From Scanning to Efficient Planning

From a single floor plan to a complete set of as-built documents, the latest in technology can be used to accurately document existing conditions. 

Modern technology, such as BIM, allows creation of an efficient workflow to complete drawings on-site and verify information faster. Documenting existing or current conditions can make the design process run more smoothly.

Contrary to a time when you wondered whether the information about the project is the most current information, project stakeholders can now feel confident having the most recent and the most accurate documents available with as-built surveys.

Why As-Built Survey?

Finished structures rarely correspond exactly to the original design and plans in every little detail. As-built surveys provide architects, designers and building owners with intelligence to make informed decisions about renovation and restoration projects, without falling behind schedule.

As-built surveys provide –

• updated documentation of the interior layout that may have changed over the years
• document alterations in the original design, and
• changes in previous construction

An updated base plan can give your design team has a huge head start in their work.

The upfront costs of the survey process are more than offset by the resulting reduction or elimination of costly re-work and change orders.

As-built surveys include information about –

• Floor Plans
• Elevations
• Cross Sections
• Reflected Ceiling Plans
• Furniture/Fixture Layouts
• MEP System Details
• Site Plans
• Above Ceiling Details
• Rooftop

If you are looking for Berkeley and Santa Monica as-built services, plans and surveys or to request a quote, call Precision Property Measurements at 855-272-8458.

Difference between ‘As-built’ and ‘Existing-conditions’ Drawings

In the construction industry, the terms ‘as-built’ floor plans and ‘existing conditions’ plans may sound similar but are, in fact, not.

As-Built Floor Plans

As-builts commonly refer to 2D floor plans depicting only a limited amount of detail, such as walls, doors, windows, millwork, and plumbing fixtures. These plans are created once the construction of the building is complete.

The As-builts are prepared to document any alterations or variations from the architect’s original design. For example, if doors were placed in a different location than what was specified in the design documents. The as-builts are sometimes prepared, immediately after the site is built or many years afterwards. When created at a later date, as-builts offer an updated documentation of the interior layout spaces that may have changed over the years.

Most often as-built floor plans are used by building owners to determine the gross and rentable areas during the due diligence period before sale completion. Property managers and brokers may have the plans analyzed to identify the square footage of tenant areas, common areas, and major vertical penetrations. These areas are then divided to determine the load factor which defines the RSF or rentable square footage of tenant spaces. Facility managers may use these plans and integrate them with a CAFM or Computer Aided Facilities Management software package.

Existing Conditions Plans

An Existing Conditions survey is also created post-construction but they capture more data about the property, resulting in more detailed plans. ‘Existing conditions’ drawings document locations of electrical and data outlets, reflected ceiling plans, HVAC return, registers, duct work, and sprinkler lines. In addition to electrical service and breaker panels, they show the various circuits and the areas they control. These plans may indicate the location of HVAC units, their associated data such as size, serial numbers, and condition.

Existing Condition Survey and drawings provide the most detailed view of a particular structure and property. These plans are used by architects, interior designers, space planners, engineers, and contractors for the purposes of build-outs, remodeling, and rebranding. To learn more about San Jose and Berkeley as-built services and surveys or to request a quote, call Precision Property Measurements at 855-272-8458.

Who uses As-Built Drawings?

During the course of construction of a building or project, architects try to perfect the plans before the contractor starts working. They plan for everything they can think of but once construction begins, changes are often made — some out of necessity and others because the owner changed their mind. Upon the completion of a project, the contractor provides a set of “as-built drawings” to reflect all these changes.

What do As-builts show?

Two different post-construction plan types are available.

• “As-built floor plans” include structural changes and basic layout variances from the original plans, for example, location of walls, doors, windows and staircases.
• “Existing condition plans” include exact locations of things like electrical outlets, HVAC ductwork, plumbing runs and sprinkler lines.

Any of the above two types of drawings can be ordered right after the completion of a construction project.

Who uses As-Built drawings and why?

As-builts are an invaluable resource for many people –

• Building owners who want to sell a property use as-builts for an accurate estimate of square footage and also to provide to a commercial appraiser
• Real estate agents may ask for as-built floor plans if they are representing an owner in a sale or if they are acting as a leasing agent for rental space
• Architects, interior designers and contractors require as-built and record drawings when planning a build-out or remodeling project.
• Homeowners may ask for a set of as-built plans for their homes when they are adding things like security systems or even outdoor fencing

As-built plans provide a current view of the structure and layout of a building, whether it’s a new construction or an existing one. These plans come in handy when buying, selling or renovating a structure.

To learn more about Los Angeles and Oakland as-built services and surveys or to request a quote, call Precision Property Measurements at 855-272-8458.

Why are As-Built Drawings Needed?

While have the technical drawings for a building or project are created even before construction begins, a lot of changes are made by design and construction professionals in the drawings due to on-site modifications made to the design. 

Buildings are rarely ever constructed exactly according to the design produced in the drawings. Field complications may occur during on-site construction making it necessary to alter the proposed design. Hence, it is important that any changes made to the design are effectively recorded by contractors.

An important use for As-Built plans is in the planning and design phase of remodel projects. Before starting a new project, the architect needs to know the exact dimensions and conditions of the existing building or space. Accurate As-Builts and good site photographs can provide all that the architect needs to know about the existing building and space.

As-built drawings can provide detailed design information, the owners can use, for building maintenance and renovation.

Accuracy of As-builts also determine the quality of onsite construction. So, the survey and as-built services firm need to have great expertise in working with diverse building types or structures applying different standards and codes.

There are several other uses for As-Built drawings as well, including –

• Building and store remodel and construction projects
• Tenant Improvements / Home Improvements
• Square Footage Calculations
• Leasing and Marketing plans for commercial real estate
• Space Planning
• Landscape design and construction
• Computer-Aided Facilities Management
• Asset Management
• Property Management
• Fire Safety and Building Evacuation maps
• Permitting and other government requirements

To learn more about as-built drawings and surveys in Berkeley and Santa Monica or to request a quote, call Precision Property Measurements at 855-272-8458.

As-Built Drawings 101

What are as-built drawings?

The drawings completed for a planned construction project are not the ones that are required once the project is finished. Now the contractor needs to submit the as-built drawings. As-built drawings or record drawings are the revised version of the original drawings, that include every change made in the specifications, the dimensions, the location of all the elements, and any extra work.

 As-built drawings are the revised set of drawings submitted by a contractor once a particular job is completed. These drawings depict all changes made during the construction.

The as-built drawings are usually done by the building architect or designer since they are familiar with the original specifications and can record the changes properly. The contractor and subcontractors also help in making a note of the changes because they too are aware of the changes made during construction.

Once as-built drawings have been completed, they can be used to decide and make future additions or system changes. Renovations will be easier to complete with accurate and up-to-date information. Operations and Maintenance staff can utilize as-built drawings to carry out regular maintenance and things like the location of shut off valves are located and other items, in case of an emergency.

Recording as-built drawings

To ensure accuracy in as-builts, carefully detailed notes and documents are maintained. Modern construction technology has made it possible for changes to be noted as they are being made. Nothing is too insignificant to be noted on an as-built drawing.

However, as-built drawings are only as good as updated they are. That means that they need to be updated by the owner each time work is done on the building. To learn more about San Francisco as-built drawings and surveys or to request a quote, call Precision Property Measurements at 855-272-8458.