Facility managers usually need to make decisions under different types of MEP system breakdowns. They usually fight to find the information required to restore the system. However, the BIM model developed usually lacks of information to satisfy the what-if analysis under various maintenance scenarios. Although several researchers took the linked-information approach, such as using COBIE (Construction-Operations Building Information Exchange), to resolve the above problem of insufficient information, the BIM model still cannot be effectively used to conduct maintenance simulation under different types of MEP system breakdowns. This study first takes air-conditioning system as the example to analyze the causes and the solutions of the common system breakdowns. Then an Ontology is developed to determinate the rules of developing BIM model to satisfy the information requirements for conducting simulation for different maintenance scenarios. In addition, a series of Dynamo modules are developed as the implementation to quickly develop the simulation-ready BIM model. Result shows, with this proposed approach, the BIM model can be used to help facility managers make decisions efficiently and effectively.