BIM is the latest acronym to hit the construction industry. What is it, and how might it affect your estates teams?

Its building information modelling, and put simply, it's a computer programme which allows a construction team to share information. It creates a three dimensional model of the project, incorporates all design changes and includes programming data. BIM has been used extensively in the USA and has been proven to improve collaboration and project delivery.

BIM has hit the construction press because the Government's Construction Client Group's BIM Working Party March 2011 Strategy Paper ("the Strategy Paper") recommended that BIM be used in Government projects of a certain size by 2016. Westminster has announced that, "fully collaborative BIM level 2 would be required as a minimum by 2016". We await to learn the Welsh Government's strategy for BIM however it's fair to assume that the use of BIM is likely to inform policy.

Levels of BIM

BIM level 2 - team members hold project details in separate databases.

BIM level 3 - project details are held in one web based system which can be accessed by the whole team. Includes costs, design, programming, commercial information and facilities management details.

Advantages of BIM?

  • Changes are incorporated straight into the model as the project progresses. Less scope for design errors that traditionally may only become apparent at a later stage.
  • Reduction of construction time and costs.
  • Better design and ability to view a virtual model.
  • Used for maintenance and lifecycle monitoring.

Challenges of using BIM?

  • Currently no single BIM software package.
  • Experience in the US has highlighted problems integrating software used by different team members.
  • All project team will need to operate at the same 'BIM sophistication level'. If some consultants or contractors are still using paper drawings on a BIM-enabled project, this will simply not be workable.
  • Housing associations using BIM will need to consider the level of BIM required and how consultants and contractors will demonstrate that they are 'BIMcapable'.

Procurement issues

BIM competence should be an element of OJEU prequalification stage so that only BIM-capable teams reach the later stages of the process.

Contractual issues

The Strategy Paper envisages that BIM will be addressed in building contracts and professional appointments using a BIM protocol and contract clauses. The JCT considers that BIM level 2 can be dealt with by incorporating a BIM protocol into the contract. NEC envisages that the protocol can be inserted into the 'works information' in the NEC3 Construction and Engineering Contract (or the 'scope' in the professional services contract). Attaining BIM level 3 is more complicated. If all members of the construction team will be inputting data into the BIM model, where does responsibility lie for that information? Who will retain ownership of the model post-construction? Who will own copyright in the BIM model? It seems that there are unlikely to be copyright issues with BIM level 2 although there may be difficulties where a truly collaborative design is used at BIM level 3. PPC2000 might be an option as it uses a single contract for multiple parties and so may be better in terms of detailing the liabilities and responsibilities of the different team members.

The scope of services for the project team will need to make it clear what is expected. Insurance will also be an issue; possibly resolved by use of project insurance.

BIM projects will also have a new member in the project team, the BIM Model Manager.

The future

If introduced, BIM will require a fundamental change in the way a project team functions. Making BIM capability an OJEU requirement will inevitably gain the attention of the construction industry. Main contractors and professionals will be well placed to respond to this change, although it's likely that the challenge of compliance will get harder further down the supply chain.

In Wales we await to see whether, and if so to what extent a BIM strategy will be introduced.

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