International Journal of Sustainable Built Environment (2017) 6, 711–722

H O S T E D BY
Gulf Organisation for Research and Development

International Journal of Sustainable Built Environment

ScienceDirect
www.sciencedirect.com

Review Article

The role of building information modeling (BIM) in delivering

the sustainable building value
Moshood Olawale Fadeyi ⇑
Sustainable Infrastructure Engineering (Building Services) Programme, Singapore Institute of Technology, 10, Dover Drive, Singapore 138683, Singapore

Received 18 November 2016; received in revised form 18 July 2017; accepted 30 August 2017

Abstract

The value of a sustainable building is the quality of building performance delivered to solve problems of consumers – developers,
owners, and building users – within the constraints of time and cost of resources used to deliver the quality. The delivery of functional,
environmentally responsible and liveable, maintainable and easy to operate, safe and secure building will solve consumers’ problems. The
difficulty of delivering the required sustainable building value to consumers is due to several building delivery professionals working in
silos – fragmentation. This paper discusses the role of building information modeling (BIM) in reducing the fragmentation among
professionals at each and across building delivery stages using evidences from the literature. It is evident from the literature that
BIM provides a virtual repository that allows easy access to and sharing of information and knowledge in real time. Thus, BIM provides
a platform for professionals to work in an integrated environment at any stage of the building delivery process. However, the maximiza-
tion of the benefits BIM provides through the virtual repository depends on the contracting method adopted for the building delivery.
The identification of knowledge gained and gap from the literature led to suggestion of future research direction needed to improve the
delivery of sustainable building value to the consumers.
Ó 2017 The Gulf Organisation for Research and Development. Production and hosting by Elsevier B.V.
This is an open access article under CC BY-NC-ND license. (http://creativecommons.org/licenses/by-nc-nd/4.0/)

Keywords: Building information management; Process management; Sustainable building; Construction productivity; Construction management

Contents

1. Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 712
2. The role of BIM as a knowledge management strategy for improving the delivery of sustainable building value. . . . . . . . . 714
2.1. Planning stage. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 714
2.2. Design stage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 714
2.3. Construction stage . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 714

⇑ Corresponding author. Fax: +65 6592 1190.

E-mail address: [email protected]
Peer review under responsibility of The Gulf Organisation for Research and Development.

https://doi.org/10.1016/j.ijsbe.2017.08.003
2212-6090/Ó 2017 The Gulf Organisation for Research and Development. Production and hosting by Elsevier B.V.
This is an open access article under CC BY-NC-ND license. (http://creativecommons.org/licenses/by-nc-nd/4.0/)
712 M.O. Fadeyi / International Journal of Sustainable Built Environment 6 (2017) 711–722

2.3.1. Management practices. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 716

2.3.2. Material timeliness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 717
2.3.3. Labour effectiveness . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 717
2.4. Maintenance and operation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 717
3. Impact of building delivery social-structure on BIM benefits . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 718
3.1. Design-bid-build . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 718
3.2. Construction manager at risk . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 718
3.3. Design-build . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 719
4. Conclusion and future research direction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 719
Acknowledgement . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 720
References . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 720

1. Introduction value, the performance mandates should occur within cer-

tain limits of acceptability. The limit of acceptability are
The rise in consumption demand for sustainable build- users’ physiological, users’ psychological, users’ sociologi-
ing in the 21st century is primarily to solve the problems cal, economic, and environmental implications (Oyedele
environmentally irresponsible and non-liveable, non- et al., 2012). Physiological limit of acceptability refers to
maintainable and not easy to operate, unsafe and unsecure building users’ physical condition like health, age, and
non-sustainable building creates. The consumers of sus- activities. Psychological limit of acceptability is a function
tainable building are fundamentally developers, owners of building users’ expectation of a particular building per-
and users of the building. Womack and Jones (2015) dis- formance mandate. Experiences and behavioural patterns
cuss what consumers really want in any goods/product govern building users’ expectation. Culture and community
and services they consume. Consumers of sustainable norms govern building users’ sociological limit of accept-
building would like their problems solved cost-effectively, ability. Lower design and construction costs, rapid return
with minimum expenditure of time and effort. Consumers on investment, increased market value, and lower mainte-
of sustainable building would like to get/exert building per- nance and operation costs are some of the determinants
formance they need to solve their problems. Consumers of of consumers’ economical limit of acceptability of a build-
sustainable building want to solve their problems when and ing. The extent to which each of the performance mandates
where they need them solved. Consumers of sustainable infringes on the environment and its resources is the envi-
building want reduction in the number of decisions they ronmental limit of acceptability.
must make to get their problems solved. Thus, the value To deliver sustainable building value, the decisions
of a sustainable building delivered lies in meeting these con- made during the design stage when choosing building sys-
sumers’ expectations of sustainable building. tems, integrating them together and with outdoor condi-
The delivery of this value requires conscious and effec- tion and features should also consider the durability/
tive integrated delivery process because building, just like reliability, and flexibility of the chosen building systems
human being, has many ‘‘systems” which are integrated. in delivering suitable building performance mandates
If there is a problem with one system, the other system(s) within the limits of acceptability. The decisions made by
may be affected. Thus, integrations within and among professionals involved during the building delivery process
building systems, that include, interior, envelope, structure, requires iterative process – see Fig. 1. The same holistic
and mechanical, electrical and plumbing (MEP) systems, to decisions are required during construction, and mainte-
deliver the required performance of a sustainable building nance and operations of the delivered building. It is obvi-
are essential (Mahbub et al., 2010). The integration of ous that a prescriptive approach to delivering building
building systems with outdoor condition and features is performance, i.e. strict adherence to codes and standards
also essential. Performance of each of these building sys- in static terms, may not be enough to deliver sustainable
tems when they exist in isolation may be different from building value to the consumers. Rather, the delivery pro-
when they are integrated. cess should adopt a performance-based approach to ensure
The performance mandates of a sustainable building are the delivery of human centric, environmentally responsible
thermal, indoor air quality, acoustic, light/visual, spatial and resource efficient qualities required of a sustainable
and building integrity conditions (Wong and Jan, 2003; building (Becker, 2008). The performance-based approach
Oyedele et al., 2012). Building automation/smart building provides avenue for objectivity, measurement clarity, com-
systems, building structural stability, fire safety, earth- munication, innovation, informed decision-making and
quake resistance, maintainability, resource (energy, water professionalism (Becker, 2008).
and materials) efficiency, and building security condition A performance-based approach will require repository
are examples of building integrity condition determinants. that allows easy access to and sharing of information and
As part of requirements for delivering sustainable building knowledge in real-time. The realization of the benefits of
 M.O. Fadeyi / International Journal of Sustainable Built Environment 6 (2017) 711–722 713

Fig. 1. Conceptual framework of iterative process involved in the design of a sustainable building.

Fig. 2. Building Information Modelling (BIM) knowledge management cycle (Adapted from knowledge management cycle by Dalkir, 2005).

such repository requires non-fragmented delivery process. delay in building delivery process, high cost implications,
However, ineffective coordination and collaboration and and dispute in the industry (Dulaimi et al., 2002; Xue
poor communication among professionals prevail in the et al., 2007).
construction industry (Egan, 1998; Anumba and Fundamentally, fragmentation among building delivery
Evbuomwan, 1997). Such fragmented practices lead to con- professionals means fragmentation in information and
struction scheduling problems, poor decision-making and knowledge generated (Alashwal et al., 2011). A repository
714 M.O. Fadeyi / International Journal of Sustainable Built Environment 6 (2017) 711–722

that effectively manages information and knowledge during the cloud-based repository server any time at any of the
building delivery process will enhance the delivery of the building delivery stages – planning, design, construction,
required sustainable building value. Building information and maintenance and operation. BIM repository also pro-
modeling (BIM) provides such repository (Deshpande vides a platform for easy access to up-to-date information
et al., 2014). This paper discusses the role of BIM in reduc- and knowledge needed for effective commissioning process
ing the fragmentation among professionals at each and – a quality-focused process for enhancing the delivery of
across building delivery stages using evidences from the lit- the required value of sustainable building at each of the
erature. This paper also discusses the role of building deliv- building delivery stages (Wu and Issa, 2012).
ery social structure as a cause of fragmentation in the
construction industry. This discussion further highlights 2.1. Planning stage
the implications of the current building delivery social
structure on the maximization of benefits inherent in BIM. The activities at the planning stage may include master
planning and urban design. Master planning is the regula-
2. The role of BIM as a knowledge management strategy for tory framework that controls the development of collection
improving the delivery of sustainable building value of buildings with consideration for their massing, heights,
relationships, connectivity and street locations. The regula-
The linking of building information to generated 3D tory framework should provide enough details in the con-
building model leads to BIM. BIM, a knowledge reposi- text of social, economic, environmental, energy services
tory, is only as good as the information integrated with and security, and infrastructure and services. The regula-
the generated 3D model. Several events would occur during tion should allow for durability of facilities and features
the process of planning, designing, constructing, and main- provided, and flexibility for envisaged and un-envisaged
taining and operating a building. These events are data. future needs.
The data become information when they (data) are col- Urban design is the process of designing and shaping
lected or documented to the extent that they are meaning- cities, towns and villages based on the set regulatory frame-
ful and useful to individuals involved in the building work – master plan. The master plan and urban design
delivery process to make decisions. The information information – in BIM 3D, 4D, 5D and 6D – can be stored
becomes knowledge when structured in a systematic way in a BIM knowledge repository (Kim et al., 2015a,b,c; Lou
to communicate comprehension, experience, understand- et al., 2017; Yamamura et al., 2017; Laguela et al., 2013;
ing, wisdom, and expertise needed for designing, construct- Laing et al., 2014). The information in BIM repository will
ing, and maintaining and operating a building. The control be useful at the subsequent building delivery stages.
of knowledge creation, storage, sharing, dissemination,
acquisition and application to a current problem or activity 2.2. Design stage
is knowledge management (Dalkir, 2005). Fig. 2 shows
BIM knowledge management cycle. Information generated and stored in BIM repository at
BIM knowledge repository is in n-Dimensions: 3D – the planning stage governs the design stage activities. The
model, 4D – model with time, 5D – model with cost, and primary goal at the design stage is to ensure the develop-
6D – maintenance and operations. BIM 3D constitutes vir- ment of design and construction instruction documents
tual modeling, virtualization of building and its related site needed to ensure that the building delivered is functional,
location conditions and features, Model walkthrough, pre- sustainable and liveable, maintainable and operational,
fabrication of building system and clash detection informa- safe and secure. The decision made at the design stage
tion (Solihin et al., 2017; Ho and Rajabifard, 2016; Dutt should consider the constructability, and operations and
et al., 2017; Kim et al., 2015a,b,c; Deng et al., 2016). maintainability of the proposed design within the con-
BIM 4D is the consideration of the 3D information in straint of time and cost of resources invested. Information
terms of time. BIM 4D provides construction planning and knowledge sharing is essential to the success of itera-
and management, and project schedule visualization bene- tive design process. BIM provides a collaborative environ-
fits (Azhar et al., 2008; Han et al., 2015, Han and ment for information and knowledge sharing at the design
Golparvar-Fard 2015; Zhang and Hu, 2011; Jupp, 2017). stage (El-Diraby et al., 2017). Table 1 provides evidences
BIM 5D provides quantity take-offs and real-time cost esti- supporting the relevance of BIM repository to effective
mation benefits (Smith, 2014; Lu et al., 2016; Lee et al., decision-making at the design stage.
2014). BIM 6D constitutes all information generated dur-
ing the building delivery process (Nical and Wodynski, 2.3. Construction stage
2016; Kang and Choi, 2015).
A repository could be software or cloud based. Further- The transformation of conceived sustainable building
more, a BIM cloud-based repository could link informa- performance ideas and intents into reality takes place at
tion in many software-based database together and this stage. Thus, productivity of this stage is very essential.
publish them online. Everyone involved in the building Productivity is the rate of generating outputs from set of
delivery will only need username and password to access inputs (Richardson, 2014). Specifically in construction,
Table 1
Knowledge management benefits provided by BIM at the design stage.
Benefits References Key findings on the benefits of knowledge repository provided by BIM
Coordination and collaboration Isikdag and Underwood (2010); Lee and Jeong (2012); Liu et al. (2017); BIM provides a virtual knowledge repository that aids seamless exchange of
Grilo and Jardim-Goncalves (2010); Singh et al. (2011); Becerik-Gerber et al. information generated at the design stage. The seamless exchange of
(2012); Dossick and Neff (2011); Leite et al. (2011); Shen et al. (2012); Gupta information and knowledge facilitates coordinated and collaborative
et al. (2014); Kota et al. (2014); Porter et al. (2014); Wong and Kuan (2014) environment needed to ensure the effective integration building systems and

M.O. Fadeyi / International Journal of Sustainable Built Environment 6 (2017) 711–722

with outdoor environment conditions and features to deliver the required
building performance mandate within the limit of acceptability while
ensuring the durability/reliability and flexibility of the integrated systems to
deliver the achieved the required value of sustainable building. The seamless
exchange of information from design reviews and building performance
analysis will ensure that a particular performance mandate achieved does not
compromise another performance mandate(s).
Building system clash detection Zhang and Hu (2011); Azhar, (2011); Hu and Zhang (2011); Haque and BIM provides virtual knowledge repository that aids detection of collisions
Rahman (2009); Han et al. (2012) within and among building systems. The early detection of building systems
collision status prior to actual construction will save time and cost of
delivering the required building performance. It will also prevents potential
loss of intended building performance.
Constructability assessments and risk Kannan and Santhi (2013); Sulankivi et al. (2014); Jiang et al. (2013); The virtual 3D, 4D and 5D knowledge repository benefits provided by BIM
aversion Tauriainen et al. (2014); Nawi et al. (2009); Capone et al. (2014); Raviv et al. could aid the early assessments of cost, time, and quality implications of
(2012); Zolfagharian (2016) proposed design before actual construction takes place. Additionally, with
the seamless exchange of information and knowledge in a coordinated and
collaborative environment provided by BIM repository, design professionals
can make necessary changes to reduce or eliminate risk at the design stage.
High level of customization of building Clevenger and Khan (2013); Nawari 2012; Hu et al. (2014). The virtual 3D, 4D and 5D knowledge repository benefits BIM provides at
systems and construction activities the design stage could aid quick modification and fabrication of building
systems at the design stage to fulfil specific needs of a project. If there is a
need to change design or specification to meet the sustainable building
performance requirements, the BIM knowledge repository will aid seamless
exchange of the change-of-order-request.
Optimization of schedule and cost Chen et al. (2013); Lee et al. (2014); Liu et al. (2015); Song et al. (2012); Waste is inherent in the traditional building delivery process due to poor
estimation Wang et al. (2014); Cheung et al. (2012); Popov et al. (2010); Ma and Liu collaboration and coordination, late detection of building systems clashes,
(2014); Zhang et al. (2015b) ineffective constructability assessments due to 2D information, lack of
information for effective customization of building systems and construction
activities. BIM provides virtual knowledge repository needed at the design
stage to identify and reduce or eliminate waste in the building delivery
workflow for smooth operations with little or no delay during the actual
construction starts. The easy access to the integrated and updated virtual
information at the design stage will enhance the accuracy of project phase
planning and the costs projections for a building project delivery.

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Fig. 3. Framework for construction productivity improvement using BIM (Adapted from Dozzi and AbouRizk, 1993).

the term construction phase productivity is the amount of management practices, material timeliness, and labour
generated construction output from set of resources effectiveness – in which construction activities operate
(inputs), e.g. materials, personnel, management and equip- and feedback and control loop for continuous improve-
ment, used at a particular period Ying (2005). These ment of construction phase productivity creates avenue
resources have cost implications. In this paper, construc- for the use of BIM at this stage.
tion stage is deemed productivity only if it is effective,
i.e., the output generated meets the value (as defined in Sec- 2.3.1. Management practices
tion 1) of the consumers. High output generated with least 2.3.1.1. Data collection. There will be several events during
amount of resources, without necessary meeting the cus- construction of building systems and associated site fea-
tomer’s value requirements is efficient not effective. The tures. Linking these data together will provide insights
focus on value in this paper further reiterates the impor- (information) into what is going on site and help personnel
tance of considering the delivered building performance involved in the construction process to make informed
mandates in the context of the limit of acceptability while decision at the right time. The process of communicating,
ensuring the durability/reliability and flexibility of the comprehending, learning, gaining experience from this
building systems to deliver suitable performance. information will provide the needed knowledge to improve
To improve construction stage productivity, the the construction productivity. Fundamentally, a repository
resources (inputs) should operate in a system that supports that will provide avenue for easy linking of the data is
the effectiveness of the construction activities (Fig. 3). The necessary.
systems are management practices, material timeliness, and BIM provides such repository (Deshpande et al.,
labour effectiveness (Dozzi and AbouRizk, 1993). Manage- 2014). Han and Golparvar-Fard (2015) studied the possi-
ment practices involve data collection practices and pro- bility of using BIM repository to collect data needed to
duction control. Materials’ timeliness will be better if monitor construction progress deviations at the
there is improvement in material procurement scheduling, operational-level. They conducted experiment using 4D
and site layout and material handling. Labour effectiveness BIM and four 3D cloud models datasets assembled from
will improve if there is improvement in labour safety con- real-site photologs using Structure-from-Motion tech-
dition and motivation. niques. They generated BIM repository of actual-state
Continuous measurement of construction stage produc- construction progress with an accuracy of 95.9% using
tivity while comparing measured results to estimation, and appearance based recognition method. They also gener-
taking corrective actions needed for improvement will ate BIM repository containing Construction Material
improve construction phase productivity (Dozzi and Library (CML) image patches of 100  100 pixels with
AbouRizk, 1993). The need to improve the system – average accuracy of 92.4%.
 M.O. Fadeyi / International Journal of Sustainable Built Environment 6 (2017) 711–722 717

Zhang et al. (2013) translated potential hazard protec- movement of materials, people and equipment on site
tion rules from cognizant safety authority into machine- to ensure efficient and safe work environment. BIM
readable rules, and subsequently published the rules in a provides virtual environment for site layout planning
BIM repository algorithm for automated safety rules to enhance identification of site facilities and inter-
checking during constructability analysis. Park et al. relationships between them. The simulation benefits
(2013) tested a BIM repository conceptual framework for provided by BIM could optimize the layout, sizes of
managing collected data on construction defect. The BIM facilities and other constraints on site (Astour and
repository contains integrated defect specific domain ontol- Franz, 2014; Wang et al., 2015a,b; Deshpande and
ogy and augmented reality (AR) lab-test mock-up 3D Whitman, 2014). Kumar and Cheng (2015) developed
model. The aim of the developed BIM repository is to: an optimization conceptual framework, validated with
(1) collect defect data and assure its accuracy; (2) search case study, which considers the actual travel paths
and retrieve project or work-specific defect information of on-site personnel and equipment, space limitation
using defect domain ontology; (3) support field defect man- on site, dimensions of facilities, and interior storage
agement using AR-based defect inspection system. The key within buildings, using information in BIM repository.
findings from their study is that the BIM repository could Their study showed a 13.5% reduction in total travel
collect defect data, link them together to provide informa- distance compared with conventional methods without
tion and subsequently knowledge needed to provide proac- the use of BIM.
tive reduction of building system defects during and after
construction. 2.3.3. Labour effectiveness
2.3.3.1. Safety and motivation. The non-availability of
2.3.1.2. Production control. Construction production con- labour due to lapse in safety of construction labour could
trol is the task of predicting, planning and scheduling lead to delay in construction schedule and labour effective-
construction work to deliver value to the consumers ness (Ying, 2005). The use of BIM to identify and prevent
from set of resources – labour, materials availability potential safety concerns would improve safety and avail-
and other capacity restrictions –, which have cost impli- ability of labour at the construction site (Zhang et al.,
cations. Park et al. (2013) uses knowledge gained from 2015a,b). Creation of safe environment and improvement
BIM repository to predict deficiency in the constructed in construction methodologies would increase the motiva-
building system performance and prevent deficiency in tion of labour to work on construction site (Barg et al.,
performance to occur. The integrated building systems 2014). Adoption of prefabricated prefinished volumetric
performance analysis and management solutions pro- construction improves construction productivity by
vided by BIM could aid prediction and prevention of improving labour effectiveness (Tam et al., 2005; 2007).
clashes in building systems and their performance during BIM aids fabrication and planning of installation accuracy
construction (Zhang and Hu, 2011; Zhang et al., 2013; (Azhar, 2011). The prior knowledge of how to install fab-
Hu and Zhang, 2011). BIM repository benefits of pro- ricated building systems effectively in a safe working envi-
viding access to virtual integrated information on build- ronment will improve labour safety and motivation
ing models, bill of quantities, framework schedules, (Poirier et al., 2015).
delivery date and available resources make it an effective
platform for identifying, estimating, and planning differ- 2.4. Maintenance and operation
ent sequences of construction production activities sce-
narios (König et al., 2012; Liu et al., 2015; Moon At this stage, BIM repository would have amassed
et al., 2014). integrated, rich and intelligent information that has been
organized and processed to convey, understanding, expe-
2.3.2. Material timeliness rience, accumulated learning, and expertise of all profes-
2.3.2.1. Procurement scheduling. Procurement scheduling is sionals involved in the delivery of the required
the planning of what and when materials/equipment to sustainable building value deliver to the client (Wu
procure with the sequenced delivery dates associated with and Issa, 2012). The easy access to a single virtual
selected supplier. With the use of a BIM-based dynamic knowledge repository – 6D BIM – will reduce the time
model for site material supply, validated with case study, and cost involved in operating the building, performing
Yu et al. (2016) optimize what, how many, when and where predictive and corrective maintenance, space manage-
materials are procured. The integrated information pro- ment, and enhancing building life cycle (Lin and Su,
vided by BIM repository provides opportunity to simulate 2013; Motawa and Almarshad, 2013). BIM repository
consequences of decisions made on material procurement. could also provide facility managers with the knowledge
Construction productivity will improve with the right needed to avoid potential safety risk during the mainte-
material on site at the right time. nance and operation of building (Wetzel and Thabet,
2015; Volk et al., 2014). The development of BIM
2.3.2.2. Site layout and handling. The management of repository is also possible for existing building (Liu
construction activities involves the co-ordination and and Issa, 2012).
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3. Impact of building delivery social-structure on BIM required sustainable building performance (Sanguinetti
benefits et al., 2012). The selected contractor could later use the
generated BIM design model and associated information
Lim and Alum (1995) documented the prevalence of low produced during the design stage to produce every details,
productivity in the construction industry. The situation has including shop drawings, building components fabrication,
not changed for the better. Low productivity is still preva- schedule and cost estimation, needed at the construction
lent in the 21st century (Ying, 2005; Gao and Low, 2014). stage (Clevenger and Khan, 2013; Hergunsel, 2011; Kim
There are several studies documenting the role of fragmen- et al., 2013).
tation among construction professionals (Dulaimi et al., However, there is no avenue for communication
2002; Xue et al., 2007; Howard et al., 1989). There are stud- between the chosen contractor and the architects and con-
ies suggesting that while fragmentation is a cause of low sulting engineers during the design stage. Thus, the poten-
construction productivity, it is not the root-cause. These tial benefits of BIM in ensuring constructability of the
studies suggested that the root-cause of low productivity design at the design stage will be limited because of no
is in the social structure of the construction industry input from the contractor. Depending on the complexity
(Hindle, 1997; Latham, 1994; Hindle, 2004). Hindle and severity of the constructability issues raised by the con-
(2004) likened the social-structure of the construction tractor at the construction phase, architects may need to
industry to that of British Colonial era. According to call back all the engineers and relevant professionals
Hindle (2004), in a British Colonial social structure there is: involved at the design stage. Limited or no integration of
‘‘A ruling class with high status supported by government; design (knowledge) of architect, engineers and other pro-
in a structure that embodied elitism and a rigid hierarchy; fessionals involved at the design stage – a situation that
governance over a body of people who were not allowed to is very common in the building industry – would further
participate and who were thought of as ‘second class’ increase the severity of constructability issues raised by
citizens”. the contractor (Hallowell and Toole, 2009). The time taken
Relating this statement to the construction industry by the contractor to list all the identified constructability
social structure, the design consultants, especially architect, issues and for the designers and relevant professionals to
have high status supported by the client (developer or resolve them would determine the cost implications and
owner) governance over contractor and sub-contractors the extent of delay in delivering the sustainable building
who usually do not participate during the design stage value. If professionalism of the contractor is valued in
and thought of as ‘‘second class” professionals. Even when the same elitism and hierarchy as architect and other con-
client has a contract with a contractor, architect adminis- sulting engineers delivering the sustainable building perfor-
ters control over the implementation of that contract on mance value, contractor will be allowed to take part at the
behalf of the client (Cox and Thompson, 1998). This social design stage to give valued advice and opinion on design
structure influences the contracting system and resulting constructability.
fragmentation in the construction industry (Ball, 1988;
Lewis and Cheetham, 1993). This section discusses the 3.2. Construction manager at risk
implications of different contracting methods on benefits
BIM adoption could offer. The common contracting meth- This contracting method is similar to that of design-bid-
ods are design-bid-build, construction-manager-at-risk, build. The client issues two contracts – one for architect
and design-build (Hardin and McCool, 2015). and another for contractor. However, client engages con-
tractor at the design stage to assist architect and other con-
3.1. Design-bid-build sulting engineers on the constructability of their designs.
The contractor later provide construction services, pro-
This is a well-known contracting method in the con- vided the client is satisfied with contractor performance
struction industry. The client issues two contracts – one during the design stage. The early engagement, before con-
contract for the architect while the other contract is for struction stage, would give the contractor the opportunity
the contractor. The architect designs the building and to contribute to the development of design knowledge gen-
invites consulting engineers, like mechanical, electrical erated, captured and stored in the BIM repository. The cli-
and plumbing (MEP) engineers, fire protection engineer, ent would require the contractor to commit to a guaranteed
structure engineer, and other professionals relevant to the maximum price (GMP) during the design stage. Thus, the
development of the design, construction drawings, and contractor would be ‘‘at risk” if unable to deliver the
specifications needed for the bidding process. The client required building performance at the GMP. The risk means
invites several contractors to bid for the project. The owner the contractor would lose their fee and profit. Thus, to
then awards the construction contract to the contractor determine the GMP, the contractor would have a stake
with the lowest bid (Waara and Brochner, 2006). in ensuring the constructability of the design produced at
The adoption of BIM, a knowledge management strat- the design stage.
egy, at the design stage would enhance the success of the To ensure the contractor does not restrict creativity of
integrated and iterative design process in delivering the the designers while ensuring constructability, it is advisable
 M.O. Fadeyi / International Journal of Sustainable Built Environment 6 (2017) 711–722 719

to engage contractor during, preferably half way through, agreement kind of contract where client will treat architect
the design development stage – a stage after schematic and contractor at the same professional hierarchy.
design but before the development of construction draw-
ings. Because of the contractor engagement at the design 4. Conclusion and future research direction
development stage to ascertain constructability, this con-
tracting method provides more avenue to gain more from The key message from this paper is that BIM is impor-
BIM benefits. It is important to note that despite the fact tant toward bridging fragmentation among building deliv-
that contractor is engaged to advice the designers on the ery professionals during building delivery process. It is
constructability of their designs, architect still administers important because it provides a repository for managing
control over the implementation of contractor’s contract knowledge derived from all the information generated by
on behalf of the client. The superiority mindset of the professionals involved in the delivery of sustainable build-
designers, especially architect, over contractor will compro- ing. Management of all knowledge derived from informa-
mise the integrated design process and exchange of infor- tion generated is important toward having holistic
mation generated. Improvement in this sociology (human understanding on how decision made on one building sys-
mindset and behavior) challenge will improve the derived tem will affect another or more building systems. It pro-
benefits from BIM. vides holistic understanding on how decision made to
achieve one building performance mandate will affect
3.3. Design-build another or more performance mandates. The need to
ensure the delivery of the required performance mandates
This contracting method provides a more collaborative within the limit of acceptability while ensuring durability/
environment than the design-bid-build and ‘‘construction- reliability and flexibility also necessitates the need for a
manager-at-risk” contracting methods because designers repository that co-ordinates all knowledge generated from
and contractor work together (Anumba and all information generated.
Evbuomwan, 1997). The client issues only one contract BIM repository provides avenue for sharing and dissem-
to the design-builder. The client gives the design-builder ination of information generated and application of knowl-
the brief that contains the requirements for fulfilling the edge derived from the information to deliver value to
building performance value. The task of the design- developer, owner, and building users. Documenting lesson
builder is to deliver the building performance value within learned from building delivery process is important toward
the given schedule and budget. The design-builder owns the continuous building delivery improvement in the construc-
risk and manages all activities in the building delivery pro- tion industry. BIM repository provides such opportunity.
cess. Architect or contractor could lead design-build con- Additionally, BIM repository allows sharing of informa-
tracting method. If contractor leads this method, the tion and the derived knowledge across the building delivery
need to meet the given budget could compromise the stages.
required sustainable building value. In this case, architect BIM repository improves building delivery productivity
(and design engineers) will be working for the contractor by providing improvement to several tasks that take place
or with contractor in the case of joint venture. If architect across building delivery stages. These tasks include team
(or engineer) leads this method, the designer elitism that is engagement; risk aversion and business development;
prevalent in the construction industry may compromise the change management; scheduling, logistic planning; cost
required integrated design process that is essential to the estimation, constructability analysis; data analysis; prefab-
success of BIM. Whether, design-build contracting rication; design and construction co-ordinations; material
method is led by designer or contractor, there is a need management; tracking of equipment; commissioning; and
for sociological change (traditional mindset) between archi- security and facility management.
tect (and engineers) and contractor to really have a collab- Although, BIM can potentially reduce or eradicate frag-
orative environment that will support the use of BIM mentation in the building delivery process. However, the
adoption. maximization of the benefits inherent in BIM will be lack-
Hardin and McCool (2015) suggested that integrated ing if the root-cause of low productivity is still prevalent.
project delivery (IPD) contracting method, where client, The root-cause of low productivity in the building delivery
architect, and contractor share the risk and rewards of a process lies in the building delivery social structure. As sug-
project, will provide incentive to help the design consul- gested in the literature, the concept of integrated project
tants and contractor team overcome the sociological bar- delivery (IPD) contracting method could provide much
rier found in the design-build and other contracting needed sociological change. Such change will enhance col-
methods. The sharing of risk and reward of a project will laborative environment needed for maximizing benefits
enhance mutual trust between architect (and other design- inherent in BIM. In the IPD contacting method, unlike
ers) and contractor. The mutual trust – a sociological other known contracting methods, client, architect, and
change – will enhance collaborative environment needed contractor share the risk and reward of a project. The
for maximizing benefits inherent in BIM. The IPD equal share of risk and reward will potentially enhance
contracting method conceptually provides multiparty the trust between client, architect (and other designers),
720 M.O. Fadeyi / International Journal of Sustainable Built Environment 6 (2017) 711–722

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