If you’ve been in a meeting or sat through a panel about building technology lately, you’ve probably heard someone mix Building Information Modelling (BIM) with smart buildings. For those not conversant with the nuances, it’s an easy mistake to make. Both terms are steeped in digital innovation, both involve data, and — let’s be honest — are a bit nebulous in terms of definition. They are thrown around to make a project sound cutting-edge.
But here’s the truth: BIM and smart buildings are not the same thing. And if someone pretends that they are, it creates more confusion than clarity. At its core, BIM is a process for designing, constructing, and (if you’re lucky) managing buildings. It’s like a living, breathing blueprint that exists (I hope) in 3D, packed with data about materials, systems, and maintenance schedules. BIM should make building projects more collaborative and efficient, helping teams avoid costly mistakes and improve long-term asset management.
A smart building, on the other hand, should be more about how the building operates after it’s built. It’s a space that uses technology to optimise energy use, maintenance requirements, space management, health and well-being, productivity leakage, etc, etc. While BIM focuses on creating and managing the building’s (mostly) physical build, a smart building focuses on using real-time data to make the building “intelligent” in its day-to-day operations.
But where we’re getting stuck is that smart is so prevalent in design dialogue that we’re forgetting its operational focus. For example, a BIM might be used to help design a building’s energy systems or predict how it will perform, and that data can eventually feed into smart building operations. But BIM is a planning and management tool.
Part of the mix-up also comes from how the industry markets BIM. In an effort to make BIM sound as revolutionary as possible, it’s sometimes positioned as a one-stop shop for everything “smart”. But it isn’t the system running your building’s IoT sensors or analysing foot traffic patterns. It’s the foundation, not the brain.
At almost every forum I speak at, someone raises their hand, face glowing with excitement, and asks how Building Information Modelling (BIM) will revolutionise smart buildings. Then their face drops when I say that I don’t think it will.
So how do we fix this confusion? First, we need to explain the relationship between BIM and smart buildings without overstating it. Yes, BIM is important—it’s the starting point. But the “smarts” come later, when technologies start interacting with or controlling the building. You can do smart without BIM and BIM without smart. If you can tie the two together, you’ve reached the Digital Twin holy grail. There’s a reason very few have reached that point – it’s bloody difficult.
To bring this to life, I urge the industry to communicate in straightforward language and showcase real-world case studies that illustrate their collaboration. In fact, I’ve heard of a company that sought paid work specifically for case studies on BIM due to their scepticism about vendor claims being excessively unreliable.
BIM and smart buildings, while different, are both essential for improving the environments where people live and work.
In Dr Marson’s monthly column, he’ll be chronicling his thoughts and opinions on the latest developments, trends, and challenges in the Smart Buildings industry and the wider world of construction. Whether you're a seasoned pro or just starting out, you're sure to find something of interest here.
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About the author:
Matthew Marson is an experienced leader, working at the intersection of technology, sustainability, and the built environment. He was recognised by the Royal Academy of Engineering as Young Engineer of the Year for his contributions to the global Smart Buildings industry. Having worked on some of the world’s leading smart buildings and cities projects, Matthew is a keynote speaker at international industry events related to emerging technology, net zero design and lessons from projects. He is author of The Smart Building Advantage and is published in a variety of journals, earning a doctorate in Smart Buildings.