A framework for the development of Asset Information
Models to support Asset Information Requirements
throughout the lifecycle of buildings
João Patacas, j.patacas@tees.ac.uk
Technology Futures Institute, Teesside University, UK
Nashwan Dawood, n.n.dawood@tees.ac.uk
Technology Futures Institute, Teesside University, UK
Mohamad Kassem, m.kassem@tees.ac.uk
Technology Futures Institute, Teesside University, UK
Abstract
The development of building projects is increasingly being considered as a whole life cycle activity
in several initiatives especially by public sector procurers. Despite the growing use of Building
Information Modelling (BIM) workflows, there are still key challenges hindering the smooth
delivery of data and information to the operation phase of buildings. Central to these challenges is
the contemplation and delivery of owners’ requirements for building lifecycle. Indeed, investment
decisions in the Architecture, Engineering and Construction (AEC) industry are still focused mainly
on the minimisation of capital costs.
This paper proposes a framework that supports building owner’s requirements throughout the
lifecycle of buildings. The framework exploits open standards, including Industry Foundation
Classes (IFC) and Information Delivery Manual (IDM), in the creation of Asset Information Models
(AIMs). The AIM is a data model that contains all digital data that is required to operate an asset.
The process for creating the AIM considers the Asset Information Requirements (AIRs) which
define the owner’s requirements for building lifecycle including the maintenance strategy. A use
case is developed to illustrate the logic of the proposed framework and the feasibility of its
processes.
Keywords: BIM, Asset Information Requirements, Asset Information Model, IDM, IFC
1 Introduction
The management of owners’ requirements in construction projects has been the subject of several
studies (Kamara et al. 2000; Yu et al. 2010; Kassem et al., 2011; Love et al. 2014). The development of
construction projects is still focused on costs, time, quality, and safety performance at the capital
delivery phases. Indeed, the operation and maintenance costs are often overlooked by owners and
project stakeholders despite they could represent over half of the total building life cycle cost
(Becerik-Gerber et al. 2012, Kelly et al., 2013). To support building owners’ requirements, it is
fundamental to consider total expenditure (capital and operational costs) from the inception stage of
projects.
The consideration of total lifecycle costs in building projects presents several challenges. While life
cycle costs can be determined from the early stages of building development and progressively finetuned throughout the design and construction phases, the intended use for the building often
changes throughout its lifecycle. This often results in unpredicted effects on costs, especially those
ޯީ
Patacas et al. 2015 A framework for the development of Asset Information Models to support Asset Information
Requirements throughout the lifecycle of buildings
related to energy, maintenance and retrofit operations, limiting the validity of life cycle cost
estimations. To reduce this uncertainty, a robust methodology is needed to support the development
and checking of owner’s data and information requirements throughout the lifecycle of the
building.
The Building Information Modelling (BIM) methodology aims to provide means to support the
exchange of information across the lifecycle of buildings through the interchange of data in neutral
formats between different technologies. The use of BIM in a whole lifecycle approach can provide
the support of the needed information for asset maintenance planning and execution (CIC 2012).
Within this context, this research utilises BIM to support a methodology for the definition and
verification of client’s requirements throughout the lifecycle of a building. The need to support the
owner’s requirements in the definition of asset information models has been recognized in the
PAS1192-3:2014, which specifies an information management methodology for the operational
phase of building assets based on open BIM standards í IFC and COBie (BSI 2014a). While the
PAS1192-3:2014 focuses on the operational phase of assets, its recommendations should be
considered from the early stages of the development of construction projects (BSI 2014a).
Information in building models should reflect the owner’s requirements so that at the handover
stage, handover data can be an input for the owner’s Asset Information Model (AIM). The AIM is
different from the record model of the building. While the AIM contains data that is required to run
the facility, a record model is a record of the facility at handover which will often include
information that will not be useful to the owner.
Several other standardisation efforts are proposing the use of the information management
capabilities of BIM to support building lifecycle information. These include: ISO 15686-4:2014 use of
open BIM standards IFC and COBie for service life planning (ISO 2014);
BS 8544:2013 lifecycle
costing during the maintenance phase of buildings (BSI 2013); and BS 1192-4:2014 supporting
owner’s information exchange requirements using COBie (BSI 2014b).
The above standardisation efforts outline the general requirements and processes to support
building lifecycle phases. However, a methodology to support the definition and verification of the
owner’s requirements throughout the lifecycle of the building is still missing. The use of BIM and its
underpinning open standards can provide the opportunity for structuring these information
requirements and supporting their changes throughout the lifecycle of the building.
This paper proposes a framework that supports the definition of owner’s requirements in the form
of Asset Information Requirements (AIR), considering the input from designers and facility
managers, and the verification of these throughout the lifecycle of the building. The framework
utilizes open standards including Information Delivery Manual (IDM), and Industry Foundation
Classes (IFC) and Construction Operations Building information exchange (COBie). The proposed
framework is based on the Service Oriented Architecture (SOA) paradigm, which includes a
collection of services (i.e. self-contained, well-defined, and reusable functions) that can support a
mixture of planned and unplanned maintenance tasks that can happen with any order during the
use phase of buildings. The framework, in such context, is intended as an abstraction of the generic
functionality of the SOA.
2 Research Methodology
This research aims to support the definition and verification of AIRs throughout the lifecycle of a
building using open standards such as IDM, IFC and COBie. To deliver this aim, we first conducted
a literature review covering current research on BIM for owners and facility managers, and related
standards in this field. Based on findings from the literature, and on discussions with designers and
facility managers, a framework is proposed to support the definition and checking of owner’s
requirements throughout the lifecycle of a building. The definition of owners’ requirements focuses
on AIR and considers the input from the design team and facility managers. The framework utilizes
the IDM methodology to allow the owners to obtain an AIM that conforms to their requirements,
including the support for changes in such requirements. The proposed framework supports the
input of various construction project stakeholders (i.e. architects, engineers, contractors, client,
Proc. of the 32nd CIB W78 Conference 2015, 27th-29th 2015, Eindhoven, The Netherlands
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Patacas et al. 2015 A framework for the development of Asset Information Models to support Asset Information
Requirements throughout the lifecycle of buildings
owners and facility managers to the AIM through the adoption of a Service-oriented architecture
(SOA). A use case is developed to showcase how the proposed framework can support maintenance
tasks. Finally, a discussion is provided to clarify the significance of the results from the development
of the framework and to outline future developments.
3 Literature Review
3.1 BIM for Owners and Facility Managers
BIM can be used by building owners as a tool to check and validate their requirements. Potential
benefits that building owners can gain by using BIM for requirements checking include (Eastman et
al. 2011): increased building energy performance; reduced financial risks through earlier and more
reliable cost estimates; shortening of project schedules by using BIM models for coordination;
assuring program compliance through the analysis of the BIM model against owner and local code
requirements; and optimised facility management and maintenance through the definition of the
relevant information for the AIM.
The importance of owner requirements in construction industry has been the subject of numerous
studies. Understanding owner requirements is considered as one of the key factors to improve
construction processes (Egan 1998). However, in current practice there is still a lack of clarity in the
definition of clients’ project briefs and a limited engagement of the client in the briefing process (Yu
et al. 2010). In an attempt to address the need for a framework to support owner’s requirements, a
process model to convey the information in client requirements to downstream stakeholders in
design and construction was provided (Kamara et al. 2000). More recently, a framework was
proposed to assist asset owners in realizing the value from investing in BIM. From the asset owner’s
perspective, the investment in BIM needs to consistently generate value (Love et al. 2014). This is
only possible if the benefits can be measured, and for this to happen it is fundamental to define
requirements in a structured way. It is also essential that the information produced in BIModels
conforms to the owners’ requirements so that an AIM can be produced to support facilities
management tasks.
Facilities management (FM) can be defined as an integrated approach to operating, maintaining,
improving and adapting building and infrastructure assets in order to support the primary
objectives of the occupants, owners and facility managers (Atkin and Brooks 2009). FM constitutes
an extensive field encompassing multidisciplinary and independent disciplines whose overall
purpose is to maximize building functions while ensuring occupants wellbeing (Atkin and Brooks
2009, Becerik-Gerber et al. 2012). FM functions require extensive data and information from various
fields and disciplines to fulfil their purpose. Traditionally, FM data and information are organised
and maintained in dispersed information systems such as Computerised Maintenance Management
Systems (CMMS), Electronic Document Management Systems (EDMS), Building Automation
Systems (BAS), etc. Currently, the information and data required for such systems comes from
different sources, is created and manipulated several times during the asset life cycle, and is not
synchronised between systems, resulting in error-prone processes (Becerik-Gerber et al. 2012). The
limited use of open standards that define the information requirements for specific FM tasks is also
considered a key barrier for improving the information handover to the FM phase. There is a need
for open systems and standardised data libraries that can be utilised by any FM system (BIFM 2012).
The availability of such open standards and data specifications will represent a significant
opportunity if they are successfully adopted by the industry on new and existing assets (Volk et al.
2014). For existing assets, built before the emergence of BIM, the challenge is even greater as their
FM legacy systems do not support open BIM standards such as COBie and IFC. They require a
robust business case to migrate their existing systems to new open standards compliant FM systems
(Kelly et al. 2013).
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Patacas et al. 2015 A framework for the development of Asset Information Models to support Asset Information
Requirements throughout the lifecycle of buildings
Several initiatives are addressing the aforementioned issues. Examples include: supporting the
transfer of structured information between project parties based on COBie (BSI 2014b); using open
standards (i.e. IFC) and data specifications (i.e. COBie) for the definition of Asset Information
Models (AIMs) and exchange between AIMs and existing enterprise systems (BSI 2014a). It is
expected that the implementation of these standards will facilitate the integration of legacy systems
in BIM-based solutions, and support the definition and verification of owner’s requirements
throughout the lifecycle of buildings and civil infrastructure.
3.2 Case studies
Several case studies discussed BIM applications in FM in both new and existing buildings. One of
the earliest attempts at using BIM for FM was in the ‘ifc-model based Operations and Maintenance
of Building’ (ifc-mbOMB) project (Nisbet 2008). This project recreated the design process of a
college building using BIM workflows and deliverables which included room-briefing, layout,
detailing, environmental analysis, mechanical and electrical equipment requirements, product
selection and substitution. During this process, the IFC schema and a model server were used to
capture the information needed for asset management. Asset management information was then
translated into Maximo facility management format through the mapping of the IFC model to the
Maximo data structure (Nisbet 2008). Outcomes from this project provided the bases for the
development of COBie.
A notable BIM for FM case study is the Sydney Opera House (CRC 2007). In this project, the Sydney
Opera House was modelled specifically for FM purposes using the IFC standard. This project
demonstrated the different applications of BIM in FM and highlighted the need for changing current
workflows and processes. The project identified the lack of support of the IFC standard by FM tools
as a key barrier. Shen et al. (2012) presented an information integration framework that supports
software and hardware applications, using agent-based web-services, in providing decision support
for facility management and maintenance.
A recent BIM for FM case study, focused on the Manchester Town Hall Complex, explored a
combined approach using commercial tools (Artra, E-documents and Concerto) to generate a
location-based asset register, and support digital documents such as Health & Safety file, O&M
manuals and the building log book (Goodman-Simpson et al. 2014). Outcomes of this project include
the identification of the lack of awareness of the potential of BIM in the FM phase and the need for
clear guidelines for its implementation in FM as key challenges (Codinhoto et al. 2013).
Another case study by Kelly et al. (2013), focusing on the use of BIM for the management of existing
university campus buildings, identified the improved accuracy of records of geometric information
and the increased workforce and process efficiencies as two key benefits. The authors also
concluded that the lack of: clear requirements for the implementation of BIM in FM; quantifiable
key performance indicators; interoperability; clear roles and responsibilities, and contract and
liability framework are the main challenges facing BIM in FM applications.
The BIM for FM is now considered a growing area of interest for researchers and practitioners alike.
This growing interest is boosted by the rapid development in both BIM standards and technologies.
Within such area, this research addresses the current gap of limited support of owner lifecycle
requirements.
4 Proposed Framework
The proposed framework aims to provide the functionalities and processes for supporting and
checking AIRs throughout the lifecycle of buildings through the development of AIMs. The
framework considers the role of the various stakeholders during the lifecycle of a building in the
definition of AIRs. The subsequent sections illustrate the framework’s components and the role of
IDM and IFC standards in defining and checking the AIRs.
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Patacas et al. 2015 A framework for the development of Asset Information Models to support Asset Information
Requirements throughout the lifecycle of buildings
4.1 AIR definition
Asset Information Requirements specify data requirements for the Asset Information Model. AIRs
are generated based on the Organizational Information Requirements (OIRs) and should include
information about the asset that can provide the answers to the questions raised in the OIRs (BSI
2014a).
The definition of AIR often constitutes a challenge to the owner since these documents specify
requirements for all the disciplines involved in the development of the project and the management
of the building until the end of its lifecycle. On the other hand, well defined AIRs are essential to
control the information centric processes that support various tasks during the design, construction,
maintenance operations, and demolition throughout the lifecycle of a building.
PAS 1192-3 (BSI 2014a) proposes a set of information requirements for AIR based on PAS 55:2008-1
(BSI 2008). AIR definition should also take into account the input from designers and facility
managers. Professionals from these fields can help determine: a) what are the assets and b) what is
the intended use of handover data, so that it can be used by the owner for his asset management
needs.
The design of built assets must fulfil the AIR, including support for the functions that have been
defined by the owner, and requirements in building standards and other relevant legislation. In
order to fulfil these functions, a maintenance policy should be established, where maintenance
targets are defined for each of the identified asset functions. Maintenance targets evaluate whether
the desired functional performance of an asset is guaranteed (Moubray, 1997).
To support the collaborative processes involved in the definition of AIRs, the validation of AIMs and
the several tasks during the lifecycle of the building (i.e. operations and maintenance, renovations
and retrofit), we propose the implementation of a SOA. The IDM methodology is used for process
definition specifying the flow of activities, the supporting data and the information requirements
that need to be fulfilled to perform the specified processes. Exchange requirements describe specific
information requirements which must be achieved to accomplish certain tasks. A service inventory
can be defined to support the various exchanges of information throughout the lifecycle of the
building. Based on exchange requirement specifications, services can be defined to support the
processes defined in IDMs, and to enable the validation of AIM exchanges. The concept of
application server is adopted to support the various data exchanges defined at the process level.
Services establish the connection between the process level and the data level. Project specific
requirements are supported through the definition of business rules. Separating the logic of project
specific business rules from process definitions enables the reuse of defined processes and exchange
requirements in different projects (ISO 2010). It also enables the support of requirement changes
throughout the lifecycle of the building.
An overview of the proposed framework is outlined in Fig. 1.
The support of AIR in the creation of the AIM from the Project Information Model (PIM) using the
connection between Bimserver and openMaint is shown in Fig. 2. AIR can be supported through the
definition of Exchange requirements which specify the IFC entities that should be imported into the
AIM using openMaint. The support for digital documents including O&M data such as H&S file and
O&M manuals is provided through the use of an EDMS.
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Patacas et al. 2015 A framework for the development of Asset Information Models to support Asset Information
Requirements throughout the lifecycle of buildings
Fig. 1 – Proposed framework including the relations between owners’ requirements, process
definitions, services, rules and data layers
Fig.2 – Support of AIR using exchange requirements in the definition of the AIM in FM application
(openMaint)
4.2 AIR verification
Checking the information delivered as part of the AIR is a key requirement. In the proposed
framework, the AIR checking is achieved through the adoption of the IDM methodology. The
purpose of the IDM methodology is to specify the exact information to be exchanged and how this
information can be supported in data models (ISO 2010). In the framework’s context, IDM can be
used to define specific data requirements that can be used to audit IFC/COBie submissions against
the AIR to ensure that the data is provided in a suitable format according to the needs of the asset
owner to become part of the owner’s AIM.
Process maps are defined using the Business Process Modelling Notation (BPMN), specifying the
flow of activities and supporting data and information requirements that need to be fulfilled to carry
them out. The defined processes can be converted into Business Process Execution Language (BPEL)
to enable their execution (ISO 2010). Exchange requirements are defined by specifying data and
information requirements to support the defined processes. Functional Parts, which are reusable
units of information that specify IFC Entities, Property sets and other Functional parts, are grouped
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Patacas et al. 2015 A framework for the development of Asset Information Models to support Asset Information
Requirements throughout the lifecycle of buildings
AIR de¿nition
ER1 - Exchange
requirement
FP 1
FP N
Validation
AIR - Exchange
requirement
model
Business
Rules
BR 1
FP 1
BR 2
FP 2
AIR
AIR
Design
development
...
FP 2
Y
N
...
Design Team
AIR
validation
...
Exchange
requirements
Owner
together to support Exchange requirements in the form of Exchange requirement models. Process
maps and Exchange requirements are defined in a way which is independent of the project in order
to enable their reuse in different contexts. This way it is also possible to define a service inventory
based on the process maps and exchange requirements with web services that can be reused across
different projects and support changes in owners’ requirements. To enable the use of IDMs in a
specific context, business rules have to be defined. A business rule engine can be deployed as a web
service to enable the definition and execution of business rules (Geminiuc 2015). This way it is
possible to define specific rules to support specific project-related AIRs using the web services
defined based on the IDMs. Fig. 3 shows how an exchange requirement model can be used in a
specific context through the application of a business rule and how this is supported at the service
level.
FP N
BR N
Design
submission
Service Inventory
AIR service
Rules
service
Rules engine
Fig. 3 – Business rules to support a specific exchange scenario using an exchange requirement
model (AIR); Support of exchange requirement models and business rules by web services
5 Use case development
To illustrate the proposed framework’s capabilities, a use case has been developed focusing on asset
maintenance in building mechanical and electrical (M&E) systems. A general maintenance process
has been defined using the IDM methodology. The goal of this use case is to demonstrate how the
AIRs can be supported through the definition of both a generic maintenance process, and specific
business rules according to the BS 8544 standard (BSI 2013).
The development of this use case follows the IDM methodology, including the definition of a
Process Map (Fig. 4), Exchange Requirements and supporting Functional Parts (Table 1) and
Business Rules (Table 2). The process map describes the sequence of tasks and how they are
supported by the AIR exchange requirement. The AIR exchange requirement defines specific data
requirements that must be included in M&E components, which are defined as custom IFC property
sets in the corresponding Functional Part. These are Asset Criticality Ranking (ACR), which can be
critical, or non-critical; Percentage of Asset Remaining Life (PARL), which is given by equation (1);
and Asset Renewal Condition which specifies whether the asset should or should not be replaced.
Business rules were defined using MvdXML (buildingSMART 2015) in Table 2 to support the
determination of critical assets (Decision Point 1. Asset Renewal) in the specific context of the BS
8544 (BSI 2013).
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Patacas et al. 2015 A framework for the development of Asset Information Models to support Asset Information
Requirements throughout the lifecycle of buildings
Exchange
Requirements
Facilities Manager
ܲܮܴܣሺΨሻ ൌ
Start
1. Divide built
asset into
systems
2. Asset
Criticality
Ranking
3. Identify
failure modes
4. Identify
failure effects,
causes and
consequences
Y
Asset
Renewal?
௨௧
ோௌ௩
ൈ ͳͲͲ ( 1 )
5. De¿ne
maintenance
tasks
6.
Maintenance
task execution
N
End
AIR
Fig. 4 – Process map to support the execution of maintenance tasks
Table 1 - Definition of AIR Exchange requirements and Functional Parts to support the maintenance
process
Exchange requirements
Required information
Supplying
actor
Asset Criticality
Owner
Ranking (ACR)
Owner
Percentage Asset
Remaining Life
(PARL)
Asset Renewal
Owner
Data type
Functional Parts
Entity/Property set/ Functional part
String
Pset_AIM.ACRÆIFCPropertySingleValue::IfcText
Real
Pset_AIM.PARLÆIFCPropertySingleValue::IfcReal
Boolean
Pset_AIM.ARÆ IFCPropertySingleValue::IfcBoolean
Table 2 – Business rule definition to support Decision Point 1. Asset Renewal; Textual description,
Pseudo code definition, and MvdXML definition excerpt
Business rule – Asset Renewal
Documentation
Pseudo code
Determination of
PARL is mandatory
for critical assets. If
PARL is less or equal
than 20%, asset must
be renewed.
1.
2.
3.
4.
5.
Rule AssetRenewal {
If ACR == “critical”
Evaluate PARL
If PARL <= 20
AR = true }
MvdXML rule definition for property ACR
<Rules>
1.
2. <TemplateRule Parameters="ACR[Value]='critical'" />
</Rules>
3.
6 Discussion
The goal of the developed use case was to verify the proposed framework by illustrating the
practical application of its IDM methodology. The use case focused on the role of business rules to
enable the use of a IDM process in a specific context i.e. supporting the maintenance process
proposed in BS 8544 (BSI 2013).
Assumptions in the development of this use case are that the method for PARL calculation will
remain constant throughout the lifecycle of the asset and therefore it can be implemented in the
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Patacas et al. 2015 A framework for the development of Asset Information Models to support Asset Information
Requirements throughout the lifecycle of buildings
AIR service and allows its reusability. The method to determine if the asset should be renewed is
implemented by a business rule. The logic is based on the BS8544:2013 standard. Standards used in
calculations throughout the lifecycle of buildings can change for several reasons í the standard
might become obsolete, or the owner might wish to use a different standard. By keeping the
business rules logic separate from the process logic the defined processes and services will remain
applicable, if such a change occurs.
Using the proposed framework architecture and logic, it will be possible to generate a set of IDMs
that are adaptable to changes in AIRs, enabling their reuse in different contexts, e.g. supporting
different standards and different projects. The automation of AIR verification can be enabled by the
definition of a service inventory based on the defined IDMs which separates the process logic from
the business rules logic. Use cases to be supported by the framework include also the automated
checking of AIR against COBie deliverables, following the BS 1192-4 code of practice (BSI 2014b).
The use of the proposed framework can increase the support of owner’s requirements throughout
the lifecycle of the building. In particular, it can help in the definition of AIR from the inception
stage of projects by gathering knowledge from different AEC/FM stakeholders (e.g. considering the
input of the Design Team and Facility Managers) in IDMs. The framework’s capabilities for the
definition of AIRs and their support in AIMs are also expected to improve the transition between
the construction and use phases.
7 Conclusions
This study proposed a framework to support the definition of owner’s requirements in the form of
AIRs. The framework considers the input from construction stakeholders such as designers and
facility managers and addresses the verification of AIMs against AIRs throughout the lifecycle of
the building. The framework suggests the use of the Service Oriented Architecture together with the
IDM and IFC and COBie standards to support the automation of this process.
The proposed framework was verified and demonstrated by conducting a use case. The capability of
the proposed framework to contemplate numerous specific use cases – such as the one
demonstrated in the use case – demonstrate its capability to accommodate different project contexts
and to support changes in owner requirements. These results represent an important starting point
for the implementation of the framework since they show how the concepts of logic abstraction and
process reusability can be achieved. Future work will address the technical development of the
framework, including: 1) further exploration of the MvdXML format for the definition of rules, 2)
identification of suitable design patterns for the development of the framework, 3) identification of
suitable technologies for implementation and 4) consideration of information security issues
through the adoption of e-service security standards for the proposed environment and individual
services.
Acknowledgements
The work described in this publication is partly funded by the Qatar National Priority Research
Program (NPRP No.: 6-604-2-253). Its contents are solely the responsibility of the authors and do not
necessarily represent the official views of the Qatar National Priority Research Program.
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