There have long been digital representations of construction projects; building information modelling (BIM) traces its origins to the 1970s. But digital representation has grown vastly more sophisticated and useful over time, quickly becoming a mandatory part of the design-build-operate process.

Creating a digital replica and then testing scenarios within a virtual environment will generate options for clients and facilitate better decision making. Through simulation, common roadblocks like affordability, resiliency, data standards and financing can be identified and addressed.

An appropriate digital twin will also help decarbonize building operations. The proper operation of a building will have a profound effect on its energy consumption and greenhouse gas emissions, and therefore on its cost of operation and profitability. 

There is no single, agreed-upon definition of “digital twin.”

“It’s a catch-all phrase that means different things to different people,” says Aaron Akehurst, a senior manager in PCL’s Integrated Construction Services department. “A simple BIM model is a digital twin, but it’s nothing like the turbo-charged product that we can deliver to a client, which is effectively a virtual replica of the facility as built.”

The turbo-charged version can deliver as much information – or as little – as an owner or facility operator wants. It can include geo-referencing, imaging, 360-degree pictures and drone scanning. It can give the owner and facility operator data from all the systems and assets in the building down to individual fan coil units. “You can add the hourly carbon output for equipment to know how much carbon it’s actually producing,” says Akehurst.

Imagine clicking on a light switch in the virtual model and gaining access to such information as date of installation, installer, product information and warranties, for example. Or even to confirm if the light is on or off, how long it was on over the last year and the total energy consumption during that time.

“It used to be that a builder would finish their work, put together thick binders of operating and maintenance information for facility managers, like product manuals, inspection certifications, warranties and suppliers, hand them to the owner and say, ‘Here you go,’” says Akehurst. “No longer. Now, a fully loaded digital twin can be handed over to the owner to put all the operational and maintenance data at their fingertips.”

Not all the information that could be drawn into a digital twin will be useful to an owner, and not everything will pass a cost-benefit analysis. It is important for owners and operators to get a sense of what information will be useful to them. They can pick and choose what they want, like a buffet.

“If the owner is driven by sustainability concerns, we can monitor the efficiency of the building to ensure it is hitting targets and meeting the owner’s core values and any certification needs,” says Marcelo Borges, a project manager who is working on a digital twin for the new St. Paul’s Hospital in Vancouver, B.C. “We can map everything, so things talk to each other, even if they’re in different databases. Some information may be in Revit, some in commissioning software, some in spreadsheets and some in PDFs. We cross-reference it all so it’s traceable and integrated into a single platform.”

That kind of digital twin will help a facility’s owner – and its operator – understand everything about that building. “With the right sensors, they can monitor how it’s performing in real time hour-by-hour, day-by-day, and track trends,” says Borges. “They can readily determine what needs to be maintained, replaced or updated, allowing them to achieve operational efficiency and long-term sustainable solutions.”

If facility owners and operators are to get the most out of a digital twin, it must be integrated from the initial stages of project planning right through to operations. The Building Transformations Group has identified five distinct phases that must be addressed to make the most of a digital twin:

1. Planning phase: This is when the cornerstone of a successful digital twin will be made. Meticulous planning is required to shape the vision and devise strategies to align with the goal of efficient facility management and operation.
2. Design phase: This is when the functional, operational, financial and regulatory requirements will be addressed to generate high-quality construction documents for tendering. Good design will confirm the project’s vision, goals and objectives and define scope, budget and schedule. The facilities management team can help identify the current and future needs and challenges of the facility, as well as the best practices and standards for the building type and function.
3. Construction phase: This is where design becomes reality, and an immense amount of information is generated that describes and defines the facility. The facilities management team can gain valuable knowledge and experience about the operation and maintenance, which will prepare them for the handover and ongoing optimization and improvement of the asset's performance. The operator can also provide valuable input and feedback to the builder and subcontractors, ensuring that the building meets the owners' and occupants' functional, operational and sustainability requirements.
4. Commissioning phase: Proper testing, commissioning and handover ensures that what was promised is delivered, both in terms of the facility and its systems and all related documentation and training.
5. Facility management and operation phase: The focus here shifts to the proper understanding and use of the technologies, data and systems to achieve the facility operator’s objectives.

A digital twin can create a dramatic return on investment for a construction project and help with decarbonization. Understanding what owners and operators want and need, and why, helps PCL ensure that the right digital twin is delivered when commissioning is done.