Early BIM Decisions Boost Building Performance📊
Want a building that performs brilliantly, not just looks good on handover day? It all starts before a single wall is built…
🏗️ What Does Better Really Mean in Building Projects?
Better buildings don’t happen by accident, they’re the result of better decisions, made earlier.
✅ Clearer design that aligns with client expectations
✅ Fewer coordination issues and construction delays
✅ Faster approvals and smoother project delivery
✅ Cleaner handover with usable asset data
✅ Smarter maintenance and reduced lifecycle costs
✅ Higher asset value and performance for decades
It sounds simple, but the key to unlocking these outcomes is Information! Having the right data, structured the right way, delivered at the right time.
This is where BIM (Building Information Modelling) shines when done properly not just as 3D modelling, but as a structured information management strategy across the building’s lifecycle.
Better design, fewer clashes, easier handover & a building that performs for decades.
That’s the promise of smart BIM planning. But it doesn’t happen automatically.
To get there, asset owners, developers, and estate teams need a clear structure of documentation that defines what information is needed, when, by whom, and in what format all aligned with ISO 19650 standards.
According to Karolina Juste’s MSc research, ISO 19650-2 (2018) clearly states that these documents known as Information Requirements (IRs) must be prepared before tender. Why?, because:
✅ They guide the tender & appointment process
✅ They define the scope and format of deliverables
✅ They form the contractual basis for information delivery
✅ They enable quality checks against what was promised
✅ They support the correct use of information across the asset’s lifecycle
💡 A well-structured set of IRs ensures that prospective Lead Appointed Parties (design or construction teams) are fully aware of what's expected and are contractually bound to deliver it. This clarity is essential for reducing risk, improving quality, and ensuring that facilities managers receive what they need at handover.
In this article, we’ll explore: ✅ How good BIM planning improves every phase from design to facilities management
✅ What documents are required to make this work
✅ Why focusing on three key ones: EIR, AIR, and BEP makes the biggest difference
🧱 First: What BIM Documents Should Be in Place?
According to ISO 19650 and practical project experience, the key information management documents include:
✅ OIR – Organisational Information Requirements
✅ AIR – Asset Information Requirements
✅ PIR – Project Information Requirements
✅ SIR – Security Information Requirements
✅ EIR – Exchange Information Requirements
✅ IP – Information Protocol for information responsibilities to be incorporated into contracts
📄 In addition, the following supporting documents may be separately included:
✅ BEP – BIM Execution Plan – Project-specific plan defining BIM processes and responsibilities
✅ MIDP & TIDP – Master & Task Information Delivery Plans – Structured schedules for information deliverables
✅ RM - Responsibility Matrix - who delivers what, when, and how
✅ Naming Conventions – Standard rules for naming files and data for consistency and clarity
✅ ADR - Asset Delivery Requirements – Defines which asset data is required at handover and in what format
✅ MAL - Maintainable Asset List - a list of assets that require ongoing maintenance and tracking
✅ CDE - Common Data Environment Protocols – Defines how information is managed, shared, and approved within the CDE
These documents work together to define the who, what, when, and how of information across the project and asset lifecycle.
⭐ Why Focus on EIR, AIR, and BEP?
Even though ISO 19650 refers to a broader suite of documents, in most practical scenarios — especially when managing multiple projects or assets — the most consistently used and impactful documents are:
⭐ EIR – Exchange Information Requirements
⭐ AIR – Asset Information Requirements
⭐ BEP – BIM Execution Plan
These three are the core of any successful BIM strategy. While other documents provide critical support, these three define the client’s expectations, guide the team’s actions, and ensure that the right data is delivered, checked, and used from concept to operation.
🏢 Why Facilities Management Should Be Part of the Picture in BIM PLANNING?
Facilities Management (FM) ensures that a building performs smoothly throughout its operational life. It includes everything from maintenance, cleaning, space planning, and safety to budgeting, inspections, and sustainability.
FM teams rely on accurate, accessible information to do their job well. Unfortunately, much of the information they need is often missing or inconsistent by the time handover arrives.
By embedding FM considerations (like Asset Information Requirements) early in the project, clients can:
Extend the life of their assets
Improve building performance
Reduce costly repair cycles
Enable smarter future refurbishments or Digital Twin use
So why not start planning for the building's future from day one?
📐 How BIM Planning Influences Each Project Phase
🔹 Design – With a well-defined EIR and BEP, design consultants know exactly what’s expected and can coordinate using shared models and standards. This reduces clashes and avoids rework.
🔹 Construction – Structured delivery plans (MIDP, TIDP) and quality-controlled BEPs ensure the right data and models are handed over to contractors, keeping construction smoother and more predictable.
🔹 Handover – The AIR ensures that all asset data (e.g. serial numbers, maintenance needs, energy specs) is captured and delivered, avoiding the missing O&M info at project closeout.
🔹 Operation – With a strong AIR and verified asset information model (AIM), the facilities management team can operate, maintain, and upgrade the building efficiently, including for Digital Twin and Net Zero strategies.
📄 What Are EIRs, AIRs, and BEPs? (Explained Simply)
EIR – Exchange Information Requirements
📝 Think of this as your project’s information shopping list. It’s created by the client to clearly explain what kind of information is needed, when it should be delivered, and in what format.
This helps everyone understand expectations before they start designing or building. A document issued by the client or employer that tells the team:
What information is needed
At what stages
In which format and standards
Without a clear EIR, teams guess and information gets lost!
AIR – Asset Information Requirements
🏢 Imagine this as the building’s long-term user manual. The AIR defines the exact asset-related information the Facilities Manager will need to keep everything running smoothly — from maintenance schedules to manufacturer details and energy data.
Including this early makes sure nothing important is forgotten by handover. Focuses on what the client or facilities manager needs for long-term operation:
Maintenance data
Product specs
Serial numbers and locations
Energy and performance metrics
AIRs are the foundation of smarter operation, better maintenance, and readiness for future technologies.
BEP – BIM Execution Plan
📘 This is your team’s playbook. It explains how everyone involved in the project will meet the requirements laid out in the EIR and AIR, including who does what, when, and how data will be coordinated and checked.
Without it, projects risk confusion, miscommunication, and missing deliverables. The project team’s plan for how to meet the EIR and AIR:
Who delivers what
Model formats and coordination workflows
QA/QC steps and CDE structure
Without a BEP, even experienced teams can’t deliver consistently.
⚠️ What Happens Without Good BIM Planning?
Based on Karolina’s MSc findings, missing or poor-quality documentation leads to:
❌Missed asset data and FM handover delays
❌Conflicting model content and data duplication
❌Disputes around deliverables and design intent
❌Higher operational costs post-handover
✅ What Clients Gain with Proper BIM Planning?
When you set the right information strategy early in your project, you’re not just meeting standards, you’re unlocking real, measurable benefits that matter to every Building Owner and/or Facilities Manager:
✅ A design process that’s easier to manage & aligns more closely with your vision and budget
✅ Fewer construction delays because teams are better coordinated and know what’s expected
✅ Faster approvals thanks to clearly structured information and models that are easier to review
✅ A smoother, digital handover with fewer missing documents or last-minute surprises
✅ Lower long-term maintenance costs, because the right information is available from day one
✅ Better building performance, including energy efficiency, safety, and comfort
✅ A higher value asset, ready for smarter operation, future upgrades, or resale
💡 How BIM KARELA Helps?
BIM KARELA supports clients across the full project lifecycle from early planning through to confident delivery and operation, by combining the strengths of 4 of our expert services as following:
📌 BIM Audit & ISO 19650 Compliance – We audit BIM Execution Plans, models, and data against the EIR and AIR, check for risks, and flag inconsistencies across design disciplines, supporting smoother handovers and reliable FM data.
📌 BIM Procurement & Tender Support – We help clients and contractors prepare EIRs, AIRs and BEPs that are ISO 19650-aligned and reflect both delivery and operational needs, ensuring stronger bids and clearer expectations.
📌 Autodesk ACC Setup & Support – We configure Common Data Environments and support teams using Autodesk Construction Cloud (ACC) to deliver structured, ISO-compliant workflows across stakeholders.
📌 Project BIM Management & BIM Coordination – We coordinate naming, file structures, clash detection, and model reviews, ensuring designs flow smoothly and are ready for construction and FM handover.
Our approach is grounded in ISO 19650 and backed by real-world BIM experience from design to facilities management.
Ready to start smarter?
Don’t wait until handover to realise what’s missing. Let BIM KARELA help you plan better from the beginning.
📚 Check out our #BIMTalk blog: bimkarela.com/bim-talk
🔍 Need expert help? Explore our BIM Procurement & Tender Support Services
💡Would you like to read Karolina’s Full Research Paper? Grab your free copy here 👉 Link to PDF