Words by Ian Briggs, Director, Plus Architecture, Chair AIA National Design Technology Committee
For as long as architects have existed, clear and accurate communication has been one of their primary goals. The success or failure of any great idea rests on the ability of the designer to effectively articulate the intent to the team responsible for building the vision.
The body of information required to deliver an output (i.e. a building) has been one that is shared between designer and engineers, trades and other associated building practitioners. Today, that sharing has reached a new level of interoperability and dynamism through the advent of Building Information Modeling, or BIM. Designers, suppliers, clients and builders can work collaboratively to assemble a virtual building before a sod is turned. All manner of coordination problems can quickly be identified well before they appear on site. This is the fantastic benefit of an accurate BIM model.
However, a true BIM model is more than just a 3D model of a design informing a builder what to build. It is a database of information that represents every aspect of the building. Information about what the building is made of, how it is serviced, where items like lightbulbs and ovens are sourced from and what their warranties are. This database can provide end users with a virtual twin of their property, giving them real time awareness of how their building is operating. The information contained in a BIM model captures detail like never before and it represents a valuable commodity for many end users.
Owners of hospitals, hotels, industrial plants along with any other building typologies that are owned by a single entity have been the leaders in this respect. Through the application of these data rich BIM models, building managers can see if there is a functional problem with their building, easily diagnose issues in real time and order specific replacement parts almost as soon as the issues are identified. But, as so often the case in Australia, it is the residential property market that will likely supercharge the implementation and exploitation of this building data and bring it into our daily lives.
In today’s surging property market, fewer people than ever before can afford their own home. In response, there is a growing trend to follow European and North American models such as Build to Rent (BTR) and the provision of long-term rental properties. In both cases, the building is owned by a single entity and its management see huge advantages in a virtual twin of their building. The building will alert maintenance teams of any mechanical, electrical, or other issues that might occur. This is in the interest of building owners who want to maintain the ongoing viability and quality of their investment.
However, this database of information cannot magically appear. It is an amalgamation of all the decisions made by the team assembling the BIM model. As previously stated, it is also a database of all the constituent parts that make the whole, not just a set of instructions of what to build. It represents an enormous investment in time to enter the information that clients are now starting to demand as the norm, and currently this work is being done at little to no additional fee.
The construction of a BIM model is primarily governed by its LOD (Level of Development). LODs range from 100 through to 500. Think of LOD 100 as traditional 2D drafting, using generic or symbolic representations that convey the conceptual model. LOD 200 would be sufficient for early design work in 3D as it only includes approximate specification of quantity, size and locations.
LOD 300 is a developed 3D model that incorporates basic manufacturers specifications, quantities, costing, engineering details and coordinated servicing and structure. LOD 400 is a proposed virtual twin of the documented building and finally LOD 500 is an ‘ As-built’ model, a field-verified measured virtual twin of the final building, an exact clone of the building including all technical data on every component used to construct the building.
Depending on the level of detail (LOD) required, the additional work required at the beginning of many project typologies might be in the order of up to 20% to achieve a planning permit. This rapidly escalates throughout the life of the do project. The more service ‘heavy’ typologies like hospitals might require three times the amount of additional work to deliver LOD 300. The real challenge for the architectural community is when end users start to require LOD 400 and LOD 500models. The only way to provide an LOD 500 model is to measure every part of the built project. This includes elements that are usually hidden behind plasterboard walls and ceilings like wiring, service ducts, and structure. Apart from the difficulty of representing this sort of information, the architect providing an LOD 500 model assumes a level of responsibility for the accuracy of such a model. For example, when a fire department requires an exact 3D model to assist in a future fire emergency and the model is not 100% accurate, is the architect liable? The LOD 500 virtual twin will need to be consistent to its real-life version. It will need to be a ‘living model’, able to be updated and changed whenever the real-world building is changed. Operating software for equipment (such as the building management systems) will also need the ability to be updated like the latest generation of motor cars or smart phones. This will require ongoing automatic communications from most hardware and software suppliers involved.
How does an architectural practice place an appropriate value to this? What is ‘above and beyond’ the normal service provided by an architect in providing a data rich LOD 400 or 500 model? New technologies that automate office tasks are highlighting a potential future.
Software is available now that automatically scans your incoming and outgoing email communications, determines which project it is relating to and files the communications and any attachments in the correct project database. Future architectural AI, detailed office databases and intelligent product libraries will shortcut much of the laborious work of achieving higher and higher LOD. Coupled with consultants and suppliers who will also need to achieve matching LOD, the process of building the virtual twin building is becoming a reality.
We believe the future of BIM has three great challenges. Firstly, the information infrastructure must be built in a coordinated manner. Manufacturers, suppliers, consultants, and builders must invest in information rich virtual objects and processes. These groups must be able to seamlessly integrate, communicate and update information on the fly throughout the design an construction phases through to the operational life of the building.
Secondly, manufacturers, suppliers, consultants, and architects assume a new level of responsibility and liability regarding the accuracy and potentially ongoing maintenance of the BIM model. As lead consultants, architects will be at the forefront of this.
Finally, when the end user of a building and its virtual twin gain so much value from a an LOD 400 or 500 BIM model, how does the consultant team fairly charge for the time and effort required to achieve this. How much is a BIM model worth? Evidently, the value it may bring is immense, but it can come with a commensurate cost and risk if not engaged wisely.
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This article was first published in BIM and Beyond: Design Technology in Architecture 2021 Report by the Australian Institute of Architects, which examines the use of Building Information Modelling (BIM) in architectural practice today and forecasts its uptake in years to come. The full report is available download here.
Plus Architecture is proud to be partnering with the Australian Institute of Architects as part of the National Practice Committee Design Technology Advisory Group in raising awareness and educating those within the architectural and construction industry in matters related to the implementation, maintenance and management of Design Technology processes, standards, and procedures.
Commencing in early 2021, Ian Briggs and Grant Larson, as Group Lead and Group Coordinator respectively, have been collaborating with others across Australia to create a group dedicated to furthering research into BIM nationally. Read more about the National Practice Committee Design Technology Advisory Group here.