This document discusses IBM's support for facility owners through its Maximo and TRIRIGA applications. It describes the key capabilities of Maximo for asset and work management. It also outlines TRIRIGA's modules for real estate management, capital projects, facilities management, and environmental sustainability. The document advocates for improving the handover of building information from design to operations through the use of BIM and standards like COBie.

1. © Copyright IBM Corporation 2011
BIM for Operations
Doug Wood
Doug.wood@us.ibm.com

2. Building a Smarter Planet
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Doug Wood
BIM Software Architect
IBM Cloud and Smarter Infrastructure CTO’s Office
Doug.wood@us.ibm.com

3. Building a Smarter Planet
IBM and BIM?
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IBM supports the facility owner

Maximo
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Enterprise Asset Management
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Work Management (CAFM)

TRIRIGA
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Workspace management (IWMS)
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Energy/Environmental Management
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Real estate and capital project management

IBM sells two industry leading applications for facility owners/operators
IBM Southbank Lab London

4. Building a Smarter Planet
Maximo Asset Management
MAXIMO ASSET
MANAGEMENT
•
Asset Management
–
Facilities, Operations, IT, Fleet
–
Assets, Locations, Failure Reporting, Condition Monitoring, Meters
•
Work Management
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Preventive, Corrective, Projects, Emergency, Safety Plans
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Work Hierarchies, Planning, Status, Assignments, Actual Metrics
•
Procurement Management
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PR’s, PO’s, Receipts, Invoices
•
Materials Management
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Items, Storerooms, Inventory, Reorder, Issues, Returns
•
Contract Management
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Master, Purchase, Warranty, Lease/Rental, Labor Rate
•
Service Management
–
Self Service Requests & Status
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Platform for asset owners, asset managers and service providers
•
Next Generation Architecture
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J2EE Platform
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Standards-based
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Service Oriented Architecture (SOA)
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5. Building a Smarter Planet
Who uses Maximo? Asset Intensive Organizations
11 of the 12 largest PHARMACEUTICALS companies in the world are using Maximo
7 of the 10 largest AUTOMOTIVE companies in the world are using Maximo
8 of the 10 largest OIL & GAS companies in the world are using Maximo
11 of the 20 largest diversified UTILTY companies are using Maximo
11 of the 12 major AEROSPACE & DEFENSE companies in the world are using Maximo
9 of the 15 busiest AIRPORTS in the world are using Maximo
6 of the 10 largest ENERGY companies in the world are using Maximo
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6. Building a Smarter Planet
IBM TRIRIGA Core
Components
Geographies
Locations
Organizations
Vendors
People
Specifications
Assets
Contracts
Customer Self Service
News
Graphics
Document Management
Reporting
WPM Metrics
GIS Mapping
GANTT Schedules
IBM TRIRIGA Real Estate Manager
Portfolio Planning
Site Selection
Transaction Management
Lease Administration
Lease Accounting
AR Tenant Tracking
Payment Processing
Client Requests
IBM TRIRIGA Capital Project Manager
Program Management
Fund Management
Scope Management
Cost Management
Schedule Management
Resource Management
Quality Management
Vendor Engagement
Procurement
IBM TRIRIGA Facilities Manager
Space Management
Space Chargeback
Space Requests
Strategic Planning
Move Management
Reservation Management
Personnel Provisioning
CAD Management
Receiving
Invoicing
Requests
Tasks
Contact Center
Service Management
Warranty Management
Preventive Maintenance
Facility Assessment
Security/Key Management
Inventory Management
Capital Planning
Resource Planning
CO2 Emission Tracking
Utility Tracking
Waste Disposal
Water Consumption
Green Opportunities Tracking
LEED/BREEAM Certification
Energy Star Integration
IBM TRIRIGA RE Environmental Sustainability Manager
IBM TRIRIGA Workplace Operations Manager
TRIRIGA – Integrated Space Management and Energy Management
Role-based Applications

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Why does the owner/operator care about BIM?
Reduced cost and lead time for renovation
Reduced labor and improved accuracy in building commissioning
Architects/ Engineers gain visibility to actual building performance
Owner/ operator data requirements communicated to design build process
Integration of CAFM, IWMS, and building operational systems
Reduced time to plan and assign work orders
Consistent data across build portfolio support cross portfolio insights

8. Building a Smarter Planet
BIM reduces cost of hand-over and building commissioning
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NIST Survey (2004)
Inefficiency Costs : $15B/yr
66% borne by Owners
$0.23/ existing SF/year

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BIM increases operational efficiency
Sandia National Labs “straw man” survey
Using BIM, if you could get all needed information in 5 minutes, how much time would that save?
Response:
•
Up to 2 hours per work order (WO)
2 hrs x $50/hr = $100/WO
WO/yr = ~ 24,000
Potential savings: $2.4 M/year
Copyright 2011 by Birgitta Foster – Used with permission
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Facilities operating costs

Custodial

Pest control/refuse collection

Recycling costs

Roads/Grounds

Landscaping/snow-ice removal

Utilities

Plant operations and energy

Reoccurring Maintenance and Repair

Work orders
(source : FRPC Real Property Inventory – Users Guidance FY09)

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Real-time energy and efficiency metrics
Initialize BCS form As-Built model
BIM Lifecycle
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As Maintained model drive capital planning and renovation
“As Maintained”
Operations and energy cost
Condition Based Assessments
In-context visualization improves efficiency of maintenance planning and execution
Operations
Model data in COBie Format (or IFC) flows into CAFM and IWMS systems starting with design intent
Design and Construction
Construction
Engineering
Design Intent
Planning
Cost
Schedule
“As
Built”

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“As Built”
Construction
Is this your current data flow?
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Design Intent
Engineering
Design
Specification
Operations
Construction
?
?
Inspection and manual update
Walk through inventory and manual data entry
?
CAD Export
?
Services supported Import
Proprietary data load by vendor

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The goal is to capture date once when it is first created or encountered and to propagate it to all systems and stakeholders. This requires:
•Business process that allow all stakeholder to articulate data requirements
•Interconnects software systems that allow data to flow from point of capture to consumer in digital format.
•Data standards that provide a common language among all systems and stake holders.

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Hand-over challenges

Define what data is required for operations and how it is to be used

Provide the organization's data standards

Get the hand-over data requirements into the BIM Execution plan

Capture the required data as its generated not at the end of the projects

Make the data available to the owner when you have it

Review Design for Maintainability

What equipment has perfumed well in the owners environment? (From the product catalog)

Is access to the equipment adequate and safe?
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Is there sufficient space around the equipment to work

Communicate the capabilities of operational systems such as CAFM and IWMS
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TIME
Planning
Design
Construction
Operations
PHASE
ROLE
TOOL
Contractor
OEM
Architect/Engineer
Operator
Design Tools
Operational Systems
Operator
INFORMATION
Goal:
Close this gap
Connecting Roles and Tools helps eliminate information loss
•
Lack of understanding of the data required for operations
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Lack of understanding of the capabilities and needs of the operational systems (CAFM, IWMS, BCS)
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Construction and commissioning information is not communicated to owner
•
Portfolio vs project approach
The building operator should have a representative on the BIM team. They should

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Project vs. Portfolio
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•
Owner has a portfolio centric view
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Example:
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Major US university has 1800+ building over 2000 sq ft
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US government agencies have portfolios of buildings ranging from several hundred to tens of thousands
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All those building exist together in the owners CAFM and IWMS systems
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The AEC Industry has a project centric view of buildings
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Each project is unique with its own team contract approach, and data standards
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The Owner needs consistency in their CAFM system across the portfolio
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If the owner has established standards for location/room names, equipment names and classification, the project should use them
•
If not, the project team needs to work with the owner to establish standards or select acceptable industry standards,
•
Hand-over has to bridge the gap

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Digital Handover will overwhelm the owner with data
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Hand-over data before BIM
Hand-over
data After BIM
What the owner wants for hand-over
The model needs to be filtered when hand-over data is generated. Hand-over data should only include:
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All floors and spaces
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Only assets that have:
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Significant capital cost
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Maintenance requirements that require tracking
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Regulatory requirements
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Product data for all included assets
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Attribute meaningful to the FM process
The transition from paper based hand-over to digital hand-over can overwhelm the operator with unfiltered unstructured data.

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Agreements required for a successful Digital hand-off

For which asset will data be provided?

For each class of assets, What set of attributes are expected?
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Is digital product and maintenance documentation part of the Hand-over package?
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If not, how are these files to be organized and delivered
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What System will the owner use to store and manage these files?

How and when are barcodes assigned?
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What classification hierarchy will be used?
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Is hand-over data expected in a standard format such as COBie
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How is Equipment names?

When is the data expected?
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If there is to be more than one drop,
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what data is required for each drop?

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Hand-over becomes a process not an event

The building operator can bring data into operational systems as soon as %100 design.

“Virtually” operate the facility prior to hand-over to insure that all presses are in place at hand- over

Shared data enables shared business processes and collaboration

Capture operational activity before hand-over including:
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System turn-on/Warrantee start date
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Pre hand-over maintenance activities
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Bid Model
“As Built”
Construction
Construction Management System
CAFM/IWMS Systems
Shared Data
Shared Process

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Data exchange during construction
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Bid Model
•
Equipment make and model
Installation
•Asset Tag – What item is install at each location?
Commissioning
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Installation data
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Warrantee start data
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Asset Tag
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Commissioning issues
Hand-over
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Pre hand-over maintenance
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Commissioning issues resolution
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Final documentation
%100 of hand-over data available
%75 of hand-over data available
Design Model
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Floors and Spaces (Facility, Floor, Space)
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Equipment Schedule (Component)
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Equipment design specification (Type)
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Definition of building systems (System)
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Definition of space zones (Zone)
%50 of hand-over data available

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Product catalog
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Product
Catalog
maintenance best practices
Aggregated data from Actual Performance
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Energy Usage
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Maintenance Costs
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Actual maintenance performed
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Operational Life
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Total Cost of ownership
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Comparative product performance
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Repair/Replace?
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Maintain/Run to failure?
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Condition based maintenance thresholds
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Custom Maintenance Procedures
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Other documentation
The product catalog provide a single repository for all data about products used in the owners building portfolio. It includes both static vendor data and operational experience.
The insights gained from a cross portfolio view of product performance drive capital planning, product selection and maintenance decisions.

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“As Built”
Construction
“As Maintained ”
Model Evolution
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Design Intent
Engineering
Design
Specification
Retrofit
Operations
Construction
The model should evolve from design concepts o operations without an data loss recapture or reentry.

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Questions?
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BACKUP
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Building Information Model Extensions for Maximo
http://www.ibm.com/software/ismlibrary?NavCode=1TW10MA44.
Available on the ISM Library ISM Library
What’s Included?
COBie data import
3D BIM Viewer Integration
Maximo extensions for BIM data
Architects/ Engineers gain visibility to actual building performance
Reduced cost and lead time for renovation
Reduced labor and improved accuracy in building commissioning
Reduced time to plan and assign work orders
Owner/ operator data requirements communicated to design build process
Why BIM for Facilities Management?

24. Building a Smarter Planet

An Actress?

A Spreadsheet
What is COBie?
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
An Open Standard managed by BuildingSmart

A Relational data model

A Contract Specification that allows owners to specify what data is required at hand-over
Construction
Operations
Building
information
exchange

25. Building a Smarter Planet
UK Government is mandating multiple COBie drops
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26. Building a Smarter Planet
Industry Foundation Classes
IFC
Export
AutoDesk Revit
BIM import architecture
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COBie
COBie
Schedule
General IFC Source
COBie source
Maximo
Application
Maximo
server file
system
Web
Upload
COBie Parser
Maximo
DB
Analysis and Import
Standards
•
IFC http://www.iai-tech.org/ifc/IFC2x4/beta3/html/index.htm
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gbXML http://www.gbxml.org/
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COBie http://www.wbdg.org/resources/cobie.php
•
OMNIClass http://www.omniclass.org/
Publically available IFC to COBie Converters
COBie to Maximo Mapping
COBie
Maximo Import location
Facility
Location and COBie import project
Floor
Location
Space
Location
Component
Location and Asset
System
System (Category configurable)
Zone
System (Category configurable)
Type
Product (New for COBie support), Item
Attribute
Specifications for: Location, Asset, Product, Item
Contact
Person, Company, Company Contact
Document
Attachment
Job
Job Plan, InvVendor, PM, ProductJob (New)
Resource
Toolitem, Job Plan Tools
Spare
Product parts (New)
COBie Certified
http://buildingsmartalliance.org/index.php/newsevent s/proceedings/cobie2011challenge
Technical POC
name: Doug Wood
email: Doug.wood@us.ibm.com
Marketing POC
name: Kim Woodbury
phone: (978) 899-2644
email: kwoodbur@us.ibm.com

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Work order viewer integration
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Tree has list of all assets and locations associates with the work order and shows path to top
Many ways to search and create a selection list
Add or remove selection list from work order
Selecting an item in the tree displays and highlights it in the viewer
Selecting the facility to display in the viewer