How to Digitize the Built Environment for eBIM Model Output

In the construction sector, a significant portion of technicians’ work focuses on managing existing buildings—whether it’s renovation, restoration, or facility management. Regardless of the type of intervention, the essential first step is digitalizing the building. By creating a digital twin of the physical structure, professionals can effectively plan, manage, and maintain the building, leveraging the full potential of advanced facility management software.

In this article, we will dive into what eBIM is, how it works, and how it can transform the digitization and management of existing buildings.

eBIM and management of existing buildings

What is the digitization of the built heritage

The digitization of the built heritage is the process through which existing buildings, infrastructures, and architectural assets are transformed into structured digital models that can represent their geometry, physical characteristics, materials, conservation status, and management information.

It is not just about “making a 3D model,” but about constructing an informational ecosystem where geometric data is integrated with technical, documentary, and functional data: technical sheets, stratigraphies, systems, history of interventions, maintenance status, energy performance.

In the current context, marked by the digital transition of the AEC sector, the digitization of the existing represents one of the fundamental pillars for:

• the preservation of historical heritage;
• the intelligent management of properties;
• the planning of redevelopment interventions;
• the adoption of advanced facility management models.

In other words, it is the transition from fragmented knowledge (drawings, surveys, PDFs, paper archives) to a coherent and queryable informational twin.

What is eBIM

eBIM (Existing Building Information Modeling) is an innovative approach to the digitization of existing buildings through the creation of detailed 3D informational models that include all geometric, structural, material, and system data. These models provide an accurate digital representation of the project and its components, allowing for better management, maintenance, and redevelopment of buildings over time. To create a 3D informational model, it is necessary to use a BIM software for construction. By using the parametric objects of the software, you can quickly build the BIM model of the building, complete with walls, floors, windows, doors, finishes, and furniture. To each parametric object, it is possible to associate information, technical sheets, images, and all useful data for the project and the maintenance of the asset over time. Thus, the 3D model becomes a true container of information to be updated and implemented over time.

Importance of eBIM

eBIM is essential for optimizing resources, reducing waste, and improving the sustainability of existing buildings. It allows for informed decisions regarding maintenance, renovation, and resource use, all based on precise and up-to-date data.

BIM vs e-BIM vs Digital Twin

These three concepts are often used as synonyms, but in reality, they represent different levels of digital maturity.

The Digital Twin represents the most advanced evolution: not just an informational model, but a living digital replica, connected in real-time to data coming from the physical building (consumption, temperatures, flows, structural sensors).

e-BIM can be seen as the structural basis on which to build a Digital Twin.

Digitalization of Existing Buildings

Challenges in the digitalization of existing buildings

The digitalization of existing buildings presents various challenges, including the lack of complete documentation, the complexity of structures, and the need to integrate data from different sources. eBIM, however, offers a structured and efficient method to overcome these difficulties. Moreover, the initial implementation challenges of the eBIM process are largely compensated by the simplification of facility management activities, the accuracy of 3D representation, and the browsability of models and information over time.

Benefits of digitalization

The digitalization of existing buildings through eBIM offers numerous advantages, including:

• reduction of maintenance and management costs;
• improvement of sustainability and energy efficiency;
• facilitation of planning and resource allocation;
• greater collaboration among the parties involved in the building’s life cycle.

Advantages for historical and architectural heritage

In the case of historical assets, digitalization has an almost “cultural” value even before it is technical.

An e-BIM model allows for:

• accurate documentation of the current state;
• digital storage of morphology, materials, and degradation;
• simulation of interventions without physically touching the asset;
• creation of digital archives for preservation and dissemination.

The model becomes a true digital memory of the building, useful even in the event of destructive occurrences (earthquakes, fires, accelerated degradation).

For further insight, read also:

• HBIM, the BIM applied to existing construction.

Benefits for management, maintenance, and facility management

In the real estate and infrastructure world, e-BIM represents a paradigm shift: moving from reactive management to predictive management.

With an informational model, it is possible to:

• quickly locate components and systems;
• plan scheduled maintenance;
• link tickets, interventions, and costs to BIM objects;
• reduce downtime and operational waste.

The e-BIM model becomes the central control platform of the building.

Impact on the building’s life cycle

The most profound effect of digitalization is on Life Cycle Management.

The model accompanies the building throughout its entire cycle:

• initial knowledge (as-is);
• design of interventions;
• operational management;
• decommissioning or reuse.

This enables decisions based on real data rather than rough estimates, with a direct impact on:

• overall costs;
• sustainability;
• energy performance;
• resilience over time.

The digitization process: step by step

Digitization is not a single act, but a structured process that integrates surveying, modeling, and information management.

Surveying and measurements of the existing

The first step is always the geometric knowledge of the real object.

The most widely used technologies are:

• 3D Laser scanning: generates high-density point clouds;
• Photogrammetry: 3D reconstruction from images;
• Drones: for complex coverings and contexts.

The result is a georeferenced point cloud, which represents the raw material of the e-BIM model.

Creation of the eBIM model

The next phase is Scan-to-BIM: transforming millions of points into smart objects.

Here the real value operation occurs: real walls become wall entities (ifcwall), floors become floors (ifcslab), etc.

Each object is not just geometry, but contains informative properties: materials, stratigraphies, codes, conservation status.

The model does not have to be hyper-detailed: the key is the right level of information (LOD/LOI) based on the objectives.

Integration with management systems and CDE

eBIM expresses its maximum potential when integrated into a Common Data Environment (CDE) and connected to management systems.

At this stage, the model becomes:

• the graphical interface of the real estate database;
• the central node of technical documentation;
• decision-making support for the property.

BIM ceases to be a “file” and becomes a digital infrastructure.

Most used tools and software for eBIM

In the eBIM workflow, three families of tools are typically encountered:

• surveying and processing software;
• tools for point cloud management;
• photogrammetry software;
• georeferencing environments to integrate BIM models and GIS maps;
• BIM modeling software (architecture, structures, systems) with libraries of BIM objects and parametric entities;
• CDE platforms and collaborative environments with monitoring dashboards.

The real challenge is not the individual software, but the coherence of the information flow between surveying, modeling, and management.

Data Collection

To create an eBIM model, it is necessary to collect accurate and detailed data on the existing building. This process may include:

1. surveys and laser scanning – 3D laser scanning allows for the collection of high-precision geometric data about the building, including the dimensions, shape, and location of architectural elements and systems. This information is crucial for creating the eBIM model;
2. existing documentation – existing documentation, such as floor plans, sections, and elevations, can be used to complement the data collected through laser scanning and provide additional information about the building’s features;
3. creation of the BIM model – after collecting the necessary data, the next step in the eBIM process is the creation of the BIM model. This involves modeling the architectural elements and systems of the building. This process requires the use of specific software and tools, such as:
   • point cloud processing software that transforms the data collected with 3D laser scanners into usable three-dimensional models in BIM software;
   • BIM software to create parametric three-dimensional models, integrating all geometric, structural, and system information;
     • modeling of architectural elements – architectural elements, such as walls, floors, windows, and doors, are modeled in 3D using BIM software. These models contain detailed information about the geometry, materials, and physical properties of the elements;
     • modeling of systems – the mechanical, electrical, and plumbing systems of the building are modeled separately and integrated into the eBIM model. This allows for easy management of interactions between architectural elements and systems, as well as planning for maintenance and replacement of components over time;
     • validation and quality control of the model – once the eBIM model is created, it is essential to validate it and check its quality to ensure the accuracy and reliability of the data. This process may include verifying the dimensions, positions, and properties of the elements, as well as correcting any errors or inconsistencies;
   • interoperability tools for data exchange between different software and formats, facilitating collaboration among the various professionals involved in the project.

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Use of the eBIM Model

The eBIM model can be used for a variety of purposes, including:

1. maintenance and building management – the eBIM model enables efficient management of the maintenance and operation of existing buildings. It allows for scheduling maintenance interventions, monitoring the condition of elements and components, and predicting degradation over time;
2. renovation and energy retrofitting – the eBIM model can be used to plan and evaluate renovation and energy retrofitting interventions, allowing for the identification of the most effective solutions to improve the energy efficiency of the building and reduce environmental impact;
3. resource planning – with the eBIM model, it is possible to optimally plan and allocate resources, assessing the impact of different options on building management, its value, and long-term sustainability. This enables informed decision-making and maximizes return on investment;
4. collaboration among stakeholders – the eBIM model facilitates communication and collaboration among various parties involved in the building’s life cycle, such as owners, managers, designers, and builders. This ensures that everyone has access to the same up-to-date information and can work together to optimize the management and maintenance of the building.

eBIM represents the most effective way to digitize existing buildings and optimize their management, maintenance, and renovation. Thanks to the collection of accurate data and the creation of detailed 3D informational models, it is possible to make informed decisions, reduce costs, and improve the sustainability of buildings over time.
In a world where environmental sustainability and energy efficiency are becoming increasingly important, eBIM proves to be a fundamental tool for addressing these challenges and ensuring a greener future for our built heritage.

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Training and Skills Required to Work with eBIM

To work with eBIM, it is essential to acquire specific and up-to-date skills in the field of building information modeling of existing buildings. Among the most common training paths and certifications, we find:

• BIM courses and certifications that provide comprehensive training on BIM methodologies and tools, with particular attention to existing buildings;
• specialization courses in surveying and 3D modeling that provide the technical skills necessary to acquire and process the metric-morphological data of buildings;
• professional roles such as architects, engineers, and surveyors can specialize in the field of eBIM, acquiring specific and up-to-date skills through training and professional development courses.

FAQ – Frequently Asked Questions

Is e-BIM mandatory by law?

It depends on the regulatory context and the type of intervention. In many cases, it is not mandatory, but it is increasingly required in public contracts and complex projects.

Is a laser scanner always needed?

No, but it is the most accurate technology. For simple buildings, a traditional or photogrammetric survey may be sufficient.

How much does an e-BIM project cost?

The cost depends on the size, level of detail, informational objectives, and complexity of the building.

Does e-BIM replace traditional surveying?

No, it integrates and enhances it. Surveying remains fundamental, but the added value is in the digital informational structure.

Can I use e-BIM for maintenance?

Yes. It is one of the areas where it offers the greatest economic return, especially in the medium to long term.