This is an associated report for a collaborative capstone project at Ivey Business. Visit the project page here.
Executive Summary
Toronto is the most populated and least affordable city in Canada. Homeownership is not financially attainable for many Torontonians, and rental costs are high.
Building Information Management (BIM) utilizes models detailing the architectural, structural, and operational facilities of a project. Utilizing BIM can increase the speed at which new builds are developed and cut maintenance costs. The cost savings from implementing BIM can be passed on to create a more affordable housing market in Toronto.
Cost versus benefit and risk identification analyses demonstrate the merit of implementing BIM, and illustrate how long-term benefits will offset the initial capital and personnel-intensive investments required.
Mandating BIM processes into the design, building, and maintenance of residential buildings can effectively increase the supply of housing to Torontonians while decreasing the costs associated with purchasing or renting a home.
Motivation
Housing affordability is a potent issue plaguing Torontonians. The Government of Ontario created the Housing Affordability Task Force (HATF) to provide provincial officials with the tools and informational resources to make for a more affordable housing market. The HATF identified a lack of housing availability within the province, which has caused a rapid increase in rental and home sale prices (1).
The city of Toronto is the least affordable city in Canada. Toronto boasts a population of 2.7 million, making it the densest city in Canada, and the fourth largest city in North America (2). In 2021, the average annual income of a Torontonian was $37,050 (3). To own a condo in Toronto, one requires an annual income of $137,145. To own a home, this income must jump to $212,013 (4). The city’s housing crisis is impacted by the following stakeholders;
Developers
Prolonged building permit approval periods leave developers discouraged and unmotivated to take on new projects. At present, permits may take up to two years for city approval (i). The application process is far too dependent upon the use of physical files, which limits information-sharing capabilities, leads to inefficient issue-resolution practices, and lengthens approval timelines.
Businesses
With the ongoing rise of cost of living within Toronto, employers are pressured to increase employee compensation offerings. Cost of living adjustments make Toronto less attractive to businesses. This impacts Toronto’s business landscape, financial reputation, and overall economic well being.
Government Officials
Despite slow turnaround times for permit approval, the developers that are pressing forward with projects are bombarding the City of Toronto with applications to profit off housing appreciation. Toronto officials are also concerned that a mass exodus of people looking for more affordable housing will reduce the city’s tax base. Such an exodus occurred in New York City in 2020, when 70,000 people left the city seeking more affordable housing options. This resulted in lost income of $34 billion, which will eventually translate into a smaller municipal tax base (5).
Citizens
Torontonians are experiencing a decline in their quality of life as the city becomes less affordable. Cost increases are causing many long-time residents to vacate the city. Many take on extra work opportunities to make ends meet, often at great cost to their physical and mental health.
To ignore the affordability issues facing Toronto would harm developers, business owners, government officials, and citizens alike. Toronto can tackle this issue by leveraging technological advances to streamline project timelines and reduce costs, such that the city becomes a more affordable place to live.
Actionable Idea
To combat the housing supply shortage and affordability crisis facing Toronto, we propose immediate action on behalf of city officials to introduce policy changes that begin a transition to mandating all large residential projects require the integration of a Building Information Management (BIM) design approach.
BIM is the creation and manipulation of 3D models of buildings that integrate all functional components of the building. These models display mechanical, electrical, structural, and architectural elements of the project comprehensively. BIM models are created during the design phase of a new project. Once layered together, these functional components of the model represent a digital twin of the building. Beyond the physical components of a building, BIM models hold data on best possible approaches to managing the facility and lifecycle replacement (6). This technology represents an increase in complexity from the traditional 2D CAD/Revit design paradigm that has existed for decades. A lack of regulation mandating the transition has resulted in slow uptake of BIM design in Canada (7).
Several jurisdictions around the world have been implementing BIM design mandates. Singapore has led the way in this regard, mandating all construction projects be submitted with BIM. This has resulted in an impressive 25-day turnaround for processing permits.
Data Management
For BIM to be successful, information needs to be collected, stored, and updated throughout the lifecycle of a building by all stakeholders, as shown in Figure 1 below.
Figure 1: BIM Stakeholders through the building lifecycle (8)
As the stakeholders change throughout the lifecycle of the building, the data stored in the BIM and its uses change as well, as shown in Table 1 below.
Table 1: BIM Data Throughout a Building’s Lifecycle
Beginning with the planning phase, design data is input into BIM so that engineers, architects, and developers can work together to exchange information as the design evolves. The BIM model allows for real-time collaboration, allowing all stakeholders to see each other’s progress, and ensure that no party’s work is clashing with another’s (9).
The completed BIM model is then sent to the municipal government for permit approval, and specialized software is used to check BIM for various code compliances and issue a permit accordingly (10). The 2018 status of various code compliance checking software is shown in Table 2 below.
Table 2: State of Automated Code Compliance Checking in International Jurisdictions (xix).
Once a permit is issued, BIM is used to coordinate construction between vendors, contractors, and engineers. BIM allows for simulation of the construction process ahead of time, so each contractor can visualize how and when they can do their work, and how their contribution fits into the larger project (11).
Upon completion of the building, a post construction audit is completed to verify how close the finished building is to the original plans (12). This ‘as built’ data is then entered into the BIM model to be used for the rest of the building’s life.
The BIM model is then passed on to the building owners and their building management team. The BIM model is used on an ongoing basis to track and schedule preventative maintenance on mechanical, electrical, plumbing, and other systems, to pre-empt catastrophic failures and emergency situation (13).
Analysis of Actionable Idea
Cost/Benefit Analysis
Benefits
BIM designed facilities tend to improve budgeting and cost planning, scheduling and clash detection during construction, and facility management capabilities, including knowledge transfer and preventative maintenance planning. Furthermore, as municipalities move to e-permitting (and eventually AI permitting) for their permit departments, BIM designs have shown to accelerate the permitting process (14). 96% of design professionals in Canada see BIM as the ubiquitous future of architecture/engineering/construction (AEC) project information (15).
While BIM has applications throughout the construction industry, we view the implementation of BIM in the condominium and large multi-family unit housing developments as one avenue to address residential financial affordability in Toronto. At a high level, by requiring BIM for residential project information and design, projects will pass the permitting process quicker, achieve higher cost certainty, construct faster, improve facility maintenance capabilities and planning. All said BIM projects will come to market faster, effectively increasing the supply of residential homes and reducing the demand squeeze on existing homes. BIM projects will also reduce the cost of construction through speed, effective coordination, and reduced waste and re-work. Lastly, BIM facilities will be better managed creating more cost certainty for the individual owners of the future.
The savings generated by the building management team using the BIM model, as well as the savings generated by the BIM being used to streamline the construction process, reduce costs for the building owners (16). Reduced cost savings can then be passed on to the building residents, which will help increase affordability of housing.
It is also worth noting that a spectrum of BIM integration is possible at each stage of a building’s life, as shown in Figure 2. Figure 3 shows improved efficiency and effectiveness as compared to non-BIM construction projects.
Figure 2: A spectrum of BIM Integration Levels through the lifecycle of a building (xix).
Figure 3: BIM Improving Efficiency and Effectiveness (17).
Building owners face several issues throughout the lifecycle of a building. Such issues include:
Over 60% of major capital programs fail to get cost and schedule targets
30% of construction cost is rework
55% of maintenance remains reactive
The implementation of BIM effectively eradicates these issues, as it can be used to establish and adhere to timelines, reduce the need for and complexity of rework projects, and provide an avenue by which to implement proactive maintenance standards. By utilizing a collaborative working process, cost reduction opportunities can be detected at multiple points of the project by relevant contractors. Clients can preview the project far before its completion, effectively reducing scope changes and clarifying expectations. BIM improves project documentation, as copious amounts of data are collected and stored throughout its implementation and use. The more effectively BIM is utilized, the greater the cost savings that can be realized (19).
Costs
Though BIM has the potential to provide significant saving opportunities, it can be costly to implement. Costs include:
Hardware acquisition, upgrades, and eventual replacement, i.e., computer, server, high speed network
Software licensing and subscriptions (CDN$155/month or $CDN$3,505 per 3-year). (20)
Salary premium of BIM expert(s) ($70,908/year for senior CAD designer). (21)
Training and supervising personnel
Some costs, such as that of hardware and salary premiums, vary dependent upon the size of the company, the number of projects planned, and the scope of such projects. Furthermore, training costs vary based on existing BIM expertise on management teams. Hence, calculating overall costs of establishing BIM must be done on a case-by-base basis.
Associated Risks
Despite the many potential benefits of BIM, its use and adoption may be stalled by the perceived risks associated with its integration.
Data privacy: Data privacy and data misuse remains a controversial issue in the age of growing technology adoption across various industries. Unethical practices may take advantage of gray areas to misuse user data, of which BIM collects significant amounts.
Technology risks: Cybersecurity breaches of BIM systems may render the various stakeholders prone to misuse, loss, theft of information or unintentional disclosures (22). The issue of cybersecurity has continued to be on the rise in recent years and may not be an isolated problem for BIM.
Cost: This is perhaps the key determinant in the rate of adoption of BIM across the industry pipeline. BIM presents a long-term payback period with high short-term investment costs, making it inaccessible to many developers.
Social Inequality: As the digital divide continues to grow within Toronto, concerns exist regarding further aggravation of social inequalities. Further widening the technology gap by mandating inaccessible technological solutions could instigate collateral social and economic concerns.
Stakeholder Opposition
Opposition from key stakeholders involved in BIM implementation act as substantial barriers to its adoption. A key concern is the initial capital cost required at various stakeholder levels to initiate the use of BIM, which calls into question whether the value of return on investment justifies the cost of entry. Below outlines potential opposition from each key stakeholder and the position they may assume in terms of the solution adoption.
Homeowner: Given the relative low awareness of BIM by the average Canadian homeowner, sentiments have been found to sway heavily towards a reluctant adoption of this technology. Preliminary research conducted by McKinsey & Co (23) has shown that there is a need for a sentiment shift in the average homeowner’s view of BIM.
Building professionals: While professionals in the building industry are at the forefront of the movement to adopt BIM, anticipatory commoditization is needed to break the adoption barrier from across the other building stakeholders who sit at the helm of decision-making in terms of the housing market direction in Toronto. There remains a secondary risk of role and skill gaps related to BIM upon market adoption.
Investors/Developers: The cost disadvantage arguably falls heavily on this stakeholder but is subsequently expected to fall on the homeowner as home sales continue to skyrocket in Toronto. This calls into question whom the overall cost of adoption for BIM should fall. Should the initial cost of investment in BIM fall on private developers, or should it be funded by the municipal body?
City officials: Here falls the issue of scaling and optimizing the BIM solution across the housing market in Toronto. The public sector has a key role to play, as there is a need for bundling the pipeline and updating building codes to reflect the essential need for BIM in residential housing developments. This might bring pushback from the municipal authority, as there are heavy cost and regulatory implications of this solution.
Secondary risk factors
Several corresponding secondary risks are outlined in Table 3. Chenglong Yang et al used a structural self-interaction matrix to identify and analyze the different secondary risk factors that may arise, especially from the construction project operation and maintenance perspective (24).
Table 3: Secondary risks associated with the implementation of BIM
Risk Mitigation
Financial Risk: Given the extended investment payback period, a cost-sharing risk mitigation tactic will reduce the financial load on any one stakeholder. This requires extensive cooperation through support actions, such as national policies and information-sharing efficiency-improvement tactic exchanges. Lowering the financial barrier will address the social inequality gap.
Scaling and adoption of BIM: An accelerated initiative for BIM adoption right from the conceptual stage to the construction and maintenance at the enterprise level, and enhanced awareness of this solution across the industry pipeline will address the problem of scaling. Municipalities play a key role by revamping building codes and industry mechanisms to require the use of BIM-infused practices.
Technology gap: A reduced difficulty in the applicability of BIM will positively affect the requirement for technical skills in the future upon its adoption. In essence, a push for an integrated software solution and/or BIM products are key risk-mitigating factors.
Implementation Strategy
As is the case with any meaningful policy change, this undertaking requires a tremendous research effort and thoughtful lobbying activity. As Figure 4 illustrates, the research and lobbying components take place at the front end of the project.
Figure 4: Gantt chart of mandating BIM solutions in the Toronto housing market
Research Phase
The research phase will set the stage for success in the lobbying phase. Municipalities are often reluctant to be the first to adopt innovative technologies and depart from the status quo. Given the success of the BIM policy in Singapore, this project can be presented as a way for the City of Toronto to “win the race to second place” in adopting widespread BIM building policies.
Connecting with and learning from the Singapore body is imperative to building lobbying materials that present Singapore’s success and imply little risk. Understanding Singapore’s success coupled with deep Toronto real estate market research will pave the way to comparing the two markets. Identifying differences and similarities will enable us to tailor the proposed Toronto policies to the nuances that exist.
The last piece of the research phase will be preparing the value case of the policy change. There will undoubtedly be a capital outlay greater than that of maintaining the status quo, however, positive economics over time (with Singapore as an example) will address this.
Lobbying Phase
As with projects that feature data, there will be stakeholders that raise privacy concerns. By anticipating the potential concerns of the stakeholder groups – residents, builders, owners, etc. – each can be mitigated.
It is impossible to anticipate all possible stakeholder concerns. Therefore, stakeholders must have a forum through which to voice concerns. This will be in the form of town halls (frequency commensurate with population density of various areas) and an online portal.
Economic value for the end-user must be emphasized. Torontonians are exhausted with the unaffordability of housing. The narrative presented must emphasize the increased supply of housing for the end user due to permitting efficiencies and decreased cost for the end user due to increased supply, construction efficiencies, and operating efficiencies.
Additionally, the eighteen months will be used to build relationships with and educate policymakers on the value of the proposal. Taking a ground-up approach with both policymakers and their constituents (both parties being stakeholders) will result in them feeling informed and empowered. These are necessary steps to garnering meaningful support for policy change.
Conclusion
The housing crisis in Toronto has created issues that have impacted the citizens and the economy. A solution that subsidises the increased demand while simultaneously making housing more financially affordable is needed. The use of BIM processes allows for a collaborative approach to be taken to building design, construction, and maintenance. BIM processes have proven to reduce costs and speed up timelines of building projects. Though the initial investment in mandating BIM process requires substantial time and resources, the ultimate benefits that BIM will provide to the housing market outweighs these costs.
Appendix 1 - Speculation on the Future with BIM
As stated in the report, 96% of design professionals in Canada indicated they see BIM as the future of design, construction, and facility management. As we are heading in the direction of making our cities smarter, BIM appears to be an inevitability. Just like BIM is the future for individual projects, City Information Management (CIM) appears to be the future of city management. We imagine a world where smart cities are managing their assets and services through use of a digital twin, and eventually, BIM models will play a key role in mapping and developing these models. Many of the same benefits that BIM offers to individual buildings can be imagined for a city operating with a CIM model. A city evolving into a smart city with a CIM system does drastically expand the potential concern with data collection, data privacy, and surveillance, but that conversation as it pertains to CIM is above and beyond the scope of this report.
In addition, as Building Management Systems (BMS) evolve and become more comprehensive and autonomous, a world in which the BMS and BIM systems are integrated is a very real one to imagine. BMS systems are the control centre for electrical and mechanical systems within a building, and have become more and more automated in recent years. With more sensors and data collection points being integrated into the functional elements of the building, a BMS system combined with a BIM model may be a gateway to improved machine learning to better optimize building functions and performance.
Appendix 2 - Alternative Solutions to Financial Affordability in Toronto
Drastic Rezoning
A potential solution to increase the supply of homes in the City of Toronto would be to consider a drastic re-zoning of some of its suburbs to allow for full scale development of multi-family residents or condominiums where they are not currently permitted. This solution certainly has downstream effects, namely the current residents of these suburbs and the services and infrastructure available to them, but in terms of increasing supply, this could be an effective strategy over the mid- to long-term.
Modular Construction Incentives
Modular building construction is an extremely exciting technology and process set to revolutionize the construction industry. Simply put, components of buildings are fabricated off-site in a manufacturing friendly environment and delivered to the project site in large pieces for quick on-site assembly. Modularity can increase construction speed by 30-50%, relocate upwards of 80% of construction off-site, increase sustainability, and reduce waste (26). It's an exciting frontier no doubt and a type of construction that could shorten the permitting process and quicken the delivery of residential projects to quickly increase the supply of new homes. However, modularity is a drastic shift to the existing built-in-place construction paradigm which partially explains the slow adoption, and critics say it supports cookie cutter designs in which everyone ends up with the same product.
With regards to BIM, modularity goes hand-in-hand with BIM design. As design can be modularized, so can the BIM models that go along with design effectively lowering the entry cost to acquiring a BIM model along with your new home. These technologies/processes do compliment each other nicely.
Increase the Foreign Buyers Tax
Many jurisdictions in Ontario, including the City of Toronto, have a Foreign Buyers Tax. This means that any foreign national without Canadian citizenship or permanent residency buying residential property in an applicable jurisdiction will be charged an additional 15% tax above and beyond the sale price. This is intended to discourage foreign purchasers of residential property or at least adding value back into the local economy when they do purchase.
An option that could be explored would be to raise this tax above and beyond the current 15%. The intent here would be to reduce demand on the already stressed housing market. Alternatively, you could look to raise property taxes for foreign nationals that do own homes in an attempt to increase the cost of ownership in homes that aren’t being actively used by Canadians and permanent residents.
Vacant Home Tax
Another way to increase the effective supply of homes to the market would be to begin taxing homes that are sitting vacant. The aim is to discourage leaving homes vacant and unused. The goal of such a tax is to achieve similar dissencentives to the Foreign Buyers Tax above and increase the penetration of locals being able to access housing in their applicable markets. As it happens, a Vacant Home Tax will be implemented in the City of Toronto starting in 2023 (27).
References
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(25) https://www.sciencedirect.com/topics/engineering/building-management-system (26) https://archdesk.com/blog/modular-construction-trends-on-the-market/
(27) https://www.toronto.ca/services-payments/property-taxes-utilities/vacant-home-tax/
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