What Is BIM (Building Information Modeling) And How Does It Work?

Before Building Information Modeling (BIM) was invented, architects and engineers heavily relied on hand-drawn 2D plans and paper blueprints to represent buildings.  

With the arrival of CAD (Computer-aided Design) in the 1970s, the industry was finally able to visualise buildings in 3D. BIM, the next iteration of CAD, has now made it possible to cross-reference key information to assets in a visual environment and help support the safety of buildings throughout their entire lifecycle. 

At SFG20, the industry standard for building maintenance specification, we’ve been championing building safety and driving facilities excellence since 1990.  

Over the past 35 years, we have witnessed the development of BIM and know how powerful it can be – read on to find out what exactly BIM is and who it’s used by alongside industry specific examples, pros, cons and more.  

What Is BIM (Building Information Modeling) Software?

An essential tool for the Architecture, Engineering and Construction (AEC) industry, Building Information Modeling (BIM) is a digital representation of the physical and functional characteristics of a building or infrastructure. 

This includes walls, doors, windows and structural components, with each object having both geometric information and related data attributes. 

You can think of BIM as a simulation of what a designer intends a building to look like. It also provides the opportunity to tag assets with other key data that will help to operate and maintain it throughout its life.  

It’s important to understand that BIM is not just a “nice-to-have" 3D picture, but rather an Information Model that relates to a building.  

It is a methodology for undertaking Information Management of a building in a visual environment, providing a centralised digital platform to store, manage and access all data related to a building's design, construction and maintenance.  

This model is packed with information about a building’s geometry, components, materials, specifications, warranties and even maintenance schedules, acting as a single source of truth for all stakeholders. 

How Does BIM Work? 

The process of BIM is supported by various tools, technologies and digital representations, namely computer files which can be extracted, exchanged or networked. 

It involves architects, engineers, contractors and other stakeholders working together to create and manage an information model of a project throughout its lifecycle from conception and design to construction, operation and demolition.  

What Is BIM Used For? 

BIM is a data-rich model which serves as a central information hub for any building design project, regardless of its size.  

It allows architects and engineers to store information on buildings in a geospatial (geographical and spatial information) and geo-temporal way (time-dependent information), as well as identify any design, construction or operational issues.  

BIM can also be used to extract and report on information throughout a building’s lifecycle.  

Fundamentally, BIM helps to create a structured approach to building data that can be used multiple times with different applications both during design and construction as well as when the building is in use. 

Who Is BIM Used By?  

Architects 

Fundamentally, Architects will use BIM to understand spatial interaction and materiality (details on which materials are being used and their properties to understand their appearance, tactility and environmental characteristics), creating the geospatial framework as well as creating and communicating design intent. 

Architects are usually the instigators of the model creation and normally hold the model coordination and federation function (the merging of different data models).   

Architects will have model of the spatial layout of the building including how it looks and feels, while the Building Services Engineers will have a separate model showing pipe routes and wiring.  

Structural Engineers will have their own model showing all the parametric data (the dimensions, angles, or other design features of an object) of the structural elements. 

The Client will want a single model with all the information in a single point of reference – this is known as federation.  

When multiple parties work on separate models, they are invariably alternated. This means that when they are brought together, structural elements may be moved or in the way of pipes and ducts – this is known as clash detection. 

Once a model is federated, meaning all the unique design models have been fused together, any clashes between form and building services can be identified and removed. 

Design Engineers

Design engineers populate BIM with parametric data for a building and the detailed arrangement of the building services.  

Parametric data describes the dimensions, angles or other design features of the object. For example, you may define the length, width, height and various angles of an object as parameters.  

It also provides other physical properties such as the density of the material and its strength characteristics. These parameters can be given values, formulas or relationships to each other and ran through structural analysis software. 

BIM is also widely used by engineers to gain insights into project operations and plan complex designs. 

Many engineers use integrated software for design calculations and analysis, ensuring that the building is made as efficient and effective as possible in terms of both construction and operation.   

Main Contractors  

For contractors, a BIM model can be used to gather data on behalf of different trades to "take off" material quantities or to work out the most effective sequencing of the build. This helps to improve communication and project coordination.   

It’s the responsibility of the contractor to update the For Construction model into an As Built model so that it accurately reflects any changes, alterations and revisions made during construction.   

This is a critical element of the construction process and essential for the building to be properly maintained over its lifetime.   

Where Value Management has taken place i.e. elements/assets are changed to a cheaper part/methodology which still adds the same value to the building, the details of the changes as well as the justification and authorisation should also be recorded. 

Trades and Sub-Contractors 

By using BIM, trades and sub-contractors can save time and improve overall construction quality by ensuring that design specifications are met before physical work begins.  

Trades and sub-contractors can also benefit from accurate material estimation and better resource allocation, which can directly contribute to lower construction costs.  

Plus, as BIM provides real-time visibility into construction projects through features such as real-time monitoring and control, this allows trades and sub-contractors to track progress, analyse performance and quickly identify issues.  

Facility Managers 

During a build, those involved in commissioning, operating and maintaining the building should be involved in design decisions.   

BIM helps Facility Managers obtain continuous insights into how the building “fits” together (essential information regarding asset replacement) and manage building lifecycle information. 

Too often, Value Management during design and construction is about Capital Cost Management and the transfer of costs into the operation and maintenance of the building.  

BIM can be used as a tool to add multiple dimensions on top of just 3D geometry, adding time and cost, which is sometimes known as 4D and 5D BIM. By using this, decisions and their costs can be modelled over time to understand their impact.  

Selecting a cheaper widget may mean that it fails quicker and therefore costs more to buy it twice than to invest in a higher-quality version once. 

Examples Of How BIM Is Used 

Structural Engineering and Design 

BIM allows for advanced structural engineering tasks by modeling the physical shape and structural properties of building elements. 

Engineers can simulate and analyse stress and load calculations for complex structures, test the impact of different building materials on design integrity and optimise designs for safety, durability and sustainability.  

Mechanical, Electrical and Plumbing (MEP) Systems Optimisation 

For Mechanical, Electrical and Plumbing (MEP) systems, BIM allows for the simulation of multiple layout options and sizing options and the early detection of clashes between building elements and utilities. 

It also allows for efficient coordination among plumbing, HVAC and electrical specialists. 

Sustainable Design 

BIM supports the creation of environmentally friendly buildings by allowing additional analysis to be undertaken, optimising building designs for energy efficiency and facilitating lifecycle analysis for better material and construction method choices. 

BIM can also help to streamline documentation for green building certifications, with BREEAM, NABERS and LEED being examples of these.  

Construction Planning and Execution 

BIM improves construction processes by creating a digital representation of construction sites for activity planning.  

This enables data-driven decision-making for equipment placement and logistics and generates accurate bills of materials for precise resource allocation.  

What Are The Advantages Of BIM? 

Collaboration

BIM helps organisations to easily coordinate and share design information with others, facilitating real-time collaboration among all stakeholders including architects, engineers, contractors, owners and Facility Managers. 

This enables informed decision making and improved communication, all while reducing errors.  

Accuracy And Clarity 

BIM produces accurate and complete 3D visual representations of a building before construction begins, allowing stakeholders to view the structure from every angle. 

This improved visualisation allows stakeholders to better understand and evaluate design decisions.  

The use of a BIM model during the operational life of a building allows for the integration of real-time data from sensors and IoT (Internet of Things) devices.  

By providing real-time, accurate information about the building's performance and maintenance needs, this can help to improve the accuracy of facility management processes.  

Improved Sustainability  

BIM technology allows for the evaluation of environmental impacts, energy consumption and building performance optimisation.  

This means that organisations can consider a building's environmental impact over its entire lifespan, supporting sustainable design and operation.  

Clash Detection 

BIM integrates all building systems (such as HVAC, electrical and plumbing) into a single model, enabling automatic clash detection, which is a way of identifying if, where or how two parts of a building interfere/conflict with each other.   

This early identification of conflicts between different systems (e.g. potential design flaws) helps to resolve issues before they occur on the construction site.  

Cost Savings 

BIM can help in reducing construction time and costs by enabling more accurate planning and reducing the risk of expensive errors.  

More specifically, it helps in simulating construction processes, identifying potential problems and enabling more accurate cost estimation and scheduling.  

Efficient Facility Management 

After construction, BIM is used for managing and maintaining buildings, providing valuable data for asset management, space planning and system performance evaluation.  

BIM can lead to a more efficient use of resources, faster problem resolution and improved overall asset management. 

Supports Compliance 

If done properly, BIM can populate accurate data into a building asset register.   

This asset register can provide a clear picture of where attention needs to be focused to optimise value and maintenance. 

By knowing what those requirements are, this can help to protect the lives of the occupants of the building and preserve your property. 

BIM also allows for the Golden Thread of building safety data to be cross-referenced to assets, helping to ensure that your assets are maintained correctly and efficiently. 

What Are The Disadvantages of BIM? 

Requires Specialist Technical Knowledge And Software  

One disadvantage of BIM is that it requires specialist technical knowledge and specialist software to utilise it properly.  

Where most Project Managers and Engineers could use CAD in a rudimentary way, BIM is more technical.   

To adopt BIM properly, you need to either train staff intensively or hire specialist staff, as well as buy the appropriate platforms. This may be a barrier that stops smaller organisations from using BIM.  

Cost and Time Investment 

Following on from the previous disadvantage, implementing BIM can require a significant amount of investment in infrastructure, training and new software tools, which can be a problem for smaller organisations.  

Complexity

BIM models can become extremely complex, especially for large facilities, making them challenging to manage and update over time. 

This is why it’s crucial to have the right software alongside appropriately trained staff members to use it.  

Limitations For Older Buildings 

Using BIM and creating a BIM model as you design a new building is much easier than retrospectively creating a model for an existing building if you don't know for certain whether the elements hidden behind finishes are exactly as designed on the 2D drawings.  

This means that you have to capture the “as-built” version of the building as much as you can. 

Which FM Software Tools Can BIM Be Integrated With? 

Most modern, up-to-date FM Software tools can integrated with and import data from standard BIM models, with one of the most notable being CAFM (Computer-Aided Facility Management) software. 

Among other benefits, CAFM software allows you to manage the entire work order lifecycle from creation to assignment and completion. 

Power Your Productivity With Modern FM Software 

BIM has made it simpler than ever before to simulate the design of buildings and detect any potential faults during the construction process, helping to eliminate potential safety hazards.  

At SFG20, it’s our role to provide a trusted standard and raise the bar for better, safer buildings. 

BIM is just one of the many types of digital software that is helping to support the construction and maintenance of efficient, sustainable and safer buildings.  

For a full overview of the industry’s biggest FM software solutions and how they can empower you to achieve your compliance goals, take a read of our Ultimate Guide To FM Software below.  

Or, for a free SFG20 e-book on how to make compliance easier, faster and more management, click the second button below.  

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