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Too many buildings are handed over and forgotten: the project team leaves, the operator inherits systems they don't understand, and the building never performs as designed. Soft landings is the antidote: keep operators involved from the start, and keep the delivery team involved after the end.
The stages and BIM's part
| Stage | What happens | BIM contribution |
|---|---|---|
| Briefing | Operators define how the building will be run; targets set | OIR and AIR written with the operator |
| Design | Operators review access, maintenance, cleaning, controls | Model walkthroughs on maintenance routes |
| Construction | Operator informed; commissioning planned | Data drops checked against the AIR |
| Pre-handover | Training, testing, data loaded | Record model and data verified and imported |
| Aftercare | Team supports tuning and fixes | Model and data updated with changes |
| Evaluation | Performance against targets | Data compared, lessons recorded |
BS 8536:2022 ("Design, manufacture and construction for operability") consolidated the earlier Parts 1 and 2 into one code of practice. The Government Soft Landings framework applies the approach to UK public projects and aligns it with ISO 19650.
The operator's design review
Walk the model with the operator's team, looking only at operation and maintenance:
- Can every filter, valve and control be reached without ladders, ceiling removal or confined-space entry?
- How is each large item replaced at the end of its life?
- Where do cleaning equipment and consumables go?
- Who can reach the controls, and who shouldn't?
A new secondary school will be run by the local authority's facilities team. The site manager who will run it is known. The design is at the start of developed design; handover is in 20 months.
Plan the operator's involvement: at least one activity for each stage from now to one year after handover, and what BIM provides for each.
Key takeaways
- Soft landings brings operators into briefing, design reviews, handover preparation and aftercare.
- Model walkthroughs focused on maintenance access are the operator's best design review.
- Pre-handover means data loaded, systems tested and staff trained before opening, not after.
- Aftercare needs a budget and a contract, or the team leaves on completion day.
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