Digital & Bim

Section 1

Purpose

Digital delivery and Building Information Modelling (BIM) are now default expectations on most commercial and public-sector projects. At pre-appointment stage, QS firms must confirm BIM scope and level, digital platform access, data ownership protocols, and — from 9 March 2026 — compliance with the RICS Responsible Use of Artificial Intelligence in Surveying Practice standard (September 2025).

The international framework for digital information management is the ISO 19650 series (Parts 1–5). ISO 19650-2 (delivery phase) is the most relevant standard at pre-appointment because it defines roles, information requirements, and the BIM Execution Plan (BEP). In the UK, the UK BIM Framework (2019 onwards) applies ISO 19650 and remains a minimum expectation for public-sector procurement.

RICS adds QS-specific layers through the International BIM Implementation Guide, BIM for Cost Managers, the NRM suite, and ICMS 3 — together providing the cost-data structure needed for 5D BIM. The new AI Standard adds explicit governance, disclosure, and oversight requirements for all AI use in QS practice.

Section 2

Key Principles

RICS Responsible Use of Artificial Intelligence in Surveying Practice (September 2025, effective 9 March 2026) is a mandatory global Professional Standard. It requires a governance policy, risk register, written client disclosure, and documented human oversight of AI outputs.
ISO 19650 series (Parts 1–5) is the international information-management framework for BIM. Part 2 governs the delivery (design and construction) phase; it defines Appointing Party, Lead Appointed Party, and Appointed Party roles.
A BIM Execution Plan (BEP) must be agreed at pre-appointment. It sets scope, software, file formats, deliverables, responsibility matrix, and the Level of Information Need.
The Common Data Environment (CDE) is the single source of truth for project information. Access permissions, authoring rights, IP ownership, and retention must be documented at appointment stage.
RICS International BIM Implementation Guide (1st ed) and BIM for Cost Managers (1st ed) provide the QS-specific cost-data structure for integrating NRM quantities and ICMS classifications into 5D BIM.
The UK BIM Framework (2019+) replaced the PAS 1192 suite. All UK central-government-procured projects require BIM compliance aligned to ISO 19650 as a minimum.
UK GDPR and the Data Protection Act 2018 apply to any personal data held in the CDE — for example, project team contact details. A data-processing record is required.

Section 3

Practical Application

Step 1

At RFP stage, confirm the BIM level required, the ISO 19650 stage the project is managed to, software and file format requirements (IFC, COBie), and intended uses of the deliverable model.

Step 2

Run a BIM capability gap analysis — staff skills, software licences, CDE access — before accepting instruction. Sub-contract or decline where gaps exist.

Step 3

Issue a written AI use disclosure to the Client — identify AI tools used (takeoff, estimating, risk analysis), data flows, and human-review protocols. Mandatory from 9 March 2026 under the RICS AI Standard.

Step 4

Draft the QS-specific BEP section — cost-data structure aligned to NRM 1/2 and ICMS 3, cost-model update frequency, approval workflow, and file-naming conventions.

Step 5

Confirm CDE access, authoring rights, and IP ownership in writing. IP in cost information should generally remain with the QS firm until project completion, subject to Client licence.

Step 6

Establish a BIM and AI risk register — model integrity, version control, AI hallucinations, cyber security, and data-breach risks. Assign named risk owners.

Step 7

Train all fee-earners on ISO 19650-2 roles and the RICS AI Standard requirements. Log training for CPD and Firm Regulation audit.

Section 4

Common Mistakes to Avoid

Accepting a "BIM project" appointment without a written BEP or formal Exchange Information Requirements — fundamental scope uncertainty carried into delivery.
Ignoring ISO 19650-2 role definitions — Appointing Party, Lead Appointed Party, and Appointed Party responsibilities must be explicit in the appointment.
Using AI tools without written client disclosure — a breach of the RICS AI Standard from 9 March 2026 and a Rule 1 (integrity) risk.
No version control on cost-model files — later disputes over tender baseline or scope become very difficult to resolve.
Over-reliance on model-generated quantities without physical audit sampling — undetected model inaccuracies propagate into cost reports and tender documentation.
Sharing cost data in the CDE without IP and confidentiality protocols — commercially sensitive information exposed to unintended recipients.

Section 5

APC Competency & Quick Reference

This topic is relevant to: Data Management (Level 2–3); BIM Management (Level 2–3 for specialist pathways); Conduct Rules, Ethics and Professional Practice (Level 2–3); Quantification and Costing of Construction Works (Level 2–3).

What is the RICS Responsible Use of AI standard, and when does it take effect?

It is the first global RICS Professional Standard on AI in surveying practice, published September 2025. It becomes mandatory for all RICS members and RICS-regulated firms from 9 March 2026. It requires a governance policy, risk register, written client disclosure of AI use, and documented human oversight of AI outputs. Source: RICS Responsible Use of Artificial Intelligence in Surveying Practice (September 2025, effective 9 March 2026) — https://www.rics.org/content/dam/ricsglobal/documents/standards/Responsible-use-of-artificial-intelligence-in-surveying-practice_September-2025.pdf

What is ISO 19650 and how does it relate to BIM?

ISO 19650 (Parts 1–5) is the international information-management framework for BIM. Part 2 covers the delivery phase and defines three principal roles — Appointing Party, Lead Appointed Party, and Appointed Party — together with the Exchange Information Requirements and the information-delivery cycle. The UK BIM Framework applies ISO 19650 on UK projects. Source: ISO 19650-2:2018 (BS EN ISO 19650-2:2018 in the UK) — https://www.iso.org/standard/68080.html

What is a BEP and when is it required?

A BIM Execution Plan is the project-level document describing how BIM will be delivered. It sets out scope, software, file formats, deliverables, responsibility matrix, and the Level of Information Need. It must be agreed at pre-appointment stage on all BIM projects. Source: ISO 19650-2:2018, Clause 5 (pre-appointment) and Clause 6 (mobilisation) — https://www.iso.org/standard/68080.html

Section 6

Pre-Appointment Checklist

☐

BIM scope, level, and software compatibility confirmed with Client before appointment

☐

Written AI use disclosure issued to Client (mandatory from 9 March 2026)

☐

BEP drafted or reviewed; QS-specific cost-data structure agreed with Lead Appointed Party

☐

CDE access, authoring rights, and IP ownership documented

☐

Project BIM and AI risk register live, with named risk owners

☐

Staff trained on ISO 19650-2 roles and RICS AI Standard requirements

☐

UK GDPR data-handling protocols confirmed for any personal data held in the CDE

Section 7

CPD Learning Outcomes

Identify ISO 19650-2 role responsibilities and the BEP requirements applicable at pre-appointment.
Apply the RICS Responsible Use of AI Standard (effective 9 March 2026) to own practice.
Demonstrate cost-data integration into 5D BIM using NRM 1/2 and ICMS 3 alignment.

Section 8