BIM is not just about 3D. It is a shared working method across all disciplines in a project. How STARC and Optibim apply it in practice, and what is changing in Wallonia and Brussels.
BIM is often talked about as if it were a piece of software or a nice 3D image. In reality, it's a way of working together around reliable information, from the first survey right through to the management of the building. Here's how we apply it day to day at STARC and Optibim, and what's changing in Belgium today.
What BIM really is
BIM stands for Building Information Modelling. The heart of the method isn't the model itself, but the information it contains and the way it is shared.
In practice, a wall in a BIM model is not just a line. It is an object that knows its composition, thickness, insulation value, fire resistance and position relative to other elements. When the architect moves it, the quantities, sections and views update automatically.
What BIM is not:
- a guarantee of quality in itself: a poorly populated model produces errors faster;
- a simple 3D render to win over a client;
- a tool reserved for large projects. A house extension or the conversion of a farmhouse benefits from it too.
Buildwise (formerly the BBRI) sums it up well in its wiki on the standard: all agreements on information management must be established before modelling begins. In other words, organise first, draw later.
One model shared between architecture, stability and services
Our strength lies in having STARC's architects and Optibim's engineers under one roof. BIM makes that proximity truly productive.
On a typical project, for example a residential building or the conversion of offices into flats, the work is organised as follows:
- the architect models the volumes, walls, joinery and fittings;
- the stability engineer integrates beams, columns and slabs into a linked model;
- the special services engineer places ventilation ducts, pipework and equipment;
- our BIM coordinator overlays the models and runs a clash detection.
A ventilation duct running through a concrete beam, a rainwater downpipe landing in the middle of a doorway, a suspended ceiling too low to let the ducts pass, these clashes are immediately obvious in the model. Resolving them at this stage takes a few minutes of discussion in a meeting. Discovered on site, they cost days of teamwork, order changes and sometimes disputes.
The same model also feeds our PEB (EPB) energy performance calculations, electrical load assessments and heating design. Surfaces and walls are only entered once, which limits transcription errors.
Starting from what exists, the 3D survey as a starting point
In renovation, the real challenge is knowing exactly what already exists. Archive plans are often missing, incomplete or inaccurate. The walls of an old stone farmhouse are rarely straight or square.
That's where BimBot comes in, our dedicated survey brand. The 3D scanner captures millions of points on site within a few hours. The drone surveys roofs and hard to reach façades. The 360° photo keeps a visual record of every room.
From this point cloud, we produce a SketchUp or BIM model that faithfully reflects reality. For you, this means:
- reliable as built drawings for the planning permit;
- accurate quantities for contractors' quotes;
- fewer unpleasant surprises during demolition;
- a solid basis for stability and technical studies.
A regulatory framework taking shape in Belgium
BIM is based on international standards. Among the ISO standards relating to BIM, the ISO 19650 series is particularly important. Part 2 sets out information management during design and construction, and introduces documents such as the BIM Execution Plan (BEP), which defines who produces what, in what format and when.
In Belgium, Buildwise supports the sector. The days of the BIM protocol are over: working together with the sector, Buildwise has developed new documents to help implement the NBN EN ISO 19650 standard. These templates are useful for public clients wanting to draw up a coherent BIM specification.
At European level, the subject is also moving forward in public procurement. A survey carried out within the European Commission's community of public buyers, published in mid-January 2026, shows broad consensus on the need and urgency for harmonised guidelines. It is intended to feed into discussions on a possible BIM requirement in public procurement. Nothing is compulsory yet, but public authorities would be wise to prepare for it.
Wallonia and Brussels, digital tools enter the procedures
BIM fits into a wider move to digitise administrative procedures.
In Wallonia, the Service public de Wallonie has launched the digitisation of planning permits. The Walloon Government decree of 13 May 2026 amends the regulatory section of the CoDT (Code du Développement Territorial, the Walloon spatial planning code) to enable digital processing of planning permit and certificate applications. Gembloux, where our office is based, is one of the 20 municipalities in the provinces of Namur and Hainaut selected for the pilot phase. The announced timetable provides for a roll out across the whole of Wallonia by 1 September 2028, the date by which all planning permit and certificate applications will go digital.
A useful clarification: you don't submit a BIM model to the municipality. Files still consist of drawings and forms, which will need to be sent in readable formats, such as PDF. But a practice that produces its drawings from a coherent model makes the switch to digital submission more easily and responds faster to requests for further information.
On the energy side, the European directive (EU) 2024/1275 on the energy performance of buildings is also pushing towards digitisation. It provides that the renovation passport should be stored in, or accessible through, the digital building logbook, where one exists. According to Wallonia's Energy portal, this overhaul will require Wallonia to fundamentally revise its PEB (EPB) energy performance regulations, including adopting a new PEB decree and a new implementing order. In Brussels, the reform of the PEB certificate falls within the same European framework. An up to date model will be a valuable asset for feeding these future tools.
What BIM changes for you
The benefits differ depending on your profile:
- Private individuals: reliable drawings, a clear visualisation before works start, accurate quantities that make contractors' quotes easier to compare.
- Investors and developers: better control over quantities and budget, fewer variation orders caused by technical clashes, sellable areas calculated precisely.
- Property managers and co-owners: a 3D survey and model of the building that serve as a basis for planning renovations and maintenance.
- Public authorities: information structured according to ISO 19650, reusable for asset management over several decades.
One pitfall to avoid: requiring BIM without defining what you expect from it. Before launching a project, specify the intended uses (coordination, quantities, future management) and the level of information required. An overly detailed model is costly without adding any extra value.
Are you preparing a renovation, conversion or housing project and wondering what BIM can concretely bring you? Contact STARC for architectural design, or Optibim and BimBot for 3D surveys and technical studies. We'll help you define the level of digitisation suited to your project and your budget.