data in datasheet or database format using mainly their own tools.
The supplementary design data is transferred into facility management software
manually from design documentation or by means of proprietary data transfer links
between interoperable software. To date, an open data transfer format for transferring
support tool data is not in use in Finland (see Appendix 1 and 2, COBie).
Requirements
Facility management data from design in document format
To be agreed on a project-specific basis: corresponding data in a format
compatible with the specified facility management software.

7.2 Contractor’s product information

In the construction project handover, contractors are obliged to supply the
information needed for facilities management of the products they have delivered. In
this series of the publishing series, such information is called contractor’s product
information. It includes, for example:
Product data concerning the building parts, equipment and materials
Commissioning documentation, for example inspections and measurements data
Instructions for operation and maintenance.
The contractor’s product information shall be supplied, at a minimum as document
files (PDF, Excel). It can be agreed on a project-specific basis that specified data,
like manufacturer, type, technical values, etc. are delivered in a format that is
compatible with the property’s facility management software. To date, an open data
transfer format for transferring contractor’s product data is not in use in Finland (see
Appendix 1 and 2, COBie).
Requirements
Definition of the obligations concerning the delivery of the contractors’ product
information (to be agreed with the maintenance manual coordinator and BIM
coordinator)
Documentation of the contractor’s obligations in the building modeling plan,
special requirements in the design documents
Supply of the contractor’s product information, at a minimum as document files
(PDF, Excel)
To be agreed on a project-specific basis: contractor’s product information in a
specified format that is compatible with the specified facility management
software.

8 Facility management software

8.1 General
In this series of the publication series, facility management software refers to
applications for facility and space management, maintenance budgeting, long-term
planning, maintenance manual, monitoring of energy consumption and

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environmental impacts, etc. Native BIMs of facility management software are

usually in a software-specific format.
Facility management BIMs refer to all models applied to facility management:
Native BIMs of design software
Open data transfer BIMs (IFC, COBie, UBL, etc.)
Combined BIMs (IFC)
Native BIMs of facility management software.

8.2 Construction project as-built BIMs

When the construction project is completed, the models are updated and completed
to comply with the changes made during construction and commissioning. These
updated models are called as-built BIMs. They include, at a minimum:
Native BIMs of design software
Open data transfer BIMs
The as-built BIMs shall be supplied to the property to be archived and utilized for the
needs of operation and facility management. Quality assurance of the as-built BIMs
is described in Series 6, Quality assurance.
Requirements
As-built BIMs within the scope described above
Quality assurance of as-built BIMs.

Figure 7. An example of 2D visualization and management of tenant areas, spaces

and workplaces by operative property management software.

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Figure 8. An example of a maintenance software, which utilizes models for

visualization of spaces, zones and equipment, for management of object data,
service requests, repair needs etc. The energy target can also be simulated by the
architect’s BIM.

Figure 9. An example of 2D visualization for localization of equipment. For 3D

visualization, an integrated 3D viewing tool can be opened from the user interface.

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Figure 10. An example of 2D visualization of system zones (lighting, air

conditioning, access control etc.).

Figure 11. An example of addressing service requests using 2D visualization of

spaces.

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8.3 Interoperable use of facility management software

Data transfer links between facility management tools facilitate utilization of
common data in several applications and centralized updating. Software vendors
have developed proprietary data links, but also open data transfer is available.
Open data transfer based on the UBL (Universal Business Language) standard is an
example of transmitting service requests and maintenance task messages.
In Finland, RAKLI – The Finnish Association of Building Owners and Construction
Clients aims to promote the commissioning of open data transfer. In 2009, RAKLI
published guidelines concerning UBL data transfer (see Appendix 2). A group of
organizations and software suppliers in the real property business participated in
compiling the guidelines.

8.4 Modeling existing buildings

A model of an existing building, based on drawings, on-site surveys and possibly
measurement of the spaces and building parts, is known as an Inventory BIM. They
are described in detail in Series 2, Initial situation modeling.
Inventory models are utilized as initial data for design of repair construction projects.
They can also serve as a spatial BIM for facility management software in case of
upgrading to model-based information management at the property.
Modeling of an existing building is often easiest to conduct at the time the renovation
construction project is underway. Modeling in connection with facility management
service procurement is also worth considering.
Modeling accuracy and the level of details in the BIM of an existing building must
be considered carefully to balance benefits and cost. If the modeling is performed
primarily for the needs of facility management software, it can be often restricted to
the basic data of spaces and objects.

8.5 Archiving and securing facility management BIM data

The construction project as-built BIMs and their updates are archived in a manner
that is consistent with the property’s documents.
The BIM data must be secured, for example, by means of automatic back-up copies
so that the different versions of the models can be restored if necessary.
Requirements
Archiving as-built BIMs and their updates
Securing the BIM data.

9 Facility management BIMs updating procedure

9.1 General
It is important to document a clear procedure for updating and quality assurance of
the property’s facility management BIMs and software to ensure that all data and
software versions are up-to-date and compatible with one another.
Guidelines for facility management BIM updating should be drawn up for the
property, describing the procedure, responsibilities and tasks.

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The requirement of models being up-to-date and compatible with one another applies
to all facility management BIMs (native BIMs of design software, open data
transfer BIMs, combined BIMs, and native BIMs of facility management software).
If necessary and agreed, an energy certificate update and facility management
audit can be performed in connection with updating.
The updating process of facility management BIMs is visualized in Figure 3. It is
easiest if the updates are performed alongside repair construction projects. From time
to time there may be a need for periodic updates. Both alternatives are described
below.
Requirements
Compiling Guidelines for facility management BIM updating.

9.2 Project update of facility management BIMs

A project update refers to updating of all facility management BIMs in connection
with a significant repair construction project. The update is conducted in two phases:
Before the project, based on the inventory BIMs, see Series 2, Initial situation
modeling
After the project, based on the as-built BIMs of the repair construction project.
Requirements
Updating of all facility management BIMs in connection with a significant repair
construction project.

9.3 Periodic update of facility management BIMs

Small changes, such as moving of partition walls, may be done by facility
management tools or design software without updating all facility management
BIMs. If such changes have only minor importance from other programs viewpoint,
updating of all facility management BIMs is too heavy operation. In such instances,
complete updating may be performed periodically.
The need for periodic updates depends on the nature of the property use, the scope
of the software, and the requirements for accuracy of information. Tendering of
property services is an example of a logical time for BIM updates. In that case tender
inquiries are based on real and up-to-date quantities of spaces, equipment etc.
The need for a periodic update should be assessed at least every three years, even if
significant BIM-related changes have not occurred at the property. Updating may be
necessary also to ensure the compatibility of BIMs and software programs.

9.4 Change report

The minimum requirement for small changes is a software-specific change report,
documentation of changes for a periodic or project update of the facility management
BIMs. A Chance report may be a manual datasheet or a printout from a software tool,
see figure 12. The report itemizes the changes and the dates (time stamping).
Requirements
Change Report of small changes for updating of all facility management BIMs
At least every three years: assessment of the need for a periodic update of the
facility management BIMs

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Figure 12. An example of a change report as a printout of facility management

software. All changes and the dates are documented for updating of the facility
management BIMs.

9.5 Quality assurance

Project updates and periodic updates of the facility management BIMs shall include
quality assurance, at least as follows.
Requirements
Ensuring the integrity and consistency of the updated BIMs, see Series 6,
Quality assurance
Checking the compatibility of the facility management BIMs and the software
versions used at the property
Ensuring that updates are performed consistently in all facility management
BIMs
Preliminary agreement of the date for the next periodic update

9.6 Updating the energy certificate

Update of the facility management BIMs should include a check whether the BIMs
have changed in a manner that updating the consumption targets and energy
certificate is needed. In that case, energy simulation based on the updated BIMs
should be considered.
Requirements
Consideration of the need to update the consumption targets and energy
certificate in connection with updating the facility management BIMs.

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9.7 Facility management software audit

The requirements set the minimum level of quality assurance in connection with the
BIM updates. From time to time it should be considered if a more extensive audit of
the facility management software or even the facility management information
system as a whole. For example, auditing could include the following:
Use rate of facility management software
Updating and adequacy of the facility management data
Documentation of the small changes
Periodic updates and project updates
Support and training of the software users
Needs to develop information management processes

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Appendix 1: Definitions

Native BIM
The native BIM is a building information model (BIM) for design, construction or
facility management software in the format in which the software used to create the
BIM processes it.
Open data transfer BIM
The open data transfer BIM is based on the IFC standard or other open data transfer
standards (COBie, UBL, etc.).
COBie
COBie (Construction Operations Building Information Exchange) is an open data
transfer standard for the purpose of saving in a construction project the information
needed for facility management. COBie aims for simplicity. It supports and
supplements the utilization of BIMs in the IFC format and is compatible with it.
COBie is still in its early stages, but several important design and facility-
management software suppliers on the U.S. market have already developed COBie
compatibility into their tools. It is becoming the minimum requirement in
construction projects of some property owner organizations, for example the U.S.
General Services Administration (GSA), see Appendix 2.
Inventory BIM
The Inventory BIM is a model of an existing building, based on drawings, on-site
surveys and possible measurements of the spaces and building parts. The inventory
BIM is used as initial data for repair construction project modeling and as the spatial
BIM for facility management software.
Building modeling plan
The building modeling plan is a construction project document, obliging all
stakeholders, and describing the objectives, procedures and responsibilities of the
modeling. Objectives comprise the utilization of models in the project and in facility
management.
As-built BIM
The as-built BIM is a model that has been updated to include the changes made in
construction and commissioning. The as-built BIMs are updated in repair
construction projects or periodically.
UBL
UBL (Universal Business Language) is an XML-based presentation for electronic
transfer of a business transaction. It was developed by the international OASIS
organization. RAKLI – the Finnish Association of Building Owners and
Construction Clients published guidelines in 2009 for applying UBL in the real estate
sector (see Appendix 2).
Contractor’s product information
Contractor’s product information refers to the documentation, which the contractor
shall deliver for use in facility management. It contains product information of
building parts, equipment and materials, operation and maintenance instructions, as
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well as measurement and inspection data. The contractor’s product information

supplements design data.
Support tools
In design firms, alongside design software programs, various complementary tools
are used for managing spaces and space requirements, saving object data, performing
technical calculations, simulations and visualizations etc. Similarly, construction
companies have applications for quantity calculations, tendering, production
planning and management etc. Such tools are called support tools.
Project update of facility management BIMs
The project update refers to updating all facility management BIMs in connection
with a significant repair construction project implemented at the property.
Periodic update of facility management BIMs
The periodic update refers to updating of small chances in native models into all
facilty management BIMs.
Facility management software
The facility management software refers to applications for facility and space
management, maintenance budgeting, long-term planning, maintenance manual,
monitoring of energy consumption and environmental impacts, etc.
Facility management BIMs
The facility management BIMs is used as a common expression for all BIMs applied
to facility management: native BIMs of design software, open data transfer BIMs,
combined BIMs, and native BIMs of facilities management software.

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Appendix 2: References
3D-4D Building Information Modeling. GSA, US General Services Administration.,
http://www.gsa.gov/portal/category/21062
Construction Operations Building Information Exchange (COBie). WBDG, Whole
Building Design Guide, http://www.wbdg.org/resources/cobie.php

Construction Operations Building Information Exchange (COBie). The

BuildingSMART alliance,
http://www.buildingsmartalliance.org/index.php/projects/cobie

Energy information exchange (ENERGie). The BuildingSMART alliance,

http://www.buildingsmartalliance.org/index.php/projects/cobie

The Information Delivery Manuals (IDM). The buildingSMART International,

http://iug.buildingsmart.com/idms

Property business operations terminology, draft 27 May 2011. Juho Kess, RAKLI –
The Finnish Association of Building Owners and Construction Clients

Property services general quality requirements, KiinteistöRYL 2009. Building

Information Group (Rakennustieto Oy).

Specifiers' Properties Information Exchange (SPIE). The BuildingSMART alliance.

The BuildingSMART alliance,
http://www.buildingsmartalliance.org/index.php/projects/cobie

Statsbygg BIM Manual. Statsbygg Building Information Modeling Manual, Version

1.2, 2011-03-31, http://www.statsbygg.no

Data transfer guidelines, 2009-09.30, vol. 1.00 RAKLI – the Finnish Association of
Building Owners and Construction Clients

Building information modeling at Senate Properties, an interview study, 2009.

Kaarina Kaste, Senate Properties

Utilizing BIMs in the maintenance manual, report, 26 June 2009, Mikko Hyytinen,
Pöyry Building Services Oy

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