Author's Accepted Manuscript

Open BIM-based Quantity Take-off System for

Schematic Estimation of Building Frame in Early
Design Stage
Jungsik Choi, Hansaem Kim, Inhan Kim

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DOI: http://dx.doi.org/10.1016/j.jcde.2014.11.002
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To appear in: Journal of Computational Design and Engineering

Received date: 30 May 2014

Revised date: 5 September 2014
Accepted date: 16 September 2014

Cite this article as: Jungsik Choi, Hansaem Kim, Inhan Kim, Open BIM-based Quantity
Take-off System for Schematic Estimation of Building Frame in Early Design Stage,
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 Journal of Computational Design and Engineering 00 (2014) 0000~0000
www.jcde.org

Open BIM-based Quantity Take-off System for Schematic Estima-

tion of Building Frame in Early Design Stage

Jungsik Choia, Hansaem Kimb and Inhan Kimc*

a
College of Engineering, Kyung Hee University, Gyeonggi-do, South Korea
b
Architecture Research Institute (BIM CM), Heerim Architects & Planners Co., Ltd., South Ko-
rea
c
Department of Architecture, Kyung Hee University, Gyeonggi-do, South Korea
∗
Corresponding author. Tel.: +82 31 201 2926; fax.: +82 31 205 7614.

Email: [email protected]

----------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------------
Abstract
Since construction projects are large and complex, it is especially important to provide concurrent construction process to BIM models
with construction automation. In particular, the schematic Quantity Take-Off (QTO) estimation on the BIM models is a strategy, which
can be used to assist decision making in just minutes, because 70 to 80 percent of construction costs are determined by designers’ deci-
sions in the early design stage [1]. This paper suggests a QTO process and a QTO prototype system within the building frame of Open
BIM to improve the low reliability of estimation in the early design stage. The research consists of the following four steps: 1) Analyzing
Level of Detail (LOD) at the early design stage to apply to the QTO process and system, 2) BIM modeling for Open BIM based QTO, 3)
Checking the quality of the BIM model based on the checklist for applying to QTO and improving constructability, 4) Developing and
verifying a QTO prototype system. The proposed QTO system is useful for improving the reliability of schematic estimation through
decreasing risk factors and shortening time required.
Keywords
IFC (Industry Foundation Classes); LoD (Level of Detail); Open BIM (Building Information Modeling); Schematic Estimation; QTO (Quantity Take-off)

1. Introduction
Cost estimation in construction projects is an important factor for decision making in both the early phase and the detailed de-
sign phase. The construction phase based on QTO can function for procurement and predicting construction costs [2]. In Korea,
estimate work based on 2D drawing has generated differences from QTO based on workers' mistakes and know-how. In addition,
2D-based estimation lacks uncertainty factors for estimation [3]. Accordingly, construction project seek more accurate QTO and
cost estimation. Reliable estimates require accurate building information. Inaccurate information from QTO produces estimation
errors because schematic estimation in the early phase process is multiplied by unit cost. To solve 2D-based QTO task problems,
research on 3D based QTO has been active [4]. However, various problems exist in 3D based QTO [4]. However, various prob-
lems exist in 3D based QTO.
This study describes methodology connecting BIM data properties (volume, area) with unit cost and develops a QTO prototype

This paper is based on a research first reported in the journal of Architectural Institute of Korea 29(5) 31-38
(2013).
© Society of CAD/CAM Engineers & Techno-Press.
doi: xxxxxxx.
 S. Smith et al. / Journal of Computational Design and Engineering 00 (2014) 0000~0000 0000

system. The scope of this study includes primarily a building frame. This accounts for more than 50% of the total cost of a project.
Schematic estimation is helpful to select design alternatives and construction plans. The QTO prototype system developed in this
study has schematic estimation modules for reinforced concrete work and steel frame work.
The methodology of the research is:
1) Derive the critical costs through analysis of cases and research on QTO/cost estimation.
2) Suggest an open BIM-based QTO process through BIM modeling, physical quality check and data quality check for cost
estimation and QTO for schematic estimation of the frame work.
3) Develop and verify the building frame QTO prototype system using information from the IFC model and the linkage be-
tween quantity information and the calculation method for schematic estimation.

2. Preliminary research
In this section, we analysis the early research and implementation of the QTO/estimation area based on 3D model. Also we
draw an implication and trend in the QTO/estimation through the analysis of software that is widely used at home and abroad. As
a result, in Chapter 3 seeks to provide a process to solve the existing limitations and improve the accuracy of the QTO/estimation.

2.1 Definition of Schematic Estimation

The cost estimation for each design phase can be defined as follows: conceptual estimation in the planning phase, schematic es-
timation in the schematic design phases, and detailed estimation in the design development phase, respectively [5]. The purpose
of schematic estimation is feasibility study and rough cost estimation. In WBDG, schematic estimation may be used to price vari-
ous design schemes, construction materials and to compare methods. The goal at the end of schematic design is to have a design
scheme, program, and estimate that are within budget [6].
Schematic estimation during the basic approaches of domestic production can be approached in two steps.
1) Statistical and empirical approaches to calculate the construction cost per square meter.
2) Cost per unit area based on the calculation costs through analysis of the floor plan cost per unit area
The method of this study is to extract architectural elements' quantity through BIM data for schematic estimation. It is difficult
to extract the volume per unit area for construction costs. This induced schematic estimation reliability increases.

Table 1 Analysis of the research trends.

Trend Keyword Research contents
Automation Object-oriented Automation estimation system applying element
QTO information in 3D model [6]
Recipe Research on recipe-based QTO [3]
IFC model Development of QTO application in IFC 3D
model [4]
Schedule-Cost Development of modules for QTO according to
the schedule[9]
Automation es- Automation based on me- Automation based on method of construction
timation thod of construction using 3D model [10]
Energy-Cost Cost estimation of factors impact on energy per-
formance assessment factor affected using IFC
model [7]
Automation estimation for Estimation assumption for high-performance
high-performance building building through cost of building functional [5]
Efficiency of Automation Finishing work Methodology of 3D automated modeling for
estimation BIM-based QTO [11]
Build a DB for automation Algorithm and development of database in ob-
estimation ject-oriented software for estimation task [8]
 S. Smith et al. / Journal of Computational Design and Engineering 00 (2014) 0000~0000 0000

2.2 Analysis of advanced research

QTO and estimation have used automated systems since the 1990s and have changed from 2D-based automatic systems into
3D-based automatic systems. From analyzing the major studies in Korea, some implication could be found; Automatic system
applying for the methodology of object-oriented in 3D model [6], recipe-based methodology of connecting 3D model with cost
[3], methodology of QTO using IFC 3D model [4] and so on. From analyzing the major overseas studies, some Implication could
be found; the methodology of cost estimation of factors impact on energy performance assessment factors affected using IFC
model [7], algorithm and development of database in object-oriented software for estimation task [8], and the methodology of
estimation assumption for high-performance building through cost of building functional [5] and so on.
On-going researches trend has been studied methodology of 3D-based object-oriented and increased studies on linkages among
various tasks about CM-Cost, Energy-Cost and so on.
Previous research on 3D-based QTO and estimation used a data model for QTO/Estimation for the reason that it was not per-
formed the task through 3D model. QTO/Estimation increases accuracy and speed compared to the existing system.
However, previous research has a weakness of making on one's own data model for QTO. This study proposes an integration
model using QTO task and estimation task through the concept of Open BIM. The concept of the IFC model can progress through
the entire task of the building life cycle, as long as workers input the necessary data for the task; design, construction, facility
management. Thus, this study suggests a methodology for QTO with schematic estimation due to IFC model in the early design
phase.

2.3 Analysis of QTO/Estimation software

Until the early 1980s, technologies for estimation involved QTO and writing by hand. Since the mid-1980s, automated estima-
tion related systems were used. 3D-based models for large construction companies began to be used in the early 1990s. It was
possible to calculate the exact volume of the 3D model to increase the efficiency of the estimate and to meet the domestic situa-
tion as a quote system began to develop. Similarly, domestic and abroad in quantities calculated by hand using the Scale for the
statement that was started from the initial Manually building high rise, is complicated by saving time and cause a lot of discomfort
in order to improve the accuracy of estimation related programs in the 1980s and came to develop in the effort.

1) EMS - Koreasoft Co.,Ltd.

EMS details the construction work of architecture, engineering, equipment, electrical, landscaping, and interior and each ma-
naged by work type’s details as one of the program allows you to operate the integrated development management system. The
estimation is based on national organizations’ DB, quarterly material unit price, and the unit price documentation provided by
calculated system is easy to get information.

2) MIDWARE – U-mid Systems Co.,Ltd.

Price form construction handles the specific characteristics and details of the condition, depending on the nature / estimated vo-
lume calculated on the basis of design, details and material costs, labor costs, and expense classifications. There is also an inte-
grated unit price in the form of a statement form so that extraction is possible. Floor detail is based on quantities of each item and
is obtained by checking the automatic extraction process activities.

3) ROCTEK International Corporation

• Soft takeoff: Framing and finishing volume calculation programs
- High accuracy by output volume on the Screen
- Quick estimation reduce labor by 40 to 80%
• Winscale: Framing and finishing volume calculation the newest programs
- Digitizer used to calculate the quantity of structure and finishing reducing time and laboring costs.

4) Vico, Vico Software, Inc.

• Estimator: Constructor (ArchiCAD) Modeling elements that estimate volume in order to be able to bid details of the QTO
program.
• Cost Manager: 5D Presenter in conjunction with cost management program using Estimator Data received.

5) eQbq - Consoft Asia Pte Ltd .

eQbq implemented by Singapore government is a QTO system that uses BIM. Currently, the Singapore government has been
 S. Smith et al. / Journal of Computational Design and Engineering 00 (2014) 0000~0000 0000

providing owners of output documents with CONSOFT's CONSOFT. eQbq calculates quantities and integrates web-based infor-
mation system by relating SS CP 83 and CEMS part 1 (SS CP 97 : Part 1) of the programs, which are offered by Singapore's na-
tional standard of classification system. Construction quantity is calculated based on the CAD system and must be compatible
with the Employer's bid procurement system.

The most commonly used in the practice of domestic and international software has some limitations.
1) Interoperability only with specific software
2) Inevitable Extra work in order to apply software
3) Estimating through the WBS classified by specific classification system
In this study, using a standard format, the IFC, the proposed methodology is not restricted to specific software. Also, estimating
from country to country and ways to minimize the additional work to propose a plan that can accommodate different classifica-
tion systems.

3. QTO process and BIM modeling

3.1 Open BIM-based QTO process

BIM-based estimation requires a BIM model and database for unit cost information. Reliable estimates require accuracy for the
QTO result and a high quality BIM model has a decisive effect on the accuracy of the QTO. In this chapter, we propose an Open
BIM-based QTO process and suggest a method of modeling for schematic estimation.
The QTO process is comprised of four steps: BIM modeling, physical quality verification, property verification and quantity
take-off. BIM modeling uses BIM authoring tools that support the IFC format. The physical quality of the BIM model is verified
by commercial software, SMC (Solibri Model Checker). This step can ensure the accuracy of quantity information. Verification of
property involves extracting structural elements and checking the construction code in order to extend the estimation work. The
BIM model requires verification of physical data to calculate the quantity for schematic estimation of the frame.

3.2 Analysis of LoD for Modeling

In AIA(The American Institute of Architects), the definition of LoD presents the purpose and scope of each step can be used to
model data and additional, author and model data that users need to determine the level of the object [13]. LoD is useful for ga-
thering information that will be needed in a different phase of the project. It is also necessary to define the scope of the informa-
tion required. To make model for suitable project phases is demanded the modeling for each step on the level of detail. Appropri-
ate models are required at all levels of detail. The definition of LoD in domestic and international BIM guides and manuals allows
the project's BIM utilization to be completed. Furthermore it suggests the purpose and scope of the model data at each step. Table
2 contains the contents of the LoD.

Table 2. Analysis of the research trends. Analysis of LoD from domestic and international guides.
AIA Document E202: Building
BIM Standards & Production Technolo-
Information Modeling Protocol Singapore BIM Guide [15]
gy [14]
Exhibit [13]
LoD1 • Building mass studies.
• Non-geometric data or line work,
(Conceptual • Indicative dimensions, area, vo-
Design) areas, volumes, zones, etc.
lume, location and orientation
• Generic elements shown in three • Approximate dimensions, shape,
LoD2
dimensions. • Approximate dimensions, shape,
(Schematic location, orientation and quantity.
Design) - maximum size location, orientation and quantity.
• Non-geometric properties.
- purpose
• Specific elements confirmed 3D
LoD3 • Dimensions, shape, location, orienta- • Accurate dimensions, shape, loca-
Object Geometry.
(Detailed - dimensions tion and quantity. tion, orientation and quantity.
Design) - capacities • Specified elements and equipment. • Non-geometric properties
- connections
• Shop drawing/fabrication
• Modeling to assembly details include • Complete fabrication and assembly
LoD4 - purchase
(Construction) quantity, quality, material, texture, details over and above the Detailed
- manufacture
color etc. Design stage.
- install
 S. Smith et al. / Journal of Computational Design and Engineering 00 (2014) 0000~0000 0000

- specified

• Complete fabrication and assembly • BIM element is similar in level of

LoD5 details. detail to the Detailed Design stage.
• As-built-actual
(O & M) • Review material and dimensions of • Updated with changes during Con-
equipment, texture etc. struction stage.

In Table2, LoD for schematic estimation shows LoD2 includes basic building elements. It is possible to calculate the quantity
of basic building elements. Architectural elements are sorted by structural property in order to calculate the quantity of the
framework. Architectural elements are sorted by structural property in order to calculate the quantity of the building frame ac-
cording to MVD for QTO/Estimating in buildingSMART Int'l.

4. Developing and verifying of QTO prototype system

This chapter discusses verification to increase accuracy and reliability, a method of extracting information in the BIM model
for QTO and development of the QTO prototype system interlocking and a QTO method. Verification of physical quality is per-
formed in SMC. Verification of data quality and QTO are conducted from the developed system, InSightBIM-QTO.

4.1 Verification of physical quality for QTO

The model is created using an authoring tool to verify the physical quality. Physical quality checking is a minimum require-
ment for shape representation and intersections among elements can increase the accuracy of the calculated quantity. Software for
quality management is rule-based. This study used SMC with a rule-set that depends on the checklist. The checklist depends on
domestic law and has a checklist for physical quality, logical quality and data quality. The criterion for physical quality is "There
should be no interference between the main element.", "There should be no overlap between elements.", "All structural elements
should be supported by other structural elements." and so on.

The BIM model undergoes a process to modify BIM authoring tools according to error facts. After checking the physical quali-
ty, it selects input properties that code for construction type in BIM data.

4.2 Verification of data quality for QTO

A QTO prototype system separated into two modules has been developed. Verification of data quality is conducted by the In-
SightBIM-QTO Pre-check module in the QTO system. A pre-check module is used to check whether or not required data is input,
and to detect the errors in input data. First, the pre-check module detects the error, when structural elements don’t have the struc-
tural property. Secondly, a check item verifies the error in the construction code which has non-existent code or a wrong code,
since the construction codes are used by mapping between the element and unit cost.
Figure 6 shows a method of extracting structural elements and construction codes on one wall. The author develops a Pre-
check module with this method, and then conducts verification of data quality with this module.
Results of Pre-check as shown in Figure 7 are to check on error elements and description of errors. It presents two types of er-
ror that detect the presence or absence of code and the format of code. A BIM model can be modified by an authoring tool using
the error report exported in MS Excel format. After completion of physical/data quality checking, the BIM model can conduct
QTO.

4.3 Quantity take-off of the building frame

QTO of the building frame is divided into two parts; one is the reinforced concrete work, and the other is the steel building
frame. Bearing walls, columns, slabs, beams and stairs applicable to the QTO of the reinforced concrete work can be extracted
from the IFC file as shown in Figure 8. Columns and beams applicable to the QTO of the steel frame work extract its length from
the IFC file, since shape-steel's quantity multiplies its unit weight by length.
Extracted information as shown in Figure 8 is calculated by a method of schematic QTO. The concrete quantity is extracted in
the BIM model. The quantity of the rebar and the form are calculated by the ratio of concrete [20]. The method of schematic QTO
is as shown in formula (1) ~ (4).
 S. Smith et al. / Journal of Computational Design and Engineering 00 (2014) 0000~0000 0000

The Reinforced concrete work (bearing wall, column, beam, slab, stair)
• Concrete’s quantity (Cv)
㎥
Cv( ) = IfcQuantityVolume value(bearing wall, column, slab, beam)
(1-1)
㎥
Cv( ) = NumberOfRiser * TreadLength * Width * ActualRiserHeight(stair) (1-2)
• Rebar’s quantity (Rv)
Rv(kg) = Cv * Rebar’s ratio of concrete (2)
• Form’s quantity (Fv)
㎡
Fv( ) = Cv * Form’s ratio of concrete (3)

The steel building frame (column, beam)

Unit weight of shape-steel (Korea Standard) * IfcQuantityLenghth (4)

In reinforced concrete, work is calculated based on the volume of concrete and quantity of rebar and forms. The volume of
concrete is extracted using the volume of each element that is a bearing wall, column, slab or beam. The quantity of the rebar and
the form are calculated by the ratio of concrete according to the method used in practice. For example, let us suppose that the
volume of a wall is 60 cubic meters, Rebar's ratio is 100 and the form's ratio is 6.5. A formula is required in order to manufacture
a wall.

Quantity of Concrete = 60( ) ㎥ (5)

㎥ ㎏㎥
Quantity of Rebar = 60( ) * 100( / ) = 6000 ㎏
(6)
㎥
Quantity of Forms = 60( ) * 6.5( / ) ㎡㎥ (7)

To manufacture a wall with 60 cubic meter of concrete and 6000 kg of rebar, forms totaling 390 square meters are required.
The counting formula for the wall, column, slab, and beam are the same, just in different ratios. However, the counting formula
for the stair’s concrete quantity needs a slightly different approach. More information is needed to calculate.

Quantity of Concrete (stair) = A *B * C * D (Number of riser) (8)

A is the stair’s tread length, B is its width, C is the height of the riser, D is the number of risers. The quantity of rebar and forms
require a formula (6), (7).
In the steel building frame is calculated volume of shape-steel. The volume of steel extracted its length from IFC file, for the
reason that method of shape-steel's quantity multiplies its unit weight by length. The ratio for calculating quantity can be modified
using the quantity of the rebar and the form rating per concrete quantity. The model includes quality verification and set-up calcu-
lation options to calculate the quantity with InSightBIM-QTO as shown in Figure 9.
The result of QTO is confirmed in InSightBIM-QTO and exported in MS Excel format. The value of the result in the reinforced
concrete work is the quantity of concrete, rebar and form of each element. In addition, the ratio of rebar and form per volume of
concrete is used to provide the basis of the calculation. In the steel frame work, it is used to calculate the quantity of columns and
beams.
The quantity derived from InsightBIM-QTO includes a comparative analysis with Revit architecture and SMC. Although the
result of the comparison is a slight difference that depends on the calculation method of the software, the results are almost
matched. Nevertheless, stairs and steel sections have more accurate quantities than with other software that follows the Korea
Standard.

5. Benefits and contribution

In this study, we have presented a new methodology of estimation method by analyzing the existing limit point. We have pro-
posed the amount of calculation process using a model based on the Open BIM that way, is generated by the initial design stage.
The proposed process is useful not only to improve the accuracy of the calculated quantity, but also to improve the quality of the
model. In addition, the amounts of calculation results are also affected to improve the reliability of estimation results are used as
basic data for future estimates. Currently, the study is a method of calculating the amount corresponding to only the construction
frame extension is possible in the construction of all kinds of methodology proposed would contribute to the study estimated cal-
culated amount of Open BIM base.
 S. Smith et al. / Journal of Computational Design and Engineering 00 (2014) 0000~0000 0000

6. Conclusions
This research suggests a solution of QTO for low reliability of estimation manually, and difficulty about huge amounts of data
management by building’s complication and larger. Specifically, it is based on open BIM for a QTO process of schematic estima-
tion in the early design stage. A QTO system for the building frame was developed from information exported from the IFC mod-
el and QTO system. The detailed research results are as follows;
• This study suggests an Open BIM-based method and QTO process for schematic estimation. The process contains 4 stages;
modeling for schematic estimation, verification to increase accuracy, verification of data quality for estimation, and a me-
thod of QTO to extract quantities and calculate methods.
• The authors developed a QTO prototype system for the schematic estimation of building frame, which is an important factor
for decision making in early phases. This system, InSightBIM-QTO is divided into two modules. Additional functional
modules are the Pre-check Option for selecting structural elements and the Calculate Option module for modifying the ratio
of concrete.

Thus, the methods are helpful not only to increase accuracy in QTO, but also to verify quality in the IFC model. QTO results
can improve the schematic estimation task and improve the reliability of the estimate.
In this study, the scope of the applied QTO methods was limited by building frame. This caused difficulties with the practical
application of the QTO methods applied in this study. To remedy this, the application scope of the QTO methods should be ex-
panded. The authors have suggested an open BIM-based estimation process and developed a schematic estimation system for
IFC-based estimation with more reliability in the future. This study may be used in schematic estimation for feasibility study with
EVM (Earned Value Management).

Acknowledgments
This research was supported by a grant (13AUDP-C067809-01) from Architecture & Urban Development Research Program
funded by Ministry of Land, Infrastructure and Transport of Korean government.

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Figures

Figure 1. eQbq workflow [12].

Figure 2. Open BIM-based QTO process

Figure 3. Structural building elements applying the building frame among architectural building elements [16].

Figure 4. Method of inputting properties for the schematic estimation: (a) input LoadBearing for extracting element of the
building frame, (b) input the code of construction classification for the estimation

(a)
(b)

Figure 5. Construction classification / Construction type and Unit

Figure 6. Extraction of building frame and construction code – Example of structural wall volume

Figure 7. Results of pre-check in InSightBIM-QTO

Figure 8. The methodology of extraction of elements’ qua
quantity in the building frame

Figure 9. Set-up
up calculate option and QTO result

Figure 10. QTO result export as MS Excel