From BIM Journal. Click Here to Read Issue 5
Many facility and asset management professionals are unaware of the scope and purpose of PAS 1192-3 and the subsequent range of expert training available. To shed light on this minefield, here is David Churcher (Director, Hitherwood Consulting Ltd) to tell us more.
Many practitioners are aware of the PAS 1192 suite of standards, with PAS 1192-3 setting out the BIM Level 2 requirements for managing asset information during the operational phase of the asset lifecycle. However, this is often seen as the poor relation to BS1192:2007 and PAS 1192-2, not only because they were published beforehand, but because they focus entirely on project delivery, which is where the initial cost reduction targets were aimed.
But as many of us understand, for many built assets it is the operational phase that represents the lion’s share of the lifecycle costs. Indeed, following the five years that it perhaps took to design and construct, any given asset may then enjoy twenty-five years of operation. This is of course the vast majority of the asset lifecycle and for this reason, managing asset information is just as important as managing project information, perhaps even more so.
Indeed for long-term owners of built assets who rely on those assets to deliver their business or public services and objectives, the asset information could be substantially more important than the project information. As such, the transfer of information from and to asset databases at the start and end of a project are critical for a smoother briefing and handover between the asset and project teams.
PAS 1192-3 recognises this perspective in three specific ways:
Firstly, the PAS is founded on both BS 1192:2007 for its CDE heritage, and on the ISO 55000 series of standards for its alignment with asset management systems. It therefore acts as a bridge between these two areas of standardisation.
Secondly, PAS 1192-3 makes no assumptions about the scale or complexity of the asset for which the information is being managed. It can be applied equally well to an entire campus of buildings or water supply network as it can to an escalator or canal lock.
Thirdly, PAS 1192-3 acknowledges the wide range of events during the life of an asset that can give rise to the need for new or updated information, and that these occur, at best, in a semi-structured sequence. As regular audits, inspections or maintenance activities with different cycle times are interspersed with random events such as breakdowns, weather events or external changes to the regulatory or business environment.
All of this means that the asset manager or facilities manager that wishes to meet the requirements of PAS 1192-3 needs to do some serious thinking and forward planning before he or she gets near the task of passing detailed information requirements to any in-house teams or contractors.
This means identifying asset information stakeholders who will need reports or analyses from the contents of the Asset Information Model to feed into their own work. Then capturing their Organisational Information Requirements related to the asset(s), and translating these into event-specific Asset Information Requirements.
Similar to the drawing up of Plain Language Questions (PLQs) and Employers Information Requirements (EIRs) for identifying project information that is of interest and value to the client, it is expected the Organisational and Asset Information Requirements compiled by a particular asset owner or operator (employer/client) will not change much over time. So the investment of time and effort to pull these together should last for several years.
Asset information received in response to requirements will need to be verified and validated. This principle is exactly in parallel with the project information delivered via the PAS 1192-2 process. The difference comes in the way that asset management activities occur and that many of these will be short, simple tasks that provide small packets of updated asset information. Once authorised and incorporated into the Asset Information Model, this information can be used to support all of the appropriate asset management activities. These will differ from organisation to organisation, but may well include regular reports on energy consumption & costs, maintenance costs, outage frequencies, labour hours, occupancy or usage statistics and so on.
In fact, it may be that an asset owning or operating organisation embarking on BIM Level 2 has been collecting data and information for some time. As such, cost data may well have been collected through accounts systems, but this may not be easily collated into asset-specific subtotals. Indeed other data may exist in a variety of databases as well. As such, the transition to a PAS 1192-3 information management process provides a golden opportunity to audit and review existing information collection. Not only in the scope of the information collected, but also in the frequency.
There is a tendency for information collection to be set up and left running without review. Yet business needs may have moved on from the initial requirement, meaning that the information may no longer be as relevant as it was. It may even be superfluous.
An information map comparing the detailed Asset Information Requirements - obtained through a systematic review of the organisation, its stakeholders and their information needs (with existing collection practices and database fields) is likely to be very revealing indeed. After all, some of the information that is collected may not be needed – which is wasted time and effort since every piece of information has a cost associated with it. Conversely, information that is needed may not be collected – which leads to business decisions being taken by guesswork or gut-feeling at best, with both scenarios leading to sub-optimal asset management.
One recent study, on a medium-sized asset owner, revealed that 37% of information requirements were not captured through current information collection, and that 21% of the information points were outside of the stakeholder-derived information requirements. This represents a huge level of wasted or missed information.
Training resources for facilities and asset managers to apply the principles of BIM Level 2 in general, and PAS 1192-3 in particular, are few and far between. Most training offered seems to focus on the delivery of better project outcomes through design and construction information.
Video resources exist for any asset or facilities managers wanting to know more, as well as the PAS 1192-3 Masterclass offered by BSI. The BSI Masterclass being best suited for those who already have a good grasp of BIM Level 2 fundamentals. However, courses at this level are also available of course from the BRE and other leading organisations too, notably the Institute of Asset Management and the British Institute of Facilities Management.
While these organisations offer plenty of training around AM and FM, there does not seem to be much specifically for managing asset information however, yet this is certainly improving and the provision is being updated all the time.
PAS 1192-3 may still be the Cinderella amongst the information management standards, but the potential for more effective information that is managed more efficiently is all around. It is up to all FMs involved to suitably upskill ourselves in order to greatly improve this vitally important stage of the asset life cycle.
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