The goal of this research is to gain better understanding of how BIM models can be used to create mobile 3D game environments for some serious purpose other than entertainment. This project was motivated by the perspective that the capability of BIM creating realistic 3D virtual game environments for collaboration, communication and learning (CCL). The wide dissemination of mobile devices is driving many computer applications toward the direction of ubiquitous mobile accessibility. Considering the popularity of the iPad mobile device, a BIM model of an institutional building was created for this 3D mobile game application on iPad. This game application allows users to visualize and interact with the HVAC BIM components. In this paper, we reported our preliminary findings in developing a BIM-based iPad 3D game application for CCL activities in architecture, engineering, and construction (AEC). Technical barriers of using BIM models to create mobile 3D CCL applications were also discussed. The detailed system architecture and implementation framework were presented in this paper. Differences between the developed program and the existing BIM mobile programs were elaborated to distinguish the developed program from the off-the-shelf BIM mobile programs, such as Vella and Autodesk Inventor mobile viewer. The preliminary results indicated that fairly complex BIM models including multiple building systems can be imported and created through 3D virtual-built environments to conducted CCL activities in the AEC domain.