Beruflich Dokumente
Kultur Dokumente
ABSTRACT: Building information modeling (BIM) is one of the most promising recent
developments in the architecture, engineering, and construction (AEC) industry. With
BIM technology, an accurate virtual model of a building is digitally constructed. This
model, known as a building information model, can be used for planning, design, con-
struction, and operation of the facility. It helps architects, engineers, and constructors
visualize what is to be built in a simulated environment to identify any potential design,
construction, or operational issues. BIM represents a new paradigm within AEC, one
that encourages integration of the roles of all stakeholders on a project. In this paper,
current trends, benefits, possible risks, and future challenges of BIM for the AEC industry
are discussed. The findings of this study provide useful information for AEC industry
practitioners considering implementing BIM technology in their projects.
T
he architecture, engineering, and con- and construction activities required to realize the
struction (AEC) industry has long building (Eastman et al. 2008). After completion, this
sought techniques to decrease project model can be used for operations and maintenance
cost, increase productivity and quality, purposes. Fig. 1 depicts the typical applications of
and reduce project delivery time. BIM at different stages of the project life cycle.
Building information modeling (BIM) A building information model characterizes the
offers the potential to achieve these objectives (Azhar, geometry, spatial relationships, geographic informa-
Nadeem et al. 2008). BIM simulates the construction tion, quantities and properties of building elements,
project in a virtual environment. With BIM technol- cost estimates, material inventories, and project sched-
ogy, an accurate virtual model of a building, known as ule. The model can be used to demonstrate the entire
a building information model, is digitally constructed. building life cycle (Bazjanac 2006). As a result, quan-
When completed, the building information model tities and shared properties of materials can be readily
contains precise geometry and relevant data needed extracted. Scopes of work can be easily isolated and
to support the design, procurement, fabrication, defined. Systems, assemblies, and sequences can be
Figure 1. Different components of a building information model: MEP = mechanical, electrical, and plumbing (Courtesy of
Holder Construction Company, Atlanta, GA).
shown in a relative scale within the entire facility or themselves as adversaries (Azhar, Hein et al. 2008).
group of facilities. Construction documents such as BIM also supports the concept of integrated project de-
drawings, procurement details, submittal processes, livery, which is a novel project delivery approach to
and other specifications can be easily interrelated integrate people, systems, and business structures
(Khemlani et al. 2006). and practices into a collaborative process to reduce
BIM can be viewed as a virtual process that encom- waste and optimize efficiency through all phases of
passes all aspects, disciplines, and systems of a facility the project life cycle (Glick and Guggemos 2009).
within a single, virtual model, allowing all design
team members (owners, architects, engineers, contrac-
APPLICATIONS OF BUILDING INFORMATION
tors, subcontractors, and suppliers) to collaborate more
MODELING
accurately and efficiently than using traditional proc-
esses. As the model is being created, team members A building information model can be used for the
are constantly refining and adjusting their portions following purposes:
according to project specifications and design changes Visualization: 3D renderings can be easily generated
to ensure the model is as accurate as possible before in house with little additional effort.
the project physically breaks ground (Carmona and Fabrication/shop drawings: It is easy to generate
Irwin 2007). shop drawings for various building systems. For ex-
It is important to note that BIM is not just software; ample, the sheet metal ductwork shop drawings can
it is a process and software. BIM means not only using be quickly produced once the model is complete.
three-dimensional intelligent models but also making Code reviews: Fire departments and other officials
significant changes in the workflow and project may use these models for their review of building
delivery processes (Hardin 2009). BIM represents a projects.
new paradigm within AEC, one that encourages Cost estimating: BIM software has built-in cost
integration of the roles of all stakeholders on a project. estimating features. Material quantities are automa-
It has the potential to promote greater efficiency tically extracted and updated when any changes are
and harmony among players who, in the past, saw made in the model.
Figure 2. Building information models of the Aquarium Hilton Garden Inn Project (Courtesy of Holder Construction
Company, Atlanta, GA).
log with a record of individual images of each collision ital 3D model of the building and its various systems
per the architectural or structural discipline. The col- to help aid operation and maintenance procedures
lision cost savings values were based on estimates for down the road.
making design changes or field modifications had the In a nutshell, the Aquarium Hilton Garden Inn
collision not been detected earlier. More than 590 project realized some excellent benefits through the
clashes were detected before actual construction be- use of BIM technology and certainly exceeded the
gan. The overall cost savings based on the 590 colli- expectations of the owner and other project team
sions detected throughout the project was estimated at members. The cost benefits to the owner were signifi-
$801,565, as shown in Table 1. For calculating net cant, and the unknown costs that were avoided
cost savings, a conservative approach was adopted through collaboration, visualization, understanding,
by assuming that 75% of the identified collisions and identification of conflicts early were in addition
can be detected through conventional practices (e.g., to the reported savings. After this project, the archi-
sequential composite overlay process using light tect and GC began to use BIM technology on all major
Table 1. An Illustration of Cost and Time Savings via Building Information Modeling in the Aquarium Hilton Garden Inn Project
Collision phase Collisions Estimated cost avoidance Estimated crew hours Coordination date
100% design development conflicts 55 $124,500 n/a 30-Jun-06
Construction (MEP collisions)
Basement 41 $21,211 50 hrs 28-Mar-07
Level 1 51 $34,714 79 hrs 3-Apr-07
Level 2 49 $23,250 57 hrs 3-Apr-07
Level 3 72 $40,187 86 hrs 12-Apr-07
Level 4 28 $35,276 68 hrs 14-May-07
Level 5 42 $43,351 88 hrs 29-May-07
Level 6 70 $57,735 112 hrs 19-Jun-07
Level 7 83 $78,898 162 hrs 12-Apr-07
Level 8 29 $37,397 74 hrs 3-Jul-07
Level 9 30 $37,397 74 hrs 3-Jul-07
Level 10 31 $33,546 67 hrs 5-Jul-07
Level 11 30 $45,144 75 hrs 5-Jul-07
Level 12 28 $36,589 72 hrs 5-Jul-07
Level 13 34 $38,557 77 hrs 13-Jul-07
Level 14 1 $484 1 hrs 13-Jul-07
Level 15 1 $484 1 hrs 13-Jul-07
Subtotal construction labor 590 $564,220 1,143 hrs
20% MEP material value $112,844
Subtotal cost avoidance $801,565
Deduct 75% assumed resolved via conventional methods ($601,173)
Net adjusted direct cost avoidance $200,392
Source: Holder Construction Company, Atlanta, GA.
Note. MEP = mechanical, electrical, and plumbing.
planning phase to perform options analysis (value all the virtual models to decide the best option that fit
analysis) for selecting the most economical and work- his requirements. Several collaborative 3D viewing
able building layout. The project details are as follows: sessions were arranged for this purpose. These collabo-
Project: Higher education facility, Savannah State rative viewing sessions also improved communications
University, Savannah, Georgia and trust between stakeholders and enabled rapid
Cost: $12 million decision making early in the process. The entire pro-
Delivery method: CM at-risk, guaranteed maxi- cess took 2 weeks, and the owner achieved roughly
mum price $1,995,000 cost savings at the predesign stage by se-
BIM scope: Planning, value analysis lecting the most economical design option. Although
BIM cost to project: $5,000 it could be argued that the owner may have reached
Cost benefit: $1,995,000 the same conclusion using traditional drawings, the
Figure 3. Scope and budget options for the Savannah State Academic Building: GSF = gross square foot; sf = square foot
(Courtesy of Holder Construction Company, Atlanta, GA).
follows:
Cost: $35 million
Schedule: 16 months
Cost: $111 million Delivery method: CM at-risk, guaranteed maxi-
Schedule: 29 months (construction) mum price
Delivery method: CM at-risk, guaranteed maxi- BIM scope: Sustainability analyses
mum price BIM cost to project and cost benefit: n/a
BIM scope: Planning, construction documentation The project architect developed the building infor-
BIM cost to project: $1,440 mation model of the facility at the early design phase
Cost benefit: $15,000 to determine the best building orientation and evalu-
It was a fast-track project, and the GC identified ate various skin options such as masonry, curtain wall,
the following issues at the project planning phase: and window styles, as shown in Fig. 5. The building
information model was also used to perform daylight
Incomplete design and documents, studies, which, in effect, helped to decide the final
Multiple uncoordinated consultants, positioning of the building on the site. To achieve
Field construction ahead of design, this, views of the facility were established within
Constant design development, and BIM software using the softwares sun positioning fea-
Owners frequent scope changes. ture. Subsequently, shading and lighting studies and
The biggest challenge was how to maintain sched- right-to-light studies were conducted to determine
ule and ensure quality with incomplete and uncoordi- the effects of the sun throughout the year and the ef-
nated design and how to minimize risk and rework. fects of the facility on surrounding buildings. Right-
The project team decided to use BIM for project plan- to-light studies were also conducted to evaluate light-
ning and coordination. First, contract documents were ing conditions at the proposed facilitys courtyard
space and those spaces adjacent to the courtyard.
analyzed to flush out discrepancies and identify miss-
As a direct result of these studies, the buildings
ing items. Then coordinated shop drawings were pre- design was adjusted as follows:
pared via model extractions. These shop drawings
were reviewed with the design team to resolve any Window openings on the west faade were reduced.
conflicts and issue a field use set to subcontractors The penthouse, which is located on the roof of the
for coordination and construction. building, was reduced in overall square footage.
Initially, the project designers presented two finish- The overall height of the building was reduced.
ing options (brick vs. precast) to the owner, as shown As all of these design adjustments were able to be in-
in Fig. 4(a). Via BIM viewer software, the owner corporated during the design phase, the analyses pre-
visually compared both options and selected the pre- vented costly and time-consuming redesign at later
cast one based on appearance and cost. Then, based on stages in the project life cycle.
the project drawings, the GC prepared the 3D interior
elevations to clarify interior details, as illustrated in
BIM RETURN ON INVESTMENT ANALYSIS
Fig. 4(b). If any component was found missing or con-
The return on investment (ROI) analysis is one of
flicting with the other component, an RFI was issued
the many ways to evaluate a proposed investment. It
to the designer to resolve this conflict before construc- compares the gain anticipated (or achieved) from an
tion. Finally, a 4D scheduling model was prepared investment against the cost of the investment (i.e.,
(Fig. 4(c)) to decide the construction sequence and ROI = earning/cost). ROI is typically used to evaluate
align all resources. Through these measures, the pro- many types of corporate investments, from research
ject team was able to complete the project on time and and development projects to training programs to
within budget. fixed asset purchases (Autodesk 2007).
Figure 4. Use of BIM in the Mansion on Peachtree Project (Courtesy of Holder Construction Company, Atlanta, GA).
The McGraw-Hill Construction (2008) survey of level or above. It also found that the initial system cost
AEC industry participants indicated that 48% of did not seem to be a problem. Doubling the system
respondents were tracking BIM ROI at a moderate cost could reduce ROI only by up to 20% (Autodesk
Figure 5. Use of BIM for options analysis and sun studies in the Emory Psychology Building (Courtesy of Holder
Construction Company, Atlanta, GA).
2007). For this study, detailed cost data from 10 proj- projects. In some projects, BIM savings were measured
ects were acquired from HCC to perform the BIM ROI using real construction phase direct collision de-
analysis. The results are shown in Table 2. tection cost avoidance, and in other projects, savings
As evident from Table 2, the BIM ROI for different were computed using planning or value analysis
projects varied from 140% to 39,900%. On average, it phase cost avoidance. Also, none of these cost figures
was 1,633% for all projects and 634% for projects account for indirect, design, construction, or owner
without a planning or value analysis phase. Because administrative or other second wave cost savings
of the large data spread, it is hard to conclude a specific that were realized as a result of BIM implementation.
range for BIM ROI. The probable reason for this Hence, the actual BIM ROI can be far greater than
spread is the varying scope of BIM in different reported here.
if the owner is paying for the design, then the owner with others such as the engineers (Rosenberg 2007).
may feel entitled to own it, but if team members As the dimensions of cost and schedule are layered
are providing proprietary information for use on the onto the building information model, responsibility
project, their proprietary information needs to be pro- for the proper technological interface among various
tected as well. Thus, there is no simple answer to the programs becomes an issue. Many sophisticated
question of data ownership; it requires a unique re- contracting teams require subcontractors to submit
sponse for every project depending on the participants detailed critical path method schedules and cost
needs. The goal is to avoid inhibitions or disincentives breakdowns itemized by line items of work prior to
that discourage participants from fully realizing the the start of the project. The general contractor then
models potential (Thompson 2001). To prevent dis- compiles the data, creating a master schedule and cost
agreement over copyright issues, the best solution is breakdown for the entire project. When the subcon-
to set forth in the contract documents ownership rights tractors and prime contractor use the same software,
the integration can be fluid. In cases where the data
and responsibilities (Rosenberg 2007).
are incomplete or are submitted in a variety of sched-
When project team members other than the owner
uling and costing programs, a team memberusually
and architect/engineer contribute data that are inte-
a general contractor or construction managermust
grated into the building information model, licensing
re-enter and update a master scheduling and costing
issues can arise. For example, equipment and material
program. That program may be a BIM module or an-
vendors offer designs associated with their products for
other program that is integrated with the building in-
the convenience of the lead designer in hopes of induc- formation model. At present, most of these project
ing the designer to specify the vendors equipment. management tools have been developed in isolation.
While this practice might be good for business, licens- Responsibility for the accuracy and coordination of
ing issues can arise if the designs were not produced by cost and scheduling data must be contractually
a designer licensed in the location of the project addressed (Thompson and Miner 2007).
(Thompson and Miner 2007). One of the most effective ways to deal with these
Another contractual issue to address is who will con- risks is to have collaborative, integrated project deliv-
trol the entry of data into the model and be responsible ery contracts in which the risks of using BIM are shared
for any inaccuracies. Taking responsibility for updat- among the project participants along with the rewards.
ing building information model data and ensuring its Recently, the American Institute of Architects released
accuracy entails a great deal of risk. Requests for com- an exhibit on BIM to help project participants define
plicated indemnities by BIM users and the offer of lim- their BIM development plan for integrated project de-
ited warranties and disclaimers of liability by designers livery (Building Design and Construction 2008). This
are essential negotiation points that need to be resolved exhibit may assist project participants in defining
before BIM technology is used. It also requires more model management arrangements, as well as author-
time spent inputting and reviewing BIM data, which ship, ownership, and level-of-development require-
is a new cost in the design and project administration ments, at various project phases.
process. Although these new costs may be dramatically
offset by efficiency and schedule gains, they are still a
cost that someone on the project team will incur. Thus, BIM FUTURE CHALLENGES
before BIM technology can be fully used, not only must The productivity and economic benefits of BIM to
the risks of its use be identified and allocated, but the the AEC industry are widely acknowledged and
cost of its implementation must be paid for as well increasingly well understood. Further, the technology
(Thompson and Miner 2007). to implement BIM is readily available and rapidly ma-
The integrated concept of BIM blurs the level of turing. Yet BIM adoption has been much slower than
responsibility so much that risk and liability are likely anticipated (Azhar, Hein et al. 2008). There are two
to be enhanced. Consider the scenario in which the main reasons, technical and managerial.