LEARNING FROM THE PAST TO PRESERVE THE FUTURE

I attended the BIM4Heritage Annual Conference on the 27/28 June this year and, I have to say, it was one of the more enlightening and educational experience I’ve had for a while. 

Prior to the event I had a pretty well-defined idea of what technologies were relevant to FM (Facilities Management) in the BIM (Building Information Modelling) context.  For example, I had thought of laser scanning as a nice way of generating 3D images of buildings but, was of little use to FM in real terms as it rarely captures objects that are enclosed in voids such as ceilings and floors etc.

This is of course true when we are hoping to capture building services equipment such as fan coil units, fire dampers and other ‘hidden’ items that we traditionally associated with the hard FM set up in a building asset.

So, here is my first learning point:

Context matters

When considering the care and maintenance of Heritage assets, a point cloud scan can be essential.  Not necessarily to aid the maintenance process but, to capture the site/object as it exists at a point in time.  The recent disasters of Notre Dame and the Glasgow School of Art are testament to the value of a good accurate and up to date point cloud scan.  Neither of these sites had a full laser survey completed prior to the disaster and consequently, some information was inevitably lost.

Picture courtesy of NBC News

Laser scanning can also give the asset custodian the ability to track changes over time, whether this is after a disaster or simply deterioration over time.

In a traditional FM setting, the value of a point cloud is limited to a nice to look at object that is of limited value during operations.  In a heritage setting, this resource is elevated to a ‘must have’ piece of the ‘Golden thread of information’ we are currently obsessed by.

Picture courtesy of technologyreview.com

The fact is that laser scans still must be painstakingly re-modelled in architectural design software if we are to resolve the images into separate objects with attached meta data.  A process that is still time consuming and expensive although, as technology improves, data processing in both visual and actual terms is becoming more efficient.

Damage at the Rennie Mackintosh Building, Glasgow.  Image courtesy of the Mirror.

I saw the value of BIM information and data being used in new and interesting ways throughout the two days.  I feel much better equipped to think outside the box – we often fall into patterns of behaviour and use of conventional wisdom when we stay in our own little worlds for too long.

It’s generally accepted that FM is coming slow to the BIM party despite sterling efforts from some quarters.  The work that BIM4Heritage has done during the last 3 years is impressive.  Visit their website here www.bim4heritage.org for more information.  Whilst the FM sector has produced some laudable work, it tends to have come from the membership organisations via working groups and has been limited in depth (this is largely because BIM has not fully made the transition into the Operate and Maintain phase yet).  I think the key difference is that the BIM4Heritage group has gripped BIM by the scruff and used the available technology to ‘do stuff’.  They haven’t waited for someone to say ‘hey, here’s BIM 4 FM, it’s all sorted for you, just use it out of the box’.  That is never going to happen folks.

Learning point two:

If you don’t make it happen, it will happen to you.

There is so much innovative technology out there and so many bright people in the FM industry that I wonder why it is such a hard sell to get BIM and other workplace tech in use across the sector.  BIM in the FM sector is going to be driven by client request.  The days of the big, lumbering giants of FM delivery providing a standard, off the shelf service are numbered.  FM needs to adapt to change, use technology where it is beneficial and start to innovate from within.

At FM180 we are constantly looking for new solutions that will help deliver the workplace experience of the future.  Whilst that is important, we also need to understand how that tech can be used in other contexts.  I see new ideas and technological solutions appearing in the marketplace on an almost daily basis.  Much of this tech is geared towards the corporate property world or technical FM.  Thinking outside the box, I can see applications for these technologies and processes in other areas such as heritage.  I have no doubt that both examples given had some form of fire protection in place but, it clearly was not effective enough to ward off the disaster.

Sensor technology is now readily available in multiple forms and types.  A basic search of the RS Components website (there are others) reveals over 20,000 items for various applications.

Source www.rscomponents.com

So, what is my point?  Sensor tech is not new, software applications are not new however; we still seem to struggle to bring disparate sources together easily to form cohesive and effective solutions to common problems.

For example, if the systems available at my two examples had been ‘enabled’ enough to identify the build-up of heat/smoke from locally placed sensors on vulnerable structures and those sensors had a communication link with a system that could use that data to make a decision, perhaps the damage could have been reduced if not avoided.

Ok so, the sensor tech is not going to stop something happening but, it could tell a system or someone that a problem has occurred.  The next logical step is for locally placed ‘intelligent’ equipment to be informed and be able to do something about it.  We must be realistic here though.  A loss of connectivity (common during fire and flood) can remove the technological advantage.  We therefore also need to consider physical interventions (automatic fire extinguishers, sprinkler systems, absorbent barriers, intumescent strips are all examples) as part of the arsenal.

That said, we seem to be relatively poor at learning from the past, until the next incident triggers a limited response for a time.  Note that the ‘Golden thread of information’ is becoming a buzz word around the information piece following the awful Grenfell disaster but, after many of the cladding tests are forgotten, have we really come up with any innovation to stop the same thing happening again?

Source: Maxwell, Ingval - Fire and Flood in the Built Environment - 2015

Trying to get back on piste, the point is that technology can make a real contribution to monitoring, managing and preserving our heritage assets.  Whether it be a detailed point cloud showing surface level details and relief, HD photogrammetry giving precise records of construction, surface and layout, drone footage of inaccessible areas or BIM models developed in a 3D virtual world with AI providing ways of generating individual stones on a medieval building.  All is possible.  The value of our heritage assets is incalculable. What seems to be missing at present is an effective ‘ecosystem’ mentality.  More often than not we see single application promising the world which is rarely realised.  A more realistic approach is to consider the bringing together of several applications and data sources to form a cohesive and accessible tool that can be used to help us make decisions, take action and project outcomes.

Learning point three:

You are only limited by your imagination.

The answers are out there, we just need to be more effective at joining the dots.  Think out of the box, define what you need and then seek out the way you are going to deliver the vision.  Sure, it helps to be tech savvy, but if you can explain clearly what you need to achieve, someone will be able to help realise the solution.

One of the observations made during the conference was that we lack effective case study material.  Whilst it is true that we have plenty of case studies of previous disasters, we are really talking about examples of the use of BIM and other technologies as exemplars of heritage management and preservation during the operate and maintain phase (which in this setting is considerably longer than traditional FM is used to).

We are therefore offering up a challenge to the Heritage FM and Asset Management folks out there[1].  Take us up on a free consultation about your heritage asset, the information you hold and the challenges you need to overcome, and we will provide you with an unbiased report on possible solutions that could make your job easier.

Learning point four:

If you only ask questions internally, you’ll only get the answers you are expecting.

I am now completely converted to the idea that Heritage needs technology.  Having always had a strong interest in the sector but, never the opportunity, bringing two subjects that I am passionate about is a chance too good to miss.  If this sounds interesting to you, drop us a line at info@fm180.com or send us a message on Twitter @fm180ltd, @fm180steve or via LinkedIn.

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[1] Subject to availability.  Limited to one built asset per organisation.

Slough Borough Council and Morgan Sindall leading the way in BIM4FM delivery

Morgan Sindall and Slough Urban Renewal teamed up to provide Slough Borough Council with a BIM solution not just for the design and construction of 4 leisure centres but, also for the FM delivery post completion.  In order to provide this end to end solution, Morgan Sindall engaged FM180 to deliver a unique and cutting edge IWMS solution for the client.  The system chosen was MainManager, a Scandinavian solution that has the capability to integrate 3D models directly into the FM functionality.

The project consisted of 4 refurbished leisure centres funded by Slough Urban Renewal and delivered by Morgan Sindall.  The first three centres are already complete and operational with the final centre being delivered by the end of March 2019.

First to complete was Slough Ice Arena, followed by Salt Hill Activity Centre and then Langley Leisure Centre.

Although MainManager has been used in Scandinavia for many years and already manages numerous ‘BIM’ structures, this is the first deployment in the UK.  There were obviously differences between the UK BIM process and the Scandinavian methodology but, technically, we are in the same ballpark and FM180 have been using MainManager in the UK for over 6 years.  This deep understanding of MainManager and the UK BIM mandate has allowed us to work with the developers to ensure a robust and effective method of capturing BIM data for the Operate and Maintain phase in a UK setting.

One of the main challenges with converting BIM data for operations is that the FM team need to be able to structure not only the data itself but, how that data is organised for operational delivery.  For example, a flat import of COBie or an IFC will create objects although, the data itself doesn’t understand how to group and sort these objects for optimal FM service delivery.  MainManager has processes that allow us to configure the asset register in a way that supports the FM operation for the client.

Whilst every site is different, the principles are the same and we have found that using the ‘BIM’ way in all our projects has given us valuable benefits.  We have always used solid project delivery methodology but, bringing the BIM process into our way of working has given us further efficiencies.  Added to that the level of automation that is now possible via importing of IFC’s produces savings in time, resource and vastly improves the accuracy of asset information transfer.

As an experienced FM practitioner, I have no hesitation when I say, give me a BIM model every time over any traditional data capture method.  Due to the stringent validation carried out during the BIM process, FM can expect the most accurate information about their assets possible.

We often hear the cry that BIM just means data overload but, certainly in the case of MainManager, this is unfounded.  Whilst it is true that you can capture all the data from a BIM model, the detail needed for FM to deliver its services hasn’t changed that much from a traditional standpoint.  The key here is knowing what information is relevant, interfacing that with the FM engine and allowing the remainder to stay in the background for reference.  One aspect that does change radically however; is the use of information during FM operations.  In the past, the FM would need to identify components manually and then search diligently through a number of volumes within the O&M’s to find the answer to questions.

Rather than these being held separately as is still common, MainManager allows us to fully integrate this information into the system.  MainManager has a fully functioning Document Management System that also allows connection from files within the DMS to objects within the 3D model and the asset register itself.  By connecting the documentation, hyperlinks, videos and drawings to the FM system and even the objects themselves, finding information is much more productive.  This is a key benefit of BIM for the operational FM and the wider team saving vast amounts of time and speeding up decision making.

By utilising MainManager earlier in the BIM process than is usual, we were able to help reduce the traditional issues post-handover.  Using the incident handling process we worked with the aftercare team to implement their existing defects process.  This approach allowed us to capture and segregate defects from general fault reports.  The defects process then kicked in enabling the team to evaluate and process defects and either deal with them and close them out or generate work orders which could then be assigned to the appropriate contractor for action.  Maximum use was made of mobile devices so that issues could be captured directly from the front line and automatically captured in the system.

A clear benefit of being able to leverage the visual output from BIM within the FM context is that we can now use the ‘virtual asset’ to do much more than simply view a ‘dumb’ 3D model.  We can interrogate the objects in the model as we have said before but, we can now also inspect areas within voids, strip back walls, ceilings and floors to reveal the location of hidden objects and use the model as a focal point for discussions and training even when the people involved may be geographically dispersed.  This use of BIM models in FM delivery will mature over time and we are already seeing build sequencing on the roadmap for MainManager as well as the ability to carry out EPD, LCM and other condition-based projections.  We will soon be using the ‘virtual asset’ to carry out activities such as evacuation simulations, fire safety assessments and plan LCM activities using visual cues.

Bringing all of this together with a powerful task management suite that enables planning and costing of maintenance, condition and other tasks over multiple years allows the client to project and adjust operational costs year on year.  Again, the quality of data within the model ensures a clear, accurate and granular asset register which allows the generation and implementation of the required PPM regime.  Add to this the standard statutory and regulatory tasks and the client is considerably de-risked.  The automation of the system and mobile enabled workforce give instant, real-time feedback to managers at all levels with the ability to aggregate reporting across a large mixed portfolio.

This is just the start of the journey for the first three centres.  Over the coming months and years, the data they generate through operations will feed into the wider estates information providing effective lifecycle data that can be used to make strategic decisions, inform product procurement and suitability and also, reduce the overall cost of service delivery through efficiencies delivered by quality, accessible data.

If you would like to know more about BIM for FM operations, MainManager or FM180, please contact info@fm180.com

The Real Value of BIM Data for FM

As per my last blog, getting out of the office is getting harder and harder these days but, on the days that I manage it, I'm always convinced I should do it more!  Today I attended a BIFM sponsored breakfast event hosted and delivered by Chris Senior of @infiniteBIM.  Although Chris, as he is quick to point out, is not from an FM background, he clearly has a handle on what makes for good FM data.  More importantly, through experience of delivering actual projects (yes, you heard me right) he understands what is less helpful.

This is not a sales pitch for @infiniteBIM but, it really is heartening to see, at last, some real debate and news about getting FM into the BIM conversation.  Clearly, it is easier to engage with FM from 'the other side' if you are working in an environment that has it's own service provider that is sold on the value of BIM.  It is less clear cut when we are discussing new builds where the client is less informed and may or may not have their FM operation in place.

Our experience, validated by organisations such as Infinite BIM, is that FM (as a discipline) is generally engaged far too late in the process.  When FM is involved, the process is improved for all involved.  There is education on all sides and the puzzle that is BIM becomes slightly clearer to all.  Where we have the opportunity to redress this balance we should make the most of learning the lessons (however disjointed at present) and utilising the learning on future projects.

As anyone who knows the real story will agree, we still do not have a single example of a delivered BIM project that has benefitted from the Operate & Maintain (FM) phase engagement throughout.  What we are now seeing are some of the early adopters showing evidence of the potential benefit gained by joining the party late.  Better late than never.

If you are thinking of a new BIM project or, have embarked on one and haven't broken ground, please consider involving an FM 'intelligent client function'.  You may be surprised at the results.

When speaking to Architects and design houses, we often hear the phrase "Start with the end in mind".  The time is right now to put your money where your mouth is and actually engage with FM.  The BIM guidance and documentation all points to early engagement yet it still happens all to rarely.

And to the FM community, let's stop avoiding the subject and get on board the BIM train.  BIM has the potential to change how we care for our built environment in a fundamental way.  Stand up and take one step forward.

A fantastic event that gave me much food for thought.

A walk in the peaks or a day in the office?

If you are running a business, or you are a senior manager running someone else’s, what is the most beneficial to your organisation?  A day in the office, right?

I had the privilege the other day to be invited to a gathering of like-minded people who still believe that making the world of work a better place is a worthy struggle.  And added to that, the belief that making this abstract, ‘touchy-feely’ stuff a part of understanding our business will improve the bottom line.  All too often we make decisions based on a business case full of figures on a spreadsheet or design something based on external constraints and then push what we all say is our most important asset into a situation or space that is doomed to fail.

I must say at this point (and those who know me will no doubt back me up) that I am not prone to an overly gentle approach to life and business but, I listened to some fantastic accounts of examples where actually putting people at the centre of the solution (rather than just saying it or writing it on the front page of the corporate website) made a significant (and dare I say measurable) difference to performance, wellbeing and, you guessed it, profitability.

My world is generally full of order and process and deadlines, no surprise there.  I’m not saying we all have to go out and ‘hug a tree’, just that every now and again, take a step back from the straight lines and try to understand why we do what we do, why that is important and whether we are in fact doing what we think we are doing.

Too flowery for all you hard-nosed business folks out there?  I know a few people who can prove you wrong (and probably save you a few bob in the process).

If you think you have a good/great/exceptional team and want to make it better, drop me a line and I will point you in the right direction.

If on the other hand, your business is top notch and you can’t improve it, who am I to argue?

FM DON'T DO BIM!

My name is Steve and I’m a BIMaholic, my problem started about 3 years ago when I attended a BIM event.  The problem is, I’m an FM and FM don’t do BIM…… Well judging by FM attendance at most BIM events at least.

During the last week of September I was honoured to have a small speaking part at the BIM Conference 2016 held at Coombe Abbey.  The Conference was almost entirely attended by Architects, Designers, Construction professionals and Supply Chain specialists.  I was invited to share some information about how the Operate and Maintain function fits into the BIM process.

The keynote presentation was delivered by Professor Mervyn Richards OBE and covered a whole host of information about BIM, Level 2 and the history of construction in general.  The presentation was fantastic, as you would expect from ‘BIM royalty’ and taught me quite a few things I hadn’t know or realised previously.  Suffice to say, the conference earned its pay in the first hour for me.  If only there were more ‘FM types’ at these events.

“It was quite impossible for the surveyor to take out quantities from drawings such as sometimes come from the architect’s office, imperfectly finished and possibly incorrect”

The Present Condition of the Building Industry - A paper and discussion reported in RICS

Transactions Vol. XXXIII (1900– 01)

It was very interesting to see some of the quotes and comments from history that are still relevant today.  We seem to be much better at identifying our shortfalls and giving advice to future generations than we are at following that advice.  Perhaps that is just human nature?

When we think about BIM for FM, I believe we are in a position at the moment where we can either sit back, and carry on making the same mistakes as we have in the past, or we can change the narrative around delivering our built environment to the eventual operators and users of those assets.  What do I mean by this?

Currently, we view BIM (largely) as a tool for design and construction to save money and reduce waste.  BIM offers much more than that.

Design and Construction have been working closely to develop our BIM guidance to make the most of the technology and process to realise the savings that have been projected but, they have never really included the Operate and Maintain element in the early stages of the process.  It is true that much of the documentation and guidance mentions operations or FM or ‘the client’ but, in reality their actual involvement prior to handover very rarely happens.

Why is this?  Well, I have a theory.  It may not be popular with some groups or individuals but, here it is:

Firstly, the divide between Capex and Opex is difficult to bridge.  Whilst ever the people delivering the asset are concerned only with the Capex element, it is unlikely that they will consider the effect of changes that impact only on the Opex budget.  It’s somebody else’s problem.

When we order a new car, if we ask for air conditioning and electric windows, we do not expect someone else to decide that actually, manual windows and a decent fan will do.  Put this in the context of a building project and you know it happens all too often.

We do however; accept that if we want aircon and all electrics, that we have to pay extra for that.

Building an asset is similar although the figures are a little bigger and the timeline (depending on car manufacturer) longer so, you would expect we would have the same mental approach?  Sadly this doesn’t seem to be the case in my experience.

BIM offers us a chance to change this two stage view as long as we truly look at the ‘bigger picture’.  Anyone heard of this ‘Lifecycle Management’ idea?  It’ll never catch on!

Secondly, when we talk to Architects and Designers, we commonly hear “the client has asked for Level 2 BIM” often followed by “we asked them why and they said, ‘because we have to have Level 2’” or “but, we have no idea what that is.  We were hoping you were going to tell us”.  Unfortunately, it is still the case that most clients do not fully understand what Level 2 BIM (or indeed BIM generally) means to them.  They also don’t know what information they need and how they need that presenting.  

The painful truth is that they (FM/client/owner/operator) do have all the answers but, haven’t been asked the right questions.

Education is lacking on both sides, we must be able to educate ‘the client’ on what/why they should be asking the design team (and vice versa), what that means for them and, most importantly, what benefits it will bring.  If there are no benefits, why would you do it?

Finally, the current leading edge of BIM (Design & Construction) do not always understand the way that buildings are used and operated.  Sure they know how to design them, specify and install assets that fulfill specifications and meet the standards but, by the time we have to actually use the building/asset in anger, they are usually long gone.  

There is this description, ‘Post Occupancy Evaluation’ but, to my mind at least, all the POE I have ever come across is largely a list of what should have worked but doesn’t and how we will try to correct it.  Surely with the advent of BIM (the process and it’s supporting technology) we should be able to do better?

Ok, so there’s clearly a lot more to consider than the three points above but, I don’t want the reader dropping off whilst I’m in mid-rant.

The design and construction industry spends a fortune on showcasing and selling their BIM credentials and services.  FM as a sector is sadly not part of this circus as yet.  We need clients to wake up, service providers to get on board and software developers to come up with solutions rather than waiting for someone to do it for them.

We now have good evidence of the value of BIM to design and construction.  The true value of BIM for the Operate & Maintain phase has not been fully realised (although there are some very promising early adopters coming to light – MOJ, Manchester City Library etc). 

We even see main contractors with an FM arm who still don’t do joined up BIM.  Why?  Because Construction and FM are separate functions and they only cross paths at handover.  Time for a change?

In order to progress the use of BIM generated data within the FM environment, FM as a sector/discipline has to take responsibility for telling Design and Construction industries what it needs, in what detail and at what frequency in order to streamline the delivery of the operate and Maintain phase as we have now done for design and construction.

I may sound like a grumpy old man but, the truth of the matter is that someone needs to bang the collective heads together of all stakeholders in the BIM process and show them how to play as a team rather than them telling each other how good they are at their own bit.

We are better together, greater than the sum of our parts etc etc.

Perhaps, the current problem of transitioning BIM from Construction into Operate & Maintain is due to the fundamental separation enforced by our previous approach to handover at Practical Completion.  

Here at FM180 we are trying to bridge the gap and act as the island in the stream that allows that bridge to be built (in BIM obviously).  We have a solid foundation in FM and the BIM process.  Why not talk to us about how you can turn your BIM project into a winner on all sides?

I should probably qualify that by saying that we are independent, have the interests of our built environment at heart and are fluent in FM, colloquial level in Construction and can order a beer in Architect.  Whatever your discipline, we are here to help.

#Facman #BIM #BIM4FM #FM180

Changes at FM180

As FM180 continues to develop its Facilities Management consultancy, particularly in the area of BIM4FM and CAFM selection, procurement, implementation and advice it has appointed two new Directors.

Steve Owen is appointed as Managing Director and will continue to focus the efforts of the business in the emerging field of BIM4FM.  Working closely with the development teams of FM software providers, Steve aims to bring FM firmly into the world of BIM.

 “The benefits that BIM can bring to our built environment should not be underestimated however; in order to maximise these benefits, all stakeholders must be involved”.

"CAFM relies on good quality data to provide accurate and timely Management Information.  Historically, this has been a weak area in many FM operations.  BIM has the capability to change this beyond all recognition but, we must get FM on the 'BIM Train' to make this a reality".

Steve regularly speaks at BIM and FM industry events about the need for collaboration across the design, construction and operate/maintain disciplines.

Charles van Berckel is appointed as Business Development Director bringing with him a wealth of sales, marketing and operations expertise.  With over 20 years’ experience in sales and operations management, Charles will be focussing on raising the brand awareness across the FM180 portfolio as well as heading up an active and focussed sales team.

Charles has been speaking to organisations about the advent of BIM in the FM environment for the past two years and has been a key driver of the BIM agenda within FM180.

"We wouldn't dream of spending a few thousand pounds on a vehicle with no discernible history yet, we commonly see clients who own multi million pound assets who have no idea about the history and condition of their building and the assets within it".

"BIM gives FM the opportunity to redress this imbalance and allows us to obtain the richest, most accurate information about our built environment than ever before".

In addition to the new appointments, FM180 are proud to announce that they are now included on the G-Cloud framework and, as such, are able to provide SAAS solutions to the public sector.  This means that public sector organisations can buy services from FM180 without needing to run a full tender or competition procurement process. 

 Contact us for more details.

Whether public or private sector, if you are looking for help on an upcoming BIM project in respect of any aspect of FM delivery, including CAFM selection, procurement and implementation, call us for a no obligation discussion.

Registered with the Crown Commercial Services and now available from the Digital Marketplace, the future of CAFM in the BIM environment.

#BIM #CAFM #GCloud #Digitalmarketplace #Facman #saas

FM Needs Support Too!

FM is always under pressure to provide a seamless, largely unseen and cost effective service to the core business. So who supports the supporters?

Most commonly, FM's support services and infrastructure are provided by the parent organisation if the service is in-house or is self procured and sometimes internally provided for service delivery companies.  Regardless of your position, how do you know you're getting the best deal?  Who is looking after your interests?  After all, you are busy delivering the service.  It's easy to fall into the trap of doing what you do because 'that's the way we do it'.  When was the last time you challenged your ways of working and organisational beliefs?  

Maybe you are just at the stage where you feel you can 'play with the big boys' but struggle with the cost of large corporate infrastructure purchases.

Whether you are a start-up, single service FM delivery company or an established player in TFM we can help you to get more from your business.  

Are you looking for a Workforce Management/CAFM system to suit your budget and delivery strategy or have an existing system and want to get more out of it? 

Are you considering or already holding BIM data that you want to use to support your FM operations?  

Do you want to bring your IT infrastructure up to date?  

Do you need to compete in the mobile enabled market?

FM180 have a wealth of experience in supporting the FM industry.  That’s right, FM needs support too!  We can provide the hardware, IT and hosting services and help you source and implement the right applications for you.  We can help you grow if you need a scaleable and flexible solution.  We can also help you to challenge 'conventional wisdom'.

FM supports the core business, we provide the tools and systems you need to provide that support.  Why not give us a call or visit our website today?


We’re happy to have a confidential, no strings chat about your concerns and goals.  You have nothing to lose but the time it takes to call.