We’ve been talking about digital twins since 2020, when we explored why they could be the next big thing in FM. Since then, we’ve presented their potential at exhibitions around the world and helped organisations connect their building information with operational data.
But with BIM, smart buildings and digital twins often discussed together, it can be difficult to understand where one ends and another begins. So, let’s go back to basics: what actually is a digital twin, how can it help facilities managers, and what does it take to create one?
What is a digital twin and what are the benefits?
A digital twin is a digital representation of a physical asset, system or building, connected to data from its real-world counterpart. For FM, it brings together information about a building’s spaces, equipment and systems with operational data that reflects how they are performing.
That connection is what makes it valuable. Instead of checking separate systems to understand a problem, facilities teams can view performance information alongside the assets and spaces it relates to. Assisted by AI reporting and analysis, they can then identify trends, investigate faults and make better-informed decisions.
The benefits can include:
- More proactive maintenance: spot changes in asset behaviour that may indicate a developing fault, enabling earlier investigation and reducing avoidable downtime.
- Better energy management: compare consumption with occupancy and operating conditions to identify unnecessary use.
- Improved occupant comfort: understand temperature, humidity and air quality in the context of how spaces are being used.
- More informed strategic planning: with suitable modelling capabilities, test how changes to occupancy or building operation could affect performance before implementing them.
What’s the difference between BIM and a digital twin?
Building information modelling (BIM) is a process for creating and managing structured building information. A BIM model combines a building’s geometry with information about its spaces, assets and systems. For an FM team, this can help establish where equipment is located, what it is, details like warranty date, and how it relates to the surrounding building.
BIM has value throughout a building’s life. It can support maintenance planning, contractor coordination and access to asset information, particularly when connected to CAFM software which brings in all maintenance history and further increases accessibility. It can also be updated as the building changes.
A digital twin adds an ongoing connection to operational performance. For example, a BIM model might show an air handling unit, its specification and the areas it serves. A digital twin could combine that information with current operating data and maintenance history, helping the team investigate whether it is performing as expected.
BIM can therefore provide a foundation for a building’s digital twin. A detailed 3D model alone, however, does not provide that live operational connection.
What’s the difference between a smart building and a digital twin?
A smart building uses connected sensors, systems and controls to improve how it operates. For example, occupancy sensors might inform lighting or heating controls, or equipment monitoring might trigger a maintenance alert. These capabilities can improve efficiency and comfort without requiring a digital twin.
A digital twin provides a connected digital representation of the physical environment. It brings operational data into the context of the building, helping teams understand the relationships between spaces, assets and performance.
Consider a meeting room that regularly becomes too warm. Smart building technology can measure the temperature and help adjust the cooling. A digital twin could bring those readings together with occupancy, the equipment serving the room and its maintenance history. With suitable simulation tools, it could also help assess how the cooling would cope if more people used the space.
The two are complementary: smart building systems provide useful data and control capabilities, while a digital twin helps facilities teams interpret that information and explore potential changes.
What do you need to make a digital twin?
The starting point is a clear operational objective. Reducing out-of-hours energy consumption, understanding recurring comfort complaints or improving the reliability of critical equipment will each require different information. Choose a specific problem and decide how you will measure improvement before investing in additional technology.
From there, the main building blocks are:
Reliable building and asset information. You need to know which spaces and assets the data relates to. Existing BIM models can provide a starting point. For buildings without them, SWG’s Plan to BIM service can quickly convert existing drawings into usable models, while laser scanning offers another route for capturing existing buildings.
Relevant operational data. This could come from an existing BMS, meters, IoT sensors or maintenance records. Focus on the data needed for your objective, checking what is already available before adding sensors.
A way to connect and use that information. Data needs to be linked to the correct assets and locations, and presented in a way that supports action. Geminus connects information from existing CAFM, BIM, BMS and other systems, allowing teams to work with their current software and develop their capabilities over time.
People and processes to keep it useful. Assign responsibility for data quality, access and updates, and agree who will investigate alerts or act on findings. As equipment is replaced and spaces change, the digital representation needs to keep pace.
You can begin with one building, system or operational challenge, demonstrate the benefit and expand from there. A focused starting point makes it easier to establish what works and where further investment will deliver value.
