Selecting Maintainable Assets

Selecting Maintainable Assets

An EIR is required at the earliest possible stage of a project, to ensure that model data starts being developed as early as possible. The EIR should be informed by an OIR (Organisational Information Requirements) and an organisations AIR (Asset Information Requirements). But, it’s really difficult to develop a comprehensive and definitive list of assets that will require data at the start of a project.

Employer Purposes

The list of assets that require data should be selected to meet an employer’s purpose. But at the start of a project, the details of the design and the systems that will be included will not be known.

Employer Purposes – the reasons for collecting data

At the initial stages of a project all that will be known is the project brief. There will not be the detail of the project that will, in time, be delivered. Details such as whether the ventilation will be mechanical, natural or a combination of both. Each system will have maintainable assets that will not be present in the other system.

Incremental Development

To remove this difficulty there is a successful approach that uses incremental development of the data. Developing data by using small steps and adding to the existing data is the standard BIM approach. Within BIM data is developed by first establishing the facility, followed by the floors and spaces, then systems and assets are located within the spaces and finally we add detailed data about the assets. What we try to do with the incremental development of maintainable assets is to utilise aspects of this general approach.

Since it is nearly impossible to schedule out all the assets that will require maintainable data to meet an employer’s purpose, we avoid altogether a schedule of types of assets and instead use a schedule of systems.

Uniclass Classification Tables

Systems are a level above products (or assets). Uniclass 2015 has a set of tables for Systems Ss and Products Pr. Each of the items listed within the products table can be identified within one or more systems for the systems table. So all products sit within a system.

Uniclass Systems (Ss) Table
Uniclass Products (Pr) Table

Selecting the Systems

The first step is to select all the systems that require employer purposes or a reason for collecting data. Employer purposes commonly include collecting data to enable assets to be correct maintained but can also include whole life costs.

A typical list of systems and employer purposes can be downloaded from this post (all we ask is that you sign up and login first). You are free to use the list to develop your own selection of systems that require a reason for collecting data.

The selection of systems provide the starting point for identifying assets that will require data. For ventilation this works like this, ventilation systems will require maintainable data, the Uniclass systems code for ventilation is listed:

Ss_65_40 : Ventilation systems

This code includes sub codes for both mechanical and natural ventilation:

Ss_65_40_33_52 : Mechanical and whole building ventilation systems

Ss_65_40_33_56 : Natural ventilation systems

These subcodes are not listed as anything below the higher code is deemed to be included.

The full schedule will also identify the purpose for selecting data for each selected system, for the ventilation system we will require maintenance data.

Selecting the Products

As the project design is developed to a sufficient detail, this is usually around RIBA stage 3, the project designers will take the schedule of systems and provide a list of all the asset types (from the Uniclass 2015 Product Pr table) that will require data to meet the employer purposes.

For ventilation the asset type requiring maintenance could include:

Pr_65_65_24_30 : Fire dampers

This list will be provided as a stage deliverable (or data drop). The list can be checked and verified by the employer. Checking that too many or too few assets have been selected based upon their knowledge of how the design has developed.

Finalising the Data Development

Through RIBA stage 4-6 data will be progressively enhanced for each asset type and each individual asset. Including data such as product type, manufacturer, installation data and warranty details.

Created with Raphaël 2.1.2RIBA Stage 1 – Selection of Systems RIBA Stage 3 – Identification of assets requiring data RIBA Stage 4 – Development of asset data to meet employer purposes RIBA Stage 6 – Finalisation of data, verification and delivery

As the design develops the schedule of assets will evolve, after all design follows an iterative approach. Some items may be omitted whilst others added.

This approach forms a robust way, using a collaborative approach, of identifying early in the design process the assets for which data will be provided. And over time the selection of systems and assets will improve.

Ian Yeo

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