BIM-based framework for automatic scheduling of facility maintenance work orders

Highlights

• A BIM-based framework is proposed for automated maintenance work order scheduling.

• IFC entities are extended for data mapping and data integration between BIM and FM.

• A* algorithm is applied for optimal maintenance path planning in 3D BIM model.

• Dijkstra algorithm is modified considering four factors for maintenance scheduling.

• The result shows maintenance time is decreased by 20% using the proposed framework.

Abstract

Although more than 65% of the total cost in facility management (FM) comes from facility maintenance management (FMM), there is a lack of efficient maintenance strategies and right decision making approaches to reduce FMM costs. Building information modeling (BIM) has been developed as a potential technology for FMM in buildings. This study proposes an FMM framework based on BIM and facility management systems (FMSs), which can provide automatic scheduling of maintenance work orders (MWOs) to enhance good decision making in FMM. In this framework, data are mapped between BIM and FMSs according to the Industry Foundation Classes (IFC) extension of maintenance tasks and MWO information in order to achieve data integration. After bi-directional data transmission between the BIM models and FMSs, work order information is visualized in BIM via API to identify components that have failed. Second, geometric and semantic information of the failure components is extracted from the BIM models to calculate the sub-optimal maintenance path in the BIM environment. Third, the MWO schedule is automatically generated using a modified Dijkstra algorithm that considers four factors, namely, problem type, emergency level, distance among components, and location. Illustrative examples are given in the paper to validate the feasibility and effectiveness of the proposed framework in indoor and outdoor 3D environments.

Introduction

Facility management (FM) is an integrated approach for an organization to operate, maintain, improve and adapt its buildings and infrastructures in a way such that the primary objectives of the organization, occupants, owners and facility managers are supported [1]. FM comprises various areas, but it is facility maintenance management (FMM) that constitutes most (65%~85%) of the total costs incurred by FM activities [2]. Facility maintenance activities can be supported by computerized maintenance management systems (CMMSs) and facility management systems (FMSs) as fundamental information sources, providing FM staff (facility managers and maintenance workers) with a wealth of support-related information as well as assisting management in decision making. Currently, many CMMSs and FMSs, such as ARCHIBUS [3], EcoDomus [4], Maximo [5] and FM system [6], are available on the market. They can be used to manage the building maintenance process and to provide a better organized information platform. However, solutions for automatic information capture and data analysis are still limited in CMMSs and FMSs. Specifically, most of the current existing systems cannot provide automatic scheduling of a large number of maintenance work orders (MWOs). On the other hand, the effective management of facility maintenance relies heavily on continuous and reliable information of asset inventory, condition and performance [7]. However, traditionally, FM staff use 2D drawings to search for information, such as the dimension, material and location of building elements. It is not only time-consuming, but also difficult for FM staff to obtain accurate information from 2D drawings. Thus, innovative approaches are needed to improve information transfer and retrieval for supporting FMM.

Building information modeling (BIM) is a new approach to building design, construction and facility management. In BIM, a digital representation of the building process is used to facilitate the exchange and interoperability of information in digital format [8]. BIM creates a digital database of all assets of a building and can support virtual 3D coordination of construction and operational activities, including FM. Volk [9] suggested that BIM can contribute to FM both as an information source and as a repository for supporting the planning and management of building maintenance activities in both new and existing buildings. BIM concepts, tools, workflows and their underpinning open standards (e.g. Industry Foundation Classes (IFC)) [10] and data structure specifications (e.g. Construction Operation Building information exchange (COBie)) [11] offer the means to support the exchange of information throughout the lifecycle of a building.

The objective of this study is to propose an integrated BIM-FM methodology framework to improve the efficiency of FMM. The proposed framework is developed based on BIM technology and existing FMSs, allowing FM staff to access accurate information and automatically obtain MWOs scheduling. In addition, the framework can visualize corresponding MWOs in BIM models, allowing FM staff to make better scheduling decisions. This paper is organized as follows. Section 2 reviews literature on (1) IT-based FMM, (2) facility information management and BIM-based data integration, and (3) maintenance work order scheduling. Section 3 proposes a BIM-based FMM framework by presenting its (1) as-built BIM model preparation and data integration, (2) identification of failure components, (3) maintenance path planning method, and (4) a work order scheduling algorithm. Section 4 shows the feasibility and efficiency of the proposed BIM-based FMM framework using two illustrative examples. Section 5 concludes the study and elaborates on future work.