Building Information Modeling (BIM) and Lean Construction can improve the efficiency and quality of construction projects considerably. This article introduces both approaches and shows how they work together, using the planning of an industrial building as the example. It closes with a brief look at further approaches.
What BIM does
BIM is a digital representation of the physical and functional characteristics of a building. It enables precise, collaborative planning and execution. One major advantage: lean principles such as takt planning of design and execution can be embedded directly. That produces structured, detailed planning and prevents delays. Takt planning and the synchronisation of all participants, architects, engineers, owners and subcontractors, improve coordination considerably. The model serves planning and execution alike, is updated continuously and adjusted to real conditions. Changes are documented and immediately visible, which makes change management easier.
Project example: planning an industrial building
The example is the planning and construction of a new industrial building. The entire delivery was steered through a specifically configured process map.
Needs analysis
The project starts with an analysis of the requirements of the owner and the users. With BIM, a digital model of the building is created that takes every aspect into account. All participants can give early feedback. The needs analysis is complemented by a detailed survey of the site; that data goes directly into the BIM model.
Planning
In the planning phase we use lean principles to optimise the value stream so that every step contributes to value creation. Takt planning is visualised in the BIM model: the entire build phase is divided into short, mutually aligned segments. This allows precise coordination of construction work and minimises waiting times and bottlenecks.
Synchronising all project participants is essential in this phase. Regular meetings integrated into the BIM model, the “BIM collaboration sessions”, keep everyone on the same page. Changes are incorporated and visualised in the model immediately. That speeds up decisions and improves transparency.
Execution
During execution the BIM model is updated continuously. Flow and pull ensure that materials and resources are available just-in-time: deliveries and construction work are precisely aligned, storage time is minimised and material flow is optimised. One example is the concrete works and the entire interior fit-out. Takt planning specifies when and where which materials are needed. The BIM model shows which areas are ready for production at which point in time, so deliveries and execution mesh.
Handover
Continuous improvement and feedback throughout the project ensure that the building meets the highest standards and matches user expectations. Once the building is finished, a review takes place in which defects are identified and fixed straight away. The documentation in the BIM model makes the entire process traceable and eases quality assurance.
Conclusion
Digital tools and lean principles make construction planning more efficient, lower costs and improve quality. The industrial building shows what that looks like in practice. Beyond BIM and Lean Construction there are further approaches that can optimise the construction process. Many of them are still at the beginning of their development.