Every now and then, a concept comes along that has the potential to transform an industry. Such is the case with Building Information Modeling (BIM) and the field of architecture, design and construction.
Often called the next phase of computer-aided design (CAD), BIM actually goes much further. It is a repository for digital, three-dimensional data – essentially one massive database and a catalogue of information holding everything to know about a certain project. It is an interactive process and methodology that uses technology to allow design professionals to fully visualize the components and structure of a building – and then the construction firms to actually build them according to the model.
While still gaining momentum, BIM is increasingly seen as a critical development in the way buildings are designed and built. “I think you will see it become the standard in the next three to five years,” says Alan Munn, Senior Partner with Zeidler Partnership Architects. “It is an important tool in the evolution of architecture and design.”
Although there is not a lot of hard data available in Canada regarding BIM since its introduction in 2004, one estimate by McGraw-Hill Construction shows that 50 per cent of the North American industry is now using some form of BIM.
While still gaining momentum, BIM is increasingly seen as a critical development in the way buildings are designed and built. “I think you will see it become the standard in the next three to five years,” says Alan Munn, Senior Partner with Zeidler Partnership Architects.
The Benefits of BIM
One key buzzword of BIM is “interoperability” or, more simply, the ability of software and tools in the design and construction process to “talk to each other.” The elements of design in any construction project are essentially embedded into BIM as data-rich, intelligent objects. These can be manipulated and moved around in a 3D visual format. This is clearly beneficial for the major elements of a building project: architectural, structural, mechanical, electrical and fire protection.
BIM can also foster improved collaboration among the various participants in design and construction. John Singleton of the Vancouver-based law firm Singleton Urquhart says that “sharing digital drawings amongst the design consultants and builder and trades, brings the advantage of ironing out design problems at the onset of a project rather than in the midst of its construction or after its completion. It also reduces the potential for conflicts between the design and construction components of a project.”
The benefits of BIM can apply to both the front and back end of the design/construction process. For example, architects can visually show and alter a building in the process of being built in terms of walls and floors, while field engineers can check the construction process and note changes instantly via a laptop computer. BIM can also be used for accurately estimating interior work, such as drywall or carpet installation.
“One of the very attractive features of the BIM model is that it will enable fabricators to prepare more accurate shop drawings by being better able to understand the design concepts and limitations on other components of the building to which their products will be attached or incorporated,” explains Singleton. He concludes that it should, therefore, be less likely that claims will arise out of conflicts between shop drawings and the base drawings of a project.
According to Steve Panciuk, Vice-President, Architects and Engineers, ENCON, another clear advantage of BIM is in building maintenance. “Building owners will have a living, breathing model of their building. They will be able to manage things like life cycle maintenance of mechanical and electrical systems more efficiently and cost effectively,” he notes. “We are already seeing examples of that.”
For Caesar Ruest, BIM Solutions Executive with Autodesk, a software designer, the main benefit of BIM is increased efficiency in the form of fewer delays. Research suggests that almost one third of all money spent annually on infrastructure is actually spent on construction inefficiencies and delays.
“The design firm has a high degree of visualization, meaning a more accurate and predictable outcome throughout the building process,” Ruest explains. “There should be no ambiguity between the actual design and what people think should be done. This will reduce the design risk environment and result in far fewer requests for information.”
Potential Liability Exposures
“There will be claims related to the use of BIM as more architects and engineers turn to this as the standard for design and construction,” says Panciuk. “There will definitely be some ‘learning curve’ involved and it’s difficult to pinpoint exactly where claims will come from, but likely areas of error would be centered around the roles and responsibilities of everyone involved in the BIM process.” He adds that claims will likely be for unexpected costs or extras on the project perhaps resulting from incorrect or inadequate data input as opposed to losses related to the BIM technology itself. Singleton agrees and cautions: “design consultants will have to ensure the information they input is complete, accurate and up-to-date.”
One challenge for BIM is the implied level of collaboration and co-operation amongst various parties in a building project, requiring the need for well-defined protocols and clear areas of responsibility. “This is an entirely new process for many design firms and applying that can be challenging,” says Ruest. “This will affect the workflow of the project.”
A concern related to BIM, expressed by lawyers, is the potential blurring of responsibilities amongst designers and contractors. According to Singleton, this collaboration comes with certain risks. “Those who have participated in a design decision run the risk of sharing responsibility for that decision with others. If a builder suggests changes to the design that are adopted in the final drawings produced under the seal of an architect or engineer, the designer will have effectively adopted the builder’s suggested change and with it responsibility for a non-functional product.”
And while the digital models will likely be valued by building managers for the vast amount of information they contain, Singleton reminds us that “design professionals should consider that their digital work products will be relied on by such managers for years to come, giving rise to greater exposure of the design team to claims for incomplete, inaccurate or out-of-date information.”
There are other potential areas of liability to consider, including, but not limited to, factual questions around the original source of design problems, unauthorized access to a design model, software compatibility/data translation issues, data ownership and/or continued responsibility for data models and data storage.
In the meantime, as insurance providers examine the effect of BIM on coverages and claims, it is still wise for design professionals to consult with their insurance broker to review their professional liability policies and terms. The first priority is to ensure they are maintaining adequate limits of professional liability insurance coverage appropriate for any project. This should take into account traditional factors such as the amount of coverage per claim and in the aggregate, manageable deductible levels and the ability to secure continuous liability coverage.
There is no question that BIM is here to stay. Brokers are well advised to carefully track exposures over the coming months and years, and share that knowledge with their clients so that they can make an informed decision on the purchase of professional liability coverage.
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