Why We've Mandated BIM on Every Project Since 2022

In 2022 we made BIM Level 2 compliance mandatory on every project above 5,000 sq m. It was not a client requirement on most of our work — it was an internal decision. Three years on, we have enough data to say with confidence that it was the right one.

What We Actually Use BIM For

BIM is often described as a 3D model. That is underselling it. What we use is a shared data environment in which every design discipline — architecture, structure, MEP, civil — works within the same federated model. Clashes between services and structure are identified in the model before they become problems on site. On the Vanguard Residence project, our clash detection run identified 847 individual MEP-structure conflicts before a single trade arrived on site.

The Coordination Meeting

Our weekly BIM coordination meeting replaces what used to be three separate design coordination meetings. All disciplines attend, all in the same model. An issue raised is resolved in the meeting or assigned a deadline — it does not sit in an email chain for two weeks. This alone has reduced our design coordination time by an estimated 30%.

4D and 5D Applications

We have begun linking the BIM model to the programme (4D) on all projects above 10,000 sq m. This allows the site team to visualise the construction sequence and identify physical conflicts in the programme — a crane that cannot access a zone because another trade is in the way, or a material delivery that assumes site access that does not yet exist. On the Apex Logistics Center, 4D scheduling identified five such conflicts before work started on site.

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BIM does not make construction easier. It makes the problems visible earlier — and early problems are cheap problems.

Implementation Challenges

• Not all subcontractors have BIM capability — we now include it as a prequalification requirement
• Model management takes time — we budget 2% of design fees explicitly for BIM coordination
• Software licensing across the supply chain is a real cost — we absorb it as part of our overhead
• Training: every Brikto project manager completes a 40-hour BIM coordinator training programme