Finally, the value of building information modeling (BIM) is quantifiable. After years of working through the evolution of multiple BIM software applications, those who use BIM today can truly have a competitive advantage. This advantage translates into savings such as a significant reduction in coordination RFIs and coordination-resultant change orders — and a faster schedule.

So why do some professionals in the construction industry still not use BIM?

Certainly, they would want better quality projects and lower construction costs. Surely, they would welcome the opportunity to collaborate to avoid issues in the field. Perhaps, they would choose BIM without hesitation if they understood that BIM is part of a process, not just a software application.

As BIM manager for Linbeck on the construction of Cook Children’s Medical Center’s current addition, I found that the greatest challenge was getting the entire construction team engaged and believing in the model. This project, in Fort Worth, Texas, involves 800,000 square feet of new construction, including a medical office building, patient bed tower, and two parking garages.

The Cook Children’s Medical Center project in Fort Worth, Texas, involves 800,000 square feet of new construction, including a medical office building, patient bed tower, and two parking garages.

Everyone on the team was new to BIM, except some detailers from the steel industry, who have been modeling in 3D for many years. All other consultants and specialty contractors (including MEP, fire protection, concrete subs, elevator contractor, masonry, pneumatic tubes system, et cetera) had to be educated on the benefits of BIM before they could buy in to its true value.

Is there a problem?
Using BIM models during construction raised questions and caused concern for those unfamiliar with its value. For instance, the plumber had a detailer building a 3D model that showed, within 1/8 inch, where to install the piping. It took a concerted effort to help those working in the field trust that model. The challenge came as the superintendent looked at the model and hesitated. He had worked with 2D drawings for more than 20 years. To switch from blueprints to a digital 3D model caused him and other subcontractors alike to question, “Can we really trust this?”

Letting go of standard, tried-and-true techniques in lieu of new and personally untested options is a challenge for most people. There is risk in trying — and trusting — something new. Luckily, in this case, the team was able to gain confidence and believe the model. Ultimately, the team reasoned and studied until they could say with confidence, “Yes, we can place that sleeve exactly where it is placed in the model.”

Building a true team
We’ve come an extremely long way since we broke ground on the Cook Children’s project. People now actually go to the model to answer their questions. One major benefit has been a closing of the communication gap. The building team’s ability to understand and create the model has resulted in a great tool for establishing a concise feedback cycle.

Another benefit is that modeling has helped us achieve a totally integrated work effort. A rapport has developed between the design team and the construction team. The design team, rather than pulling out when their part would normally be completed, has seen the value of remaining fully engaged in the process. They have become a long-term partner with Cook and Linbeck and continue to participate in updating the models.

Tracking the placement of underground utilities with BIM will prevent potential damage to fiber optics, sewer lines, or other utilities if the owner decides to add on or renovate in the future.

There are also many powerful benefits to coordinating a project from initial concept through completion. For example, involving the civil engineer from the planning phase helps the team see the project from a broader point of view. By modeling utilities and topography in 3D, the civil engineer’s work not only adds value to the design and construction coordination processes, but also provides documentation to enhance the master plan and to use throughout the entire life of a building. Tracking the placement of wet and dry utilities will prevent potential damage to fiber optics or sewer lines, for example, or other utilities when the owner decides to add on or renovate in the future.

Though there are challenges faced when integrating so many disciplines — digital model interoperability issues or coordinate system discrepancies, for example — there are always applicable processes to reveal value that would otherwise go unrealized.

Collisions and clashes
Our coordination meetings are lively occasions, thanks to implementation of BIM. Team meetings include the architect, engineer, and those responsible for all major building systems in the construction phase. Rather than sitting around a board room table focusing on each other, the team sits in a classroom-style arrangement focusing on the 3D model projected on a screen at the front of the room. Referring to the model is an effective communication tool as we review and address specific coordination, design, and layout issues. The ability to see each building system and component selectively on the screen allows the right people to participate in resolving an issue.

At coordination meetings, the architect, engineer, and those responsible for all major building systems in the construction phase sit in a classroom-style arrangement focusing on the 3D model projected on a screen at the front of the room.

Since BIM is so visual and information rich, we generally come to consensus quickly, agreeing on a solution in as few as five or 10 minutes. This is in stark contrast to typical conflict resolution processes.

We are able to eliminate lengthy review cycles; if an RFI is required to confirm a change in scope, we can circulate this amongst the design team and have it returned within a matter of hours since the issue has already been identified, discussed, and resolved in an open forum.

Paper work is minimized to the formality that it is. Contractual obligations are maintained and responsible documentation is achieved, all while saving the team the two weeks it would take to formulate, submit, and answer an RFI in a traditional construction administration process. The mechanism that facilitates this swift process is BIM.

The ability to see each building system and component selectively in BIM allows the right people to participate in resolving an issue.

Meet and meld
In addition to the coordination of complex building systems, the entire team is able to actively engage in collaborative work sessions. It is common to see the plumbing and ductwork detailers sitting shoulder to shoulder with the architect, MEP engineer, and a Linbeck project engineer.

A strong example of this collaboration in action was an afternoon when an aspect of drainage design was addressed. The inability to obtain soil samples because of existing structures drove the design team to plan conservatively for a thorough network of sub-soil drainage. As demolition and excavation began in this fast-tracked project, the construction team found that trenching through solid rock was required to implement this design. The construction team proposed a new solution for this area, not via an RFI or memo, but through the submission of a model that fully addressed all design requirements, responded intelligently to existing conditions, eliminated two weeks from the schedule, and eliminated several hundred linear feet of sub-soil drainage.

The design team reviewed this proposal and accepted the solution, incorporating it into their newly stamped and signed documents. This process took a total of three days. With an original work plan that required completion in two weeks, the trenching would have had to begin immediately. Without such a minimized feedback cycle, the construction team would not have a response to an RFI in time to maintain schedule. The alternatives would be to either wait for a response, thus breaking schedule requirements, or continue with costly and potentially unnecessary trenching. The result was a clear savings in time and money. That week made believers of us all, as it epitomized the powerful and positive impact of building with BIM.

South Cole, LEED AP, is the BIM manager at Linbeck, a Houston-based firm that offers program management, project management, and construction management services. Cole facilitates implementation of BIM tools and processes on the project and corporate level. As a resource to the company and its clients, he initiates collaboration between the building owners, design teams, specialty contractors, and relevant consultants through the use of technology tools. He can be reached at scole@linbeck.com.