Facility Management using digital Obeya Room by integrating BIM-Lean approaches – an empirical study
Abstract
This paper applies a methodology for interdisciplinary Facilities Management (FM) by alingment between Building Information Modeling (BIM) and Lean. Initially, the literature review of BIM, FM and Lean principles. Afterwards, the research applies the Digital Obeya Room for improved FM and describes its application on a real-world case study. Lastly, the work presents a survey with specialists to assess the relevance of each BIM-Lean concepts and correlate their perceptions with the empirical results. The main collaborations of this work are: a conceptual framework that relates the PDCA (Plan-Do-Check-Act) cycle with BIM-Lean approaches; the identification of the most relevant BIM functionalies and Lean principles; and the real-world application of the framework procedures on FM.
Keyword : Building Information Modeling, Facility Management, Interdisciplinary Management, Lean Thinking, Plan-Do-Check-Act
How to Cite
Nascimento, D. L. de M., Quelhas, O. L. G., Meiriño, M. J., Caiado, R. G. G., Barbosa, S. D. J., & Ivson, P. (2018). Facility Management using digital Obeya Room by integrating BIM-Lean approaches – an empirical study. Journal of Civil Engineering and Management, 24(8), 581-591. https://doi.org/10.3846/jcem.2018.5609
This work is licensed under a Creative Commons Attribution 4.0 International License.
References
Arayici, Y.; Coates, P.; Koskela, L.; Kagioglou, M.; Usher, C.; O’Reilly, K. 2011. Technology adoption in the BIM implementation for lean architectural practice, Automation in Construction 20(2): 189–95. https://doi.org/10.1016/j.autcon.2010.09.016
Aziz, R. F.; Hafez, S. M. 2013. Applying lean thinking in construction and performance improvement, Alexandria Engineering Journal 52(4): 679–695. https://doi.org/10.1016/j.aej.2013.04.008
Becerik-Gerber, B.; Jazizadeh, F.; Li, N.; Calis, G. 2012. Application areas and data requirements for BIM-enabled facilities management, Journal of Construction Engineering and Management 138(3): 431–442. https://doi.org/10.1061/(ASCE)CO.1943-7862.0000433
Becerik-Gerber, B.; Rice, S. 2010. The perceived value of building information modeling in the U.S. building industry, Journal of Information Technology in Construction 15: 185–201.
Bryde, D.; Broquetas, M.; Volm, J. M. 2013. The project benefits of Building Information Modelling (BIM), International Journal of Project Management 31(7): 971–980. https://doi.org/10.1016/j.ijproman.2012.12.001
Caiado, R. G. G.; Quelhas, O. L. G.; Nascimento, D. L. M.; Anholon, R.; Leal Filho, W. 2018. Measurement of sustainability performance in Brazilian organizations, International Journal of Sustainable Development & World Ecology 25(4): 312–326. https://doi.org/10.1080/13504509.2017.1406875
Calder, B. J.; Lynn, W. P.; Tybout, A. M. 1981. Designing research for application, Journal of Consumer Research 8: 197–207. https://doi.org/10.1086/208856
Carbonari, G.; Stravoravdis, S.; Gausden, C. 2018. Improving FM task efficiency through BIM: a proposal for BIM implementation, Journal of Corporate Real Estate 20(1): 4–15.
Chong, M. Y.; Chin, J. F.; Loh, W. P. 2013. Lean incipience spiral model for small and medium enterprises, Journal of Industrial Engineering: Theory, Applications and Practice 20(7–8).
Comm, C. L.; Mathaisel, D. F. X. 2005. A case study in applying lean sustainability concepts to universities, International Journal of Sustainability in Higher Education 6(2): 134–146. https://doi.org/10.1108/14676370510589855
Dave, B.; Kubler, S.; Pikas, E.; Holmström, J.; Singh, V.; Främling, K.; Koskela, L.; Peltokorpi, A. 2015. Intelligent products: shifting the production control logic in construction (with Lean and BIM), in Proceedings of the 23rd Annual Conference of the International Group for Lean Construction, 2015, Perth, Australia, 341–350.
Eastman, C. M.; Teicholz, P.; Sacks, R.; Liston, K. 2008. BIM handbook: A guide to building information modeling for owners, managers, architects, engineers, contractors, and fabricators. Hoboken, N.J.: Wiley. https://doi.org/10.1002/9780470261309
Eisenhardt, K. M. 1989. Building theories from case study research, Academy of Management Review 14(4): 532–550. https://doi.org/10.5465/amr.1989.4308385
GCR NIST. 2004. Cost analysis of inadequate interoperability in the US capital facilities industry. National Institute of Standards and Technology (NIST).
Hines, W. W.; Montgomery, D. C. 1990. Probability and statistics in engineering and management science. 3rd ed. New York: Wiley.
Hosseini, M. R.; Roelvink, R.; Papadonikolaki, E.; Edwards, D. J.; Pärn, E. 2018. Integrating BIM into facility management: Typology matrix of information handover requirements, International Journal of Building Pathology and Adaptation 36(1): 2–14. https://doi.org/10.1108/IJBPA-08-2017-0034
Ivson, P.; Nascimento, D.; Celes, W.; Barbosa, S. D. 2018. CasCADe: A novel 4D visualization system for virtual construction planning, IEEE Transactions on Visualization and Computer Graphics 24(1): 687–697. https://doi.org/10.1109/TVCG.2017.2745105
Jang, S.; Lee, G. 2018. Impact of organizational factors on delays in BIM-based coordination from a decision-making view: A case study, Journal of Civil Engineering and Management 24(1): 19–30.
Jylhä, T.; Junnila, S. 2013. Learning from lean management – going beyond input‐output thinking, Facilities 31(11/12): 454–467. https://doi.org/10.1108/F-11-2011-0097
Khadem, M.; Ali, S. A.; Seifoddini, H. 2008. Efficacy of Lean metrics in evaluating the performance of manufacturing systems, International Journal of Industrial Engineering: Theory, Applications and Practice 15(2): 176–184.
Koskela, L. 1992. Application of the new production philosophy to construction. Technical Report No. 72. Center for Integrated Facility Engineering (CIFE), Stanford University, CA.
Kreider, R.; Messner, J.; Dubler, C. 2010. Determining the frequency and impact of applying BIM for different purposes on projects, in Proceedings of the 6th International Conference on Innovation in Architecture, Engineering and Construction (AEC), 2010, Loughborough, UK.
Liker, J. K. 2004. The Toyota way: 14 management principles from the world’s greatest manufacturer. New York: McGraw-Hill.
Miguel, P. A. C. 2005. Recomendações na Adoção de Estudo de Caso como Abordagem Metodológica. XII SIMPEP – Bauru, SP, Brasil.
Morgan, J. M.; Liker, J. K. 2006. The Toyota product development system. New York: Productivity Press. https://doi.org/10.4324/9781482293746
Nascimento, D. L. D. M.; Sotelino, E. D.; Lara, T. P. S.; Caiado, R. G. G.; Ivson, P. 2017. Constructability in industrial plants construction: A BIM-lean approach using the digital Obeya Room framework, Journal of Civil Engineering and Management 23(8): 1100–1108. https://doi.org/10.3846/13923730.2017.1385521
Nascimento, D.; Caiado, R.; Tortorella, G.; Ivson, P.; Meiriño, M. 2018. Digital Obeya Room: exploring the synergies between BIM and lean for visual construction management, Innovative Infrastructure Solutions 3: 19. https://doi.org/10.1007/s41062-017-0125-0
Olatunji, O. A. 2011. Modelling the costs of corporate implementation of building information modelling, Journal of Financial Management of Property and Construction 16(3): 211–231. https://doi.org/10.1108/13664381111179206
Oosterwal, D. P. 2010. The Lean machine. USA: AMACOM.
Patacas, J.; Dawood, N.; Vukovic, V.; Kassem, M. 2015. BIM for facilities management: Evaluating BIM standards in asset register creation and service life planning, Journal of Information Technology in Construction 20: 313–331.
Pilehchian, B.; Staub-French, S.; Nepal, M. P. 2015. A conceptual approach to track design changes within a multi-disciplinary building information modeling environment, Canadian Journal of Civil Engineering 42(2): 139–152. https://doi.org/10.1139/cjce-2014-0078
Pishdad-Bozorgi, P. 2017. Future smart facilities: State-of-the-art BIM-enabled facility management, Journal of Construction Engineering and Management 143(9). https://doi.org/10.1061/(ASCE)CO.1943-7862.0001376
Romero, B. P.; Martín, M. G. 2011. Implementing Lean manufacturing by means of action research methodology. Case study in the aeronautics industry, International Journal of Industrial Engineering: Theory, Applications and Practice 18(12): 611–619.
Runeson, P.; Höst, M. 2009. Guidelines for conducting and reporting case study research in software engineering, Empirical Software Engineering 14(2): 131–164. https://doi.org/10.1007/s10664-008-9102-8
Sacks, R.; Radosavljevic, M.; Barak, R. 2010. Requirements for building information modeling based lean production management systems for construction, Automation in Construction 19(5): 641–655. https://doi.org/10.1016/j.autcon.2010.02.010
Sekaran, U.; Bougie, R. 2010. Research methods for business: A skill building approach. London: Wiley.
Serrano, I. 2016. Takt time as a lever to introduce lean production in mixed engineer-to-order/make-to-order machine tool manufacturing companies, International Journal of Industrial Engineering: Theory, Applications and Practice 23(2): 94–107.
Shabazi, S.; Javadi, S. 2012. Supporting production system development through Obeya concept: Master thesis. School of Innovation, Design and Engineering, Mälardalen University, Sweden.
Sharma, V.; Abel, J.; Al‐Hussein, M.; Lennerts, K.; Pfründer, U. 2007. Simulation application for resource allocation in facility management processes in hospitals, Facilities 25(13/14): 493–506. https://doi.org/10.1108/02632770710822599
Sureeyatanapas, P.; Yang, J. B.; Bamford, D. 2015. The sweet spot in sustainability: a framework for corporate assessment in sugar manufacturing, Production Planning & Control 26(13): 1128–1144. https://doi.org/10.1080/09537287.2015.1015470
Terenghi, F.; Cassina, J.; Kristensen, K.; Terzi, S. 2014. Virtual Obeya: A new collaborative web application for running lean management workshops, in International Conference on Engineering, Technology and Innovation: Engineering Responsible Innovation in Products and Services (ICE 2014), 2014, IEEE. https://doi.org/10.1109/ICE.2014.6871554
Thabet, W.; Lucas, J. 2017. Asset data handover for a large educational institution: Case-study approach, Journal of Construction Engineering and Management 143(11). https://doi.org/10.1061/(ASCE)CO.1943-7862.0001389
Villarreal, B.; Garza, F.; Rosas, I.; Garcia, D. 2012. An introduction to distribution operational efficiency, International Journal of Industrial Engineering 19(7): 278–288.
Wang, X.; Love, P. E. D.; Jeong, M.; Park, C.; Sing, C.; Hou, L. 2013. A conceptual framework for integrating building information modeling with augmented reality, Automation in Construction 34: 37–44. https://doi.org/10.1016/j.autcon.2012.10.012
Wetzel, E. M.; Thabet, W. Y.; Jamerson, W. E. 2018. A case study towards transferring relevant safety information for facilities maintenance using BIM, Journal of Information Technology in Construction 23: 53–74.
Womack, J. P.; Jones, D. T. 2003. Lean thinking: Banish waste and create wealth in your corporation. New York: Simon & Schuster.
Yang, X.; Ergan, S. 2016. Design and evaluation of an integrated visualization platform to support corrective maintenance of HVAC problem-related work orders, Journal of Computing in Civil Engineering 30(3). https://doi.org/10.1061/(ASCE)CP.1943-5487.0000510
Yin, R. K. 2005. Estudo de caso: planejamento e métodos. 3rd ed. Porto Alegre: Bookman.
Aziz, R. F.; Hafez, S. M. 2013. Applying lean thinking in construction and performance improvement, Alexandria Engineering Journal 52(4): 679–695. https://doi.org/10.1016/j.aej.2013.04.008
Becerik-Gerber, B.; Jazizadeh, F.; Li, N.; Calis, G. 2012. Application areas and data requirements for BIM-enabled facilities management, Journal of Construction Engineering and Management 138(3): 431–442. https://doi.org/10.1061/(ASCE)CO.1943-7862.0000433
Becerik-Gerber, B.; Rice, S. 2010. The perceived value of building information modeling in the U.S. building industry, Journal of Information Technology in Construction 15: 185–201.
Bryde, D.; Broquetas, M.; Volm, J. M. 2013. The project benefits of Building Information Modelling (BIM), International Journal of Project Management 31(7): 971–980. https://doi.org/10.1016/j.ijproman.2012.12.001
Caiado, R. G. G.; Quelhas, O. L. G.; Nascimento, D. L. M.; Anholon, R.; Leal Filho, W. 2018. Measurement of sustainability performance in Brazilian organizations, International Journal of Sustainable Development & World Ecology 25(4): 312–326. https://doi.org/10.1080/13504509.2017.1406875
Calder, B. J.; Lynn, W. P.; Tybout, A. M. 1981. Designing research for application, Journal of Consumer Research 8: 197–207. https://doi.org/10.1086/208856
Carbonari, G.; Stravoravdis, S.; Gausden, C. 2018. Improving FM task efficiency through BIM: a proposal for BIM implementation, Journal of Corporate Real Estate 20(1): 4–15.
Chong, M. Y.; Chin, J. F.; Loh, W. P. 2013. Lean incipience spiral model for small and medium enterprises, Journal of Industrial Engineering: Theory, Applications and Practice 20(7–8).
Comm, C. L.; Mathaisel, D. F. X. 2005. A case study in applying lean sustainability concepts to universities, International Journal of Sustainability in Higher Education 6(2): 134–146. https://doi.org/10.1108/14676370510589855
Dave, B.; Kubler, S.; Pikas, E.; Holmström, J.; Singh, V.; Främling, K.; Koskela, L.; Peltokorpi, A. 2015. Intelligent products: shifting the production control logic in construction (with Lean and BIM), in Proceedings of the 23rd Annual Conference of the International Group for Lean Construction, 2015, Perth, Australia, 341–350.
Eastman, C. M.; Teicholz, P.; Sacks, R.; Liston, K. 2008. BIM handbook: A guide to building information modeling for owners, managers, architects, engineers, contractors, and fabricators. Hoboken, N.J.: Wiley. https://doi.org/10.1002/9780470261309
Eisenhardt, K. M. 1989. Building theories from case study research, Academy of Management Review 14(4): 532–550. https://doi.org/10.5465/amr.1989.4308385
GCR NIST. 2004. Cost analysis of inadequate interoperability in the US capital facilities industry. National Institute of Standards and Technology (NIST).
Hines, W. W.; Montgomery, D. C. 1990. Probability and statistics in engineering and management science. 3rd ed. New York: Wiley.
Hosseini, M. R.; Roelvink, R.; Papadonikolaki, E.; Edwards, D. J.; Pärn, E. 2018. Integrating BIM into facility management: Typology matrix of information handover requirements, International Journal of Building Pathology and Adaptation 36(1): 2–14. https://doi.org/10.1108/IJBPA-08-2017-0034
Ivson, P.; Nascimento, D.; Celes, W.; Barbosa, S. D. 2018. CasCADe: A novel 4D visualization system for virtual construction planning, IEEE Transactions on Visualization and Computer Graphics 24(1): 687–697. https://doi.org/10.1109/TVCG.2017.2745105
Jang, S.; Lee, G. 2018. Impact of organizational factors on delays in BIM-based coordination from a decision-making view: A case study, Journal of Civil Engineering and Management 24(1): 19–30.
Jylhä, T.; Junnila, S. 2013. Learning from lean management – going beyond input‐output thinking, Facilities 31(11/12): 454–467. https://doi.org/10.1108/F-11-2011-0097
Khadem, M.; Ali, S. A.; Seifoddini, H. 2008. Efficacy of Lean metrics in evaluating the performance of manufacturing systems, International Journal of Industrial Engineering: Theory, Applications and Practice 15(2): 176–184.
Koskela, L. 1992. Application of the new production philosophy to construction. Technical Report No. 72. Center for Integrated Facility Engineering (CIFE), Stanford University, CA.
Kreider, R.; Messner, J.; Dubler, C. 2010. Determining the frequency and impact of applying BIM for different purposes on projects, in Proceedings of the 6th International Conference on Innovation in Architecture, Engineering and Construction (AEC), 2010, Loughborough, UK.
Liker, J. K. 2004. The Toyota way: 14 management principles from the world’s greatest manufacturer. New York: McGraw-Hill.
Miguel, P. A. C. 2005. Recomendações na Adoção de Estudo de Caso como Abordagem Metodológica. XII SIMPEP – Bauru, SP, Brasil.
Morgan, J. M.; Liker, J. K. 2006. The Toyota product development system. New York: Productivity Press. https://doi.org/10.4324/9781482293746
Nascimento, D. L. D. M.; Sotelino, E. D.; Lara, T. P. S.; Caiado, R. G. G.; Ivson, P. 2017. Constructability in industrial plants construction: A BIM-lean approach using the digital Obeya Room framework, Journal of Civil Engineering and Management 23(8): 1100–1108. https://doi.org/10.3846/13923730.2017.1385521
Nascimento, D.; Caiado, R.; Tortorella, G.; Ivson, P.; Meiriño, M. 2018. Digital Obeya Room: exploring the synergies between BIM and lean for visual construction management, Innovative Infrastructure Solutions 3: 19. https://doi.org/10.1007/s41062-017-0125-0
Olatunji, O. A. 2011. Modelling the costs of corporate implementation of building information modelling, Journal of Financial Management of Property and Construction 16(3): 211–231. https://doi.org/10.1108/13664381111179206
Oosterwal, D. P. 2010. The Lean machine. USA: AMACOM.
Patacas, J.; Dawood, N.; Vukovic, V.; Kassem, M. 2015. BIM for facilities management: Evaluating BIM standards in asset register creation and service life planning, Journal of Information Technology in Construction 20: 313–331.
Pilehchian, B.; Staub-French, S.; Nepal, M. P. 2015. A conceptual approach to track design changes within a multi-disciplinary building information modeling environment, Canadian Journal of Civil Engineering 42(2): 139–152. https://doi.org/10.1139/cjce-2014-0078
Pishdad-Bozorgi, P. 2017. Future smart facilities: State-of-the-art BIM-enabled facility management, Journal of Construction Engineering and Management 143(9). https://doi.org/10.1061/(ASCE)CO.1943-7862.0001376
Romero, B. P.; Martín, M. G. 2011. Implementing Lean manufacturing by means of action research methodology. Case study in the aeronautics industry, International Journal of Industrial Engineering: Theory, Applications and Practice 18(12): 611–619.
Runeson, P.; Höst, M. 2009. Guidelines for conducting and reporting case study research in software engineering, Empirical Software Engineering 14(2): 131–164. https://doi.org/10.1007/s10664-008-9102-8
Sacks, R.; Radosavljevic, M.; Barak, R. 2010. Requirements for building information modeling based lean production management systems for construction, Automation in Construction 19(5): 641–655. https://doi.org/10.1016/j.autcon.2010.02.010
Sekaran, U.; Bougie, R. 2010. Research methods for business: A skill building approach. London: Wiley.
Serrano, I. 2016. Takt time as a lever to introduce lean production in mixed engineer-to-order/make-to-order machine tool manufacturing companies, International Journal of Industrial Engineering: Theory, Applications and Practice 23(2): 94–107.
Shabazi, S.; Javadi, S. 2012. Supporting production system development through Obeya concept: Master thesis. School of Innovation, Design and Engineering, Mälardalen University, Sweden.
Sharma, V.; Abel, J.; Al‐Hussein, M.; Lennerts, K.; Pfründer, U. 2007. Simulation application for resource allocation in facility management processes in hospitals, Facilities 25(13/14): 493–506. https://doi.org/10.1108/02632770710822599
Sureeyatanapas, P.; Yang, J. B.; Bamford, D. 2015. The sweet spot in sustainability: a framework for corporate assessment in sugar manufacturing, Production Planning & Control 26(13): 1128–1144. https://doi.org/10.1080/09537287.2015.1015470
Terenghi, F.; Cassina, J.; Kristensen, K.; Terzi, S. 2014. Virtual Obeya: A new collaborative web application for running lean management workshops, in International Conference on Engineering, Technology and Innovation: Engineering Responsible Innovation in Products and Services (ICE 2014), 2014, IEEE. https://doi.org/10.1109/ICE.2014.6871554
Thabet, W.; Lucas, J. 2017. Asset data handover for a large educational institution: Case-study approach, Journal of Construction Engineering and Management 143(11). https://doi.org/10.1061/(ASCE)CO.1943-7862.0001389
Villarreal, B.; Garza, F.; Rosas, I.; Garcia, D. 2012. An introduction to distribution operational efficiency, International Journal of Industrial Engineering 19(7): 278–288.
Wang, X.; Love, P. E. D.; Jeong, M.; Park, C.; Sing, C.; Hou, L. 2013. A conceptual framework for integrating building information modeling with augmented reality, Automation in Construction 34: 37–44. https://doi.org/10.1016/j.autcon.2012.10.012
Wetzel, E. M.; Thabet, W. Y.; Jamerson, W. E. 2018. A case study towards transferring relevant safety information for facilities maintenance using BIM, Journal of Information Technology in Construction 23: 53–74.
Womack, J. P.; Jones, D. T. 2003. Lean thinking: Banish waste and create wealth in your corporation. New York: Simon & Schuster.
Yang, X.; Ergan, S. 2016. Design and evaluation of an integrated visualization platform to support corrective maintenance of HVAC problem-related work orders, Journal of Computing in Civil Engineering 30(3). https://doi.org/10.1061/(ASCE)CP.1943-5487.0000510
Yin, R. K. 2005. Estudo de caso: planejamento e métodos. 3rd ed. Porto Alegre: Bookman.