what does bim mean to a maintenance technician? beyond the hype, a practical experience mr. simon ng...
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HKIBIM-CIC Conference 2015
What does BIM mean to a maintenance technician? Beyond the hype, a practical experience.
November 19, 2015Bruno Lhopiteau & Simon Ng
Siveco China & WSP Hong Kong
2Agenda
• The BIM view (the hype)
• The Maintenance view (the gap)
• International standards & industry experience
• The integrated BIM-FM solution, in practice
• Conclusion
The BIM view
4BIM is about collaboration
But…. How about maintenance technicians?
5
Graphical Data
Design
Information
Graphical Data
Construction
Information
Graphical Data
Operation
Information
1. Difference in focus
Why the gap?
6
2. Designer / contractor don’t know the need of FM staffs
BIM ModelAs-build dwgO&M Manual
？ ？
Handover
Facility Management
Contractor
Why the gap?
7BIM comes – BIM can bridge the gap?
8Hype 1 – using COBie?
9In reality…
We prepare COBie data like this…
• What are D01, D02…..?
• How about manufacturing, Warranty data?
10In reality..
• Architects, contractors call they D01, D02, but not Maintenance staffs
• Maintenance don’t care about dimensions
11In reality…
Typical Revit Family
- Mainly appearance data, dimension data
What maintenance need
- Technical data
- Manufacturer data
- Warranty data
12In reality…
As a result:- Engineers / BIM modelers rush preparing data into model
- Additional effort to fulfill contract requirement
But…. does it benefit to maintenance?
13Hype 2 – integration with FM system
Customer requirements:
But…. What are FM systems?
14A good answer from SZ BIM Standard
Space Management
Asset Management
Maintenance Management
Safety Management
Energy Management
A&A works
15Integration with FM system – What? How? When?
Is there a “Superman” who really bridge the gap?
Architect Engineer BIM Consultant
BUT WHAT IS THE REAL NEED OF FM STAFF?
The maintenance view
18Maintenance: the ugly duckling
The dream of BIM in FM 19
Real-life BIM for FM 20
Case study #1Maintenance audit at super-large shopping mall in Beijing
Lifetime设备生命周期
FailureRate
故障率 Traditional pattern传统模式
Optimized approachSiveco的策略
Lower failure rateat startup 低故障率的启动阶段
Earlier “service life” status更早进入服务状态
Extended lifetime延长的生命周期
Smooth end-of-life transition顺利过渡到设备生命周期最终
Primary infant mortalities早期失效期
Residual failures剩余故障期
Service life稳定服务期
Wearout period加速磨损期
Lower failure rate低故障率
Handover of as-built documentationMaintenance preparation
How (and what) can be best hand-overfrom construction to maintenance?
21
Learning from international standards &
industrial experience
EN 15331 Criteria for design, management and control ofmaintenance services for buildings
23
Building Strategy
Maintenance Policy
Maintenance Strategy
Type & Frequency
Decomposition into sub-systems, components and items (building breakdown structure)
Criticality analysis of sub-systems and components
Definition of maintenance tasks to be performed for each sub-system and component
Available resources for maintenance
Reference to RCM as a commonly used approach to identify tasks that achieve the overall building objectives.
EN13460 Documentation for Maintenance 24
ISO 55000 Asset Management 25
All asset-related data shall be standardized, covering: asset codes, categories, criticality levels, job types, etc.
• Converging FM and industrial international standards
• Well-established “maintenance data preparation” practice from the process industry and utilities can also apply to real estate projects
• Buildings have become more complex and automated, like plants esp. high rise buildings, for which MEP is like a “big plant”
• We did it without “BIM” but using other tools (plant design, CMMS/EAM, DMS, Excel…); BIM clearly brings value if it could be used.
26Learning from industrial practices
Industrial experience 27
Case study #2Suez Environment JV 30,000 ton/year hazardous waste treatment plant in Nantong
Prepare maintenance from early construction stage:
• Define “Core Model” of maintenance management at future plant
• Build up plant database:• Coding rules• Equipment structures down to
maintainable equipment• Preventive maintenance plans• Working from P&IDs and
equipment lists• Upload to CMMS• Training of maintenance team
Industrial experience 28
Case study #3Maintenance preparation at 2 gas turbine power plants built by Hyundai E&C
Prepare maintenance from the construction stage:
• Complete plant maintenance database:• Equipment structures• Spare parts lists• Preventive maintenance
instructions• Technical documentation• Working alongside EPC and
suppliers• Delivered to owner-operation onsite
(Algeria) before start-up inside a CMMS; training of plants’ maintenance teams
The same applied to a real estate project 29
Maintenance engineering support for 19,950 sqm mixed-use building:
• Define all equipment coding and asset tags
• Collect documentation (as-built drawings, manuals, etc.)
• Design initial maintenance plan• Based on plans, define budgets and
FM supplier contracts• Delivery of all data into Siveco’s
CMMS• Long-term monitoring of FM supplier
performance in CMMS (“building lifecycle management”)
Case study #4Maintenance preparation at new French Embassy in Beijing
Real estate project with BIM 30
Green building opened in 2014, used as showcase for CNOOC:
• BIM model provided by local design institute
• Definition of “Core Model” of future building operation, including all necessary maintenance data
• Delivery of integrated FMS-BIM solution including mobile solution for technicians (Siveco’s bluebee®)
Case study #5CNOOC ShaoyaojuBuilding 中海油芍药居大厦 in Beijing
Login screen. bluebee® cloud has the familiar look-and-feel of a website
Each user role (e.g. group facilities
manager, site manager, planner, etc.) has its
own dashboard
Made of “blocks” or “widgets”, dashboards
can be entirely configured
All related asset data are available, incl. spares, contracts,
documentation, etc.
A 3D view of the equipment is
available here.
A 3D view of the equipment is
available here.
With access to all related
functionalities.
PM Job Guidelines define preventive
maintenance actions:
frequency, detailed
instructions, parts, resources, etc.
A 3D view of the related equipment
is available directly on the Job
Guideline and Work Order
screens, to help work preparation.
Based on Job Guidelines, the system will automatically plan maintenance work. Semi-
manual options are also available.
Keep the building database “alive” with field data.
Maintenance workers in the building use the bluebee® mobile app to access the BIM/FM data.
Conclusion
43BIM – FM Integration – Why?
Lifetime设备生命周期
FailureRate
故障率 Traditional pattern传统模式
Primary infant mortalities早期失效期
Residual failures剩余故障期
Service life稳定服务期
Wearout period加速磨损期
44BIM – FM Integration – Why?
Lifetime设备生命周期
FailureRate
故障率 Traditional pattern传统模式
Optimized approachSiveco-WSP 的策略
Lower failure rateat startup 低故障率的启动阶段
Earlier “service life” status更早进入服务状态
Extended lifetime延长的生命周期
Smooth end-of-life transition顺利过渡到设备生命周期最终
Primary infant mortalities早期失效期
Residual failures剩余故障期
Service life稳定服务期
Wearout period加速磨损期
Lower failure rate低故障率
Handover of as-built documentationMaintenance preparation
45
BIM - Material list in a building / facility, data such as location, basic technical data
CMMS - Maintenance Operation data
Early FM engagement solution – How?
BIM ModelAs-build dwgO&M Manual
？ ？
Handover
Facility Management
Contractor
Traditional Handover
The Siveco-WSP stragetyBIM ModelAs-build dwgO&M Manual
Handover
Facility Management
Contractor1. Maintenance Strategy and
data preparation2. Organise designer, supplier
for data collection
Don’t re-invent the wheel!
46Maintenance is …
BIM and early maintenance
data preparation
Organized maintenance engineering data
Analytical data for optimisation
repairing cost
uptime
Energy efficient facilitySmart Maintenance
47BIM Management is the key
I: Coordination low use BIM low
• Retrospective BIM
II: Coordination high, use BIM low
• BIM for spatial coordination
Level of coordination
III: coordination low, use BIM high
• Professional task BIM (p-BIM)
Level of BIM usage
IV: Coordination high, use BIM high
• Information Management for whole lifecycle
• Collaborate all stakeholders (include FM)
BIM Level of Services
48Towards Level 3 BIM
