Literature review of Building Information Modeling (BIM)

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Literature review of Building Information Modeling (BIM) intended for the purpose of renovation .... are now deployed and tested in Construction (5S, Last Plan-.
Literature review of Building Information Modeling (BIM) intended for the purpose of renovation projects L. Joblot* **, T. Paviot*, D. Deneux**, S. Lamouri* ** *Arts et Métiers ParisTech, 151 boulevard de l’Hôpital, 75013 Paris, France ([email protected]) **LAMIH-UMR CNRS 8201, UVHC, Le Mont-Houy, 59313 Valenciennes Cedex 9 Laboratoire d'Automatique de Mécanique et d’Informatique industrielles et Humaines Abstract: This article focuses on the relevance of a digital approach as BIM in the particularly dynamic and diversified renovation sector, mainly driven by micro enterprises (μEnt). The state of the art shows that few scientific references are devoted to this subject and that the technologies and tools available, which are often very costly, have not demonstrated their profitability (and feasibility) for this business typology. An extensive literature review is used to define the scope and terms of the field of renovation. It demonstrates the areas of interest for a BIM approach and highlights some gaps that should be filled with future works. It is necessary to better map the different observable renovation processes, as well as adapt or develop an appropriate BIM maturity measurement tool for this renovation sector and for μEnt. Keywords: Digital enterprise, Systems interoperability, Interoperability requirements. 1 INTRODUCTION The renovation sector is very active throughout the world, especially in France, partly because of its building stocks. According to the General Commission for Sustainable Development, in 2001, 77.5% of French habitats were individual houses, and 55% of primary residences are over 40 years old (FNAIM, 2014). This study is therefore focused primarily on this particular geographical area, since the renovation market accounts for an annual volume of business of nearly 75 billion Euros (FFB, 2016), 60% of which is generated by companies with fewer than 20 employees. Most of them have fewer than 10 employees and an annual turnover under €2 million and are called μEnt in accordance with the Europeen commission (2003, secs 36-41). The profession, however, has encountered some challenges in recent years. The economic situation in the past 8 years has led to an increased number of construction business failures. The annual bankruptcy level in France has now stabilized at around 15,000 (INSEE, 2016), representing an increment of 50% as compared to cessations of activities observed between 1990 and 2005. In response to these challenges and in order to boost the industry’s productivity index (-10% for construction between 1995 and 2014, compared to +95% for manufacturing activities, according to INSEE and highlighted by the McKinsey report (2014)), major groups are reacting to, and are actively engaged in, digitizing their activities to increase interoperability. The technology behind this is known as BIM. Based on the scientific literature, this acronym may take several directions (Succar, 2009). BIM, according to the worldwide authority (http://buildingsmart.org/) means "Building Information Modelling" and stands for “a digital representation of physical and functional characteristics of a facility. A BIM is a shared knowledge resource for information about a facility forming a reliable basis for decisions during its life-cycle; defined as existing from earliest conception to demolition”. In this article, it is of interest to ask whether this transition to BIM (with the organizational changes it engenders) is

adapted and used today to support or enhance activities and customer satisfaction during renovation works. In this context, the remarks of Gholami et al. (2013), that the digital model has a reassuring and engaging side, is already an argument for developing and maintaining business. The present article will check how and to what extent BIM has been able to benefit the renovation sector. After recalling and defining the vocabulary of this sector in Section 2, Section 3 will propose a literature review on renovation in relationship to BIM and μEnt. Section 4 will discuss a scientific issue and Section 5 will conclude. 2

SCOPE, CHALLENGES AND VOCABULARY APPLICABLE TO THE STUDY

The scientific literature and building industry use different concepts and terms to discuss the renovation of a building. This generic term, in reality, encompasses many areas and has many levels of action. To clarify this analysis and precisely define the boundary of the study, semantic references and actual data are needed. 2.1 Vocabulary in use in France According to the French Building Federation, each year in France, the construction sector represents 124 billion Euros. This production is divided into two categories, namely new building (40%), and renovation (60%), which is of particular interest in this study. As it is intended that later work will be done with French companies, a significant part of the study is based on the French Guide de valorisation du patrimoine rural published by the Ministère de l’agriculture et de la pêche, (2001). This book about the basis of the conservation of historic building in France, clarifies certain practices and scopes such as rehabilitation, restoration, renovation, conserving or preservation. Moreover, these notions can be completed by contributions from standards, like (AFNOR, 2007), that explain actions such as upgrading as to modify or improve, taking into account technological advances, while AFNOR (2010) considers Improving to represent all

the technical, administrative and management required to improve the reliability of a property without changing its function. Troubleshooting, Repair, Maintenance or Facility Management is considered outside the scope of our study. 2.2 A scientific vision An analysis of more than two hundred scientific or industrial references shows that it is more complicated to find an “international” consensus for the scope and the meaning of these different concepts. The majority of previous works are implemented at a European level through the European Committee for Standardization, (2011) or outlined in international standards (ISO, 2010). For plastic pipe systems, for example (ISO, 2013), renovation is related to improvement and rehabilitation to restoring or improvement. The definitions in use in France are similar to those used by Rosenfeld & Shohet (1999). However, they point out that there is a significant overlap between concepts. Other studies by Teo & Lin (2011) connect the various words to the degree of obsolescence of the construction, which do not correspond to the definitions previously found (2.1). Refurbishment, for instance, is considered a performance enhancement, whereas it stands for renovation and redecoration in the Oxford Dictionary (2013). Finally, the notion of retrofit used in scientific publications is used in standards for seismic applications, as an action to put a building into the same functional state as it was before damage. However, Georgiou et al. (2014) or Charalambos & Dimitrios (2014), in a seismic context, use the term rehabilitation, while Menzel & Scherer (2010) use the word repair. Therefore, there are sometimes multiple lexical uses. For these reasons, in the current article it is considered that the term renovation encompasses retrofit, rehabilitation, renovation, restoration and refurbishment. It was hence important to analyse the publications using all of these keywords without any hierarchy between them. After introducing the concepts and vocabulary, Section 2.3 introduces the specific needs of the renovation sector that are extracted from the literature review. 2.3 Specific characteristics of this sector First, it should be highlighted that unlike in new constructions, normative acts or standards as well as shared or universal business processes do not exist in renovation. In France for instance, the "MOP law" published by the Ministère français de l’industrie, des postes et télécommunications et du commerce extérieur (2016) governs public project contracting and its relationship to private project management. However, for renovation activities, a wide variety of situations exist: The work may be based on the files of the executed work, on a numerical model, on 2D drawings; the project may need a building license, the presence of a surveyor, an interior designer, or require a wide range of companies or only one craftsman. Other influential factors include the levels of urgency and the cost and the scale of the project, as suggested by Teo & Lin (2011). The situation will be different depending on whether the contractor is the final customer or a third party (an economist, for example). Other data, from CAPEB (2015) for instance, show both the importance of the renovation sector, but also the complexity of analyzing all the works carried out at 2/3 by companies with fewer than 20

employees (more than 40 billion Euros each year). Most of them are μEnt and achieved a turnover of 33 billion Euros in 2015. Companies that have fewer than 20 people represent nearly 700,000 employees that will have to be understood, persuaded, trained and supported in this digital revolution. INSEE (2015) goes even further, highlighting that with an average of 2.5 employees per enterprise, 96% of construction businesses in France have fewer than 10 employees. The last specification in the sector, Table 1 shows that renovation cannot be summed up by a single component of “energy efficiency refurbishment”, which has mostly been considered in the scientific literature to date (Table 2). By restricting it to this single niche, the user’s needs and the software developments to be performed would be too narrow. Table 1. Distribution of the building activities of companies under 20 employees, according to (CAPEB, 2015) Masonry and tile flooring 25% Carpentry and Arranging 13% Painting, Glass work and Coating 21% Plastering and insulation 6% Roof clading, plumbing and heating 17% Metalworking and Locksmithing 4% Electrical and electronic equipment 14%

Previous data, coupled with a desire to improve the productivity of the sector, raise many concerns: many Lean levers are now deployed and tested in Construction (5S, Last Planner System, VSM...). Dupin (2014) presents some of them and highlights gains obtained with an Integrated Project Delivery approach. This vision is illustrated through the MacLeamy curve, advocating anticipation, interoperability and design effort forward in the project, in order to reduce the cost of design changes. Can this be transposed to renovation and to µEnt with the help of BIM? What can BIM bring specifically to the renovation sector? Moreover, is there enough data showing the efficiency and the profitability of this digital transition? Formalised renovation process models are rare, but which aspects of this trade are really observed and described in scientific publications? Is the available information sufficient to encourage the development of this digital revolution and to reassure an entrepreneur to invest in BIM? The following literature review will address these issues. 3

STUDIES AND TARGETED OFFERS AVAILABLE FOR VERY SMALL BUSINESSES 3.1 Lack of observation and process modeling of renovation scenarios In order to apprehend how to change the sector, it is important to understand how it usually works. Few publications focus on this kind of analysis. Egbu (1999) or Laufer et al (1996) tried to describe the managers’ skills, knowledge and competencies useful for reducing risk, unforeseen and time derivative in refurbishment work. (Singh et al., 2014) investigated the constraints of renovation projects that lead to cost and schedule overruns. At last, they analyse interfaces and links between Key Performance Indicators and results of the construction projects. Aapaoja et al (2013) also highlighted the complexity of the domain and noted that up to 13 different stakeholders (individuals or groups) can be identified and may influence renovation project results. But none of these studies suggested any breakdown of business process. The only characterized processes identified concern environmental renovation as a whole (Zhenjun Ma et al., 2012), or for glass façade renovation (Marradi & Overend, 2014). On the

same topic, Falcon (2013) takes the opportunity to use interesting process modeling formalisms, like Integration DEFinition language 0 or Business Process Modeling Notation. The description of the process, however, remains insufficiently detailed or not exhaustive enough to be used in general for any type of business. The same conclusion can be drawn for the MOP Law, quoted above, in which process modeling is only mandatory for projects above 90,000 Euros in the public market. Recently, some previous works were completed by Kemmer & Koskela, (2012) in a Lean context. Their aim was to introduce Lean theory in order to reduce uncertainty of renovation projects. In the end, they concluded it was necessary to go further than they did, to obtain “a better understanding of the context of different types of refurbishment projects”. Finally, a general building process (including renovation works) was published by (CIC Research Group, 2011), but the process maps presented in the appendix correspond to the scenarios and methodologies that are to be applied only after introducing BIM into project teams. According to this literature review, an overall vision of business process actually seems to be missing, which justifies future works, as will be explored in Section 4. 3.2 BIM creation processes In construction, the 3D Digital Mock up is a relatively recent technology and is therefore very rarely available for an already existing building. If it is absolutely needed, the first step of the work might be to create it. This "as-built" model is expected to accurately represent the building as it was constructed. This is a complex task, due to the imperfections of the “real” building. The model reconstitution is likely to implement various (time consuming and expensive) scanning techniques described by Landrieu & al. (2013) or Volk & al. (2015). To improve both accuracy and speed of acquisition, many solutions tend to be developed as object recognition and insertion, automatic invisible objects forecasting (Tang et al, 2010). Professionals are also developing innovative 3D laser techniques for ergonomics and precision, which are constantly improving. 3Dlasermapping (2015), for example, presents an acquisition method producing 43,200 points per second with a nominal accuracy of +/- 0.1%, simply obtained by walking inside the building, camera in hand. It must be noted, however, that besides the necessity of acquiring licenses and skill in mastering complex 3D software, these reengineering solutions with very challenging management of increasingly heavy files and 3D point clouds processing is feasible only with major direct or indirect investments (workforce training, for example), and is difficult for companies with an average of 2.5 employees to consider. A recent 502 French Small and Medium Businesses (SMB) construction manager survey from the CSTB (2016) confirms this assumption. 90% admit they do not really know what BIM means. For 80%, the impediments to the development of a digital model in their enterprise are the cost, their lack of competence and the fact that they do not consider BIM to be a strategic priority. 3.3 BIM developments operable to existing buildings In accordance with Volk, detailing the features of BIM in existing buildings, once having reconstructed the digital

model, many BIM facets may provide significant opportunities for competitive renovation enterprises. Nath et al. (2015) highlight the interest of developing prefabrication. Larsen et al. (2011) even consider, for example, that time benefits can also be achieved by improving planning or energy optimization. As visible in Table 2, this latter aspect is the most often mentioned in publications. It can be approached from different points of view: simulation and lighting performance (Khosrowshahi & Alani, 2011), investment strategy application development based on IFC file format (Ahn & al., 2014) (Di Mascio & Wang, 2013), digital tablet simulator studies for viewing and following works or meta data during the construction, (Nicolas & al., 2013) especially for historical monument conservation. Besides the gains already noted here, this list would be incomplete without mentioning features that justify the development of BIM to exchange and capitalize information which will be, in the near future, very useful for home automation installation and maintenance. Worker safety during construction stages (Wang et al., 2015), supply chain (Ibem & Laryea, 2014) maintenance (Motawa & Almarshad, 2013) or at last spacesharing optimization (Yee P, 2013) are other arguments in favour of BIM in renovation. However, according to Hartmann & Fischer (2009), who highlighted the risk of resistance to change during the implementation of digital solutions in the construction sector, the former CSTB survey shows that 64% of business leaders do not think that BIM can be an asset. This leads one to check whether the developments mentioned here have actually proven to be profitable from a scientific point of view in renovation. 3.4 Scientific publications validating the interest of BIM specifically for renovation More than 2,500 publications containing the word BIM (or Building Information Modelling/Modeling) can be found in databases like Google Scholar (GS) and about 250 via ScienceDirect (SD). Adding renovation, refurbishment, rehabilitation or retrofit in the search keywords reduces the hit number to 42. The major areas that emerged are presented in the lines of Table 2 and include: [Wa]: Estimated waste volume (renovation or destruction) [Ss]: Studies and surveys regarding interest and brakes to the introduction of BIM in renovation [Ge]: General vision of interests of BIM for targeted renovation objectives (like comfort, aesthetics, energy, etc...) [Bi]: BIM for Maintenance and Refurbishment [RE]: Digital Mockup and environmental renovation [WBS]: Financial and planning efficiencies due to task decomposition according to Work Breakdown Structure (WBS) defined by the Project Management Institute (www.pmi.org) [4D]: Earnings related to 4D, i.e. 3D plus schedule (time) [Pr]: Efficiency related to prefabrication [Ed]: gains review noted on a semiconductor production site [St]: Standardization of spaces and equipment in a UK “big budgets" hospital context. Costs/time/quality optimization. [Se]: Estimated damages and costs renovation after a seism. A search with the words BIM and restoration accounts for only 4 more results, mainly focusing on digitization and data acquisition within historic buildings (not reported in Table 2).

Table 2. Synthesis of publication titles containing BIM and renovation, refurbishment, rehabilitation or retrofit Major area addressed [Wa] [Ss]

[Ge] [Bi]

[RE]

BIM & refurbishment (Kim & Park, 2013) (Park & Kim, 2014) housings in RU (Sheth et al., 2010) hospital setting (Ilter & Ergen, 2015)

(Alwan, 2015) (Blenkarn, 2015) (Gholami et al., 2013)

BIM & renovation (Cheng & Ma, 2013) (Roorda & Liu, 2008)  Alberta art gallery (Keegan, 2010)  renovation in USA campus in United States. (Lin, 2012 )  "open building" in Taipei

(Aldanondo et al., 2014) (Di Mascio & Wang, 2013) (Hammond et al., 2014) (Lad et al., 2016) (Rasiulis et al., 2015)

BIM & rehabilitation

(Vital & Cory, 2015) after scanning a century-old building (Alliata, 2015) (Bu et al., 2015) (Elmani, 2015) (Guo et al., 2014) (Miller, 2014) (Ham, 2015) (Giuda et al., 2015) (Da Silva et al., 2015) (Göçer et al., 2016) (Cimino & Colombo, 2015) (Khaddaj & Srour, 2016) (Gholami, Sharples et al. 2015) (Tersigni, 2013) (Gholami, Kocaturk et al., 2015) (Kim, 2015)

(Oloke, 2016)

(Lagüela et al., 2013)

(Cha & Lee, 2014)  €4,7-million project.

[WBS] : [4D]

(Peabody & Coffin, 2008) locals of University of California San Francisco

[Pr] [Ed] [St]

BIM & retrofit

(Chaves et al., 2015) set of 7 public housing (Cribbs, 2016)  $400-million project. (Ghosh, 2015)  $400-million project.

(Ahmad, 2014) (Georgiou et al., 2014) (Charalambos & Dimitrios, 2014)

[Se]

For the same reasons, the works of Khodeir et al. (2016), using the keyword retrofit, are considered out of the scope. This assessment first justifies the choice made to consider five keywords free of preconception and also highlights that the renovation sector is not a key target of BIM applications or publications (less than 2% specifically addressed renovation). It confirms the conclusions of Ilter & Ergen, (2015) [Bi] that obtained about 5 results among 500 articles by querying other databases with these same research topics. Table 2 also shows a restricted vision of the renovation sector with nearly 60% of the publications on energy optimization and a very fair coverage of the entire scope defined in part 2.3 (especially scale or cost of the project). Afterwards, it was attempted to verify whether or not it was possible to find more data or advice, to give more confidence and to convince the manager of a µENT to invest in BIM. 3.5 Other information sources that may or not incite the µENT to switch to BIM Many sources highlight gains achieved through BIM. This part aims to check those specifically related to μEnt in renovation. To promote BIM and justify its deployment, the FFB mentions in (Léglise & Ferriès, 2009) report, costs due to a lack of interoperability. They argue for wasteful spending of 35 €/m2 for the constructor and 2.3 €/m2/year in use for the owner during facility management. However, nothing in this report evokes the context of renovation. Many other case studies mention profitability and interoperability, but they are generally made in very different contexts. It is the case, for example, of works based on new construction (Eastman et al., 2011, p. 346), citing the need to invest at least in 13 BIM workstations. Barlish & Sullivan (2012) detail the gains in the context of works realized at a semiconductor company with more than 10 years of BIM experience. 3 case-studies of several hundreds of thousands of dollars are the source of the study by Azhar (2011). Without mentioning scanning solutions that are still out of reach of the majority of μEnt, for financial and skill reasons, one can be skeptical just about the cost of BIM licenses and equipment to switch from 2D to 3D. Delcambre (2014) evokes a price brand between 8,000 and

15,000 Euros and many hours of training required for mastering these digital tools. A business leader or a convinced user may also realize that, when questioning sites like buildingsmart.org, nationalbimstandard.org or mediaconstruct.fr, the number of responses varies between 0 to 1 piece of advice or recommendation with the latter keywords. The press or Internet highlight mostly sources from large groups and are focused on new building experiments. The French Ministry of Housing, Equality territories and Rural Policy (2015), seems to be conscious of the gap and of the necessity "to board all players of construction on the digital way, including craft enterprises (less than 10 employees) representing 98% of construction companies" as published in its "operational roadmap " in June 2015, but without explaining how, for the moment. An autonomous craftsman on such software could easily switch from renovation to new works and thus increase his activity by becoming a subcontractor or accessing public projects. The latter will soon be in digital format, as recalled in the Delcambre (2014) report, but the fact that the French state has not yet established, and constantly postpones, the deadline of this decision is quite confusing for μEnt. Right now, it is at the beginning of a major organizational, decisional and technological challenge, but there is still a great deal to be done. Solutions or intentions emerge, but as can be guessed, only a few precursors today have sufficient trust and means to get started. Many of them require a model of the building (the original one or "as-built"), but the feasibility and profitability of the investment remains highly questionable for renovation. Are all sectors of renovation variants presented in Table 1 (cover, Heating, Ventilation and Airconditioning (HVAC), plumbing, etc.) concerned? How does one migrate step-by-step? These concerns are all taken into account to draw some perspective and future works in the following section. 4

FUTURE WORKS

Previous sections have shown that the needs of stakeholders and the diversity of renovation fields are varied, but all business processes or scenarios that may arise are not identified.

It is difficult to assess whether current BIM developments can cover all the needs in the field. Software companies themselves emphasize in (Hovorka & Mit, 2014) that “the main obstacle to the on-going development of BIM tools is not technical, but somehow knowing the needs and expectations of each actor”. Miettinen & Paavola (2014) confirm this by recalling the interest of conducting the developments with and for users with a logical step-by-step evolution, onsite, by gradually capitalizing. BIM has to adapt to these realities, and the environment should adapt to BIM. Important gaps have to be addressed, as explained previously, which is why two working axes for future works are suggested. 4.1 Mapping business processes in renovation Scanning is often mentioned as a key lever and many solutions are imagined by the scientific community. But the proportion of works that need digitalization is unknown. It is difficult to identify the specific companies that would be capable of performing the required scans. What consequences are there on costs due to new technologies and investments that are required? To answer such questions, it is necessary to map the situations that coexist today and those that could coexist tomorrow. Practically, it means accounting for the French renovation sector’s characteristics and to formalize these processes. For this task, the FFB can help. This federation represents all construction players in France and is likely to recommend a list of representative enterprises to audit and interview, according to the point of view of “diversity in renovation mostly performed by μEnt”. Within the framework of a partnership with FFB, a survey is now being performed. A similar work will be performed before the end of the year in the scope of the CAPECO project (Conseil régional de Bourgogne, 2015). The objective of this study is to define the local and current practices and future needs of the company regarding the use of Information and Communications Technology (ICT), including BIM. 4.2 Appropriate BIM maturity measurement tool and associated metrics development for the renovation sector. It has been previously described what the stakes could be. The BIM commitment could be necessary to stand out from competitors, to diversify business with new markets, for probable regulatory requirements and also to increase productivity or customer satisfaction. To demystify the steps to be accomplished and reassure future users, it seems appropriate to establish a maturity measurement tool for the renovation sector. Thus, after gaining a better overview of relevant renovation processes and actors’ needs (4.1) and in order to facilitate growing competence and confidence, it seems adequate to adapt or develop a specific BIM maturity measurement tool for renovation. The concept of maturity was created to characterize and evaluate, within an organization, the degree of control of processes and tools it uses. This maturity can be used as a frame of reference for determining the quality of current practices, to self-position against competitors or market requirements and, finally, it is useful to establish a path to progress. In their work, Succar et al. (2012) propose a history of capability maturity models (CMM) and state reasons to improve them. 14 maturity models developed around the

world, including the vision of UK construction industry (BIS, 2011), are detailed in this article. None of them have been developed for renovation purposes. The authors develop a new one, named BIMMI, that contributes to the “differentiation between the notion of capability (an ability to perform a task) and that of maturity (the degrees of excellence in performing a task). In their view, this differentiation is critical when catering for staged BIM implementation as it responds to the disruptive and expansive nature of BIM”. These notions are beyond the reach of a craftsman and µSME, because of the complexity of the metrics used: BIM capability stages / maturity levels / competencies, Organizational Scales and Granularity Levels. Only a significant sized organization can have such an overview. Indeed, it is advised to “Identify the best person to lead the assessment effort…someone with significant experience in BIM tools, workflows and protocol…to conduct this assessment...through…workshop with 38 individuals representing different roles, disciplines and seniority levels”. Other BIM maturity models exist and need to be considered. BIM4SME (2016) is an organization that shares the same concern. They are working for “providing resource, best practices and knowledge to get the micro, small and medium companies ready to embark on the construction industry’s journey to deliver efficiencies in cost and value by assembling and sharing structured information”. In collaboration with Pennsylvania State University, they provide a free BIM maturity measurement tool. It integrates a complete menu for Renovation, but it is split among 30 fields like Bridges, Tunnels, Highways Marine construction…Such a situation may not be clear and engaging enough for a community likely to be resistant to change and not really convinced as highlighted by the CAPEB's survey, in which more than 66% of respondents are essentially working on renovation. That is why it seems fair to "dedicate" a tool for the sector of µEnt and craftsmen. In France, BIMetric (2016) was recently developed for new constructions. However, the structure of the document corresponds to what is expected in “MOP Law”: Pre-design (ESQ) - Schematic design (APS) Design development (APD) - Construction (EXE) …far from general renovation. Its highest level, requiring the use and the mastery of BIM for all operations and for all actors, is also impropriated. Finally, according to FFB, other questions regarding experiences abroad are able to repel craftsman. All of these observations lead to not complete satisfaction of existing BIM maturity models for renovation usage. While taking inspiration from the latter models, future works and developments should be as flexible as possible to fit to the majority of scenarios observed in the field. Logically, they will be based on the works reported in part 4.1 and aim to be a response to the issues and difficulties raised during this survey. 5

CONCLUSIONS

This article has attempted to demonstrate the incompleteness of the available data and information to convert the renovation sector to BIM. The writing of process mapping, on the basis of which the development and the validation of an appropriate maturity referential is now a confirmed aim, will be developed in a future work. The profession should be supported during this technical, organizational and numerical

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