Operations teams have long suffered from a lack of accurate, complete information about the buildings they run. Often complete surveys are required of new-builds, just to find our what has actually been installed- and where.

The situation with existing housing stock is markedly worse.The first vital step in resolving this worsening situation is to identify, exactly, the information that is needed, where that information can be found and who should be responsible for supplying it.

BIM4Housing provides the asset teams with the opportunity to reach a common agreement of what they need and to speak to the other working groups to see how practical that is to deliver. This will enable us to ensure we have a more reliable asset information model with which to support new innovations, such as around IoT and Digital Twins.

Operations Group Status

Leader: Alex Oldman


Post DCW Feedback

Clare Williams

Clare Williams - Next steps from DCW roundtables-20220616_091903-Meeting

CLARE enjoyed the face-to-face aspect of the DCW roundtable (particularly because she still works from home a lot) and RICHARD said the plan is to have face-to-face meetings on a more regular basis. She thought it was useful for people with different disciplines and backgrounds to discuss the topic. The acoustics, though, were problematic because of all the background noise. Overall, it was very useful.

Regarding RACI, CLARE says they didn’t get too deeply into it, due to the introductions and the time constraints. They didn’t stick completely to the task. She thinks the route of classifying information in terms of who’s responsible and accountable should be continued - it helps her with the idea of planning ahead.

RICHARD says to move forward in the individual working groups they want to bring get the wider working group more involved - continue like DCW but in a more focused way. CLARE thinks more clarity is a good idea, a more complex question requires mental processing which takes time and she’s currently not as practiced at that as she used to be. RICHARD says we’re seeking consistent standardised answers.

GEORGE asks CLARE what she’s doing in Hackney Council regarding safety cases are involved. She says currently they are doing work on this, but they are bit behind with some cases, especially due to the 2020 cyber attack - they had everything hijacked and lost most of the system. Consequently, a lot of the building records are not available. The only advantage of that is that the information which will be fresh and up-to-date, but it’s a lot of work. Currently there is no common data storage system between new build, property asset management teams and safety.

CLARE says the process of building safety case files is now happening and she’s looking at the check list on the Bim4housing website and also proprietary systems for the common data. GEORGE would like to talk with someone at Hackney Council as Activeplan are very skilled at doing exactly the task she is talking about doing at the moment. Activeplan are also partnering with a company that takes laser scans and turns them into models. CLARE is interested and will speak to her boss about it.

CLARE started in local government as a building surveyor for Tower Hamlets, moved into facilities management that had commissions with government/NHS then moved into Health & Safety in 2000 in NHS. She now lives in Suffolk working for Hackney, mostly in fire safety. As CLARE said, one of the biggest challenges is to turn data into information, remarks GEORGE, and that can only be done if there are people with the right expertise to frame what that is. he talks about the breakout groups in the Construction group looking closely at individual assets and finding whose in the best place to find specific information - this helps build structure. The idea is to use scenarios to then interpret what information is needed.

GEORGE is also going to send through questions relating to the golden thread initiative group that he’s framed and asks her to write a sentence for each of them to add to his report.


Post DCW Feedback

Alex Oldman

Alex Oldman - Next steps from DCW roundtables-20220607

ALEX thinks that DCW was very successful. However, there was a lot of discussing and organising and he’d have liked more time being able to have conversations on the table. RICHARD tells him that he was the only person that wrote down the names of a couple of walk-ins - considering that one of the reasons for the exercise was to get new recruits this was very helpful. The input of Claire Williams, Hackney’s Building Safety Manager, was significant. The development group basically stole one of the top guys from Alex’s table by asking one of his experts (Ian Smith) to join them. There were two Operations people who were supposed to be attending that didn’t show.

ALEX thinks that the methodology is good. The value that he’s getting out of Bim4housing at the moment is in publications that have been made on individual products suggesting this is the information you want to be collecting on things. There is a question as to whether we are clear on the outputs of these processes - at what point does RACI matrix become finalised and published? To produce as an output. ALEX says there is a mapping back to the RIBA development stages and they have responsibilities. Is it relevant to the construction process?

RICHARD says that a few people he’s already spoken to says it needs to be mapped to the gateways to bring the context of timing into it. ALEX says the Operations group is all about RIBA stage seven and it that context the questions were answered. He’s not sure it’s relevant for design/construction/architects. ALEX thinks it would be good to do dedicate half an hour of the next a full session of the Operations group to nail the RACI, helpful to get input from everybody. circulating the information before the meeting would be really good and also to clarify to people exactly what it is they are being asked to do. RICHARD says that will be planned as part of the next Operations meeting and he’ll circulate things around.

ALEX states there will be 2 things on the agenda for the next meeting: 1) update from DCW 2) review exercise of the application of the methodology. Also an update on the projects - RetroBIM and designing naming and requirements. probably people have not been logging-on to check it.


Post DCW Feedback

Dave Peacock

Dave Peacock - Next steps from DCW roundtables-20220607

DAVE thinks that once the DCW Operations session got going it went well, but another half hour or an hour would have been useful to carry on the really good conversations. All the tables were full, good for visibility. RICHARD suggested to ALEX (Operations chair) that for the next Operations group meeting to send out the information that they had at the meeting and also send the output from the meeting, get comments beforehand, then try and nail the RACI document from an Operations perspective. dave thinks that sounds ideal.

GEORGE and Richard think that perhaps having two sections to the document was too much. The idea is to take what was said at the meeting and basically try and finalise things, to a point where its publishable. DAVE agrees that should be the next step. Perhaps, says RICHARD, there could be intergroup meetings in the future. DAVE thinks it would have been a lot easier if it was a standalone session so there could be peoples’ name tags printed etc. It was difficult to cram it into the time available.

DAVE is into the idea of live meetings.



RICHARD FREER: ‘We have 5 tables at DCW on Thursday 19th, for 45 minutes each, one for each of the working groups. The aim is to take a specific issue (in this case, smoke spread) and look at how to mitigate it, moving through specific scenarios: what could affect a fire door? What if the door is painted? What if there is a cat flap put in it? Etc. The idea is for each working group to have a pre-meeting to look at those issues and give is a steer for the meeting. Hopefully you’ve all had a chance to look at what we’ve got from the fire safety workstream. We don’t want to spend the first 20 minutes of the actual meeting going through it so we want a strong steer from you guys (operations) for the operations round table, so at the roundtable it's as if we’ve already started...we can quickly get into the nitty gritty rather than introductory stuff. This is a pre-meeting to be prepared...’.

ALEX OLDMAN asks Richard ‘what are we actually going to be outputting from the round table?’.

RICHARD: ‘We’re looking at the spread of smoke – initially in terms of fire doors, but also compartmentation. Fire walls, cavity barriers, fire dampers, fire and smoke detectors, alarm systems, smoke vents. We’ve sent through those documents so you have a chance to look at them beforehand (as there won’t be time in the meeting). The frst thing: What information does an operations team need to make sure that those assets all perform on the day? The second thing: in specific scenarios (e.g. painting a door, installing a new carpet which affects the fire door) what information do you need to know, and what training do the tenants perhaps need, to get round those scenarios and mitigate the risk? Then, we can go into the meeting on the 19th with that already established.’

‘The aim of the roundtable is twofold: to get some more people and also to engage and promulgate our risk-based approach to what we’re doing in Bim4housing.’

ALEX asks if the focus will be on an emergency event (there’s already been a fire somewhere, there is a source of smoke) or is it focused on the precursor to that?

RICHARD says that it’s both: ‘There are two phases: 1) looking at the documents we’ve sent through is there anything we’ve missed on there that you think the operations would need to know? Any additions to be made? Primarily (within these documents) look at the risk and the mitigation of risk re smoke.

ALEX ‘So, construction hands over to Operations, then Occupation, presumably certification information, and are we then going as far as emergency response?’

RICHARD : ‘yes, that’s the idea. We’ve got 2 phases: the first is pre-emergency, handover, everything covered in that document. But there is what George calls Game Simulations: what would happen? What would you need to have happened? What information would you need on-site readily available in an emergency situation?

PAUL WHITE asks if it’s to be looked at from the person responsible for the building point of view? Or the fire brigade point of view?

RICHARD says they should look at it from an Operations point of view (as they are the Operations group).

LYSA NICELY says that from her ‘Operations’ perspective the certification and the ongoing test data are important (and also maintenance in general). She has to understand what equipment (for example, AOV) is in the building that would prevent the spread of smoke, and have the certification to back it up.

WILL PERKINS asks, re information, should it be discussed about where that information is available and how it’s going to be held? He says (in response to Lysa’s and Richard’s comments about AOVs) it’s about clarity of information further up the chain at design stage.

PATRICK FLYNN talks about the referencing of the assets within the block and their location from an Operations perspective. There’s an abundance of certification from his new build team. ‘But in relation to the change in legislation this year, how do I know that that door is the one that I need to attend? How do we reference our doors? This also extends to emergency lighting.’ Maybe they will repair the wrong lights instead of the ones reported to have gone out. This links back into how BIM data is used’.

ALEX says that a point that needs to be made at the roundtable regarding ‘this information’ is that it does not suffice to just send out a questionnaire and get a response back. Complex analysis is required. There’s a lot of technical stuff to understand.

PAUL WHITE says that regular checks of equipment should be taking place so that it’s ready to be used, therefore you should be expecting something to wrong with that equipment on the day of a fire.

CHRISTINE MILLING says that when looking at Operations you need to have considered the system. ‘it’s ideal if you are starting to use BIM and you can locate with all your items are because your systems will then say this group of these particular doors or these instances are all part of that system. But if you haven’t got that system in place, you know how you’re going to move to that point where you can see where that system has been impacted by something being swapped in or swapped out, or how it could be impacted.’

PATRICK FLYNN asks ‘are we looking just at new builds or are we also looking at occupied buildings that this can be retrospectively applied to? They have to be fundamentally different approaches. The challenges on the occupied property side is going to be far more than on the new build.’

AELX OLDMAN will be chairing the roundtable at DCW. He asks the group - what information do we need and what gaps do we have in the technical documents that have been produced so far? Has anybody read those in detail enough to have spotted anything that’s missing or any areas of discussion that we haven’t got?

PAUL WHITE: ‘(there are) fundamental issues: you’ve got passive fire protection which is compartmentation. The majority of fire doors will shut and stay shut and any day-to-day ventilation will shut and stay shut, the fans will stop. The active side is the sprinklers and smoke control. If there is fire in your flat you may well open the door of the flat, hopefully you’ll shut it when you leave to keep the fire in the flat. But often windows break and it may spread to the flat above. At that point you’ve allowed some smoke into the corridor and a smoke control system starts up. The stairwell should be free of smoke, people can get out and the fire brigade can get in. That may use things that open and may use some things that need to stay shut and you won’t know which those are until you know where the fire is, and that’s all dealt with by the alarm system. At the roundtable, how do you need to interact with those key things if there is an event?.’ He is struggling with dealing with this.

WILL PERKINS ‘isn’t the question what information needs to be put in place for the operations team the to ensure that product is ready to go in accordance with its design if there is an event?’

RICHARD FREER reiterates the point he made earlier, which is the purpose of this pre-meeting– what information do you need to supply? What information does the building safety manager need when a fire breaks out? ‘I want your definition of what you need’.

AELX OLDMAN refers to Richard Whittaker’s anecdote (in another meeting) about the 2 fires he had to deal with in an 18-month period and having to decamp 150 households overnight – ‘that's the operational sharp end’. JACK WHITE sees that what Alex spoke about is ‘all operational’. It’s not possible to have zero risk, but what is the work that is done to make buildings as safe as practicable? How do we maintain buildings as well as we can to minimize the chance of an emergency situation occurring?

PAUL WHITE will be attending the roundtables at DCW. RICHARD says just over 20 people have signed up so far. WILL PERKINS will be attending.

WILL PERKINS wonders, ‘at the roundtable, what exactly is the question that Alex is asking us?’ RICHARD said the question is ‘what does the operational round table think is needed for that (limiting and mitigating smoke risks)?’ ALEX says it's about specifying the information requirements of assets to start the data collection process. RICHARD says they are going to be working on 2 possible scenarios: a fire door being painted and a carpet being installed. He asks the group if they can think of any other possible scenarios that could be used.

JACK WHITE thinks that thinking in terms of someone’s carpet in terms of asset management is nowhere near what we’re looking to do (considering that there are buildings riddled with holes/fire doors not working/disconnected combustible cladding etc.).

RICHARD asks PAUL and WILL ‘what do you think the question should be?’ WILL responds ‘what does BIM4housing want out of that roundtable event?’ RICHARD says ‘what do you think we should want out of it?’

ALEX says what’s clear is that ‘we’re trying to promote the work of BIM4housing at Digital Construction Week. So, the 1st object is, we want more members and participants, more discussion (everyone agrees with this). Also, to highlight the publications we’ve got. We have to put in place a process where we’ve designed and put the right things in place and make sure they’re operating in the required state: how do we do that? Maybe there are discussion points about low/medium/high budgets. The focus for the discussion will be about spread of smoke and compartmentation requirements and mitigating the risk.’

LYSA NICELY writes her proposed wording on the question via chat: ‘BIM 4 Housing has a suite of xxx to assist Operational Teams - What additional requirements do you think may be needed to mitigate smoke spread?’ ALEX thinks it's good and that the ‘xxx’ are technical publications.

Jiss Philip Mukkadan -BIM4Housing

Kelly Lee - Orbit

Paul Connolly -Mace Group

Jack White - Clarion Housing

Lysa Nicely - Originhousing

Will Perkins - SE Controls

Alex Oldman - Civica

Paul White - Ventilation Fire Smoke

Richard Freer - IceFire Portfolio

David Peacock - TÜV SÜD

Sharon McClure - Avestagroup

Christine Milling - L&Q

James Banner - Orbit

Patrick Flynn - Networkhomes

Glen Jackson - Swan Housing



RICHARD informs participants about the 5 live round table sessions on Thursday 19th May am at Digital construction week https://event.on24.com/wcc/r/3718963/D55D50E9082663F34ABF681B77D404BA. Each of the 5 working groups are included. 1 asset type (fire doors) will be taken, look at the work already done at fire safety round tables, each working group will look through the mitigation of risks. As an Operations group, what other information might you need that you haven’t got there? Compartmentalisation of each unit will also be looked at, there are 3 or 4 other asset types that come along with that. ALEX and PAUL confirm they will be attending..

Richard Freer -IceFire Portfolio

RICHARD wants to organise an interim pre-meeting between now and then to prepare for the round table. Invitations will be sent out.

Paul White -Ventilation Fire Smoke

ALEX OLDMAN talks about 4 working groups. He shows the BIM4HOUSING Teams page, a working document about the challenges of RetroBIM. He’s changed the name of retroBIM to Augmented Asset Management. It’s about the capture of digital information that relates to pre-existing buildings. ALEX wants the group to be able to provide a document that can be shared across relevant industries to help people understand what are the issues and how to go about collecting digital data to build digital models on these buildings. Why is it being done? How is it being done? Also, maybe a ‘lessons learned’ section.

Jiss Philip Mukkadan -BIM4Housing

ALEX asks group members to get involved in editing the document. He encourages people to get involved in the retrobim group and also for others to take responsibilities. MAXINE BEADLE from WILLMOTT DIXON says she will get involved.

Nick Isherwood -Accent Group

BEX GIBSON states that her company has opened a department to monitor the quality of information. KELLY LEE, in her company, is working on how they can keep their data updated within their current system (though they’ll soon be migrating to new systems in the future...golden thread requirements must be met now).

Bex Gibson -Livewest

NICK ISHERWOOD from Accent Housing will hold an initial meeting about BIM next week. He’ll take a companywide approach: MAXINE, BEX and KELLY will help him with this.

Alex Oldman -Civica

PAUL WHITE offers help for people putting together asset lists and if they want help with surveys – fire doors/ventilation/smoke control. He’s around to help on the practical side rather than BIM in particular.

Simon Bowker -Onemanchester

ALEX shows some documents with specific guidance on some asset types. He talks about the bim4housing.com website which includes a Black Box reporting system which allows people to share lessons learned from an incident in an anonymous way. PAUL WHITE says that very much relates to his role in the group, to help with technical issues that some may struggle to understand.

Richard Whittaker -Citizenhousing

ALEX gives an update on the other working groups. There’s no significant progress in the other three groups. One was to look at name tagging and file naming conventions issues.

Kelly Lee -Orbit

RICHARD WHITTAKER offers the information he has about BIM and the golden thread.

Maxine Beadle -Willmott Dixon

ALEX returns to the subject of working group B: name tagging and conventions. MAXINE BEADLE is happy to be a part of the working group (but not to lead it...no one volunteers to lead). RICHARD FREER suggest that, because naming conventions effect everyone right across the board, perhaps instead of forming a group from within Alex’s group it may be wise to make it a work stream with MAXINE and BEX and the other two members needed can be recruited from the other groups.

Marzena Odzimek -Tower Hamlets Homes

BEX GIBSON thinks it would be a good idea for this working group to collaborate re name tagging and conventions with the HAs working group. RICHARD FREER agrees.

ALEX says that MAXINE and BEX will be in touch regarding this.

Glen Jackson -Swan Housing

ALEX then moves onto notes for organisational change for BIM. RICHARD interrupts to say a work stream is being developed focusing on change management, which would cover this topic. If there’s a couple of people in Alex’s group that want to get involved with that it would be great.

ALEX will share a list of people who may be interested in getting involved in that work stream.

Neil Yeomans -Orbit

BIM USE CASES is the next topic ALEX talks about. He’s interested in what sort of questions people are asking of their BIM data sets e.g. topography, planning, servicing and maintenance operations, demonstrating compliance for the new building safety regulations...but how does that actually break down in practice?

James Banner -Orbit

FLEUR BOWEN is uncertain as to what the information will be used for in an operational management context: ‘if it’s fully noncombustible what is the risk of us NOT having that data on an ongoing basis and making sure we’re gaining value from it?’.

Calum Kerr -Balfour Beatty

KELLY LEE says what needs to be understood is what impacts what? What are the costings and the future costings? She gives an example of an older building that’s front has been pebble-dashed and overlaid the windows, therefore if the windows are replaced the external wall will be broken. This will double or triple the cost.

Lee Reevell -Halton Housing

ALEX says the ‘business case for building these digital models is if we can go in and look at the performance now, understand what the building performance is, make investment in it, you are actually then able to demonstrate the return on investment in terms of the improvement in the building performance’. This is particularly relevant in light of the rising fuel costs and its impact on occupants’ bills.

Dave Williams -Originhousing

BEX GIBSON (via chat) says her company is developing a sort of gateway contractor control system where no works can be undertaken in HRRBs until the Building Safety team approve and perhaps see efficiencies. Related to this, ALEX asks at what point does data need to reflect the real building and levels of trust?

Fleur Bowen -Notting Hill Genesis

PAUL WHITE (via chat) asks if the model could record PEEPS (personal evacuation plans)? https://www.devonshires.com/personal-emergency-evacuation-plans-peeps-for-building-owners-consultation-and-government-update/ ALEX says it could. BEX (via chat) says the problem is there’s a GDPR issue. ALEX agrees. RICHARD FREER says that, in a safety context, there are ways to deal with the GDPR issue. BEX (via chat) says that she will be incorporating PEEPS into her consideration of these digital models. FLEUR is waiting for the change in guidance coming soon.

Sharon McClure -Avestagroup

RICHARD WHITAKER has 16 sites utilising BIM (management, not modelling). He shows on screen and offers to share his BIM execution plan. He talks about dealing with a major fire in an apartment building and how important the golden thread, a single digital data source, is in order to respond to such an incident effectively. Richard said there were too many sections of information to be comprehended ‘whilst the tower block was burning down’ and also a dilemma of which format to choose to access information (word/excel/PowerPoint). GEORGE agrees that looking at all these different schedules is complicated and the likelihood of all the information across different sources being coherent is very low. GEORGE says that he’s working on a virtual folder structure. RICHARD wants ‘live’ documents, not PDFs.

George Stevenson -ActivePlan

Regarding PEEPS, NICK ISHERWOOD says that the National Fire Chief Council are working on a standard template which he will circulate amongst the group. GEORGE says they may be able to align this work with what’s been going on in the round tables and risk-based asset management (example: spread of smoke and how to mitigate risk). FLEUR BOWEN says there are disability codes that anonymise the information. GEORGE asks if PEEPS would be useful if a particular asset has not been operational for a week or so, is there value in realising which people may be vulnerable during that period so the building safety manager can alert that. ALEX is already doing using it this way. GEORGE says that identifying the relationship between assets can be done easily through the right data structure...it’s a proper digital twin.

Christine Milling -L&Q

Continuing with the subject of PEEPS, NICK ISHERWOOD says that (maybe) it’s going to be diluted down and what’s more important is the information sharing during an incident with the fire service EI...(emergency information sharing).

CHRISTINE MILLING clarifies the definition of a system as a group of components and you need to make sure what components you are including in a particular system and to see where failure of a particular component may have an impact.

GEORGE talks about the Template on the Bim4housing website, created within the GTI group, for all the documentation relating to the safety case. It’s available for everyone to access within the black box site/publications.

The next meeting will be on 22nd June.



ALEX OLDMAN this particular group is focused on the ongoing operation and maintenance of our buildings through the occupation lifecycle... at the end of the process and demolition, deconstruction of those buildings, so that that part of the life cycle. So, everything from handover onwards is our particular area of interest.

BIM is really helpful to ensure that the information that we need can be collected in an efficient manner so that we’re able to manage those properties properly right from the off as soon as we get that handover: that’s what this group is about.

ALEX OLDMAN: Here, we share information/ideas/(possibly) do research/sharing stories and problems, with the view to benefitting the industry. We’re going to form working groups to look at specific topics. We can publish information through https://bim4housing.com/

Today, let’s organise a STRATEGY: what are we doing for the next 12 months? What is it that we hope to achieve? And how to organise ourselves, including volunteers for specific areas of interest.

ALEX had previously sent out emails to group participants detailing challenges/questions.

Regarding the 6 points (from the email) are there any specific problems that we hope to resolve?

PAUL MARSH says there is a problem with BIM and legacy buildings: ‘how can the first dummy set of data be created? Can we come up with something basic to use as a standpoint?’.

ALEX acknowledges this is a problem with RetroBIM, difficulties of how to establish BIM information for existing buildings.

GEORGE the principles for the Operations group is what are the real business issues that we are wrestling with? Maybe we can get help from the other working groups (to solve these issues). (The next stage after that) is workstreams. The working groups are strategic, the work streams look at a particular task. EWe started with data standardization, working with HACT, then MMC, and the Fire safety group. We’re now working with the zero construct team in the sustainability group re operational/embedded carbon. Work on the Digital Record includes looking at existing buildings (this relates to Paul’s question).

Re existing buildings, we need the information to ensure the building is operating effectively, for safety and compliance issues, and operational carbon. Then, we need to make sure the digital record is complete and up-to-date.

DAVE WILLIAMS says that, in his sector in general, there is a lack of standardisation. Examples are the lack of standardised data dictionaries and the naming of components: ‘is it a ‘glazed window’ or just a ‘window’?’. This is particularly a problem with legacy buildings. Looking at Uniclass, it has gaps, and sometimes uses American naming instead of UK naming.

JOANNA HARRIS says that NRM3 from Ricks may deal with the labelling problem of components.

GEORGE says that the work he’s been doing with the golden thread and the data standards group addresses this matter.

‘If you look at what we’re trying to do, there’s a range of different standards that we’re wrestling with. In the BIM world the standard is IFC, which principally is driven by design. There is a building smart data dictionary which includes all of the individual properties as to what you call something, but coming at it from the view of BIM and design. There is also UNICLASS and BIMhawk. Then, there is NRM 1,2 and 3 which are driven from a cost or project management perspective. Lesser known is what the wholesalers use, called ETIM. All of these classifications are designed for a particular purpose.’

‘The approach we’ve taken within the HACT group is working with BRE and Templater. TEMPLATER is a neutral way of connecting with all of these different DATA DICTIONARIES...we can pull them into a common environment. (For example) a cavity barrier might me mapping to several different specifications according to what it’s being used for e.g., design/ cost management/ fire stopping. The NAMING of ‘cavity barrier’ is then CONSISTENT. Because this is a proper database, it’s also connected to the IFC component: therefore, there is a One-to-Many Relationship. The data dictionaries talk to each other. We can also see what information is needed at which work stage. You can also turn off things that you don’t need. Machine readable data templates which are machine readable can be created which can go into software applications.

We have 250 standardized asset types and people can also add synonyms, so we can have the one asset type with different synonyms included.

PAUL MARSH is interested as it will save him ‘a million hours of work’.

CHRISTINE MILLING It seems that if we’ve got legacy systems, we should be building our own digital twins. If we have digital twins we can then identify what data we have missing.

ALEX OLDMAN When do we start having a discussion about BIM in organisations? Is there anything that we need to do in terms of making it easier for board level people to understand the benefits of BIM?

LUKE HAZELWOOD When you go further down in the operational teams, those are the people who struggle to see the benefits of BIM. There should be a layman’s guide to what the advantages ofg BIM are. The two biggest hurdles (regarding BIM) are the initial cost and the training of operational teams to get the rest of the business on board.

PAUL MARSH says that many people at various levels do not understand just how much work it will be to try and get legacy buildings on BIM, because the data doesn’t exist.

ALEX agrees about this data quality issue and the fact that old data cannot be relied upon.

GEORGE considers that it's important that people are talking about BIM as ‘better information management’ and not 3D model. He suggests that the group could identify common problems in common scenarios that can me formed into questions. Information can then be tested against that from the angle of how a particular problem can be prevented.

ALEX, during the meeting, has picked up on some points applying to RetroBIM. He thinks it would be useful if more time was spent looking at how to use BRE Templater (and other tools mentioned by George). Another issue he identifies is the challenges being faced during the operational phases of buildings.

LUKE HAZELWOOD: ‘To actually get BIM working, you need both the development and the operations and IT working at the same time on the same project. It’s a whole company project. This (process) is often blocked by funding.’

LUKE HAZELWOOD says that recording data regarding repairs of assets is important because a technician will spend time and resources to fix something but never records the method of how it is fixed, so that knowledge is not spread. Consequently, the mistakes continue to be made resulting in many hours of extra work.

LYSA NICELY has been working on a QR code on the doors of all the blocks so it’s scanned and there is a data set that feeds back into BIM.

GEORGE thinks QR codes are an essential part of the process but it doesn’t address Luke’s point about the master asset information data set. This is where Active Pan comes in to offer and deliver information. All this information can be in an interconnecting virtual world so you don’t have to be constrained by any one software application.

ALEX says that QR codes are useful re data for fire escape routes and checks on fire doors function etc.

GEORGE raised the issue of residents/kids in schools prising off RFID Tags and sensors from doors/assets and hence jeopardising data collection/safety measures. ALEX says that in the fire brigade they tend to build these tags within the asset (so they don’t melt/get lost).

PAULINE says there’s a big factor in terms of operational teams buying into BIM, they have lost their initial enthusiasm for it (which they had back in 2005). The level of belief that BIM is going to be delivered anytime soon has diminished. Regarding the handover process, there’s no overall understanding of the various data points where information comes into the organisation. We need to look at where all the data points are when information comes in so we eventually get one underlying complete data set of information.

GEORGE agrees with LUKE’s comment about O&Ms, saying that people ask for access to the O&Ms but invariably cannot find the information they are looking for.

GEORGE shows the group slides of the BLACK BOX page that has been created during the round tables. He then talks about the Golden Thread questionnaire.

BRETT HIBBIT talks about the definition of a block in regards to the management system shown by George. PAUL MARSH has the same problem regarding the definition of blocks. DAVE WILLIAMS splits the blocks into sub-blocks.

ALEX talks about 4 activities for the next meeting: how we can aid organisations to apply BIM to existing buildings; helping with name tagging (BRE Templater); effecting change in organisations; creation of Use cases.

The next meeting is 27th April at 11am. ALEX is looking ofr people to co-chair and develop the leadership for this year, he’d like a team of 4 or 5 people to spread the load.

LUKE says he’s going to contribute Use cases to the group as they come up in the course of his work.

Alex Oldman -Civica

Lenesa Browne - Brockley

Jiss Philip Mukkadan - BIM4Housing

Richard Freer - IceFire Portfolio

Steve Wyper - Sovereign

Ian McLackland - Gateshead

Graham Cann - Catalyst Housing Limited

Stuart Thew - Gateshead

Brett Hibbitt - Aster

George Stevenson - ActivePlan

Calum Kerr - Balfour Beatty

Joanna Harris - Sodexo

Graham Kelly - BIM Academy

Paul Marsh - Metropolitan Thames Valley

Will Perkins - SE Controls

Harshul Singh - Ucl

Bex Gibson - Livewest

Glen Jackson - Swan Housing

Alastair Brockett - Hilti

Lysa Nicely - Originhousing

James Banner - Orbit

Kelly Lee - Orbit

Jack White - Clarion Housing

Pauline Tuitt - L&Q

Christine Milling - L&Q

Mike Richardson - PRP

Paul Connolly - Mace Group

Chris Hobbs - Graitec

Dave Williams - Originhousing

Mike Smith - Bailey Partnership

Luke Hazelwood - L&Q

Sharon McClure - Avestagroup

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