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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.
BIM for 3D and 4D clash detections and for plan- Case Study 1: Aquarium Hilton Garden Inn,
ning and visualization services. Atlanta, Georgia
The use of BIM led to increased productivity, The Aquarium Hilton Garden Inn project comprised a
better engagement of project staff, and reduced mixed-use hotel, retail shops, and a parking deck.
contingencies. Brief project details are as follows:
A shortage was noted of competent building infor-
mation modelers in the construction industry, and Project scope: $46 million, 484,000-square-foot
demand was expected to grow exponentially with hotel and parking structure
time. Delivery method: Construction manager at-risk
(CM at-risk)
The results of these surveys indicate that the AEC Contract type: Guaranteed maximum price
industry still relies very much on traditional drawings BIM scope: Design coordination, clash detection,
and practices for conducting its business. At the same and work sequencing
time, AEC professionals are realizing the power of BIM cost to project: $90,000, or 0.2% of project
BIM for more efficient and intelligent modeling. Most budget ($40,000 paid by owner)
of the companies using BIM reported in strong favor of Cost benefit: Over $200,000 attributed to elimina-
this technology. The survey findings indicate that tion of clashes
users want a BIM application that not only leverages Schedule benefit: 1,143 hours saved
the powerful documentation and visualization capabil-
ities of a CAD platform but also supports multiple Although the project had not been initially de-
design and management operations. BIM as a technol- signed using BIM technology, beginning in the
ogy is still in its formative stage, and solutions in the design development phase, the GC led the project
market are continuing to evolve as they respond to team to develop architectural; structural; and
users specific needs. mechanical, electrical, and plumbing models of the
proposed facility, as shown in Fig. 2. These models
were created using detail-level information from sub-
contractors based on drawings from the designers.
BIM BENEFITS: CASE STUDIES After the initial visualization uses, the GC began to
In the above-mentioned surveys, the AEC industry use these models for clash detection analysis. This BIM
participants indicated that BIM use resulted in time application enabled the GC to identify potential col-
and cost savings. However, no data were provided lisions or clashes between various structural and
to quantify and support these facts. The following mechanical systems. During the design development
four case studies illustrate the cost and time savings phase, 55 clashes were identified, which resulted in a
Figure 2. Building information models of the Aquarium Hilton Garden Inn Project (Courtesy of Holder Construction
Company, Atlanta, GA).
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.
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).
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.