BIM levels explained - Building Information Modelling (BIM) article from NBS

BIM levels explained

The concept of BIM levels (and BIM level 2 compliance) has become the accepted definition of what
criteria are required to be deemed BIM-compliant, by seeing the adoption process as the next steps in a
journey that has taken the industry from the drawing board to the computer and, ultimately, into the digital
age.
The government has recognised that the process of moving the construction industry to full collaborative
working will be progressive, with distinct and recognisable milestones being defined within that process, in
the form of levels. These have been defined within a range from 0 to 3, and, whilst there is some debate
about the exact meaning of each level, the broad concept is as follows:

Level 0 BIM
In its simplest form, level 0 effectively means no collaboration. 2D CAD drafting only is utilised, mainly for
Production Information (RIBA Plan of Work 2013 stage 4). Output and distribution is via paper or electronic
prints, or a mixture of both. The majority of the industry is already well ahead of this now (source: NBS
National BIM Report 2014).

Level 1 BIM
This typically comprises a mixture of 3D CAD for concept work, and 2D for drafting of statutory approval
documentation and Production Information. CAD standards are managed to BS 1192:2007, and electronic
sharing of data is carried out from a common data environment (CDE), often managed by the contractor. This
is the level at which many organisations are currently operating, although there is no collaboration between
different disciplines each publishes and maintains its own data.

Level 2 BIM
This is distinguished by collaborative working all parties use their own 3D CAD models, but not necessarily
working on a single, shared model. The collaboration comes in the form of how the information is exchanged
between different parties and is the crucial aspect of this level. Design information is shared through a
common file format, which enables any organisation to be able to combine that data with their own in order
to make a federated BIM model, and to carry out interrogative checks on it. Hence any CAD software that
each party used must be capable of exporting to one of the common file formats such as IFC (Industry
Foundation Class) or COBie (Construction Operations Building Information Exchange). This is the method of
working that has been set as a minimum target by the UK government for all work on public-sector work, by
2016.

Level 3 BIM
Currently seen as the holy grail, this represents full collaboration between all disciplines by means of using a
single, shared project model which is held in a centralized repository. All parties can access and modify that
same model, and the benefit is that it removes the final layer of risk for conflicting information. This is known
as Open BIM, and the UK governments target date for public-sector working is 2019? Current nervousness
in the industry around issues such as copyright and liability are intended to be resolved the former by
means of robust appointment documents and software originator/read/write permissions, and the latter by
shared-risk procurement routes such as partnering. The CIC BIM Protocol makes provision for these.

Looking further ahead, it is highly probable that collaborative working practices will
ultimately filter through to the private sector...

What this means in practice

The significance of these steps, in real terms, is that UK government has adopted this definition in its
Construction Strategy, by requiring that all publicly-funded construction work must be undertaken by using
Building Information Modelling to Level 2, by 2016. This mandate has been set as one measure to help in
fulfilling their target of reducing waste in construction by 20%. It is considered that abortive work,
discrepancies and mistakes, and inefficiencies in the information supply chain are major contributors to this
waste; and that collaborative working can assist in their reduction. Looking further ahead, it is highly probable
that collaborative working practices will ultimately filter through to the private sector, in much the same way
that CAD took over from the drawing board during the 1990s.

4D BIM and beyond

Finally, the concept of 4D BIM has become a buzzword in recent years. This equates to the use of BIM data
to analyse time; beyond this are 5D which includes cost management, and 6D for facilities management
(FM) purposes.

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The 20 key BIM terms you need to know - Building Information Modelling (BIM) article from NBS

The 20 key BIM terms you need to know

With the sheer volume of new technical terms and keywords being used in connection with BIM, the average
construction industry worker could be forgiven for being confused by the jargon. With that in mind, the
following is a list of the 20 need-to-know BIM terms, and their definitions.

1. 4D, 5D, 6D
First there was 2D CAD, then 3D CAD now there are extra dimensions to refer to the linking of the BIM
model with time-, cost- and schedule-related information (although the precise order hasnt to date been
agreed across the whole industry).

2. Asset Information Model (AIM), Building Information Model (BIM), Project

Information Model (PIM)
Not only is there the Building information model, but the Asset information model which is the name given
to the same model post-construction, i.e. supplemented with the data needed to assist in the running of the
completed asset. Note that asset can also refer to civil engineering and infrastructure work (see also
Uniclass, below).
Conversely, the Project information model is the name given during the design and construction stage, i.e.
whats commonly known as the project among the design team.

3. BIM execution plan (BEP)

PAS 1192-2 (see below) proposes that a BIM Execution Plan is created for managing the delivery of the
project. This in turn is split into a pre-contract BEP, in response to the Employers Information Requirements
(in other words, comparable to contractors proposals in a Design & Build contract) and a post-contract
BEP which sets out the contracted delivery details.

4. CIC BIM protocol

A supplementary legal agreement which is designed to be used by construction clients and contractor clients.
It is incorporated into professional services appointments and construction contracts an amendment to
standard terms, creating additional rights and obligations for the employer and the contracted party to
facilitate collaborative working, while safeguarding intellectual property ownership and liability differentiation
between those involved.

5. Clash rendition
Referred to in PAS 1192-2, rendition of the native-format model file is be used specifically for spatial
coordination processes. Used to achieve clash avoidance or for clash detection (between, for example
structure and services) between Building Information Models prepared by different disciplines. The key
benefit is in reducing errors, and hence costs, pre-construction commencement.

6. Common Data Environment (CDE)

This is a central information repository that can be accessed by all stakeholders in a project. Whilst all the
data within the CDE can be accessed freely, ownership is still retained by the originator. Cloud storage is a
popular method of providing a CDE, although it could also be a project extranet. The scope and requirements
for a CDE are defined in PAS 1192-2 (see below).

7. Construction Operations Building Information Exchange (COBie)

COBie is a data schema which is delivered in a spreadsheet data format, and contains a subset of the
information in the building model (all except graphical data, and hence a subset of IFC; see below), for FM
handover. It was originally devised by the US Army Engineering Corps. Over the course of a project, data
can be added to it from a range of sources (besides CAD programs), relating to brief, design, construction,
operation, refurbishment or demolition, as the case may be. The Governments Level 2-mandated
requirement is for COBie-compliant information exchange (see above). BS 1192-4 documents best practice
for the implementation of COBie.

8. Data drop
A key information delivery stage, referred to in the BIM Industry Working Groups Strategy Paper for the
Government Construction Client Group, and also the CIC BIM Protocol. PAS1192-2 refers instead to data
delivery and information exchange. These match common project stages, as set out in the RIBA Plan of
Work 2013, but they are to be made electronically. Level 2 compliance requires these to be to the COBie

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The 20 key BIM terms you need to know - Building Information Modelling (BIM) article from NBS
standard (see below).

9. Data Exchange Specification

A specification for electronic file formats that are used for the exchange of digital data between different BIM
software applications, thereby facilitating interoperability. Examples include IFC and COBie (see above). PAS
1192-2 outlines information exchange activities.

10. Federated model

This is, in essence, a combined Building Information Model that has been compiled by amalgamating several
different models into one (or importing one model into another; i.e. collaborative working). For example, an
architect can import a structural engineers model data into their spatial model. This is the basis of the UK
governments Level 2 BIM mandate, whereas Level 3 will result in all stakeholders working on one shared
model (integrated).

11. Government Soft Landings (GSL)

A UK government-initiated handover protocol to champion better outcomes for built assets during the design
and construction stages. Its objective is to reduce costs (capital and running) and improve performance of
asset delivery and operation, and can be assisted through the use of a Building Information Model. Two
notable features are that:
BIM is intended to be used increasingly as a data management tool to streamline the briefing process
Post Occupancy Evaluation is carried out, to measure and optimise performance of the asset, and learn
lessons for the future.

12. Industry Foundation Class (IFC)

IFC is an object-based format, to enable exchange of information between different software. Developed by
buildingSMART, a global alliance specialising in open standards for BIM, IFC is an official standard, BS ISO
16739, and contains geometric as well as other data.

13. Information Delivery Manual (IDM)

To make BIM effective, information needs to be:
made available when it is needed and
to a satisfactory quality.
This can be achieved by using an Information Delivery Manual, that identifies the various construction
processes, and the information required at each stage. ISO 29481-1 specifies a methodology for the format
of the IDM.
IDM also forms one part of the BuildingSMART interoperability model; the other two parts being the Data
Dictionary (mapping alternative terms for common elements) and IFC (see above). Note that this is beyond
the scope of Level 2 requirements.

14. Information Manager

The CIC BIM Protocol (see above) refers to and provides for the appointment of an Information Manager by
the employer. This is, in essence, a project manager, who is responsible for managing the delivery of the
asset using BIM procedures and methods. This is expected to form part of a wider set of duties under an
existing appointment and is likely to be performed either by the Design Lead or the Project Lead.

15. Level 0 BIM, Level 1 BIM, Level 2 BIM, Level 3 BIM

The move to full collaborative working via distinct and recognisable milestones, in the form of levels. These
have been defined within a range from 0 to 3, and, whilst there is some debate about the exact meaning of
each level, the broad concept is:
Level 0 no collaboration. 2D CAD drafting only. Output and distribution is via paper or electronic prints,
or a mixture of both.
Level 1 a mixture of 3D CAD for concept work, and 2D for drafting of statutory approval
documentation and Production Information. CAD standards are managed to BS 1192:2007, and
electronic sharing of data is carried out from a common data environment (CDE), often managed by the
contractor. There is no collaboration between different disciplines each publishes and maintains its
own data.
Level 2 collaborative working all parties use their own 3D CAD models. Design information is shared
through a common file format, which enables any organisation to be able to combine that data with their

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The 20 key BIM terms you need to know - Building Information Modelling (BIM) article from NBS
own in order to carry out interrogative checks on it. Hence any CAD software that each party used must
be capable of exporting to a common file format. This is the method of working that has been set as a
minimum target by the UK government for all public-sector work, by 2016.
Level 3 integrated working between all disciplines by using a single, shared project model which is
held in a common data environment (see above). All parties can access and modify that same model,
removing the final layer of risk for conflicting information. This is known as Open BIM (see below), and
the UK governments target date for public-sector working is 2018, although the precise requirements
have yet to be determined.
Note that the definition of BIM maturity Level 2 was originally developed as part of the UK Government
strategy in 2011. It is also defined in PAS 1192-2, with reference to best practice and the adoption tools and
standards. It is also worth noting, though, PAS 1192-2 acknowledges that, given the early stages of adoption
of managed methods of working in BIM at the time the PAS was drafted, it can be expected that Level 2
practices will continue to evolve, and that the scope of information sharing and exchange will vary from
project to project. Therefore, PAS 1192-2 anticipates that the definition of Level 2 BIM will continue to evolve
around the core principles of the shared use of individually authored models in a CDE.

16. Level of detail (LoD), Level of information (LoI)

Level of definition is defined in PAS 1192-2 as the collective term used for and including level if model
detail and the level of information detail. Level of model detail is the description of graphical content on
models at each of the stages defined, for example, in the CIC scope of services. The level of model
information is the description of non graphical content in models at each of these stages. BS 8541 defines
level of detail for BIM objects as:
Schematic
Concept
Defined
BS 8541-3 is the code of practice for the shape and measurement of BIM objects.
Level of information defines how much detail is required at each of these stages i.e. whether spatial,
performance, standard, workmanship, certification etc. Click here for details on the BIM Toolkit currently
under development.

17. Life-Cycle Assessment (LCA)

Life-cycle assessment (LCA, also known as life-cycle analysis) is a cradle-to-grave environmental impact
assessment for built assets, in terms of materials and energy. The energy and materials used, along with
waste and pollutants produced as a consequence of a product or activity, are quantified over the whole life
cycle; the result representing the environmental load of that asset. ISO 14040 defines LCA methodology.

18. Open BIM

An open-source approach to collaborative design, realisation and operation of buildings, based on open
standards and workflows. Open BIM is an initiative of several leading software vendors using the
buildingSMART Data Model, which incorporates data to ISO 16739 (via the IFC file format), terms to ISO
12006-3 (using the International Framework for Dictionaries, which maps different technical terms that have
the same meaning) and process to ISO 29481-1 (the Information Delivery Manual; see above).

19. PAS 1192

The PAS 1192 framework sets out the requirements for the level of model detail (the graphical content),
model information (non-graphical content, such as specification data), model definition (its meaning) and
model information exchanges:
PAS 1192-2 deals with the construction (CAPEX) phase, and specifies the requirements for Level 2
maturity; sets out the framework, roles & responsibilities for collaborative BIM working; builds on the
existing standard of BS 1192, and expands the scope of the Common Data Environment (see above).
PAS 1192-3 deals with the operational (OPEX) phase, focussing on use & maintenance of the Asset
Information Model (see above), for Facilities Management.
BS 1192-4 documents best practice for the implementation of COBie.
PAS 1192-5 is currently under development, and will cover security of data.

20. Uniclass
Classification system used in the UK and owned by CPIC, which groups objects into numerical headers to
allow things to be arranged or grouped according to a type or class applied throughout the asset life and may
be used as part of the categorisation used in BIM models. Uniclass 1997 tables are referenced by PAS1192
part 2. The classification categories are:

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The 20 key BIM terms you need to know - Building Information Modelling (BIM) article from NBS
Complexes or collections of buildings such as a university campus or an airport
Entities, which comprise individual buildings
Activities taking part within different parts of those buildings
Spaces, or rooms
Elements such as walls, floors and ceilings
Systems, for example door and window systems, or wall lining systems
Products such as sheet materials, or fixings.
Uniclass is more sophisticated than the Common Arrangement of Works Sections (CAWS), in that:
it encompasses the entire life cycle of a built asset
it can cater for assets of any scale, so can be used for planning as well as design and construction
it can accommodate infrastructure and civil engineering projects, in addition to buildings.
Note that a revised version of Uniclass is currently in development as part of the BIM Toolkit project (see
above), to improve table alignment for mapping.

Useful links
BIM in Small Practices: Illustrated Case Studies, Robert Klaschka, NBS
BIM for the terrified
BS 8541-3 Library objects for architecture, engineering and construction. Shape and measurement
code of practice, 2012
BS EN ISO 14040:2006 Environmental management. Life cycle assessment. Principles and framework
BS ISO 12006-3:2007 Building construction. Organization of information about construction works.
Framework for object-oriented information
BS ISO 16739:2013 Industry Foundation Classes (IFC) for data sharing in the construction and facility
management industries
BS ISO 29481-1:2010 Building information modelling. Information delivery manual. Methodology and
format
BuildingSMART
CIC BIM Protocol
CPIC
Government Construction Strategy (2011)
NBS BIM Toolkit
NBS National BIM Report 2014
PAS 1192-2 -3 Specification for information management for the capital/delivery phase of construction
projects using building information modelling
RIBA Plan of Work 2013

December 2014
by Anthony Lymath, Architect/Technical Author, NBS

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The top five barriers to BIM implementation - Building Information Modelling (BIM) article from NBS

The top five barriers to BIM implementation

In the move to comply with the UK governments mandate to work to BIM Level 2 by 2016, organisations are
likely to encounter challenges in the process. Time and capital need to be invested, and smaller
organisations in particular will view the implementation of BIM with trepidation. Whats more, the construction
industry as a whole lacks clarity on the issue, and there will be a common perception that BIM is the preserve
of the larger organisation rather than the smaller.
The NBS National BIM Report 2014 identified the top five reasons cited by those organisations who havent
yet made the move; these are outlined below.

1. No client demand
This was cited by 73% of practices employing five staff or fewer. Whilst the Government is in the process of
enforcing BIM for publicly-funded work, clients of smaller organisations dont often make similar demands
and the smaller they are, the less likely this is.

2. Not always relevant to projects worked on

71% of small practices (five or fewer staff) felt that BIM simply isnt applicable, or appropriate, to the nature
of their typical workload. They may feel that there isnt the level of complexity to warrant BIM, but the fact is
that even domestic projects can be complex.

3. Cost
A common observation was the need to get through the downturn before looking at BIM. The recession has
increased cautiousness, particularly when it comes to financial outlay. And it cant be denied that the move
does involve expenditure on software, training, and time. But the costs need to be weighed against the
potential benefits. Those who have adopted BIM tend to report that the experience has been better than they
had anticipated.

4. Projects worked on perceived as too small

Contrary to common perception, BIM can work on any size of project from a domestic refurbishment upwards
the biggest inhibitor to its effectiveness is the quality of the survey undertaken, but this is in fact the case
regardless of whether a building is drawn in 2D or 3D. Although small contractors are likely to provide
resistance to technological changes in working practices initially, the workplace is nevertheless evolving all
the while, and the benefits can still be realised during the earlier stages of a project in the meantime.

5. Lack of in-house expertise

62% of practices with five or fewer staff expressed this concern, and 77% of practices with six or more staff.
Although organisations particularly smaller practices may not currently have the skills in-house, the
upturn in the industry is leading to an increase in recruitment, and this is the ideal time to recruit staff with the
necessary skills. Savvy employees will have upskilled during the recession, and smaller practices can be
more agile in their response to and adoption of BIM by being able to take advantage of lower aggregate
training costs.

Conclusion
Despite any reluctance to make the change, organisations can take comfort from the fact that only 4%
wished that they hadnt adopted BIM. More importantly perhaps, 61% of users found that BIM brought cost
efficiencies, 52% that it increased the speed of delivery and only 16% didnt feel that it had increased
profitability.
Of organisations that havent yet adopted BIM, 59% believe they will be left behind if they dont do so. With
unremitting pressure on architects and others professional fees, it looks as if BIM may offer a way to getting
more work, and making that work more profitable.
The experience of those who have adopted BIM shows us that the process, whilst not easy, is worthwhile.
Adopting BIM may be less risky and less cost-effective than not doing so.

Useful links
BIM Demystified, Steve Race, RIBA Publishing
BIM for Construction Health and Safety, Stefan Mordue and Roland Finch, NBS
BIM for the terrified
BIM in Small Practices: Illustrated Case Studies, Robert Klaschka, NBS

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IFC - is it simply misunderstood? - Building Information Modelling (BIM) article from NBS

IFC is it simply misunderstood?

by Stefan Mordue
NBS Technical Author
The issue of interoperability is becoming more apparent as we begin to use more pieces of software, but how
we integrate information has always sparked commentary and divided opinion.
BIM is more than just technology, but perhaps it is the development in the transfer of digital information that
is providing the impetus missing in previous construction industry initiatives, such as the responses to the
Latham and Egan reports. To achieve BIMs full potential we require a robust mechanism to exchange the
ever increasing levels of digital data, regardless of what software package or BIM platform is used.
Essentially speaking, IFC provides the guidelines or rules to determine what information is exchanged.
Although it may include geometry, it is not limited to this; it presents tangible building components such as
walls and doors and also enables the linking of alphanumeric information (properties, quantities,
classification, etc.) to building objects and maintaining these relationships.

What is information exchange?

IFC is an industry-wide open and neutral data format that is fast becoming the de-facto standard for rich data
exchange. It was first developed by an industry consortium formed by Autodesk in 1994 and known as the
Industry Alliance for Interoperability. To assist the development of a non-proprietary standard it was renamed
the International Alliance for Interoperability in 1997 and reconstituted as a not-for-profit alliance. It promotes
IFC as a neutral product model supporting the building lifecycle and opens up membership to all interested
parties.

Model View definition

Since 1996 there have been six principal schema releases, IFC1.5.1, IFC2.0, IFC2x, IFC2x2, IFC 2x3 and
IFC4. (Formally known as IFC 2x4). BuildingSMART recommends that at this moment in time, IFC 2x3 is the
best choice to implement as it has the broadest coverage of support of all published IFC releases. However
now IFC4 is registered with ISO as an official International Standard, ISO 16739:2013 it is hoped that
software vendor implementation will increase.
For further information on currently certified software and the software certification scheme, see the
buildingSMART website.
In order to satisfy the many information exchange requirements of the AEC Industry, a Model View
Definition (MVD) defines a section or subset of the IFC schema for particular uses. For example, the COBie
spreadsheet is a mapping of the FM Basic Handover MDV, which includes operational information. Other
MDVs for 2x3 include the Coordination View and the Structural Analysis View.

Combined data
At NBS we are passionate about information. Information needs to be authored once, and in the right place
but with BIM we now have the added benefit that we can report it many times. With the development of our
NBS plug-in tools, BIM objects are becoming placeholders, connecting to a wider and richer source of
information, and providing this with relevant guidance at the point in time it is required.
Since data is coming from a variety of sources, we need to be able to report and collate it in one central
depository. Working alongside Professor Steve Lockley at the BIM Academy, the NBS Software development
team have been generating a set of components that read and write to and from IFC. Currently in beta
format, they have the ability to link key property sets together between the geometric model and the
specification, producing an IFC file that contains the combined information.

Exchange Schema

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IFC - is it simply misunderstood? - Building Information Modelling (BIM) article from NBS
As the saying goes, it takes two to tango, and is worth noting that as a schema, IFC itself cannot provide
interoperability, rather it relies on the software packages interfacing with it. The schema often sparks debate
and criticism in that it sometimes drops data or loses geometry, but is this due the IFC standard or how it is
being implemented? Further limitations currently exist around IFCs ability to contain parametric information
and manipulate the size of an object, however IFC4 and subsequently future releases look to address this.
Today, most modern BIM authoring platforms support import and/ or export of IFC model data, with
buildingSMART issuing official certification to applications that comply with consistent procedures. This flow
of information is critical for collaboration and interoperability, as it allows use between different authoring and
downstream applications, e.g. facilities management, structural modelling and analysis applications.
With the 2016 Level 2 BIM deadline date fast approaching, the construction industry is getting to grips with
the Open Standard data format set by the Government, the Construction Operations Building information
exchange (COBie) data schema. COBie allows information about buildings to be organized, documented and
shared in a standardized way. In association with the Open BIM network, NBS wanted to test whether the
buildingSMART IFC file format was capable of supporting the creation of COBie datasets. We did this by
running a trial with the help of a number of Tier 1 contractors. The free IFC/ COBie Report 2012 is available
to download from theNBS.com. As a follow on to this trial, the OPEN BIM Network (which merged with
buildingSMART UK to form a User Group) in partnership with the BIM Academy, defined a further series of
COBie field trials using live models provided by Gatwick Airport Ltd.

Best of Breed
Open BIM is more than just IFC, it is a commitment to open standards and engagement. It allows both small
and large platform software vendors to participate and compete on system independent, best of breed
solutions. Any vendor with similar strategies can participate, even competing products and so the attraction of
Open BIM is that consultants can join workflow without giving up their BIM tool which they are familiar where
they may have otherwise been essentially excluded from a project. In the past interdisciplinary collaboration
have taken advantage of Xrefing each others 2D drawings with coordination being managed by manual
update changes. Clearly, complex 3D elements need a more robust level of co-ordination and so Open BIM
uses a reference model concept. Using this approach is perhaps as much about a new mind set than
anything else as it requires a strict regime of classifying elements correctly in order that information can be
filtered and exchanged. It is unlikely that the receiving party will require the full BIM so by appropriately
classifying elements using IFC classification headings, only the relevant elements and information are sent to
the other party.

Open Exchange
The proprietary data format that is particular to a BIM software vendor can be quickly, reliably and efficiently
updated and adapted to suit a changing market. However, the conundrum here is that in the long term they
will prove to be expensive to maintain and support if they do not support a shared approach to data
exchange, the very ethos of BIM. I am sure we have read the analogy of Beta Max vs VHS to BIM software
formats over and over again. VHS, the eventual winner, gained a dominance in the market that for almost 20
years, but the format received little development. And we really do not want that for the construction industry.
Open exchange standards are not new and started to emerge as early as the late 1970s following
agreements between the leading CAD vendors and users. In the mid-1980s the Standard for Exchange of
Product (STEP) model was developed as it was considered at that time that none of the existing formats, on
their own, could support the needs of an open standard across multiple industries. However, STEP was
considered too slow and unresponsive to meet upcoming market need in the construction industry and so
motivation started to develop for a separate standard for the architecture, engineering and construction (AEC)
and facilities management (FM) industries.
Does IFC really deserve the criticism it receives or is it simply misunderstood? Answers on a post card,
please.

Related NBS information

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