BIM Maintenance

Structural Survey
BIM for building refurbishment and maintenance: current status and research
directions
Deniz Ilter, Esin Ergen,
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SS-02-2015-0008
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SS
33,3
BIM for building refurbishment
and maintenance: current status
and research directions
228 Deniz Ilter and Esin Ergen
Received 2 February 2015
Department of Civil Engineering, Istanbul Technical University,
Revised 17 June 2015 Istanbul, Turkey
Accepted 25 July 2015
Abstract
Purpose – The purpose of this paper is to present a strategic overview of the current literature on
“Building information modelling (BIM) for Building Refurbishment and Maintenance” to unfold the
factors behind the relative underdeveloped state of the field and to contribute to the development of a
more cumulative knowledge base by presenting the current status and suggesting future directions
for research.
Design/methodology/approach – A systematic review of the literature has been undertaken by
classifying and mapping the literature, identifying the input-output relations, exhibiting the areas
focused on by researchers as well as neglected ones and by indicating the trends in research through
the years. Both qualitative and quantitative analysis is used in the study to better interpret the existing
studies in a holistic perspective.
Findings – Although the need for BIM in facility management (FM) has been acknowledged by
researchers and practitioners, the results highlight that studies related to BIM applications in
maintenance and especially refurbishment are relatively recent. However, the trend in published
articles shows that the interest is continuously growing. Existing research in this field can be clustered
in the following subtopics: (1) building survey and as-built BIM, (2) modelling and managing energy,
(3) design assessment, (4) access to and integration of maintenance information and knowledge, and (5)
information exchange and interoperability.
Originality/value – The paper identifies the gaps in the research domain that hinders a widespread
adoption of BIM in refurbishment and maintenance stages and introduces roadmaps to surmount the
challenges identified in each specific subtopic of the field.
Keywords Facility management, Literature review, BIM, Maintenance, Retrofit, Refurbishment,
Building information modelling, Post-occupancy
Paper type Literature review
Introduction
Building information modelling (BIM) is “a new approach to design, construction and
facility management (FM), in which digital representation of the building process is
used to facilitate the exchange and interoperability of information in digital format”
(Eastman et al., 2011). In AEC industry, many research studies were performed on the
use of BIM in design and construction phases and numerous design and construction
companies are already using BIM in these phases. Although the need for BIM in FM
has been acknowledged by researchers and practitioners (Akcamete et al., 2010;
Becerik-Gerber and Kensek, 2010; Parsanezhad and Dimyadi, 2014; Volk et al., 2014),
BIM is still not being effectively utilized in this phase, including the refurbishment
activities (Becerik-Gerber et al., 2012; Eadie et al., 2013; Volk et al., 2014). However,
Structural Survey interest in using BIM in FM is growing, especially in the UK since the government BIM
Vol. 33 No. 3, 2015
pp. 228-256
initiative highlighted BIM for FM as one of its fundamental principles and required that
© Emerald Group Publishing Limited
0263-080X
project life cycle data, including FM phase, should be managed using BIM by 2016
DOI 10.1108/SS-02-2015-0008 (SmartMarket Report, 2014).
Current literature on “BIM for Building Refurbishment and Maintenance” is Building
analysed in this paper in order to unfold the factors behind the relative underdeveloped refurbishment
state of the field, present the current status and suggest future directions for research.
This is achieved by classifying and mapping the literature, identifying the input-output
and
relations, exhibiting the areas focused on by researchers as well as neglected ones and maintenance
by indicating the trends in research through the years.
Systematic review of a field through the assessment of academic publications is a 229
well established methodology in the construction management discipline (Betts and
Lansley, 1993; Wolfe, 1994; Pietroforte and Stefani, 2004; Dickinson et al., 2006; Volk
et al., 2014; Lu et al., 2015). Academic publications present new ideas building on earlier
work, which establish trends in a specific field. Analysis of these trends shows patterns
of evolution including the sources, output, influence, challenges, collaborations as well
as emerging and neglected topics. This exercise contributes to the development of a
more cumulative knowledge base by providing a strategic overview of the field, raising
new research questions and generating new perspectives and future research agenda.
In this regard, this paper addresses the following objectives: first, to assess the
developing “BIM for Building Refurbishment and Maintenance” literature in academic
journals by identifying trends in terms of content, influence, adopted methods and
authorship; second, to classify the literature and identify the relations between research
and common research focus areas by locating each article on research domain maps;
third, to present the current status and future agenda for research focus areas.
Use of BIM in building refurbishment and maintenance

FM process can be divided into maintenance and refurbishment (NSF, 2003) and thus
building maintenance is seen as an activity in the larger context of FM (Barrett and
Baldry, 2003; Motawa and Almarshad, 2013). Building maintenance encompasses the
activities that FM personnel perform to ensure that facilities continue to fulfil their
intended functions, and is the longest period in the lifecycle of a building, where the
majority of expenses (i.e. more than 85 per cent of total costs spent over the lifecycle)
naturally accrue (Lee and Akin, 2011). Literature on “BIM in Building Refurbishment
and Maintenance” is mostly focused on BIM applications on FM level, and studies
focusing on BIM applications in either maintenance or refurbishment are relatively
more recent.
Utilization of BIM in FM enables life cycle data management, which is the ultimate
goal in developing BIM models. Multiple researchers and practitioners acknowledge
that BIM can be leveraged for performing FM activities, such as commissioning and
closeout, retro-commissioning, maintenance of warranty and service information,
quality control, energy and space management, planning and performing maintenance,
emergency management, retrofit planning and deconstruction (Akcamete et al., 2010;
Chen et al., 2011; Becerik-Gerber et al., 2012; Costin et al., 2013; Volk et al., 2014). BIM is
envisioned to seamlessly transfer required building data to those FM information
systems and further improve FM processes through advanced visualization and
analysis capabilities (Becerik-Gerber et al., 2012). However, to utilize BIM in those
areas, building information needs to be integrated with FM information systems,
e.g. computerized maintenance management systems (CMMS), electronic document
management systems (EDMS), energy management systems, and building automation
systems (BAS) (Becerik-Gerber et al., 2012). The Corps of Engineers Research Lab
developed “Construction Operations Building Information Exchange” (COBie) to create a
standardized template for information handover to operations and maintenance entities.
SS The COBie approach captures information incrementally throughout the planning,
33,3 design and construction processes and provides a framework for robust information
organization for facilities management (East, 2014).
Several recent studies focus on the potential and requirements of using BIM in
FM since the greatest current challenge is the level of understanding of facility
managers and owners, who need to define information needs in FM phase (Kasprazak
230 et al., 2013; Brooks and Lucas, 2014). A study by Becerik-Gerber et al. (2012) identified
the following potential FM application areas where BIM can be used: locating building
components, facilitating real-time data access, visualization and marketing, checking
maintainability, creating digital assets, space management, planning and feasibility
studies for non-capital construction, emergency management, controlling and monitoring
energy, personnel training and development. This study also defined data structure for
non-geometric data requirements. In another study, 11 recent pilot projects that used BIM
in FM management were investigated and some prominent issues were identified as
coping with inconsistent terminologies and taxonomies, requirements specification in
BIM applications, and identifying which information and what levels of detail are desired
by the FM teams (Parsanezhad and Dimyadi, 2014).
Renovation, retrofitting and refurbishment are important components of FM, and
there has been even less research and implementation in this area (SmartMarket Report,
2010). Refurbishment is a synonym for renovation (Thesaurus, 2015; Merriam-Webster,
2015). Renovation is mostly performed to meet the specific requirements of an owner,
and can include envelope and structural upgrades and spatial layout changes. On the
other hand, the goal in performing a retrofit is to improve building’s environmental
systems (i.e. mechanical, electrical and plumbing), besides systems that affect thermal
comfort (e.g. exterior insulation) (Gultekin et al., 2014). The very few existing studies in
this area highlight the integrative nature of BIM and explore the areas where BIM can be
used to implement sustainable building principles in retrofitting/renovation (Hammond
et al., 2014; SmartMarket Report, 2010). The potential areas of BIM usage in retrofitting
are as follows (Hammond et al., 2014; SmartMarket Report, 2010): (1) determining what
level of green building certification systems (e.g. LEED) can be achieved using BIM
as-built model, (2) performing analyses related to building form, such as, orientation,
massing, envelope, and daylighting, (3) performing analyses on building functions
(i.e. energy and water use, ventilation and lighting). Larsen et al. (2011) suggest that BIM
offers the best solution for data management and flow throughout a retrofit project from
the survey to the building site.
The studies on research topics and trends in the area of BIM in AEC industry
highlight that BIM for sustainable design and construction is one of the top research
areas selected by the practitioners (Becerik-Gerber and Kensek, 2010). Integration of
energy analysis with BIM platforms improves the information flow from building’s
as-built models to energy analysis software and reduces the effort to perform required
energy analysis (Hammond et al., 2014). In a recent study, most of the surveyed BIM
users (78 per cent) acknowledged this benefit and anticipated that their firm will use
BIM on a green retrofit project in three years (SmartMarket Report, 2010). To perform
these analyses, the first step is to create BIM as-built model of a building (if it is not
available), and the type of prospective analyses and the required relevant information
determines level of detail in the model (Autodesk, 2010).
Using BIM in retrofit and renovation has other benefits, too. BIM provides
integrated output from different building systems and this allows for well-informed
retrofit decisions and improved communication among different parties (Roorda and
Lui, 2008; Autodesk, 2010). Data from BIM model can be transferred to a cost Building
estimating software to calculate the cost of retrofits. Moreover, BIM model created for refurbishment
retrofitting can also be used during FM. The main obstacle to BIM adoption in green
building process, which includes retrofitting activities, is related to some interoperability
and
problems between BIM tools and the perception that existing tools are easier to use maintenance
(SmartMarket Report, 2010). The two main types of tools that are used in retrofitting are
energy performance modelling software and FM software. Both types of tools are still 231
limited in utilizing the depth of data available in the BIM model (SmartMarket Report,
2010; Becerik-Gerber et al. 2012) and software integration needs improvement.
Risk of BIM is related to legal and technical issues (Azhar, 2011; Becerik-Gerber
et al., 2012). The roles and responsibilities for data entry and maintenance of the BIM
are still not clear. Also, there is diversity in BIM tools, and interoperability issues are
still being experienced. Licensing issues arise when project team members other than
the owner and architect/engineer contribute data that are integrated into the building
information model. Collaboration among stakeholders is still limited and needs to be
improved. It is suggested to have collaborative, integrated project delivery contracts in

which the risks of using BIM are shared among the project participants. There are also
organizational and process-related challenges, such as cultural barriers towards
adopting a new technology, undefined fee structures for additional scope.
Although BIM based refurbishment and maintenance has a growing interest with
indisputable potential, there are still few studies available. Pooling the information
from these studies, this paper aims to unfold the factors behind the relatively
underdeveloped state of the field, delineate the current status and suggest future
directions for research.
Research approach
In systematic reviews, certain procedures are used in selecting and analysing
publications to minimize subjectivity (Betts and Lansley, 1993). A standard practice in
academic literature review is established over time (Lu et al., 2015), which enables a
comparative analysis of the findings by using a similar data selection approach and
analysis constructs. Accordingly, the analysis instruments utilized in this study are
adopted from earlier review studies performed in the AEC domain (Betts and Lansley,
1993; Wolfe, 1994; Pietroforte and Stefani, 2004; Dickinson et al., 2006; Volk et al., 2014;
Lu et al., 2015). Both qualitative and quantitative analysis is used in the study to better
interpret the existing studies in a holistic perspective. A systematic data selection
procedure based on keywords was adopted in the study following the standard practice
in academic literature review; however other publications that deal with relevant topics
but do not mention BIM in its keywords were analyzed as well. These were
incorporated into the qualitative analysis to support the discussions on the current
status and future research agenda, but were not included in the quantitative analysis of
the research trends.
Selecting data sources

While reviews focusing on well developed subjects tend to use journal ranking in
selecting data sources (Lu et al., 2015), others investigating a rather new phenomenon
include a wider domain of journals in data selection to acquire as many articles as
possible (Volk et al., 2014). With this approach, not only the unintended consequences
of journal ranking are eliminated, but also articles published in journals with a rather
SS niche scope are included in the review, as well as the ones published in the mainstream
33,3 journals. A keyword search was performed in academic databases without a journal
ranking or elimination procedure in this study. Articles containing “BIM” or “building
information model*” as well as “retrofit*” or “refurbish*” or “renovat*” or “maintenance”
or “facilit*” or “post-occupancy” were identified. No limitations were adopted in the time
frame, in order to include all journal articles published until the date the research was
232 undertaken. Each article was reviewed to determine its relevance and few non-relevant
articles were eliminated (Giblin and Midwood, 2015; Kim and Teizer, 2014; Lu and
Olofsson, 2014). Consequently, search results revealed that 24 articles have been
published on “BIM for refurbishment and maintenance” by the beginning of 2015. Table I
provides the number of articles published in each academic database according to their
keywords while Table II shows the distribution of these articles to journals. Other
journals identified to have no publications on the subject were not included in the table.
Overview of research trends

Time span
The number of articles published on BIM for Building Refurbishment and Maintenance
in each year is depicted in Figure 1 and corresponding raw data, distributed among
journals are shown in Table III. As noted in the research approach, no time frame
limitation was adopted in this study since the subject is a very new phenomenon.
This is reflected in the time span of the articles published; all articles were published
in or after 2008. This threshold was evident on the earlier literature reviews of ICT
applications in construction, which showed a considerable jump in 2009 (Lu et al., 2015)
and of BIM, which stated that most BIM papers were published after 2008 with
considerable intensification in the last years. The total number of articles is relatively
small, as expected, since BIM itself, which can be considered a broader area of the subject,
is an emerging topic after 2005 (Volk et al., 2014). The increase in publications seems to
continue in 2015, where two articles have already been published in the first issues of the
year (shown as 2015 (1) throughout the study). The trend in published articles shows that
the interest in BIM for building refurbishment and maintenance is continuously growing.
Journal distribution
The distribution of articles among journals in each year and journal shares are
provided in Table III. Automation in Construction published the most articles (nine
articles), followed by Facilities (three articles), Architectural Design (three articles) and
Energy and Buildings (two articles). The total share of these four journals sums up to
72 per cent of all articles. The remaining seven journals, namely Computers in Industry,
Building Research and Information, Journal of Construction Engineering and Management,
Journal of Computing in Civil Engineering, Journal of Architectural Engineering, Journal of
Management in Engineering, and Journal of Green Building published one article each.
This distribution shows that BIM for Building Refurbishment and Maintenance attracted
attention from a wide spectrum of AEC Journals and IT, FM, design and energy related
journals are the primary publishers.
Research keywords
The most commonly used keywords in the reviewed articles are given in Table IV.
Keyword-based ranking analysis reveals rather frequent research topics in a field
(Lu et al., 2015). Apart from BIM, facility, maintenance, and retrofit, which are search
Building Building Building

Building information Building information information Building Building Building
information model* or information model* or model* or information information information
model* BIM + any model* or BIM + BIM + model* or BIM model* or model* or
Database or BIM keyword BIM + retrofit refurbish* renovat* + maintenance BIM + facility* BIM + post-occupancy
Sciencedirect 195 12 4 4 7
ASCE 82 4 4
Emerald 25 3 1 3
Wiley 32 3 1 2
TANDF 55 1 1
College
publishing 3 1 1
Springerlink 95 0
AIP Wolters 4 0
Sage 1 0
Total 492 24 4 0 1 5 17 1
Note: Because the papers have multiple keywords, the sum of research keywords is greater than that of the published articles
maintenance
refurbishment
databases
Building
Articles by
and
keywords within
Table I.
233
SS
33,3
234
journals
Table II.
Articles by
keywords within
Building Building Building Building Building Building Building
Building information information information information information information information
information model* or model* or model* or model* or model* or model* or model* or
model* BIM + any BIM + BIM + BIM + BIM + BIM + BIM + post-
Journals Abb. or BIM keyword retrofit refurbish* renovat* maintenance facility* occupancy
Automation in AUTCON
Construction 136 9 3 4 5
Facilities FAC 5 3 1 3
Architectural Design ARCDES 32 3 1 2
Energy and Buildings EB 9 2 1 1
Computers in Industry COMIND 5 1 1
Building Research and BRI
Information 3 1 1
Journal of Construction JCEM
Engineering and
Management 19 1 1
Journal of Computing in JCCE
Civil Engineering 26 1 1
Journal of Architectual JAE
Engineering 4 1 1
Journal of Management JME
in Engineering 10 1 1
Journal of Green JGB
Building 3 1 1
Total 252 24 4 0 1 5 17 1
Note: Because the papers have multiple keywords, the sum of research keywords is greater than that of the published articles
8
7 7
30 Building
7 refurbishment
Cumulative number of articles

25
and
6
maintenance
Number of articles
Total
20
5
Cumulative 4
4 15 235
3
2 2 10
2
1 1
5
1
0
Figure 1.
0 0 Number of articles
2008 2009 2010 2011 2012 2013 2014 2015(1)
published
Published Years
Number of articles
Journal 2008 2009 2010 2011 2012 2013 2014 2015(1) Total
Automation in Construction 1 2 3 2 1 9
Facilities 1 2 3
Architectural Design 2 1 3
Energy and Buildings 2 2
Computers in Industry 1 1
Building Research and Information 1 1
Journal of Construction Engineering and
Management 1 1
Journal of Computing in Civil Engineering 1 1 Table III.
Journal of Architectual Engineering 1 1 Chronological
Journal of Management in Engineering 1 1 distribution of
Journal of Green Building 1 1 articles within
Total 1 2 0 1 4 7 7 2 24 journals
keywords of the study, energy efficiency/performance/management, design (concept

design, performance based design, design process, design tools, early design),
data/information interchange/exchange/sharing are the highest frequency keywords,
reflecting on the BIM induced benefits to Building Refurbishment and Maintenance.
The rest of the keywords are quite diverse including prevailing technologies
and formats such as IFC, mobile augmented reality (MAR), 3D scanning and
simulation, building types popular for application such as healthcare, challenging
issues such as interoperability and research approaches such as taxonomy and
product model.
Research citations
Lu et al. (2015) suggest citation-based rankings provide a longitudinal perspective
showing the influence and popularity in the existing body of knowledge. The five
most cited articles listed in Table V provide interesting insight regarding the
influence of the research. These articles were cited 120 times in total and 24 times
SS Keywords Number of published articles Frequency (%)
33,3
BIM 24 100
Facility 17 71
Energy efficiency/performance/management 6 25
Maintenance 5 21
Design 5 21
236 Retrofit 4 17
Data/information interchange/exchange/sharing 4 17
Lifecycle 3 13
IFC 3 13
MAR 3 13
Healthcare 3 13
3D scanning/reconstruction 3 13
Data/information requirements/management 2 8
Interoperability 2 8
Performance simulation 2 8
Taxonomy 2 8
Table IV. Product model 2 8
Most commonly Note: Because the articles may have multiple keywords, the sum of keywords is greater than the
used keywords number of articles
Citations Article Author and year Keywords
59 IFC and building lifecycle Vanlande et al., Product data interchange, Computer-aided
management 2008 engineering, Facility management,
Industry foundation classes (IFC), BIM
22 Application Areas and Becerik-Gerber Facilities management; Building
Data Requirements for et al., 2012 information modeling; Data requirements;
Application Areas and Application areas; Use cases
Data Requirements for
BIM-Enabled Facilities
Management
16 Augmented reality-based Lee and Akin, Operations and maintenance, Fieldwork
computational fieldwork 2011 efficiency, Augmented reality, Building
support for equipment information modeling
operations and
maintenance
14 A knowledge-based BIM Motawa and Case-based reasoning, BIM, Building
system for building Almarshad, 2013 maintenance, Building knowledge
maintenance modelling
9 Building Information Volk et al., 2014 As-built BIM (Building Information
Modeling (BIM) for existing Modeling), Existing buildings, Facility
Table V. buildings – Literature management (FM), Maintenance, Retrofit,
Top five cited review and future needs Deconstruction, Dismantling, Demolition,
articles “Scan-to-BIM”, Reverse engineering
per article, on average. Three of these articles, with 89 citations, deal with
experimental, prototype or “in use” models of BIM enabled FM (Vanlande et al.,
2008; Lee and Akin, 2011; Motawa and Almarshad, 2013). Other two articles with 31
citations attempt to give general insights on the use of BIM in FM and existing
buildings (Becerik-Gerber et al., 2012; Volk et al., 2014). It is interesting to note that Building
retrofit articles do not appear in the most highly cited articles list, presumably due refurbishment
to the fact that they are rather recent articles, and the articles that might have cited
them are still in the publication process.
and
maintenance
Life cycle stage (LCS) focused
Articles on BIM for Building Refurbishment and Maintenance focus on different LCS. 237
The lifecycle of a facility is the time period from inception to termination (Lucas et al.,
2013b). The LC stages are defined with minor differences in several sources. LC stages
in this study were adopted from the National Science Foundation (NSF, 2003). Beside
concept, design (development), construction (implementation) and deconstruction
(termination) with their widespread use, maintenance is used for the operational life of a
facility excluding major renewals. On the other hand, although “refurbishment” and
“retrofit” is distinguished in different ways in some sources, this study follows the
NSF approach and “refurbishment” is used to define all major renewals including
retrofits. Handover was added as a separate LC stage due to its importance in the
information flow through the LC of a facility. It should be noted that in the articles
reviewed, a keyword pointing to a specific stage does not necessarily reflect the LCS
focus of the research undertaken. Liu and Issa (2014), for instance, focus on design
for maintenance accessibility (DFMA) using BIM tools. Although the research has
direct implications for FM and includes FM as a keyword, the main focus is on
the design stage, where a Revit Add-in is developed for detecting maintainability
issues in the design phase. Accumulated number of articles from each LCS group
is presented in Figure 2. By the beginning of 2015, there are 15 articles focused
on maintenance, eight articles on refurbishment, five articles on design, four articles
in concept and three articles in construction, handover and deconstruction each.
Figure 2 shows a fairly even spread on each stage between 2008 and 2011. While
more articles focus on design stage in this period, more research studies focus
on refurbishment and maintenance starting from 2012, showing an increasing
importance of the subject. This finding is consistent with earlier studies which
16
Cumulative number of published articles
Concept
14
Design
12 Construction
Handover
10 Maintenance
Refurbishment
8 Deconstruction
6
2
Figure 2.
0 Cumulative number
2008 2009 2010 2011 2012 2013 2014 2015(1) of articles by stage
Published Years of lifecycle focused
SS suggest that while the use of BIM is associated with design, and construction, since
33,3 recently, research focus shifts from earlier LCSs to maintenance, refurbishment,
deconstruction and end-of-life considerations (Becerik-Gerber et al., 2012; Lucas
et al., 2013b; Volk et al., 2014).
Sources of information
238 Different sources of information used in the reviewed articles can be grouped
into reviews, system analysis (as defined by Bentley (2007), studies on how well
the components of a system work and interact to accomplish the purpose), case
study and survey / interviews. As shown in Figure 3, among these information
sources, case study and system analysis are the leading sources. A rapid increase
in this type of research is seen after 2012, while surveys and reviews were used in
fewer articles; however, the number of survey and review papers still tends to
increase.
By the beginning of 2015, case study is used in 12 articles and system analysis in
11 articles, whereas survey/interview and reviews are used in six articles each.
The empirical data from surveys/interviews are distributed across the USA, UK,
Germany and New Zealand. The analysis of articles by sources of information reveals
that research in this area is gradually shifting from describing the current status and
perceptions to developing BIM enabled systems mostly based on case studies that
would help the AEC industry utilize more effective and efficient maintenance systems
and refurbishment processes. However, articles based on reviews and survey/
interviews will always be required to understand the current practice in the field,
perceptions and requirements of the various stakeholders and adoption rates of new
technology, systems or tools developed.
Main output of the articles

Main output of the articles reviewed was classified into five groups in Figure 4. Most
articles fall into the category of modelling (17 articles), consisting of nine articles
of experimental/prototype model, four articles of model in use and four articles of
14
Reviews
12 System Analysis
Case Study
10 Survey/Interview
2
Figure 3.
Cumulative number
of articles by sources 0
2008 2009 2010 2011 2012 2013 2014 2015(1)
of information
Published Years
conceptual/theoretical model. Seven articles provide general insights on the subject and Building
three provide statistical results. While modelling is the dominant output, it should be refurbishment
noted that some of these are exploratory models, such as process or information flow
models, while others are BIM enabled FM or retrofitting systems. Also, the steep rise in
and
the number of experimental/prototype model in the last two years highlights that the maintenance
previous research in the earlier years has laid the foundations for developing more
experimental/prototype models. A further analysis and mapping of the literature in 239
terms of contribution to the field of BIM for Building Refurbishment and Maintenance
is given in the next section.
There is a strong relationship between the source of information and output of
the article. Most of the modelling articles, especially experimental/prototype models
and models in use, are based on system analysis (79 per cent) rather than other
sources, while statistical results are based on survey/interviews (100 per cent).
Reviews, case studies and survey/interviews all tend to provide general insights on
the subject.
Authors
The 24 articles reviewed involved 66 authors from nine countries, showing the growing
global interest in the subject. Figure 5 shows the geographical distribution of
authors. Authors from the USA, who contributed to 16 articles, dominate the
research, followed by the UK (four articles), Germany (four articles), France (four
articles) and Austria, Canada, Norway, Egypt and New Zealand with one article
each. Leadership of the USA can be explained by early involvement of government
agencies with BIM. General Services Administration in the USA was the first
agency to mandate utilization of BIM in public projects as early as 2003. In all,
83 per cent of the articles were written by authors from the same country and 17 per cent
by collaboration of authors from different countries. It is clear that more international
collaboration would bring different perspectives, provide comparative analyses, widen
the research domain and contribute to the improvement of the field. Of the 24
papers, two were written by single author, nine by two authors, seven by three
10
General insights
9 Statistical results
8 Conceptual/theoretical model
Experimental/prototype model
7 Model in use
6
5
4
3
2
1 Figure 4.
Cumulative number
0 of articles by
2008 2009 2010 2011 2012 2013 2014 2015(1)
research output
Published Years
SS 18

USA
33,3 16
UK
14 Germany
France
12 Austria
Canada
240 10
Norway
8 Eygpt
NZ
6
4
Figure 5.
Cumulative number 2
of articles by
0
geographical
2008 2009 2010 2011 2012 2013 2014 2015(1)

distribution
Published Years
authors, five by four authors, and one by five authors. Authors’ affiliation data was
also used to analyse the professional background of the authors. 16 articles were
written by academicians only, three by practitioners only, four by the collaboration
of academicians and practitioners and only one by the collaboration of academicians
and government employees. While most authors’ have professional backgrounds in
architecture or civil engineering, contributions have also been made by computer
scientists, facility managers and communication experts. It is assumed that more
interdisciplinary collaborations will better contribute to the development of the
field by providing direct insight from the sector and leading to more applicable
academic research.
Only 33 per cent of the articles report that work undertaken was sponsored by
research grants. It is also worth noting that the research problem in some of the
reviewed articles was introduced by government institutions. National Aeronautics
and Space Administration’s requirements on FM led the way to the development of an
FM handover model view (East et al., 2013), and to address US General Service
Administration (GSA)’s request for the automation of design guidelines for US
courthouses, GSA Preliminary Concept Design Assessment Tool was developed
including criteria regarding FM (Eastman, 2009).
Mapping of the research

In this section, articles are analysed in a holistic manner, attempting to locate each
on research domain maps according to their focus in the lifecycle of a facility
and contribution to the field of BIM for Building Refurbishment and Maintenance.
Through the maps developed, input-output relations between the articles are identified.
Consequently, the research domain maps classify and relate the literature, exhibit the
areas focused by researchers as well as neglected ones and depict the varying trends in
research through the years.
Analysis of the research in terms of contribution to the field is undertaken according
to the framework given in Figure 6, which classifies the contribution of an article into (1)
exploratory studies on current practice, (2) conceptual/theoretical BIM enabled systems,
(3) experimental/prototype BIM enabled systems or (4) BIM enabled data models/ Building
platforms/software in use. refurbishment
The articles investigating current practice in the field, perceptions and requirements
of the stakeholders and adoption of new technologies fall into the first category which
and
provide general insights and determine research questions and areas for more focused maintenance
work. These would lead collectively to the development of BIM enabled systems first as
conceptual/theoretical models and subsequently as experimental/prototype models. 241
If commercialized or adopted for public use, they turn into BIM enabled data
models/platforms/software in use, representing the most mature state an academic
research can reach. This classification resembles the analysis undertaken in the main
output of the article section, bearing, however, an important distinction. Some of the
articles, whose output was classified as model building, are in fact exploratory models
and should be distinguished from BIM enabled systems. For instance, in Ebinger and
Madritsch (2012) a descriptive inventory of FM functions is defined as a process model
and Lucas et al. (2013b) proposes a model of current information flow in healthcare FM.
Since the contributions of these model building articles to the research domain are
exploratory, these articles are located accordingly in the exploratory studies section in
the maps developed. The research domain map, which locates the articles based on
contribution to the field, is given in Figure 7.
Process based research domain map provide a detailed visual of the focused LCS,
highlighting where research is clustered and the relations between the articles
(Figure 8). An overview of the articles and research domain maps are given in the
following paragraphs. Explanations and relations between the articles can be traced in
both maps presented in Figures 7 and 8.
In Figure 7, majority of the articles are classified as exploratory studies or
experimental/prototype BIM based systems (nine articles each). Nine articles located
in the first column focus on different aspects of the current practice and potential
of BIM for refurbishment and maintenance. Two of these articles present general
insights and statistical results obtained from surveys on application of BIM in the
industry, and another one provides a literature review. Eadie et al. (2013) explores
BIM implementation in the UK focusing on concept, design, construction, handover and
maintenance while Becerik-Gerber et al. (2012) focus on application areas and data
requirements for BIM-enabled FM. Becerik-Gerber et al. (2012) acknowledge remodelling,
renovating, and demolishing existing buildings within the responsibilities of FM
organizations, yet concentrate on application of BIM in maintenance and partly explore
the refurbishment stage, only to cover planning and feasibility studies undertaken in this
stage. Volk et al. (2014) presents a review of BIM creation, implementation and research in
existing buildings through a literature review focusing on maintenance, refurbishment
and deconstruction stages.
There are a group of studies investigating the current FM process in more detail.
Ebinger and Madritsch (2012) present a descriptive inventory of FM functions as a
process model, which would support the implementation of an integrated BIM.
Figure 6.
Input-output
relations in
Exploratory BIM Enabled Systems BIM enabled Data
studies on current Model/Platform/ contribution to
Conceptual/ Experimental/
practice theoretical prototype Software in Use the field
SS
33,3
242
the field)
Figure 7.
Research domain
map (contribution to
BIM Enabled systems BIM Enabled
Exploratory studies
conceptual/ experimental/ data model/platform/
on current practice
theoretical prototype software in use
2008 Vanlande et al., 2008
2009 Sharples, 2009 Eastman, 2009
2010
2011 Marsh & Khan, 2011
Larsen et al., 2011 Lee & Akin, 2011
2012 Ebinger & Madritsch, 2012 Donn et al., 2012
Becerik-Gerber et al., 2012
2013 Lucas et al., 2013b

Lucas et al., 2013a Motawa & Almarshad, 2013 East et al., 2013
Eadie et al., 2013
2014 Whaley & Lowe, 2014 Motamedi et al., 2014 Pittet et al., 2014
Volk et al., 2014 Irizarry et al., 2014 Marzouk & Abdelaty, 2014 Lui & lssa, 2014
Woo & Menassa, 2014
2015(1) Williams et al., 2015
Ham & Golparvar-Fard, 2015
Following research Similar research interest Retrofit studies

Concept Design Construction Handover Maintenance Refurbishment Deconstruction
2008 Vanlande et al., 2008
2009 Eastman, 2009 Sharples, 2009
2010
2011 Larsen et al., 2011
Marsh & Khan, 2011
Lee & Akin, 2011
2012 Donn et al., 2012 Ebinger & Madritsch, 2012
Becerik-Gerber et al., 2012
2013 Eadie et al., 2013
East et al., 2013 Lucas et al., 2013b
Lucas et al., 2013a
Motawa & Almarshad, 2013
2014 Lui & lssa, 2014 Volk et al., 2014
Pittet et al., 2014 Woo & Menassa, 2014
Marzouk & Abdelaty, 2014
Irizarry et al., 2014
Motamedi et al., 2014
Whaley & Lowe, 2014
2015(1) Williams et al., 2015
Ham & Golparvar-Fard, 2015
Following research Similar research interest Retrofit studies Partly related to LCS
maintenance
refurbishment
Building
map (LCS)
and
Research domain
Figure 8.
243
SS The model is mainly centered on the maintenance stage and includes a feedback
33,3 function to inform the planning function on re-investment needs and therefore partly
related to refurbishment stage. Lucas et al. (2013b) identify information sources in
FM by a case study focusing on healthcare sector and propose a model of current
information flow in healthcare FM. This study also covers the maintenance stage and
partly covers the refurbishment and deconstruction stages. Sharples (2009) explores
244 use of BIM in disseminating key data to the client for FM through a case study focusing
on the design stage. Marsh and Khan (2011) look over the use of BIM and simulation
(BIMS) in continuous improvement and automated deconstruction of facilities. Whaley
and Lowe (2014) explore the process of BIM based data management through the LC of
a facility. Larsen et al. (2011) provide a review of building surveying and digital
workflow in retrofit projects as well as presenting a benchmark of tacheometry,
photogrammetry and 3D laser scanning technologies, constituting the only article on
retrofitting in exploratory studies section.
BIM enabled FM systems in the domain map include 11 articles, two of which are
presented as conceptual/theoretical models. Lucas et al. (2013a) present a Unified

Modelling Language (UML) based object oriented product model in the context of
developing a healthcare facility information management framework, which happens
to be the following research of Lucas et al. (2013b) that proposes a model of current
information flow in healthcare FM. This relationship between the two articles is shown
with a continuous line in both research domain maps. Irizarry et al. (2014) present a
conceptual BIM and MAR based FM system to access FM information and enhance
decision making process, centering on the maintenance stage.
The contributions of the other nine articles are experimental/prototype models of
BIM enabled FM systems. Building on the output of the research by Irizarry et al.
(2014), Williams et al. (2015) develop a model called BIM2MAR, which enables FM
practitioners to consolidate, optimize, and visualize their data and models in a MAR
environment. There are three more systems developed for computational support in
utilization of maintenance data and knowledge in FM. Motamedi et al. (2014) suggest an
FM visual analytics system which provides FM technicians with visualizations to
enhance their decision making capabilities, based on the integration of maintenance
data of CMMS and visualization capabilities of BIM. By involving building knowledge
sources such as fault trees and component relationships, proposed system helps
finding root causes of failures in a building. Motawa and Almarshad (2013) present
a system enabling retrieval of both information and knowledge for maintenance,
which integrates BIM to capture information and case-based reasoning (CBR) to
capture knowledge. This system is intended to help maintenance teams make
better-informed decisions, by providing previous experience and full history of
building elements. Lee and Akin (2011) suggest an augmented reality (AR) based
computational support system called AROMA-FF that aims to provide just in time
maintenance information for increased efficiency. This AR based approach is improved
and turned into a MAR based system by Irizarry et al. (2014) and Williams et al. (2015),
as suggested by Lee and Akin (2011) as further research. The systems developed in the
four articles explained in this section provide support for more effective maintenance
decisions with different methodological approaches.
Donn et al. (2012) present a model for the early design analysis of building
performance analogous to the “architectural sketch” process, focusing on the concept
stage for a more efficient operation stage. Similar to Marsh and Khan’s (2011) BIMS
approach, Donn et al. (2012) use BIMS to utilize post-occupancy evaluations (PoE)
(“as-built, as-occupied and as-managed lessons”) in forming early design decisions in Building
the quest for improving the operation of facilities. Woo and Menassa (2014) suggest refurbishment
application of the BIMS and agent-based modelling to retrofit stage for a streamlined
decision making in retrofit projects using 3D laser scanning for building survey and
and
Wireless Sensor Network (WSN) for collecting actual energy performance data. maintenance
Marzouk and Abdelaty (2014) suggest the use of WSN in the maintenance stage in
a monitoring system based on BIM to follow thermal conditions in a facility. Ham and 245
Golparvar-Fard (2015) suggest the use of 3D thermography to capture actual heat
transfer data and present an automated approach for updating thermal properties of
building elements in the gbXML-based BIM by using this data.
Eastman (2009), concentrating on the concept stage with the aim of improving FM
functions, presents a preliminary concept design assessment tool based on an application
suite developed with Solibri Model Checker that uses data exported from BIM programs
in IFC format. IFC format is defined as “the international standard neutral representation
of building model data” (Eastman, 2009) and has been used widely in research dealing
with information exchange, which is another important focal area in the field.
The contribution of the last five articles are BIM enabled FM data model/platform or
software in use. Vanlande et al. (2008) present an extension of the BIM technology for
data management through the whole life cycle, using IFC files to facilitate the sharing
process in design and construction stages. The building LC IFC model extension
to BIM developed in the research is put into use on Active 3D, a web platform
enabling data merging regarding all actions realized on a building during its LC from
heterogeneous sources and handling them through a dynamic and adaptive 3D interface
(Active 3D, 2015). Vanlande et al. (2008) suggest, as further research, adapting this
system to FM stage. Building on the output of research by Vanlande et al. (2008), Pittet
et al. (2014) extended the model to apply to FM and put into use on Active 3D platform.
East et al. (2013) presents an IFC based open-standard information exchange format for
FM handover called COBie that may replace current construction handover document
practices. Investigating the DFMA method and the opportunities offered by the
application of BIM software to accomplish this design, Lui and Issa (2014) present a new
add-in application in Revit and benchmark it with Solibri Model Checker in a case study.
Research domain map prepared according to LCS in Figure 8 shows that while
earlier studies in the field cluster in the earlier stages in the LC, starting from 2011
many researchers focused on maintenance and some on refurbishment stages. There
are few studies focusing on handover and deconstruction stages. Gray boxes show
articles with retrofit as a keyword, which only cover three (13 per cent) of all articles.
Six of the articles are directly connected to each other, where output of an article serves
as input to the other (shown with arrows).
Evidently, research tends to focus on a couple of common areas, yet utilizes diverse
approaches and adopts different technologies. Mapping of the research domain reveals
five main research areas: (1) building survey and generating as-built BIM, (2) BIM
based energy modeling and managing (including capture of actual energy-related data
from the facility, actual data – BIM integration, BIM based building performance
analysis), (3) design assessment on BIM, (4) maintenance information/knowledge integration
and access on BIM and (5) information exchange and interoperability.
Table VI shows the comparison of the areas of research and application for
BIM enabled FM identified in this study with two earlier studies. While Volk et al.
(2014) focus on challenges in BIM creation and maintenance in existing buildings,
Becerik-Gerber et al. (2012) focus on the operation process of the buildings and presents
SS Present study Volk et al. (2014) Becerik-Gerber et al. (2012)
33,3
Building survey and The automation of data capture
generating as-built BIM and BIM creation
The handling and modeling of
uncertain data, objects and
relations occurring in existing
246 buildings in BIM
Information exchange and The update and maintenance of Creating and updating digital
interoperability information in BIM assets
BIM based energy Controlling and monitoring
modelling and managing energy
Design assessment on BIM Checking maintainability
Maintenance information/ Locating building components
knowledge integration and
access on BIM
Facilitating real-time data access

Space management
Table VI. Planning and feasibility studies
Major challenges, for non-capital construction
areas of research Emergency management
and application Visualization and marketing
identified in the Personnel training and
research field development
the current as well as potential application areas of BIM in FM. This study adopts a
broader perspective, covering BIM enabled FM in both new and existing buildings, and
tackling issues on both creation and operation of BIM in FM. An overview of the
current status and future agenda for the research focus areas, including enabling
technologies, tools and formats is given in the next section.
Current status and future agenda

Enabling technologies, tools and formats used
Table VII summarizes enabling technologies, tools and formats currently used in “BIM
for Building Refurbishment and Maintenance” research field, grouped into research
focus areas revealed in the research domain maps.
Building survey and as-built BIM

The benefits offered by BIM in FM and retrofitting processes are well documented
(Akcamete et al., 2010; Becerik-Gerber and Kensek, 2010; Parsanezhad and Dimyadi,
2014; Volk et al., 2014). However, the lack of BIM models (Larsen et al., 2011) emerges as
a barrier in realizing these benefits. Thus, effective building surveying and automated
generation of as-built BIM models arise as an important subject in both maintenance
and refurbishment stages. This process includes capturing geometry data from the
facility and representing them in BIM.
Current approaches include the use of tacheometry, photogrammetry, 3D laser
scanning for capturing the geometry data (Larsen et al., 2011). Ham and Golparvar-Fard
(2015) present the use of structure from motion (SfM) technique to localize digital images
in a 3D sparse point cloud model. Woo and Menassa (2014) explore transfer of 3D point
clouds to Revit using Cyclone.
Number of
Building
Technologies, Years published refurbishment
tools and formats covered articles Article Research focus and
Tacheometry 2011 1 Larsen et al. (2011) Building survey and maintenance
generating as-built BIM
Photogrammetry 2011 1 Larsen et al. (2011)
Structure from 2015 1 Ham and 247
motion (SfM) Golparvar-Fard (2015)
technique
3D laser scanning 2011-2014 2 Woo and Menassa
(2014)
Larsen et al. (2011)
Thermography 2015 1 Ham and Capturing actual
Golparvar-Fard (2015) energy-related data from
WSN 2014 2 Woo and Menassa the facility
(2014)
Marzouk and
Abdelaty (2014)
gbXML 2015 1 Ham and Actual data – BIM
Golparvar-Fard (2015) integration
Simulation of PoE 2011-2012 2 Donn et al. (2012) Building performance
Marsh and Khan analysis
(2011)
Agent based 2014 1 Woo and Menassa
modelling (2014)
IFC 2008-2014 4 East et al. (2013) Information exchange
Pittet et al. (2014)
Vanlande et al. (2008)
Eastman (2009)
COBie 2013-2014 3 East et al. (2013) Handover information
exchange
Solibri 2009 1 Eastman (2009) Design assessment
Revit add-in apps 2012 1 Liu and Issa (2014)
CMMS 2014 1 Motamedi et al. (2014) Maintenance information/
knowledge integration and
CBR 2013 1 Motawa and access Table VII.
Almarshad (2013) Enabling
AR 2011 1 Lee and Akin (2011) technologies, tools
MAR 2014-2015 2 Irizarry et al. (2014) and formats
Williams et al. (2015) currently used in the
UML 2013 1 Lucas et al. (2013a) Product models for FM research field
Larsen et al. (2011) point out that although high-precision remote sensing provides
cost-efficient methods for surveying the building stock, 3D laser scanning is not yet
sufficiently developed to handle all of the challenges in retrofit projects, specifically for
prefabricated elements. Moreover, semantic information, component properties
and concealed components are not captured automatically during laser scanning
(Volk et al., 2014). Above all, the post-processing of acquired data and generation of 3D
models from these data are time-intensive tasks and require specialized experience and
the level of development of the acquired as-built model is low (Larsen et al., 2011; Volk
et al., 2014). On the other hand, a more recent study reports a successful utilization of
laser scanner in a $12 million renovation project to get accurate measurements for
SS prefabrication, scheduling and sequencing (SmartMarket Report, 2014). These results
33,3 show that more detailed research is needed to identify the requirements and challenges
of using laser scanners in retrofit projects.
Future agenda include, (1) exploration of efficient and effective reverse engineering
methods in differing conditions that optimize the workflow and enhance the robustness
of the retrofit applications, (2) automation of post-processing of 3D laser scanning data
248 (Larsen et al., 2011), (3) integrating semantic data during laser scanning via material or
texture based recognition and structure recognition beyond surface, (4) improving level
of development in acquired as-built model (Volk et al., 2014).
Modelling and managing energy

In the current practice, BIM based energy modelling is used for more reliable and
consistent building energy performance simulation (GSA, 2012) and importing energy
related data from BIM has significant potential to reduce the time required for
the modelling process. However, current BIM-based energy performance tools are
criticized for their results that deviate from actual measurements, attributable to
modelling assumptions and simplifications (Ham and Golparvar-Fard, 2013). In the
case of existing buildings, Ham and Golparvar-Fard (2015) suggest that more reliable
results in energy modelling can be obtained by using the as-is building condition as
input to the simulation engine instead of the notional value declared in the specification
or industry standard databases.
Current solutions include different approaches to utilizing actual energy-related
data from the facility. Ham and Golparvar-Fard (2015) use digital and thermal images
(thermography) to produce a 3D spatio-thermal model of the building, calculate the
actual heat transfer conditions and associate the measurements with their corresponding
elements in an as-built BIM. This method ensures a better understanding of existing
faulty constructions or the level of deterioration for more accurate BIM-based energy
analysis. Integrating actual energy-related data with building model is crucial especially
for retrofit projects to understand the current energy performance and to decide which
components need to be replaced.
For interoperability between BIM applications and energy analysis tools, Green
Building – extensible mark-up language (gbXML) is widely used (gbXML, 2013). Ham
and Golparvar-Fard (2015) adopted gbXML for association of actual thermal property
measurements to building elements in BIM. Automation in updating the corresponding
thermal properties in the gbXML schema alleviates the need for manual processes and
eliminates associated errors in energy modelling.
When integrating actual 3D spatio-thermal data with building model,
interoperability issues are still observed between BIM authoring tools and energy
performance analysis software. Only a few BIM software packages can export the
building data in gbXML schema format currently, and if other tools are used, energy
modellers need to manually check and modify the models (Ham and Golpavar-Fard,
2015). Moreover, due to the limited representations and exporting functionalities
related to building geometric data, the gbXML-based BIM may not always embody
the actual as-built conditions (Ham and Golparvar-Fard, 2015).
Another approach to capturing energy-related data from the facility is using WSN.
Woo and Menassa (2014) use WSN for collecting actual energy performance data for
more effective decision making in retrofit projects, whereas Marzouk and Abdelaty
(2014) utilized it for following thermal conditions in a facility for more effective energy
management in the maintenance stage. On the other hand, in the area of building
performance analysis, Marsh and Khan (2011) and Donn et al. (2012) explore PoE and Building
BIM based simulations whereas Woo and Menassa (2014) explore agent based refurbishment
modelling for more effective design, maintenance and retrofit decisions.
Energy performance analysis of existing buildings is performed to make informed
and
decisions in retrofit. Currently, decisions in retrofit projects (e.g. which components or maintenance
systems need to be replaced) are made in an ad hoc and unstructured way based on the
consultant’s experiences, trying to consider many factors such as cost of a potential 249
retrofit, schedule, quality, energy performance, and user needs and requirements. There
are some decision-making approaches that process measured energy related baseline
data and perceptions of the stakeholders on economic, social and environmental
benefits of different retrofit options (Woo and Menassa, 2014); however, neither utilize
actual cost and energy performance information of different retrofit options, nor retrofit
“knowledge” in the decision making process.
Future agenda involves the following items: (1) using gbXML format to transfer
information from BIM software to the energy modelling and simulation tools to enable
the building information exchange required for BIM-based energy analysis (Ham and
Golparvar-Fard, 2015), (2) exploring how to transfer the measured thermal properties of
non-planar building elements (e.g. curved walls) into the BIM-based energy analysis
process (Ham and Golparvar-Fard, 2015), (3) separating non-relevant objects from the
reconstructed 3D thermal models and extrapolate thermal properties for the occluded
areas in capturing actual data by thermography (Ham and Golparvar-Fard, 2015), (4) more
detailed modelling and adoption of high performance computing techniques in simulation
(Marsh and Khan, 2011), (5) utilizing the knowledge gained by capturing actual energy
related data from buildings (e.g. regarding behaviour of materials in time, common
examples of faulty design or construction details, more precise information on the effects
of orientation and geometry) in BIM based simulations for more reliable energy
performance analysis in assessing different design alternatives and materials selection,
and (6) developing a practical and user friendly decision making tool integrated with BIM-
based energy simulation utilizing actual data from the facility and a BIM-compliant
database hosting the knowledge accumulated from prior retrofit projects to assist in
making structured, informed and effective retrofit decisions and customizing the trade off
between the actual cost and energy performance of various retrofit options as well as user
requirements.
Maintenance information/knowledge integration and access

The time and labour needed for retrieving information and ineffective decisions due to
absence thereof can be minimized by effective and immediate access to information (Ergen
et al., 2007). It is acknowledged in the literature that there is potential for improvement in
FM efficiency by minimizing redundant activities due to difficulties in information retrieval
(Lee and Akin, 2011; Motawa and Almarshad, 2013; Motamedi et al., 2014). Having
analysed the information needs of FM personnel, Becerik-Gerber et al. (2012) conclude that
this information is scattered to diverse systems such as the CMMS,EDMS and BAS and
that the graphical interface of BIM can provide a unified data access point for easy
retrieval of these data. Expected benefits of this concept are more effective decision making
in maintenance problems and reduced time (therefore cost) in fulfilling FM functions.
Current solutions utilizing this concept involve integration of visualization and
information capturing capabilities of BIM with, (1) maintenance information on CMMS
(Motamedi et al., 2014), (2) maintenance knowledge captured in a CBR module (Motawa
and Almarshad, 2013), (3) AR environment to superpose maintenance information with
SS real life objects (Lee and Akin, 2011) and (4) MAR environment to handle superposing on
33,3 a mobile device (Williams et al., 2015). Future agenda involves (1) improving efficiency of
these systems by automation of equipment identification and data capture using
technologies such as barcodes, RFID, GPS and WSN (Motawa and Almarshad, 2013; Lee
and Akin, 2011) and by better user-input methods such as voice command recognition
(Lee and Akin, 2011); (2) integration with cloud computing (Williams et al., 2015); (3)
250 exploring different approaches to incorporating Knowledge Management principles with
Information Management principles embedded in BIM systems for the transformation
from “Building Information Modelling” to “Building Knowledge Modelling” (Motawa and
Almarshad, 2013). Main challenge of this concept is interoperability between different
applications through the lifecycle of a facility, especially between BIM authoring tools
and FM tools. This challenge is attempted to be addressed in the next research focus
area.
Information exchange
In the current practice, AEC projects and FM are dissociated because each stage is
generally managed independently and is divided into superimposed layers, which
represent various aspects of the facility handled by various methods, tools and specific
business skills, and therefore parties with diverse information and orientations
(Vanlande et al., 2008). Effective management and exchange of information requires
not only appropriate platforms but also a paradigm shift in actors from diverse
backgrounds taking role in design, construction and commissioning processes. Other
challenges in information exchange lie in the maintenance stage between BIM and
specialized maintenance applications (Becerik-Gerber et al., 2012) and also retrofit stage
between BIM and green building analysis tools (Ham and Golparvar-Fard, 2015).
Current approaches involve the introduction of COBie standard, which identifies the
required maintenance information that needs to be collected through design and
construction phases and enables stakeholders to capture maintenance information in
BIM in a structured way (East et al., 2013; Volk et al., 2014). Also other IFC based
platforms were developed for information management through the LC of a facility
(Vanlande et al., 2008; Pittet et al., 2014). Although COBie defines the fundamental data
requirements, it is static and needs to be extended by the practitioners based on project’s
specific needs in the FM phase. Also, it is limited to spatial and system decomposition
information that is collected in design and construction phases. For other types of
information that is needed in FM phase, other information exchange specifications
are being developed, such as SPie for manufacturer’s product data and Equipment
Layout information Exchange ELie for equipment layout information (East et al., 2013).
Information delivery manual (IDM) defines exchange of functionality-related process
information in BIM through process maps, interaction maps and the associated
Exchange Requirement Model. IDM framework for energy analysis exists; however, it is
not defined for maintenance (Volk et al., 2014). Other studies include interoperability
between FM applications such as CMMS and BIM (Motamedi et al. 2014) as well as
automatic integration of captured energy related data with energy analysis tools and BIM
(Woo and Menassa, 2014; Marzouk and Abdelaty, 2014; Ham and Golparvar-Fard, 2015).
Future agenda involves: (1) more research into interoperability issues between
different software formats and software generations, (2) dealing with the current
fragmented structure of FM software and developing a BIM based standard which
enables to push data between the FM software and BIM database to keep the data
accurate, (3) developing specifications to define other specific information exchanges in
FM, (4) extending the IFC standard to accommodate missing properties and Building
relationships related to FM (Motamedi et al., 2014) and (5) addressing organizational refurbishment
challenges related to the necessary paradigm shift among different stakeholders.
and
Design assessment maintenance
Space management and checking maintainability are defined as application areas of
BIM based FM (Becerik-Gerber et al., 2012). To achieve optimum performance in the 251
FM stage, related requirements have to be tackled in the earlier LC stages. BIM has the
potential to facilitate these assessments during concept and design stages.
Current research includes development of an IFC based design assessment tool for
the courthouses in the US that works on BIM models and checks the design for space
requirements, circulation and security analysis of the layout, energy assessment and
cost estimation (Eastman, 2009). This model works only with GSA approved BIM
design tools due to interoperability issues. Liu and Issa (2014) developed an MS Visual
Studio based add-in app in Revit for running maintainability checks, therefore
eliminated the interoperability issue in their approach.

Future agenda involves: (1) developing more generic and easy to use add-ins (Liu
and Issa, 2014), (2) working on interoperability issues to provide a tool that be used by
any designer, making the review process an integral part of the multiple iterations
during the development of the preliminary design proposals (Eastman, 2009) and (3)
integrating design assessment principles with BIM based simulation approach.
Conclusions
Although the need for BIM in FM has been acknowledged by researchers and
practitioners, BIM is still not being effectively utilized in this phase, including the
refurbishment activities. Current literature on “BIM for Building Refurbishment and
Maintenance” is analysed in this paper in order to unfold the factors behind the
relative underdeveloped state of the field, present the current status and suggest
future directions for research. The results highlight that most of the studies on
“BIM in Building Refurbishment and Maintenance” is focused on BIM applications
on FM level, and studies related to BIM applications in either maintenance or
refurbishment are relatively more recent. However, the trend in published articles
shows that the interest in BIM for building refurbishment and maintenance is
continuously growing. The steep rise in the number of experimental/prototype
models in the last two years highlights that the previous research on general insights
and overview in the earlier years has laid the foundations for developing more
experimental/prototype models.
The findings reveal that research tends to focus on a couple of common areas, yet
utilizes diverse approaches and adopts different technologies. Existing research in this
field can be clustered in the following subtopics: (1) building survey and as-built
BIM, (2) modelling and managing energy, (3) design assessment, (4) access to and
integration of maintenance information and knowledge, and (5) information exchange and
interoperability.
Effective building surveying and automated generation of as-built BIM models arise
as an important subject in both maintenance and refurbishment stages. Future studies
in this area includes automation of post-processing of 3D laser scanning data,
improving level of development in acquired as-built model and integrating semantic
data during laser scanning via material or texture based recognition and structure
recognition beyond surface.
SS A recent improvement in energy modelling is to input as-is building condition to the
33,3 simulation engine instead of the notional value declared in the specification or industry
standard databases to get more reliable results. This is performed by using digital and
thermal images to create 3D spatio-thermal model of the building or by using WSN to
capture energy related data. Another important aspect is that energy performance
analysis is performed to make informed decisions in retrofit. However, in the current
252 practice unstructured and ad hoc decisions are made in retrofit projects based on the
consultant’s experiences, considering multiple factors. This highlights the need for a
decision-making tool integrated with BIM-based energy simulation utilizing actual data
from the facility and a BIM-compliant database hosting the knowledge accumulated
from prior retrofit projects to assist in making structured, informed and effective
retrofit decisions and customizing the trade off between the actual cost and energy
performance of various retrofit options as well as user requirements.
Recent studies in information exchange point out that more research is needed
to solve interoperability issues between different software formats and software
generations that are used in FM phases. Other future work includes: (1) developing a BIM
based standard which enables to push data between the FM software and BIM database
to keep the data accurate, (2) developing specifications to define other specific
information exchanges in FM, (3) extending the IFC standard to accommodate missing
properties and relationships related to FM and (4) addressing organizational challenges
related to the necessary paradigm shift among different stakeholders.
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About the authors

Associate Professor Deniz Ilter graduated from the Faculty of Architecture of the Istanbul
Technical University (ITU). She mastered in construction management in her MSc (ITU) and
PhD (ITU) studies, which she partly conducted in the Salford University (UK). She is currently a
faculty member in ITU’s Construction Management Division, teaching and supervising
research in the Civil Engineering and Construction Management programs. Ilter is an
accredited BREEAM International Assessor, Coordinator of CIB TG89 task group and Member
of TG69 Green Buildings and the Law task group. Author of many papers and book chapters,
Ilter has also served as a consultant in construction and research projects including the
World Bank funded ITU Sciencepark Construction Project, EU funded research projects and
several green building certification projects. Dr Ilter’s major research and teaching areas are
project and construction management, contract administration, construction claims and
disputes, decision making processes, green buildings and environmental assessment methods.
Associate Professor Deniz Ilter is the corresponding author and can be contacted at:
artande@itu.edu.tr
SS Esin Ergen is an Associate Professor in the Department of Civil Engineering at Istanbul
Technical University. She received her BS and her MS in Civil Engineering from the Istanbul
33,3 Technical University in 1997 and 2001, respectively and earned her PhD in Civil Engineering
from the Carnegie Mellon University in 2005. She received CETI Honorable Mention award in the
category of Outstanding Mind, from the FIATECH Consortium in 2006. Her research interests are
(BIM), sensor systems-based knowledge generation related to the progress at construction site or
performance in a building, tracking materials and related information at site using advanced
256 tracking and data storage technologies and utilization of information technologies to improve the
information flow process and to increase efficiency.
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Use of BIM in building refurbishment and maintenance

improved. It is suggested to have collaborative, integrated project delivery contracts in

Selecting data sources

Overview of research trends

Building Building Building

Cumulative number of articles

keywords of the study, energy efficiency/performance/management, design (concept

Citations Article Author and year Keywords

Main output of the articles

Cumulative number of published articles

2008 2009 2010 2011 2012 2013 2014 2015(1)

Mapping of the research

2008 Vanlande et al., 2008

2009 Sharples, 2009 Eastman, 2009

2011 Marsh & Khan, 2011

Larsen et al., 2011 Lee & Akin, 2011

2012 Ebinger & Madritsch, 2012 Donn et al., 2012

Becerik-Gerber et al., 2012

2013 Lucas et al., 2013b

Woo & Menassa, 2014

2015(1) Williams et al., 2015

Ham & Golparvar-Fard, 2015

Following research Similar research interest Retrofit studies

Concept Design Construction Handover Maintenance Refurbishment Deconstruction

2008 Vanlande et al., 2008

2009 Eastman, 2009 Sharples, 2009

Marsh & Khan, 2011

Lee & Akin, 2011

2012 Donn et al., 2012 Ebinger & Madritsch, 2012

Becerik-Gerber et al., 2012

2013 Eadie et al., 2013

East et al., 2013 Lucas et al., 2013b

Lucas et al., 2013a

Motawa & Almarshad, 2013

2014 Lui & lssa, 2014 Volk et al., 2014

Pittet et al., 2014 Woo & Menassa, 2014

Marzouk & Abdelaty, 2014

Irizarry et al., 2014

Motamedi et al., 2014

Whaley & Lowe, 2014

2015(1) Williams et al., 2015

Ham & Golparvar-Fard, 2015

presented as conceptual/theoretical models. Lucas et al. (2013a) present a Unified

Facilitating real-time data access

Current status and future agenda

Building survey and as-built BIM

Modelling and managing energy

Maintenance information/knowledge integration and access

eliminated the interoperability issue in their approach.

Vol. 36, pp. 145-151.

About the authors

Multidisciplinary Energy Assessment of Tertiary Buildings: Automated Geomatic Inspection,

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